HomeMy WebLinkAbout09/06/2016 08 Support Letter for Proposed Bicycle Apartments Project; Next Step Housing xs . 1
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BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 8.
For Meeting of: September 6, 2016
ITEM TITLE: Request for Letter of Support for Next Step Housing concerning
the proposed Bicycle Apartments project at 118 N 50th Avenue
SUBMITTED BY: Archie Matthews, ONDS Manager (509) 576 -6761
Joan Davenport, AICP, Community Development Director
SUMMARY EXPLANATION:
See attached.
ITEM BUDGETED:
STRATEGIC PRIORITY:
APPROVED FOR
SUBMITTAL: fro City Manager
STAFF RECOMMENDATION:
Approve request for letter of support.
BOARD /COMMITTEE RECOMMENDATION:
Neighborhood and Community Development Committee supports this project proposal.
ATTACHMENTS:
Description Upload Date Type
Draft p
is La Housing of Support - Next Step fusing Bicycle 812612016 Backup Material
D Proposal _Next Step Housing BicycleApts 8/2612016 Backup Material
City Manager Letterhead
August 25, 2016
To Whom This May Concern,
This letter is to support Next Step Housing (NSH) in their endeavor to create their seventh
Alcohol and Drug Free Community (ADFC), The Bicycle Apartments, at 118 N. 50th Avenue
in Yakima. We have previewed the site and it is well suited for 80 new units of housing.
That NSH plans to house homeless individuals and families as well as people living with
disabilities and vets will have a very positive impact on those in our community who need
affordable housing the most.
The Office of Neighborhood Development Services has been in partnership with NSH for
almost 20 years. We invested in their Lamplighter Apartments in 1999 as well as the
Sommerset Apartments in 2003. More recently, we contributed to land acquisition for
Phases I and II of Pear Tree Place. Our annual inspections of these properties over the
years have always confirmed our investments are well managed. Resident files are
consistently in order and curb appeal at NSH properties is second to none. They have a
dedicated staff working to ensure public funders are proud of their collaboration and
contributions. That said, affordable housing, especially for the homeless, is still a priority
need as identified in our City's Consolidated Plan as well as our 10 Year Plan to End
Homelessness.
We were delighted when, back in 2004, the National Affordable Housing Management
Association (NAHMA) named the Sommerset Apartments as the winner of their 2004
Community of Quality Award for Outstanding Turnaround of a Troubled Property. We
were again delighted when NSH garnered more national recognition for Yakima when
NAHMA announced that Pear Tree Place Apartments was the winner of their 2015
Community of Quality Award for Exemplary Development for People Living with Special
Needs.
We are currently reviewing the possibility of allocating local funding to The Bicycle
Apartments to demonstrate our support of NSH's latest endeavor. NSH has been an
important partner in our work to provide more housing options to residents of Yakima and
we appreciate their commitment to providing low- income housing for Yakima residents.
We are in the preliminary stages of our review, but we know that NSH would work well
with the City, provide affordable housing to residents, and be good neighbors in the
community. We are proud to have worked with them in the past, and look forward to
working with them in the future. We hope you will provide any funding you can to this
project and offer our support to NSH's endeavors in the Yakima community.
Please feel free to contact me should you have any questions.
Sincerely,
RECEIVED
JUL 2 1 2016
OFFICE OF NEIGHBORHOOD
DEVELOPMENT SERVICES
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THE BICYCLE APARTMENTS -118 N. 50th Avenue
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Development Details
Development: BICYCLE APARTMENTS Address: 118 N. 50th Street
State Legislative District: 14 Federal Congressional District: 4
Development Activities:
X I Land Acquisition X I Multi- Family New Construction
Populations:
I X I Families X Individuals 1 X Homeless X Special Needs
Number of Units per Special Needs Populations:
Units Population
30 Homeless Families
10 Homeless Individuals
12 Developmentally Disabled
8 Physical Disabilities
8 Veterans
Proposed Number of Units Per Size and Income Level:
AMI One - Bedroom I Two - Bedroom Three - Bedroom Totals
30% 3 4 3 10
40% 16 18 34
50% 11 18 7 36
Total 30 40 10 80
Permanent Capital Funding Sources and Total Development Cost:
Source App Date Status Total
Yakima ONDS 6/16 Proposed $ 200,000
Housing Trust Fund 9/16 Proposed $ 2,000,000
WSHFC Tax Credits 1/17 Proposed $13,525,900
Total Cost: $15,725,900
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Bicycle Apartments — Development Description
PROPERTY DESCRIPTION: Next Step Housing (NSH) has site control and the option to
purchase a cleared, three -acre plot on N. 50th Street next to the Solarity Credit Union on
Summitview Avenue. The site is zoned R -2 and appropriate for multifamily housing. The
Bicycle Apartments will be 80 units of new construction, NSH's ninth Alcohol and Drug Free
Community in Yakima since 1991. The configuration will include 30 one -, 40 two- and 10 three -
bedroom apartment homes targeting a mixed - income community between 30% and 50% of the
Yakima Area Median Income (AMI). Target populations include homeless families with
children, people living with disabilities and veterans. This new, affordable housing is very close
to public transportation and many retail amenities including social services and schools. The
property was formerly an orchard. 50% of the units will house the homeless and most residents
will have at least one household member living with special needs.
PLANNED DESIGN: NSH will work with our award - winning Design Team including
Zeck /Butler Architects (ZBA) and Lundgren Construction. ZBA is a highly recognized Spokane
firm with unparalleled expertise in sustainable design and building green. Lundgren
Construction is a Yakima -based general contractor. NSH worked with both companies on the
developments of Pear Tree Place (PTP) I, II & III. Together, these three developments won the
National Affordable Housing Association's 2014 Award for Exemplary Development for People
Living with Special Needs.
NSH built the very first sustainable construction in all of Yakima County in 2007 and has every
intention of continuing this precedent - setting effort for building green. The Design Team will
focus on structures that blend well with the existing neighborhood with spacious landscaping
and gathering spaces all in consultation with the Yakima Police Department (YPD) and their
Crime Prevention Through Environmental Design (CPTED) Division. The NSH Design Team
plans to install security cameras and ensure the campus is well lit.
Because The Bicycle will serve families with children, the design will include open courtyards
with playground equipment for toddlers and school -age children. The design will also include
a large community room with office space for leasing, property management and social
services. Because most households will be living with special needs, in -home and on -site case
management services will also support households to become self - sufficient through:
• Retaining their permanent housing;
• Increasing their skills;
• Increasing their income; and
• Enhancing their self - efficacy.
LOCATION: The Bicycle Apartments location is outstanding! The site is R -2 and appropriately
zoned and especially well- suited for multi- family housing because it is spacious. The
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surrounding neighborhood includes two housing subdivisions, a day -care center, several banks
and the Wesley United Methodist Church, all within walking distance. Public transportation is
a half block away. The following tables illustrate distances to local amenities, retail options,
schools and services:
Public Transit Stop . Routes Service Frequency Distance
Summitview & 50th Ave 1 Every 30 minutes Half block
Food Store Type Address Miles Bus Stops
Safeway Food 5605 Summitview 0.5 3
Shopko Everything 5702 Summitview 0.5 3
Wray's Food & Drug Food 5801 Summitview 0.6 _ 3
Wal -Mart Everything 6600 W. Nob Hill 2.0 13
Walgreens Pharmacy 6400 W. Nob Hill 2.0 13
Yakima Farmers Market Fresh Food 6 S. 2nd 3.6 27
School Grades
Eisenhower High School 9 -12 611 S. 44th 1.0 3
Wilson Middle School 6 -8 4698 W. Arlington 1.2 3
Whitney Elementary 1 -5 4411 W. Nob Hill 1.4 3
Summitview Elementary 1 -5 6305 W. Chestnut 1.5 5
Health Service
Apple Valley Clinic _ Dental 4309 W. Nob Hill 1.3 4
Memorial Hospital Medical 2811 Tie ton 1.7 11
Lincoln Avenue Medical Medical 2205 W. Lincoln 2.1 14
Creekside Dental Dental 150140th 2.1 14
Farmworkers Clinic Medical 602 E. Nob Hill 2.1 14
Cornerstone Medical Medical 4003 Creekside Loop 2.4 12
Triumph Treatment Treatment 102 S. Naches 3.9 28
YNHS Satellite Clinic Medical 102 S. Naches 3.9 28
YNHS 8th Street Clinic Medical 12 S. 8th Street 4.3 29
Miscellaneous Retail Type Blocks
Conoco Gas Gas Station 4802 Summitview 0.3 6
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Chevron Gas _ Gas Station 5604 Summitview 0.5 10
Starbucks Restaurant 611 S. 44th 0 .5 10
Zesta Cuccina Restaurant 4698 W. Arlington 0.5 10
El Porton Restaurant 4411 W. Nob Hill 0.6 12
Burger King Restaurant 5910 Summitview 0.7 14
Antojitos Restaurant Restaurant 6305 W. Chestnut 1.0 16
Papa John's Pizza _ Restaurant 3508 Summitview 1.0 _ 16
Amenity Type Address Miles Bus Stops
Anytime Fitness Gym 5611 W. Summitview 0.5 3
Gilbert Park Park 5000 W. Lincoln 1.1 6
Randall Park Park 1399 S. 49th 1.4 9
L West Valley Fitness Gym 208 S. 72nd 2.0 12
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ON SITE SERVICES: NSH is dedicated to providing On -Site Case Management Services to our
homeless families to ensure their permanent housing is supported for long -term success and
stability. The Bicycle Apartments Operations Budget will include 4.0 FTE's, two on -site, full -
time Case Managers as well as a Resident Manager and one full -time Maintenance Specialist.
Additionally, all homeless households will receive in -kind services from Yakima Neighborhood
Health Services (YNHS). This includes case management, referrals to primary medical and
dental care and full access to health services at their two clinics in Yakima on 8th Street and on S.
Naches. YNHS also provides regular, in -home health screenings by a professional nurse and
monthly health - education training in independent living skills addressing preventative self -care,
emotional and psychological wellbeing, stress management and nutrition.
Households living with DD will be referred to The Bicycle from the Yakima Division of
Developmental Disabilities. Each will have an assigned Case Manager as well as an
Independent Living Specialist provided by DSHS. These residents will be high functioning and
living on their own. Most will be working part -time.
The 8 veteran households at The Bicycle will be individuals or have families with children. They
will come fully service - enriched, referred from the Yakima Veterans Program and /or the
Yakima VA Center. Although some may be living with disabilities and may experience PTSD,
we expect the majority of our veterans will also be working.
RESIDENT HEALTH AND SAFETY: The location is a safe neighborhood with a combination
of residential and commercial properties in proximity. To ensure safety, the community will
have security lighting and video cameras throughout. It will also be a gated community with
fencing all around the exterior perimeter. Residents will also be organized to participate in a
Neighborhood BlockWatch coordinated by the YPD. BlockWatch will link local law
enforcement as well as neighboring businesses to address security concerns that may arise.
Because over 70% of violent crimes in Washington State involve substance abuse, NSH's Zero
Tolerance for Alcohol and Drug Use Policy inherently creates safer communities. Additionally, On-
Site Case Management Services will strengthen the mental, physical and behavioral health of all
residents. An on -site Resident Manager will be available 24/ 7 and a Maintenance Specialist will
be on call 24/7 for emergencies as well.
Safety will also be integrated into the design and construction because building materials will
contribute to resident health over the long -term. Because The Bicycle Apartments will be built
green, there will be No VOC paint to ensure air quality. NSH also plans laminate flooring
throughout to avoid carpet off - gassing. Exterior walls will be prefabricated Structural Insulated
Panels (SIP's). These walls will include insect repellent, fire retardant and a solid moisture
barrier to prevent mold. These factors will all contribute to resident health.
RESPONSIVE DESIGN ELEMENTS: The architectural design will include an interior
courtyard to create an inviting outdoor area for each apartment home, the residents and their
children. Landscaping will focus on gathering places to increase opportunities for residents to
make contact with one another. More importantly, our design will adhere to ADA accessibility
requirements and five ground floor one -, two- and three- bedroom units will be wheelchair
accessible including ADA appropriate kitchen counters and cabinets, wider doorways and ADA
bathrooms including roll -in showers for wheelchair riders. This combination of design efforts
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will contribute to the new construction and landscaping being particularly responsive to the
needs of our special needs individuals and families with children.
SUSTAINABILITY: A diverse range of factors in the design of the building will contribute to
the long -tem sustainability of the development including:
➢ The location being very close to mass transit and accessible to stores and services;
➢ The three -story configurations for the apartment homes will maximize space efficiency and
reduce maintenance upkeep costs because all staircases will be outdoors;
➢ Windows and back patio /balcony doors will be new, double -paned glass to minimize
energy life cycle costs;
➢ Double -paned glass will also keep interior temperatures in and outside temperatures out;
➢ Front doors, windows and sliding glass doors will also maximize natural ventilation;
➢ Sustainability will also drive landscape design with drought tolerant shrubs and
groundcovers. NSH plans to use as little grass as possible to save on mowing and watering;
➢ Building new affordable housing stock for low -to- moderate income households will add to
the economic vitality of the community by addressing the dire lack of affordable housing for
limited income, special needs citizens, vets and their families.
NSH was the very first to build green in all of Yakima County! In keeping with our precedent -
setting model, sustainable features will be integrated into our design, construction and ongoing
property management. The Bicycle Apartments will boast a wide range of features that confirm
NSH's commitment to sustainable housing. Sustainability will meet the following benchmarks:
* Exceed threshold for the Washington Evergreen Sustainable Development Standard;
* The Bicycle will also meet the Enterprise Green Communities Criteria for building sustainably;
* Exceed the 2015 Washington State Energy Code Requirements that enhance interior comfort
and long -term performance;
* Exceed the EPA's Energy Star Qualified Homes Standards.
NSH will focus on these three major areas of sustainability:
RESOURCE MANAGEMENT
1. Design using standard dimensions throughout with efficient square footages
2. Recycled content drywall
3. Minimizing cut and fill in grading
4. Storing rock, soil and vegetation on -site
5. I -Joist framing members
6. Cement - fiberboard siding, fascia and trim
7. Recycled composite drain piping
8. Planting fruit trees and protecting existing landscape and natural features
ENERGY CONSERVATION
1. SIPS panel construction
2. Reduced east and west facing glazing
3. Day - lighting
4. Low flow faucets, toilets and shower heads
5. Recycled insulation
6. Comprehensive air sealing
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7. Compact fluorescent T -8 lamps and electronic ballast lighting
8. Energy efficient water heating
9. Energy Star Appliances
ENVIRONMENTAL QUALITY
1. Job site recycling during construction
2. Urea, formaldehyde -free composite material for cabinets, sub -floor and underlayment
3. No VOC paints, finishes, grouts or mastics
4. Continuous, Energy Star exhaust fans
5. Energy efficient heating /cooling systems
6. No Smoking Policy throughout
7. Drought tolerant ground cover and community garden planter boxes
8. Sustainable laminate flooring including bio- based, non PVC tile in kitchens and baths
9. No carpeting
DESIGN IMPACT ON OPERATIONS AND RESERVES: Substantial Operating Reserves will
be capitalized at the front -end of the development and placed into a reserves savings account to
ensure the long -term viability and success of the cash flow at The Bicycle Apartments. Many
design elements will also contribute to cutting utility costs and the successful funding of
replacement reserves including:
➢ Recycled attic insulation and insulated windows and doors to conserve energy;
➢ Energy- efficient, wall- mounted HVAC units throughout for heating and cooling;
➢ SIPs exterior walls with appropriate siding will also save on operational costs;
➢ Planting low- maintenance, drought - tolerant landscaping will to reduce upkeep costs;
➢ Finally, new, green construction as well as Energy Star lighting fixtures and appliances will
curb operational expenses to extend building life.
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Pear Tree Place I developed in 2007 for individuals and families living with special needs.
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Site Project and Readiness
DOCUMENTATION OF SITE CONTROL: NSH has a signed Purchase and Sale Agreement
that expires on July 31, 2017. The seller is cooperative. Closing on the land is scheduled for
April 2017.
The Design Team is in place with Zeck /Butler Architects, AIA and Lundgren Construction,
LLP. Additionally, Blue Mountain Environmental Consultants who will conduct the Phase I
Environmental Report and Colliers International will develop a Market Study to demonstrate
development feasibility. This team designed collaborated on all three phases of our award -
winning Pear Tree Place.
Aside from the NSH on -site Case Management, additional services will comes to residents of
the new Bicycle Apartments from a wide range of local providers including:
• Yakima Neighborhood Health Services
• Triumph Treatment Services
• Yakima DSHS Division of Developmental Disabilities
• Blue Mountain Action Council
• Yakima County Veterans Program, and the
• Yakima VA Center.
Since 1991, NSH has earned a great deal of recognition for our work in Yakima demonstrating
our organizational capacity and readiness for another development. Over the years, we have
received local, State and national recognition including the following awards:
* In 2016, Keith Erickson, NSH's Maintenance Co- Superintendent received the Northwest
Affordable Housing Management Association's (NW -AHMA) Maintenance Person of the
Year Award;
* In 2014, Pear Tree Place I, II & III, received the 2014 National Community of Quality Award
for Exemplary Development for People with Special Needs from the National Affordable
Housing Management Association;
* In 2013, Michael Ryckman, Maintenance Superintendent, received the 2013 Success Story of
the Year Award from the NW -AHMA. This was the first award of its kind inspired by Mr.
Ryckman's experience working for NSH;
* In 2011, the Washington Low Income Housing Alliance presented NSH with the 2011
Movement Building Award for exemplary affordable housing advocacy;
* In 2009, Pear Tree Place I was a Finalist for the Home Depot Foundation 2009 Award for
Excellence for Affordable Homes Built Responsibly;
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* In 2008, Diana McClaskey, NSH's Deputy Director, received the Community Hero Award for
homeless advocacy services from the Washington State Coalition for the Homeless;
* Also in 2008, Connie Cleary, NSH's Asset Manager received the Site - Manager of the Year
Award from the NW- AHMA.;
* Again that year, NW -AHMA also presented John Mifsud, NSH's Executive Director, with
their 2008 Pioneer in Affordable Housing Award;
* In 2007, NSH was awarded the Washington State Housing Finance Commission's Friend of
Housing Award;
* In 2004, the National Affordable Housing Management Association honored NSH and the
Sommerset Apartments with the National Community of Quality Award for Outstanding
Turnaround of a Troubled Property;
* In 1997, NSH won the National Tax Credit Housing Coalition Award for Excellence for
Resident Management Systems designed, developed and implemented by NSH at the
Cornerstone Cooperative Apartments.
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ZONING: The land for The Bicycle is zoned R -2, Multi- Family Residential which is a Class 2
review with no zoning implications. No special permits or licensing will be required.
ISSUES OR HAZARDS: Blue Mountain Environmental will conduct a Phase I Environmental
Report in August of this year. Because the land was once an orchard many years ago, we do not
expect any issues to arise and if they do, they will be well within the experience of our
construction and design teams. NSH will also cooperate with the Yakima Department of
Ecology to determine if the site will require soil mitigation. As we have conducted similar
construction in the past, we expect this to be manageable.
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Pear Tree Place III developed in 2014 for homeless veterans, individuals and families.
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BICYCLE APARTMENTS TIMELINE
TASK DATE STATUS
Selection of general contractor 6/1/15 COMPLETE
Syndicator selection - Enterprise Communities 6/15/15 COMPLETE
Appraisal 730/16
Signed P &S Agreement 7/30/16 In process
Planning and budget 8/20/15 COMPLETE
Phase I Environmental Assessment 8/28/16 COMPLETE
Preliminary drawings completed _ 7/8/16 _COMPLETE
Construction cost estimate 8/20/16 COMPLETE
Market study 8/10/16 COMPLETE
Application to WA Housing Trust Fund (HTF) 9/14/16 In process
WA HTF Notice of Awards 11/30/16 Proposed
9% LIHTC application to WSHFC 1/15/17 In process
LIHTC Project Ranking Notification 2/20/17_ LIHTC Project ranking
Initiation of LIHTC negotiations 3/30/17 NSH & Enterprise
Begin HTF Financial underwriting 3/30/17 NSH & HTF
Site survey 4/1/17, NSH
Phase 2 Environmental Assessment 4/1/17 Only if necessary
Submit Yakima Class 2 Review Documents 4/10/17 Up to 70 -day period
Execute & record HTF Loan Does 5/1/17 NSH
Neighborhood notification (not required) 5/1/16 During Class 2 review
Building permit application submitted 5/20/17 ZBA Architects
Selection of general contractor 5/20/17 COMPLETE
Purchase of land closing 5/25/17 In process
SEPA 6/15/12 Part of Class 2 Review
NEPA Clearance 6/15/12 Part of Class 2 Review
Zoning approval 7/15/17 City of Yakima Class 2 Review
Site plan approval 7/15/17 City of Yakima Class 2 Review
Class 2 Review Approval 7/15/17 City of Yakima
Final Plans and Specs Completed 7/30/17 ZBA Architects
Building permits issued 8/1/17 City of Yakima
Begin construction 8/1/17 Lundgren Construction
Submit Evergreen Project Plan 8/20/17 ZBA Architects
Issued certificate of occupancy 8/31/18 City of Yakima
_Begin lease -up 9/1/18 NSH
Placed in service - three months 12/1/17 NSH
Evergreen Sustainable Development Standard 10/1/17 Commerce
Projected First LIHTC Year 12/31/18
100% lease -up 12/31/18
Capital Needs Assessment 1/30/19 NSH
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Linkage with Local Plans
The Bicycle Apartments would address strategies identified in Section VII of the Yakima
Continuum of Care 10 Year Plan to End Homelessness that addresses the imminent need for
more permanent housing in Yakima and states:
"Recent census information illustrates the difficulty of obtaining affordable permanent housing in
Yakima County. Rental units comprise 36% of all housing in the county. Due to the large transitory
population in the county combined with a population increase of nearly 2% a year, available rental
housing is in short supply. Currently there is only a 5.5% vacancy rate. This shortage of rental
housing has, in turn, driven the cost of a single bedroom rental house to $511 per month. Not only
is permanent housing in short supply, affordable housing is practically non - existent."
Additionally, The Bicycle Apartments aligns strategically with this Plan and simultaneously
addresses several strategies identified in the Plan that would meet the following short- and
long -term goals for reducing the number of homeless families in Yakima.
Short -term strategies include:
✓ Develop 30 new units of affordable housing for the homeless — The Bicycle Apartments would
create 40 in one development;
✓ Increase the number of units in organizations currently providing permanent supportive housing by
10% — Currently, NSH has 164 apartments. Of those, 62% or 102 units house individuals
and families who were homeless when they first applied for our housing. The Bicycle
Apartments would increase NSH's permanent homeless housing stock by 39 %!
✓ Develop 56 additional clean and sober units — The Bicycle Apartments would add another 80
clean and sober units to Yakima's housing stock.
The Plan's long -term strategy is to:
✓ Develop (build or rehabilitate) 60 new units of affordable housing — The Bicycle Apartments
would bring an additional 80 units of affordable housing to Yakima.
In the Section entitled Homeless Strategy on Page 100, the City of Yakima 2015 -2019
Consolidated Plan states the following goals for Yakima's Homeless:
1. "...Helping homeless persons make the transition to permanent housing and independent living
(especially homeless individuals and families with children, veterans and their families) — With on-
site, supportive services, The Bicycle Apartments will do just that. The Bicycle would get
10 homeless individuals and 30 homeless families into permanent housing units
employing a rapid rehousing strategy. The Bicycle would also set -aside 8 units to
specifically house veterans and their families;
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2. The Plan also identifies the need for: "...facilitating access for homeless individuals and families
to affordable housing units — The Bicycle Apartments will have a legal Land Covenant in
place to keep units affordable and serve the homeless for 40 years (if not indefinitely);
3. The Plan also identifies the need for: "...preventing individuals and families who were recently
homeless from becoming homeless again." — Supportive Services at The Bicycle Apartments
will focus on permanent housing retention, increasing skills/ income, self- sufficiency and
self- esteem. This will significantly reduce the risk of our homeless becoming homeless
again;
4. Finally, the Plan justifies these strategies by stating: "...as called for in Washington State's 10
Year Plan, the City of Yakima continues to shift focus from emergency response to prevention and
long - terra housing. This approach saves money by diverting some individuals away from high -cost
institutional facilities." — The Bicycle Apartments would be very cost effective for the City of
Yakima because it will place the homeless in permanent housing with supportive services
straight away. This includes immediate referral services to primary medical care as well
as health education and prevention. Consequently, the City and its staff will inevitably
save time and money currently absorbed by police interventions, crisis calls and
emergency room visits. Yakima would save on all of these associated high costs by
housing 10 homeless individuals and 30 homeless families at The Bicycle Apartments.
HUD Housing Secretary, Shaun Donovan has stated that... "the average homeless person costs
a County approximately $40,000 per year." With 10 one -, 27 two- and 3 three- bedroom units
housing approximately 76 homeless people at The Bicycle Apartments, the extrapolated savings
for Yakima County would be $2,680,000 annually.
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Need for Project
The Bicycle Apartments will provide another Next Step Housing (NSH) Alcohol and Drug Free
Community (ADFC) to address the strong demand for permanent housing for homeless families
with children as well as veterans, their families and people living with disabilities in Yakima.
Of the 80 units: 30 units will house homeless families with children; 10 units will house
homeless individuals; 12 units will be set -aside for people living Developmental Disabilities
(DD), and 8 units will house veterans and their families. These special needs populations are
all in critical need of affordable housing.
MAGNITUDE OF THE NEED:
The primary population served at The Bicycle Apartments will be the working poor; minimum-
wage workers in service - sector jobs who want or need to live in an ADFC. These will include
large and small families and single adults. These populations are experiencing undue hardship
in Yakima. They often pay upwards of 50% of their income for housing. Some pay up 70% of
their income on housing. Rents in Yakima are constantly rising. Private landlords will charge
what the market will bear. Low - income households, especially those living with fixed incomes
on SSI and SSDI have been priced out of the rental market for many years. This trend continues
to cause undue stress on the poor, especially those living with special needs.
According to the YAKIMA COUNTY 10 YEAR PLAN TO END HOMELESSNESS, "Yakima is
more than 50% Latino." Also, according to the recent YAKIMA ANALYSIS OF IMPEDIMENTS
TO FAIR HOUSING REPORT (AIFHR), " Latinos are more than twice as likely to be denied
financing when applying for conventional loans to purchase housing as other potential borrowers, and,
are more likely to be denied when applying for refinancing of existing mortgages, thereby limiting their
housing choices." These impediments of course also impact their capacity to navigate the Yakima
rental market. These households have no choice. They have to rent.
Not even mentioning potential language barriers, the report goes on to state, "Rental housing
vacancy rates are extremely low, making it difficult for persons with limited income, poor credit history,
disabilities requiring accommodation, no citizen documentation and /or unverified income sources to meet
renter criteria to compete for the limited, available rental housing. As a result, Latinos, especially
those working in agriculture, simply cannot compete with other prospective renters. These
characteristics are more frequent among ethnic minorities and disabled people. Also,
disadvantaged populations often do not have the necessary English language skills, financial
literacy, and/or credit management skills to obtain & maintain affordable housing." (Page 11.)
THE YAKIMA CONSOLIDATED PLAN 2015 -2019 states the following in the Needs
Assessment Overview (Page 18): "The City of Yakima recognizes the need for affordable housing and
understands that homelessness is the most severe housing problem. The City will continue to
13
support and encourage affordable housing and supportive housing services for the following priority
populations: Families, the Elderly, Victims of Domestic Violence, Youth, the Chronically Mentally Ill,
Persons with. Co- Occurring Disorders; Persons with Alcohol and Drug Addictions and Veterans."
HUD has stated that for every 6 homeless in the United States, one is a veteran.
On Page 23, The Plan states... "HUD's Comprehensive Market Analysis estimated demand for new
rental housing in Yakima between 2013 to 2016 at 40 studios and another 340 one - bedroom
apartments. With an estimated number of over 65% low to moderate income individuals, this means an
estimated 220 individuals may need housing assistance." The Plan continues ... "Housing cost burden
is the most common housing problem facing renters in Yakima. Low - income renters with incomes
below 30% AMT are the household types most affected by the housing cost burden problem."
The Consolidated Plan presents the following data indicating the dire need for the affordable
housing units that will be added with creation of The Bicycle Apartments:
• Yakima has 3,220 households at or below 30% AMI with more than 1 of 4 housing problems;
• There are 19,935 White households below 30% AMI experiencing a housing cost burden plus an
additional 4,545 Latinos and 305 Asians;
♦ Another 1,370 at 30% to 50% AMI, also have more than one of four major housing problems;
• There are an additional 4,200 VVhite households between 30% - 50% AMI experiencing a housing
cost burden plus an additional 2,000 Latinos and 95 Black/African- Americans.
On page 52, the Consolidated Plan states: "Yakima housing needs cover a spectrum and exceed
available resources. Many agencies have seen budget reductions over the past several years. Available
resources to serve low and moderate - income households must be carefully distributed across a spectrum of
needs and heavily leveraged when possible. This means providing funds for the creation and
development of new housing serving specific target groups including low - income individuals,
those with special needs, homeless and those at risk of homelessness as well as vets."
The YAKIMA 10 YEAR PLAN TO END HOMELESSNESS also identifies the following needs:
RENTAL HOUSING: "In Yakima County, 52% of renters spend 30% or more of household
income on housing. The vacancy rate in Yakima County is 3.2% - almost half that of the state. One -
bedroom units have an even lower vacancy rate at 2.1 %. Locating affordable housing is one of
the main barriers to attaining it." (Page 10.)
SPECIAL NEEDS POPULATIONS: "There is a lack of affordable and accessible permanent
supportive housing for persons with disabilities, including chronic homeless persons; persons
with Developmental Disabilities, mental illness and chronic substance abuse." (Page 36.)
HOMELESS: "The United States Department of Housing and Urban Development's (HUD)
methodology entitled Calculating Unmet Need for Homeless Individuals and Families was used to
determine a number of housing units that could be supported within Yakima County. Using this
methodology, it was found that Yakima County could support at least 44 units of permanent
supportive housing for individuals." (Page 71.)
VETERANS: "Lack of affordable housing, a poor economy, and unemployment make housing
a challenge from many low- income Vets. Often, vets have to pay a very high percentage of their
income to rent. There is very limited Veteran - specific subsidized housing. The Veteran
population is made up of a high percentage of seniors with very -low incomes. Disabled Vets are provided
14
low compensation that does not adequately meet their needs. Our newer Veterans from the Iraq and
Afghanistan wars are also struggling to transition back into the community." (Page 73.)
PEOPLE LIVING WITH PHYSICAL DISABILITIES: "As many disabled persons rely on Social
Security Supplemental Income or SSI, housing for persons with disabilities is a tremendous
affordability problem. Persons on SSI can afford less than $202 a month for rent and utilities
(approximately 1/3 of total SSI income). In order to pay the fair market rent for a one - bedroom, a
disabled, Yakima County renter would have to pay 83.5% of their SSI benefit. Without affordable
housing, this extremely low- income group has little choice but to live in over - crowded or substandard
units, reside with parents or siblings well into adulthood, couch surf, or become homeless." (Page 74.)
The development of The Bicycle Apartments is also very consistent with Housing Goals and
Action Steps identified in the YAKIMA URBAN COMPREHENSIVE PLAN 2025. The
Housing Section opens with the following and is distinctly parallel to the vision of The Bicycle
Apartments that is to create affordable housing, especially for people living with specials needs:
"We value communities that offer affordable housing choices to their residents; where partnerships
exist between public and private sectors resulting in diverse housing choices affordable to all incomes
from very low to upper income; a community that offers affordable housing to special needs people,
e.g., persons with mobility limitations, elderly, and the Developmentally Disabled. " (Page F -16).
Also, the Growth Management Panning Goals, Item 4, Housing, state the City should...
"Encourage the availability of affordable housing to all economic segments of the population of this state
and promote a variety of residential densities and housing types." (Page F -24).
The following specific Housing Action Items identified in the Plan are all in keeping with the
development of The Bicycle Apartments. They are all on Page II -4 and include:
1. Sponsor agencies applying for State/federal housing funds targeting low - moderate incomes
2. Assist in the implementation/operation of programs that benefit low /moderate income groups
3. Allow for housing developments that promote multiple -level income occupancy
4. Encourage new housing to locate near existing municipal services and public facilities
The YAKIMA URBAN COMPREHENSIVE PLAN 2025 also identifies the need... "To plan for
the maximum growth, approximately 4,000 to 6,400 new housing units will be needed to
accommodate the growth over the next 20 years." (Page III -12).
NSH tracks all housing requests and compiles them into a Wait List that is kept updated. We
receive 8 to 10 requests every week although vacancies are rare in our 164 -unit portfolio. Using
extrapolated date from the first half of 2016, we could lease up The Bicycle Apartment from our
Wait List without any marketing.
NSH Wait List Data for the first half of 2016 only:
2016 Total requests Studios 1 Bdrm 2 Bdrm 3 Bdrm TOTAL
First Half 100 11 18 14 5 48
Extrapolated 100 11 18 14 5 48
TOTAL 200 22 36 28 10 96
15
NEXI S rEr '
HOLISING
1Jt'ic L k1u • 111. ■ISiIVIS, 6. I'1IsAAN1NI
Financial Feasibility & Long -Term Affordability
The Bicycle Apartments will be brand new construction. The location is excellent with access to
transportation and on -site services will be available to our residents. It will not be difficult to
keep units filled.
Additionally, because all new construction will be under warrantee for the first year of
operation costs associated with maintenance and repair will be minimal the first year. Because
NSH plans a comprehensive design of the site, we hope to sustain the units for the long -term.
We do not speculate major systems replacement, appliance replacement or other high
maintenance needs for the first 10 -15 years of the life of this development. This will allow our
Replacement Reserves to build annually without using the funds. Our reserves will ensure
long -term capacity to sustain the building financially.
Additionally, using Washington Low Income Housing Tax Credit (LIHTC) equity, NSH
currently plans to capitalize $2,187,800 in Replacement and Operations Reserves for the long-
term success of The Bicycle Apartments.
Residents will pay for their own electricity. Many factors in our development will contribute to
the long -tem energy affordability for the residents including:
➢ Adding attic insulation to conserve on heating and cooling costs;
➢ All appliances will be Energy Star including refrigerators, stoves and air conditioners;
➢ All lighting fixtures will be energy efficient;
➢ All plumbing fixtures and toilets will also be energy efficient;
➢ Windows and back patio /balcony doors will be new, double -paned glass to minimize
heating costs in winter;
➢ Front doors, windows and back patio/ balcony doors will maximize natural ventilation and
save on air conditioning costs in summer.
Additionally, our proposed rent schedule for our homeless and /or disabled households at or
below 30% AMI serving extremely low - income households will be less than half of the current
rent for the same units in the housing market.
16
N x'I' S'
H OUSING
,iii,lCL•lJ.Rx • 114ANS[Ik)NAL.:. 1'l liMANINI
Supportive Services
The majority of NSH residents are living with special needs. However, they do not need
ongoing supportive services. If they once did, they have since stabilized and graduated from
supportive services to increased independence and self- sufficiency. A very small minority
require long -term, ongoing support. NSH provides supportive service for residents who are
veterans and / or previously homeless through our Case Management Services Program (CMSP)
with in -house staff. A wide range of additional services are also accessed via long - standing
partnerships with many professional providers in Yakima.
We will have 40 units set -aside for the homeless at The Bicycle Apartments. Our operating pro
forma includes two full -time Case Managers (2.0 FTE's) to ensure these previously homeless
residents thrive and sustain their permanent housing. Budget projections and capitalized
reserve funding up front demonstrate ample capacity to fund full -time Case management for
the first 15 years. NSH will not have to fundraise. Services will be paid for from rental income
NSH Case Managers will use the following performance measures to stabilize households:
1) Retention of permanent housing; 2) Increasing skills and income; 3) Accessing independent
living skills training and in -home health care; and 4) Increase self- efficacy and self- sufficiency.
Our Case Managers will also provide strategic, brief counseling, crisis /relapse intervention as
well as linkage to community resources. They will also ensure residents are accessing available
public entitlements through SSI, SSDI and Section 8. Goals for each Individual Progress Plan will
be identified and negotiated by the clients in the clients' voice and include participation from
the NSH Case Manager and the clients' natural support networks and family as appropriate.
Additional services will be provided by the following local providers on an as needed basis:
1. The 12 Developmentally Disabled (DD) unit set -aside at The Bicycle will be referred from
DSHS DDD. All will come to NSH fully service - enriched, each with an assigned Case
Manager plus a Caregiver who works with clients one -on -one to build independent living
skills. They will also have transportation and financial management services. NSH only acts
as landlord. The daily services are funded and provided by DSHS. All of our properties
have MOU's for services with DSHS for our residents living with DD.
2. The Yakima Veterans Center and the Yakima County Veterans Program will work with vets
on financial management, employment services and referrals. Additionally, they will link
clients to primary medical and dental care, mental health treatment and counseling, as well
as ongoing peer support and therapy groups. If they are homeless, they will also receive
direct services from Yakima Neighborhood Health Services. (It is important to note that the
8 veteran unit set -aside do not have to be homeless. They may be employed and just need
affordable housing in a clean and sober community.)
17
3. Comprehensive Mental Health Services provides a wide variety of behavioral health services
for veterans and the homeless from traditional mental health to an extensive array of
residential treatment services including free - standing inpatient adult and child care.
4. Triumph Treatment Services will provide intensive, outpatient treatment services as needed.
5. Yakima Neighborhood Health Services will also connect households to primary medical and
dental care via their two, full -scope health clinics.
ON -SITE SERVICES will include:
1) In -Home Case Management;
2) Brief, strategic intervention and crisis counseling;
3) Independent Living Skills Training;
4) Translation services;
5) Advocacy and support with necessary forms and/or applications;
6) Educational, vocational and technical guidance;
7) Professional coaching;
8) Linkage to community resources;
9) Professional and peer support for residents in long -term recovery from substance abuse;
10) Assistance accessing childcare and scheduling as necessary;
11) Transportation to appointments as needed.
NSH CMSP staff currently includes Diana McClaskey and Rigoberto Dominguez. Ms.
McClaskey has dedicated her life's work to NSH and has managed every property in our
portfolio. She has 14 years of experience working with the homeless. Diana is also the Resident
Manager and Case Management Supervisor for Pear Tree Place I, II & III. She supervises the
care of 8 McKinney homeless and disabled vets as well as another 8 VASH vets who are
chronically homeless. Ms. McClaskey supervises a staff of six employees for NSH and has full
responsibility for all leasing, rent collection, compliance, income certifications and resident files.
As Deputy Director, she supervises all on -site management and maintenance staff. Ms.
McClaskey is also on the Affordable Housing Subcommittee of the Yakima Homeless
Continuum of Care.
Mr. Rigoberto Dominguez will supervise supportive services at The Bicycle Apartments. Mr.
Dominguez received his Associates of Applied Science in Chemical Dependency Counseling
from Yakima Valley Community College in 2012. In 2014, he completed his Bachelor of Science
in Religion at Liberty University. Mr. Dominguez is bilingual and bicultural and also works for
Compass Care through Yakima Memorial Hospital. He is a hospice and end of life Chaplin.
Additionally, he sits on the hospital's Ethics Committee and Critical Incidents Team and is
currently on the Board of Directors for Triumph Treatment Services.
OFF -SITE SERVICES: Linkages to the following off -site services are already in place:
1) Adult Basic Education via enrollment at Yakima Valley Community College;
2) Yakima Food Bank and YWCA Clothing Service;
3) Health Care through Yakima Valley Farm Workers Clinic;
4) Employment services through Washington State Employment Security Department;
5) ESL training through Yakima Valley Community College;
6) Recreational facilities through the YM -YWCA.
7) Childcare services through Catholic Social Services. Also, KinderCare is next door.
18
IEX I Sni
__40.44dr 1 IOUSING
SIILti'I�L�.Nth ILANtifik7AAL.S Pi IRM.ANINI
The Bicycle Apartments Management Plan
The Bicycle will bring 4.0 new FTE's to NSH staff. They include:
♦ A full -time, on -site Resident Manager with LIHTC experience
♦ A full -time addition to our Maintenance Team, and
• Two full -time Case Managers to provide on -site supportive services.
The Resident Manager will report to the NSH Deputy Director. The new Maintenance hire will
report to the NSH Maintenance Superintendent. The two Case Managers will report to the NSH
Director of Case Management Services.
Accounting for The Bicycle will be subcontracted to Soelberg and Associates, a local CPA firm
who manage financials for the entire NSH portfolio including accounts payable and receivable,
payroll, audit and tax prep. For 7 years, Soelberg has prepared financials for our two annual
audits and IRS tax returns. For 15 years, Loveridge Hunt & Company, a CPA firm based in
Bellevue that specializes in affordable housing financials, has conducted our two annual audits
and filed our tax returns. NSH books are consistently clean and without findings.
NSH takes pride in outstanding Occupancy and Rent Collection Rates. They indicate the dire
need for our housing as well as a highly - skilled and well - connected team of Managers. In 2015,
the following were the rates at each of our properties:
Property Occupancy Rate Collection Rate
Clean House Apartments 96.95% 98%
Lamplighter Apartments _ 99.95% 100%
Sommerset Apartments 99.51% 99%
Pear Tree Place I 99.83% 100%
Pear Tree Place II 99.93% 100%
Pear Tree Place III 99.44% 99%
Average 99.27% 99.50%
Concurrently, the NSH Board of Directors is comprised of local professionals, several who have
been with NSH for 15 years. Because NSH is also a Community Housing Development
Organization (CHDO) certified by the Yakima Office of Neighborhood Development Services
(ONDS), we also have current and past residents on our Board to ensure residents have a voice
and influence plus a vote on decisions that impact the agency and their lives.
Combined, the NSH Board of Directors has a total of:
♦ 110 years in Social Services;
• 182 years of experience in Finances and Budgets;
19
• 101 years in Housing Development;
• 101 years in Property Management;
• 148 years in Project Management;
• 91 years of experience in Residential and Commercial Construction; and
• A total of 216 years of experience in Community Development.
For many years, NSH has taken pride in a personnel policy that hires residents for job openings
whenever possible. NSH Staff is primarily former residents so they are distinctly well- suited to
serve our special needs populations. 6 out of 8 (or 75 %) of NSH staff were former NSH
residents. This has paid off. Because NSH staff were once residents, they have empathy for and
understand residents and can likewise establish clear and effective boundaries. The NSH Staff
will be critically involved in the development process and construction management. They will
also take responsibility for ongoing management of The Bicycle Apartments. The following
statistics further demonstrate NSH capacity:
• 7 of 8 staff (or 87.5 %) have previously experienced homelessness;
• 7 of 8 staff (or 87.5 %) are people in recovery with long -term sobriety;
• 5 of 8 staff or (or 62.5 %) are People of Color;
• 3 of 8 (or 37.5 %) are Latino - American.
Our Executive Director has been with NSH for 22 years. Both our Deputy Director and
Maintenance Superintendent have 14 years of experience working with NSH residents and our
portfolio. Our Asset Manager has been with NSH for 12 years.
Finally, NSH will update their Property Management Plan to include the new 80 units at The
Bicycle Apartments. This Plan will be reviewed by the Washington State Housing Trust Fund
(HTF) in Olympia and will also be a requirement of their funding.
Additionally, The Bicycle will be inspected annually by all funders including Yakima ONDS,
the HTF and the Washington State Housing Finance Commission (WSHFC). These site visits
will include inspections of:
• The entire campus including all buildings and structures, landscaping and curb appeal;
• Unit interiors including appliances, plumbing and electrical fixtures;
• Residents files and rent rolls including documentation of income eligibility and associated
calculations, verifications of special needs and third party verification of wages.
Each of these capacities ensure the successful management of The Bicycle Apartments. They
have been combined with the following ongoing Dashboard Management Strategies NSH has
employed for many years:
1. Maximize Occupancy & Rental Income — compare gross potential rents to actual rental income
2. Track Vacancy Rent Loss & Track Unit Turnover Costs in materials, labor and rent loss
3. Track Safety, Sobriety & Relapse at all NSH properties
4. Aggressively Eliminate Private Debt
5. Aggressively Fund Replacement Reserves — ensure reserves more than meet contract obligations
6. Portfolio Preservation Strategies
a. Bring all rehab developments to new construction quality
b. Use Capital Needs Assessments on all developments for long -term preventive
maintenace
20
o NExI Sap
1
SIAL'ICLI.hlik.I MI) . 1 !LAWr J ESL. . Pi r.t'1NINI
Development Team
KEY DEVELOPMENT STAFF AND QUALIFICATIONS:
JOHN MIFSUD - LEAD DEVELOPER - NEXT STEP HOUSING
Mr. Mifsud has over 36 years of development and property management experience in the
private, non - profit and public sectors. He has been NSH's Executive Director for 22 years and
culled his expertise as a non - profit provider of quality, affordable, permanent housing for
individuals and families with special needs. Mr. Mifsud is also a nationally recognized public
speaker with extensive experience delivering Diversity and Fair Housing curriculum to
managers of affordable housing communities across the country. He facilitated King County
Housing and Community Development's Undoing Institutionalized Racism Work Group that was
awarded the 2001 Martin Luther King Humanitarian Award. He was a lead trainer for the
Northwest Affordable Housing Management Association for ten years as well as a lead trainer
for Phoenix Consulting Group that provided diversity training for the entire staff of the Seattle
Housing Authority and the Seattle Police Department. His career has been characterized by
ongoing success working in Communities of Color as well as a dedication to advocate for the
homeless, people in recovery and people living with special needs.
I BOB POWERS - TAX CREDIT CONSULTANT - SOUND COMMUNITY VENTURES, LLC
Bob Powers is the founder of Sound Community Ventures (SVC), LLC, a consulting firm
focusing on innovative affordable housing finance and development strategies. Bob brings over
25 years of experience working with low income housing tax credit (LIHTC) syndicators,
investors and developers. SCV assists national and local clients in implementing affordable
housing strategies and exploring creative funding solutions. SCV current and past client list
includes the Bellingham, Whatcom County and Walla Walla Housing Authorities, Housing
Authorities of the City and County of Fresno, Mercy Housing, Senior Services of Snohomish
County, Housing Authority of Clackamas County, and Interim Community Development
Association. All clients serve a diversity of low- income communities.
MARK KING - ARCHITECT AND DESIGN - ZECK/BUTLERS ARCHITECTS (ZBA)
Mark King of ZBA Architects is responsible for the site plan, all unit floor plans and elevations,
square footage, outline specifications and cost estimates. ZBA will design all of the finalized as-
designed drawings. Mark is a Certified Sustainable Building Advisor and ZBA has been involved
with over 16 Evergreen Sustainable Development Standard (ESDS) qualified developments to
date. ZBA will likewise manage all ESDS compliance and scoring for The Bicycle Apartments.
Once construction begins, ZBA will also make regular on -site progress inspections and will
21
develop progress reports for all stakeholders. Mr. King will also develop agendas for and
facilitate monthly construction meetings with all involved parties, troubleshoot issues as they
arise and work closely with NSH and the General Contractor to resolve them. ZBA will
coordinate all structural, mechanical, electric and civil engineering for the development. They
will also work with the General Contractor to deliver the On -Site Construction Handbook as
well as the Resident Manual. ZBA will help keep development costs on budget.
JUSTIN BATES - CONSTRUCTION MANAGER - M.C. LUNDGREN INC.
Mr. Bates has been involved in the development of over 500 affordable housing units. He
speaks fluent Spanish. He developed the original construction bid and will confirm all
construction cost estimates from the Architect. He will also coordinate all bids from
subcontractors and facilitate subcontractor selection. He will manage the construction schedule
and be responsible for ensuring the development is brought in on time and on budget. He will
manage all on -site construction staff as well as all trades and subcontractors. He will coordinate
all ESDS components and materials. He will also issue all pay applications and deliver
Certificates of Occupancy.
Additionally, to increase the success of this development, NSH has solicited the consulting
services of a wide range of seasoned housing development professionals. Our strong
partnerships on this development include:
• Davis Appraisal Company in Selah will write the Appraisal;
• Peter Trabusinier of Blue Mountain Environmental Consulting will develop and publish the
Phase I Environmental Site Assessment;
• John Campbell of Colliers International will write research and write the Market and
FeasibiIiti Studs .
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Financial Capacity
Next Step Housing audits are consistently clean and we have been aggressive about funding
reserves. To date, NSH has at total of $829,662 in savings for future replacement of major
systems as needed at our properties and for any unanticipated operations deficits. That said, for
the past 20 years, Next Step Housing has consistently run in the black.
Total development cost for The Bicycle Apartments is $15,725,900. We are asking $200,000 from
the Office of Neighborhood Development Services to demonstrate local support and increase
our chances for funding with both the Washington State Housing Trust Fund (HTF) and the
Washington State Housing Finance Commission. The money will be used to purchase land.
Every dollar Yakima ONDS gives to NSH will be matched by an additional $78 of investment in
both affordable housing and jobs. The City's investment is sound with strong return.
Our request the HTF is $2,000,000. They are our major funder and have funded all of our
developments since 1997. They have set precedent with NSH. They have awarded NSH the
largest grant in their history when we built Pear Tree Place II. They have also funded the
rehabilitation of all of our rehab properties to ensure their long -term quality and sustainability.
Available upon request:
➢ Next Step Housing's most recent year -to -date financial statements and most recent audit;
➢ Current Board of Directors roster and signed resolution authorizing solicitation of ONDS funds.
Bicycle Apartments
'Summary Units GSF NSF AVG Unit SF
LIHTC units 80 62,306 46,210 578
Community Space - 3,276
Total 65,582 46,210
'Development Sources Debt Service Interest Rate Term
LIHTC Equity $13,525,900
Deferred Developer Fee
Yakima ONDS $200,000
Contributions
WA Housing Trust Fund $2,000,000 40
Total Sources $15,725,900
Uses Per unit Per GSF Per NSF
Land & Buildings $835,000 $10,438 $13 $18
Construction Costs $10,135,499 $126,694 $155 $219
Financing Costs $377,288 $4,837 $6 $8
Construction Related $702,658 $8,783 $11 $15
Closing Costs $131,500 $1,644 $2 $3
Soft Costs $3,543,955 $45,435 $55 $77
Total Uses $15,725,900 $201,614 $244 $340
Surplus/(Shortfall) ($0}
24