PROJECT PORTFOLIO - Catholic Charities Brooklyn & Queens › wp-content › uploads › 2019 › 04 › POPSUMM… · development portfolio in 1978 with the acquisition of the Bishop

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PROJECT PORTFOLIO

Catholic Charities Brooklyn and QueensProgress of Peoples Development Corporation

Catholic Charities Peter J. Striano Residence

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Senior Housing, 59%

Family Housing, 29%

Supportive Housing, 12%

Since 1975, Catholic Charities Progress of Peoples (CCPOP) Development Corporation, the affordable housing developer of Catholic Charities Brooklyn and Queens, has served as a catalyst for growth in many neighborhoods. CCPOP transforms vacant land and buildings into affordable housing units and, as a result, transform the lives of individuals and families.

In the past 37 years, CCPOP has completed more than 3,600 units of housing, including 2,186 units of housing for low-income older adults, 1,068 units of family housing and 433 units of supportive housing for formerly homeless individuals.

POP at a Glance

Housing Populations Served

Supportive Housing

Family HousingSenior

Housing

4331,0682,186

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1979 - 1980 The Beginnings

Catholic Charities Progress of Peoples (CCPOP) Development Corporation officially started their development portfolio in 1978 with the acquisition of the Bishop Boardman Apartments in the neighborhood of Windsor Terrace. New York City councilman Tom Cuit approached the late Bishop Joseph M. Sullivan to help him with this project, which transformed the Holy Family Nursing Home operated by the Little Sisters of the Poor into 200 apartments for older adults.

In the following year, 1979, Catholic Charities acquired the former Pierrepont Hotel at 55 Pierrepont Street in Brooklyn Heights and the property at 21-41 23rd Street in Astoria and turned them into what is known today as the Pierrepont House for the Elderly and the Catherine Sheridan Senior Residence.

These three properties, acquired from three different outlets, were turned into 628 units of affordable housing for the older adults living in different neighborhoods in Brooklyn and Queens. The projects commenced the development of CCPOP as one of the largest faith-based developers of affordable housing in the country.

(Photos of the Perrepont House for the Elderly today)

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1979-1980 Highlights:Pierrepont House for Elderly

As one of its first projects, CCPOP converted the Pierrepont Hotel in Brooklyn Heights from a residential hotel into studio and one-bedroom apartments for seniors in 1979. The 17-story tower, originally constructed in 1928, is within the Brooklyn Heights Landmark district. It is one of the few affordable housing buildings in Brooklyn Heights, and provides essential on-site supportive services to low income seniors as they age-in-place. The building includes a senior center with dining facilities, non-profit office space, and community space for tenants on the penthouse level with sweeping views of lower Manhattan.

The building is well-maintained and underwent a major renovation in 2012 which included upgrading the building to achieve a higher level of energy efficiency and sustainability. The tenant spaces were renovated to provide better circulation and modernized common areas, with the goal of promoting healthy aging.

Pierrepont

Project Description

Number of Units 188

Placed in Service 1979

Neighborhood Brooklyn Heights

Population Served Senior/Older Adult

Project Financing

Total Development Cost $72,375.788

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1979-1980 Highlights:Catherine Sheridan Senior Residence

Catherine Sheridan House is a HUD subsidized, ADA accessible, independent living facility for income- eligible seniors and/or mobility impaired persons. This housing project consisting of 240 apartments features both studio and one bedroom units of clean, safe, affordable housing. The needs of the tenants are met through a multi-disciplined staff consisting of a live-in Superintendent who oversees the mechanical operation, cleanliness and repair of the facility along with multiple maintenance and repair staff. The property staff facilitates rental requirements and tenant policy and social service staff assists tenants with securing entitlements and encouraging positive social interactions and opportunities, while maintaining a level of respect and dignity for all.

Catherine Sheridan Senior Residence

Project Description

Number of Units 240


Neighborhood Astoria


Project Financing

Total Development Cost $10,142,082

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1979-1980 Highlights:Bishop Boardman Apartments

Located in the Windsor Terrace section of Brooklyn, the Bishop Boardman Apartments was POP’s third completed housing development project. The site of the Bishop Boardman was acquired from the Little Sisters of the Poor who operated the Holy Family Nursing Home at this location. Bishop Boardman Apartments welcomed its first tenants in 1980. With 200 apartments, the Boardman is one of POP’s largest buildings. A social service coordinator assists tenants by connecting them to support services as needed. These services include personal care, meal delivery, visiting nurse services, congregate programs and individual counseling, as needed.

In December 2005, this project, together with nine other POP senior buildings, were refinanced using a combination of NYC Housing Development Corporation (HDC) Bonds and Low Income Housing Tax Credits. The objectives of the refinancing were to lower the high interest rate mortgages, rehabilitate the building systems, envelope and common areas, capture developer fees to benefit POP and enhance social services for tenants.

Bishop Boardman Apartments

Project Description

Number of Units 200


Neighborhood Windsor Terrace


Project Financing


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The 1980’s

Pope John Paul II , Bay Ridge (1986)

St. Brendan’s, Midwood (1986)

Mary Star of the Sea, Carroll Cardens (1985)

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1980’s Highlights:Bishop Mugavero Senior Apartments

Bishop Francis Mugavero Apartments, in Fort Greene, was the previous site of the Brooklyn Eye and Ear Hospital. It was converted by CCPOP into senior housing in 1985. By virtue of its reuse of the hospital, the site includes ample public spaces for which on-going renovation plans will continue for the next few years. Onsite, tenants are assisted by a social service coordinator who assists them by developing and coordinating social services as needed. These services include: meal delivery, visiting nurse services, congregate programs and individual counseling, as needed.

In December 2005, this project, together with nine other POP senior buildings, were refinanced using a combination of NYC Housing Development Corporation (HDC) Bonds and Low Income Housing Tax Credits. The objectives of the refinancing were to lower the high interest rate mortgages, rehabilitate the building systems, envelope and common areas, capture developer fees to benefit POP and enhance social services for tenants.

BIshop Mugavero Senior Apartments

Project Description

Number of Units 85


Neighborhood Fort Greene


Project Financing


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1980’s Highlights:Caring Communities

Most Holy Trinity Our Lady of Good Counsel

St. Joseph’s

The main building at 157 Graham Avenue that now houses Most Holy Trinity Residence served as the original motherhouse of the Dominican Sisters of Amityville. In 1987, Most Holy Trinity opened its doors as part of Caring Communities, providing supported, affordable, safe communities for single adults. Along with housing, on-site staff provide social service support and work with tenants to build a sense of community. These buildings, along with one other developed by CCBQ, were the first Single Room Occupancy buildings built in a borough outside of Manhattan. The three original buildings together housed 225 tenants.

In 2006, Most Holy Trinity Residence underwent an extensive renovation to convert tenant units from single rooms to efficient studios.

Our Lady of Good Counsel provides supportive housing for formerly homeless adults. Purchased in the mid-1980s from the Catholic Diocese, the historic building originally was three separate structures — an all-boys school, an all-girls school and a rectory — run by the Sisters of the Josephites.

The buildings were renovated in 2003 and joined together. The parking lot between the buildings was turned into a lobby, and each of the residencies were converted from single room occupancy units into efficiencies to create 76 units total. The rent is subsidized through project based Section 8 rental assistance.

St. Joseph’s provides quality supportive housing to 54 formerly homeless older adults. Catholic Charities converted the former Catholic grammar school into a traditional SRO in 1985, as one of the first permanent supportive housing sites for the homeless in the outer boroughs. Currently ,the building is undergoing a gut renovation to add six new units of affordable housing, update building systems, and convert the bedrooms into efficiency apartments.

In the fall of 1982, CCPOP purchased three buildings which included a former motherhouse and two former Catholic schools that would be converted and developed into affordable housing. In 1987, Most Holy Trinity Residence, Our Lady of Good Counsel and St. Joseph’s opened their doors as part of Caring Communities, providing supported, affordable, safe communities for single adults. Along with housing, on-site staff provide social service support and work with tenants to build a sense of community. These buildings, along with one other developed by CCBQ, were the first Single Room Occupancy buildings built in a borough outside of Manhattan. The three original buildings together housed 225 tenants.

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The 1990’s

Msgr. Edward T. Burke, Parkville (1992)

Rosary House, Jackson Heights (1995)

Holy Spirit Senior House, Borough Park (1992)

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1990’s Highlights: Mercy Gardens

Located in an adjacent wing of the Sisters of Mercy Mother House in Fort Greene, Mercy Gardens opened in 1992 to provide housing and supportive services to previously homeless women. Of the 78 tenants, 60 percent are referred from the New York City homeless system and have a history of chronic mental illness. The remaining 40 percent of tenants are homeless and “housing needy” from the community, with incomes too low to afford market rents.

The project emerged from the desire of the Sisters of Mercy to reuse a portion of its building that historically was used as an orphanage, and later as a foster residence. The Sisters requested that the best re-purposing was to serve formerly homeless.

Mercy Gardens was the first Supportive Housing in New York City to use the Low Income Housing Tax Credit as a source of financing. In June 2012, the project was repositioned through the New York City’s Year 15 Program, providing capital to renovate the building.

Mercy Gardens

Project Description

Number of Units 78



Population Served Fomerly Homeless Women

Project Financing


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1990’s Highlights:Monica House

Monica House, a Community Residence/Single Room Occupancy (CR/SRO) transitional living residence, was opened in 1993 with 81 apartments units. Clients come to Monica House from a variety of settings from in-patient hospital facilities to homeless shelters. The ultimate goal of each resident is to move into permanent housing. While at Monica House, residents are prepared for this transition by receiving rehabilitation services aimed at increasing the independence of the client. This is provided by assistance with activities of daily living (basic personal hygiene, medication management, cooking classes, budgeting), case coordination, referral and collaboration with other service providers (mental health, physical health, substance abuse) and crisis intervention.

Monica House

Project Description

Number of Units 81


Neighborhood Jamaica

Population Served Mentally III

Project Financing


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1990’s Highlights:St. Lucy & St. Patrick

St. Lucy & St. Patrick

Project Description

Number of Units 47



Population Served Family

Project Financing


St. Lucy/St. Patrick provides 47 units of quality affordable housing to low income families in Clinton Hill. Catholic Charities developed the project in 1998 at the request of the local community. After the successful completion of Mercy Gardens, an adjacent development providing 76 units of supportive housing to formerly homeless women, the community asked Catholic Charities to convert these former schools into affordable housing for families.

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The New Millenium

Bayview Homes/St. Camilus, Rockaway (2001)

St. Teresa of Avila Senior Housing, Crown Heights (2002)

St. Leonard Scalabrini, Buswick (2005)

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The New MilleniumMt. Carmel Apartments

Mt. Carmel Senior Housing provides 67 apartments for seniors in a six-story building that features elevator service, several community spaces, landscaped open space and on-site parking. The site was formerly the yard of a cloistered monastery. Because the Sisters who had lived here were forbidden to have contact with the outside world, this property formerly had no interaction with the surrounding community. The reuse of this site for senior citizen housing allowed this property to once again participate in the life of the community. The monastery building located immediately adjacent to this project was also developed into 31 units of additional senior housing creating a “senior campus.”

Mt. Carmel Apartments

Project Description

Number of Units 98


Neighborhood Crown Heights


Project Financing


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The New MilleniumCasa Betsaida

Casa Betsaida Residence for Persons with HIV/AIDS was established in 1995 as a direct response to the needs of persons with AIDS who were coming to the South Side Community Mission homeless shelter. The Mission, together with Transfiguration Church, and other local social service providers, sought to provide a supportive environment for very ill shelter residents with AIDS who required more extensive services than can be provided in a shelter setting. Casa Betsaida is an extension of the ministry and community outreach of Transfiguration Church.

Because of its grassroots, community-based orienta-tion, Casa Betsaida is reflective of the community from which it emerged, which is predominately Latino immi-grant. A main objective of the program is to promote the concept of “family” which serves to support per-sons in need at Casa Betsaida.

Today, the Casa Betsaida program provides supportive case management services to clients with AIDS who also have a history of homeless and/or substance abuse.

Casa Betsaida

Project Description

Number of Units 28


Neighborhood Williamsburg

Population Served Formerly Homeless/HIV/AIDS

Project Financing


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The New MilleniumMonsignor Anthony J. Barretta Apartments

The $18 million, 64-unit, Catholic Charities Monsignor Anthony J. Barretta Apartments were developed as a partnership between the New York City Department of Housing Preservation and Development (HPD), the New York State Homes and Community Renewal (HCR) and the Community Preservation Corporation (CPC) and CPC Resources and is located on the site of the former school, rectory, and convent of Our Lady of Loreto Church. The apartments were developed under Mayor Michael R. Bloomberg’s New Housing Marketplace Plan (NHMP), a multi-billion dollar initiative to finance 165,000 units of affordable housing for half a million New Yorkers by 2014.

Located at 2354-2358 and 2372-2374 Atlantic Avenue, and 2353-2365 Pacific Street, Catholic Charities Monsignor Anthony J. Barretta Apartments is comprised of eight separate four-story buildings. Utilizing CPCR’s highly successful “Infill Housing Prototype” design, the apartments have transformed underutilized, scattered sites into sound housing, a need which is increasingly important in a land-scarce city like New York. Conceived by RKT&B Architects and developed in conjunction with CPCR, the “Infill Housing Prototype” is inspired by New York City’s brownstone walk-ups and applies energy-efficient techniques, including Energy Star appliances and highly efficient heating and air conditioning systems.

The design of the project was intended to give new life to a central block in this East New York neighborhood, reclaiming and redevleoping unused Church-owned property, while providing stability and vitality. The apartment project provided 64 units of affordable housing for families earning between 30 and 60 percent of Area Median Income (AMI) with local community prefernce for 50 percent of the unis. The building utilized affordable construction model that provided high quality housing in context with the local community. The residence includes eight buildings of eight units each, intended to fit contextually within the local neighborhood. The buildings are arranged in three groupings, two consisting of two adjacent buildings each (known as sites A and B) facing Atlantic Avenue, and the third consisting of four adjacent buildings facing Pacific Street (known as site C).

Msgr. Anthony J. Barretta Apartments

Project Description

Number of Units 64


Neighborhood Ocean Hill


Project Financing


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The New MilleniumPeter J. Striano Residences

Catholic Charities Brooklyn and Queens and partners, New York State Homes and Community Renewal (HCR), New York City Department of Housing Preservation & Development (HPD), New York City Office for Persons With Developmental Disabilities (OPWDD) and the New York City Department for the Aging (DFTA) and elected officials, held the official dedication of the Catholic Charities Peter J. Striano Residence in Howard Beach, in December of 2013.

The residence, located at 155-55 Cross Bay Boulevard, offers 96 units of affordable housing to seniors and persons with developmental disabilities, over the age of 55. It features an integrated approach to living with on-site social services, disaster case management services, food delivery services to homebound seniors and an on-site senior center, available for not just the residents Residence, but of the larger Howard Beach community.

Of the 96 units, the Residence provides 27 studio, 60 one-bedroom and nine two-bedroom apartments targeted to seniors with incomes of up to 80 percent of Area Median Income (AMI) and persons with developmental disabilities with incomes of up to 30 percent AMI. A preference was given for current residents of Community Board 10 applied to 31 percent of the senior units. 22 Section 9 Project Based Vouchers were available to tenants with incomes of up to 50 percent AMI.

Peter J. Striano Residences

Project Description

Number of Units 96


Neighborhood Howard Beach


Project Financing


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Forward ProgressOn-going Construction and Improvements

CCPOP continues to renovate its developments to keep them up to date on standards and maintain a certain standard of efficiency and excellence. Currently, CCPOP is working on a major renovation project in its Caring Communities buildings of Most Holy Trinity, Our Lady of Good Counsel and St. Joseph’s.

Construction on this project began in 2013. The total development cost of this venture is proposed at $59,600,000.

The portfolio was converted from the existing HUD Mod-Rehab Contract renewed annually to a 15-year Section 8 Project-Based Voucher (PBV) contract under the 2012 HUD Rental Assistance Demonstration (RAD) program.

A summary of the current project: St. Joseph’s (currently 54 units): substantial renovation, including six new units from underutilized building space, kitchen/common room renovation and bathroom facilities, yard, corridor and basement. Objective is to convert St. Joseph’s from shared bathroom/kitchen SRO model to efficiency units providing increased quality-of-life for tenants. [1]

Our Lady of Good Counsel (currently 76 units): moderate renovation, including 22 new units from under utilized space, stoop and façade exterior renovation, existing basement mechanical space, roof and lobby. [2]

Most Holy Trinity (75 units): roof replacement, energy efficiency upgrades and minor repairs. [3]

[1]

[1]

[2]

[3]

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Leader inFinancing

The CCPOP portfolio of affordable housing properties serves the most vulnerable of New York City, providing the highest quality housing to those most in need, including the formerly homeless, seniors, and low-income families. Throughout the history of the organization, CCPOP has strived to create quality units for these populations using cost-efficient financing strategies. To date POP has closed on $605,434,806 in financing.

The success of POP Development has attracted private investment and helped to leverage public funds. CCPOP has syndicated 20 of its projects and used a variety of City, State and Federal funding sources including tax-exempt bonds. POP Development’s refinancing of ten of its senior HUD 202 buildings in 2005 using tax-exempt bonds and low-income housing tax credits now serves as a preservation model for many owners and developers. Private investors include Fannie Mae, Wells Fargo Bank, B&H Photo, and Ron Moelis of L&M Development Partners. CCPOP has also created a limited equity co-op model that is now widely replicated.

As early as 1983, CCPOP used an early form of tax incentives to attract socially conscious investors to purchase its first project, the Pierrepont Hotel in Brooklyn Heights. This model predated the low income housing tax credit.

In 1991, CCPOP attracted more than $400,000 in foundation support to establish a Revolving Loan Fund to cover predevelopment costs. The revolving loan fund improved the efficiency of CCPOP staff, allowing them to focus efforts on securing construction and permanent financing rather than predevelopment costs.

In 1992, CCPOP developed the first Supportive Housing Single-Room Occupancy (SRO) in New York City to use the Low Income Housing Tax Credit (LIHTC) as a source of financing. Mercy Gardens SRO, located in Clinton Hill community of Brooklyn, used LIHTC to support both the capital renovation of the historic building and to fund operating and social services reserves. With this innovative service delivery package and financed through LIHTC, Mercy Gardens is a model supportive housing project replicated by many other housing providers.

In 2005, CCPOP completed one of the largest refinancing initiatives in the nation by restructuring debt on 10 of its oldest HUD Section 202 projects. The project included a bond issue from the New York City Housing Development Corporation (HDC), was insured by Fannie Mae, and supplemented by 4 percent tax credits. The capital proceeds from the refinancing,

The Msgr. Edward T. Burke Apartments in Jackson Heights was one of the 10 projects refinanced in 2005 with tax credits to re-structure the mortgage.

Sr. Lucian Apartments in Bushwick was one of the 10 projects refinanced in 2005 with tax credits to re-structure the mortgage.

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Leader inFinancing

the operating cost savings resulting from lower interest rates and the use of low-income housing tax credit equity is being used to enhance tenant services, improve the physical condition of the properties, and provide essential funds to enhance management and fiscal capacities. This refinancing initiative is a model for other Section 202 housing providers to refinance properties.

In 2007, CCPOP established an Equity Fund to enable continuous and timely development of a wide range of affordable housing projects. The Fund, currently valued at over $5,500,000, ensures fiscal responsibility and flexibility in project start-up, acquisition and construction.

In 2007 and 2008, POP capitalized on the Greenpoint/Williamsburg rezoning to preserve 130 units of affordable housing through the sale of inclusionary air rights to private developers.

In 2013, POP completed the first conversion in New York City of a mod rehab section 8 contract to a RAD project based voucher contract. The RAD contract enabled the project to use tax exempt bonds and tax credits to preserve the 205 unit portfolio for formerly homeless adults. The project will add 28 new affordable units, complete a gut rehab of one building, and make critical capital improvements to the building systems.

Holy Spirit Senior House in Borough Park was one of the 10 projects refinanced in 2005 with tax credits to re-structure the mortgage.

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Projects Developed and Grants Secured at Catholic Charities Progress of Peoples Development Corporation

Project Neighborhood Seller/Lessor Units PopulationYear

OpenedTotal Development

Cost

Bishop Boardman Windsor TerraceHome for the Aged of the Little Sisters of 200 Senior 1980 $31,197,931

Pierrepont House Brooklyn Heights Privately owned 188 Senior 1979 $72,375,788 Catherine Sheridan Astoria Rockland Realty 240 Senior 1979 $10,142,082

Msgr. Mullaney House Sunset Park Whitestone Bank 16 Senior 1983 $1,010,000 Bishop Francis Mugavero Fort Greene New York City 85 Senior 1985 $17,643,933 Mary Star of the Sea Carroll Gardens New York City 100 Senior 1985 $23,952,267

Sr. Lucian Bushwick Wyckoff Hospital 150 Senior 1986 $29,231,700 St. Brendans Midwood St. Brendan 120 Senior 1986 $23,410,320

St. Josephs Prospect Heights St. Joseph 60

Formerly Homeless/Mentally Ill 1985 $16,813,031

Most Holy Trinity Williamsburg Most Holy Trinity 88


Our Lady of Good Counsel Bedford/StuyvesantOur Lady of Good

Counsel 98


Pope John Paul II Bay RidgeOur Lady of the

Angels 60 Senior 1986 $13,818,711 Erasmus Place Holy Cross 90 Family 198717th Street Co‐ops New York City 52 Family 1980sSt. Theresa’s Homesteading New York City 16 Family 1980sQueens Rehab New York City 4 Family 1980s1527 Lincoln Place Homesteading Crown Heights New York City 9 Family 1980s $675,000 Putnam Avenue Homesteading Crown Heights New York City 26 Family 1980s $1,808,298 1611 Lincoln Place Homesteading Crown Heights New York City 6 Family 1980s $390,674

Msgr. John P. O'Brien Borough ParkSt. Catharine of Alexandria 114 Senior 1987 $25,748,474

101‐05 South 8th Street Williamsburg New York City 25 Family 1989 $5,947,861 176 South 8th Street Williamsburg New York City 30 Family 1989 $6,601,733 Claver Place Homesteading Clinton Hill New York City 8 Family 1989 $245,060

St. Johns Bleibtreu House Bedford/Stuyvesant Diocese of Brooklyn 36 Family 1990 $5,104,710 Msgr. Thomas Campbell Astoria New York City 72 Senior 1988 $18,494,462

Mercy Gardens Fort Greene Sisters of Mercy 78

Fomerly Homeless Women 1993 $7,530,876

Monica House Jamaica Privately owned 81 Mentally Ill 1993 $2,900,000 Msgr. Edward T. Burke Parkville St. Rose of Lima 50 Senior 1992 $13,354,318 Holy Spirit Senior House Borough Park Holy Ghost 50 Senior 1992 $13,468,962 Father Richard Reder Bellerose New York State 50 Senior 1994 $4,344,000

Rosary House Jackson Heights Our Lady of Fatima 93 Senior 1995 $9,374,625

David Minkin Borough ParkSisters Adorers of the

Precious Blood 100 Senior 1995 $9,435,000 Saint Pius V Jamaica St. Pius V 70 Senior 1998 $6,919,100

Msgr. Joseph F. Stedman Borough ParkSisters Adorers of the

Precious Blood 88 Senior 1998 $7,159,400 St. Lucy/St. Patrick Fort Greene St. Patrick 47 Family 1999 $7,143,171

St. Paul the Apostle Corona St. Paul the Apostle 83 Senior 2000 $7,119,600 Bayview Homes (St. Camillus) Rockaway St. Camillus 46 Family 2001 $9,392,197

Mt. Carmel Monastery Crown Heights

Monastery of Our Lady of Mount

Carmel 31 Senior 2001 $5,273,464

Mt. Carmel Senior Housing Crown Heights

Monastery of Our Lady of Mount

Carmel 67 Senior 2001 $6,311,540 St. Teresa of Avila Senior Housing Crown Heights St. Teresa 63 Senior 2002 $8,981,100

Casa Betsaida Williamsburg Transfiguration 28

Formerly Homeless/HI

V/AIDS 2004 $8,071,320 St. Leonard Scalabrini Bushwick St. Leonard 85 Family 2005 $16,835,239

Riverdale Osborne BrownsvilleRiverdale Towers

HDFC 524 Family 2007 $38,729,511

Msgr. Anthony J. Barretta Ocean Hill Our Lady of Loreto 64 Family 2012 $17,998,825 The Peter Striano Residence Howard Beach New York State 96 Family 2011 $33,628,730

Total 3687 $605,434,806

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Documents

PROJECT PORTFOLIO - Catholic Charities Brooklyn & Queens › wp-content › uploads › 2019 › 04 › POPSUMM… · development portfolio in 1978 with the acquisition of the Bishop