2. Rivertown Neighborhood Project How Senior Housing Can Revitalize a Former Industrial Area in Detroit's East Riverfront District

3. The Vision Create an innovate senior community that provides continuous and coordinated care targeted at low income individuals Serve elders in the community, which happens to be in Detroit Use existing buildings and infrastructure wherever possible Provide protection to human health and the environment in an industrial urban setting

4. The Vision Rivertown Neighborhood combines sophisticated city living with the comforts and amenities of a private senior residence, and offers 50 spacious, pet-friendly one-bedroom apartments with convenient access to the community center, as well as close proximity to city conveniences and cultural attractions. Concept

5. Three Development Partners Three Programming Elements Detroit Affordable Assisted Living LDHA PVM EJNP Real Estate Company LLC Center for Senior Independence PACE The Vision

6. Location The Project – Historical Uses Construction Implementation Financing Gaps ChallengesStrategies Location Restoration Partners and Incentives Contingencies The Village Concept The Issues

7. 138.77 square miles total 20 square miles of vacant land 45,000 properties tax foreclosed since 2010 79,725 out of 348,170 housing units vacant 36% of commercial parcels vacant Unemployment at 22.6% Detroit The Location

8. Not a Targeted Redevelopment Area Insufficient redevelopment connection with Downtown and Midtown Traditionally light industrial and warehousing, redevelopment stopped by proposal to build casinos Rivertown Neighborhood Source: Detroit Future City Report The Location

9. Located between Jefferson Avenue and the River Rivertown Neighborhood development concentrated in this area In former warehouse area of undeveloped property and abandoned, or underutilized buildings Some successful, but isolated, redevelopment along the river Area Site Detroit River Jefferson Avenue The Location

10. Site Section (Funder driven) Former Park-Davis and Company manufacturing (meal processing) (1953- 1972), mostly vacant First developed in 1895 for residential Former uses include residential, manufacturing, and retail Uses on adjacent properties may have impacted the site Environmental 1957 Photo The Assessment

11. Soils impacted above direct contact criteria with: Benzo(a)pyrene, Fluoranthene, Phenanthrene, Arsenic, Chromium, Lead, Mercury, Selenium, Silver Soil Volatilization Investigation required Underground Storage Tank Vault Asbestos and Lead Paint mitigation required Perception vs. Reality Site

12. The Assessment 2.26 acre site consisting of six parcels and an alley To existing functionally obsolete buildings separated by the alley Four parcels contaminated above residential criteria, and three parcels adjacent and contiguous To be completed in two phases Assembled in multiple phases Site

13. The Assessment Environmental Entire Site: Soils Impacts for Metals, PNAs, Volatiles Buildings: Asbestos, LBP, Soil Volatilization Tank Vault

14. The Assessment Asbestos containing floors Vapor Intrusion High water on west end Lead based paint in discontinuous areas Unanticipated Elements

15. The Assessment Phase I and Update -Main Project Phase I -Private Parcel and Ally Phase I Update for all Parcels Phase I - Unit 5 Building SHPO Documents (Section 106 App) HUD Environmental Check List Asbestos Survey Asbestos Abatement Specifications LBP Assessment/Risk Assessment Noise Survey Phase II - Main Project Phase II - Private Parcel and Ally BEA - Main Project BEA - Private Parcel and Ally BEA – Unit 5 Building Due Care Plan - All Parcels Due Care Plan - Unit 5 Building Response Activities Plan – All Parcels Response Activities Plan – Unit 5 No Further Action Report Soil Vapor Report (VIA Assessment) Geophysical Investigation Asbestos O&M Plan Asbestos Clearance Inspection Environmental Reports

16. The Assessment Brownfield Plan 381 Work Plan Reimbursement Agreement MBT Part I and Part II Applications Incentive Applications

17. The Solution Environmental Entire Site: Engineered Controls Tank Vault Removal and Closure Presumptive Remedy for New Construction: Vapor Control Buildings: Asbestos Abatement LBP Abatement and Encapsulation Vapor Seal

18. The Solution Five part site incentive program Shared common elements and support equipment in Component 5 Structural

19. The Solution Organizational

20. The Solution Financial

21. The Solution Financial

22. Funding The Solution $35M to $42M Project with $17M Gap Timing Created Additional Funding Challenges

23. Funding The Solution Initial grant to start financing drove site selection – $2M from Community Foundation of Southeast Michigan’s Detroit Neighborhood Fund State participation with: – Low Income Housing Tax Credits $11.0M – Brownfield Tax Credits $2.5M – Brownfield Tax Increment Financing $0.6M

24. Funding The Solution 17 Funding sources provided by: – HUD (2) – Michigan State Housing Development Authority (2) – National Affordable Housing Trust – City of Detroit – Detroit Brownfield Redevelopment Authority – Wayne County – State of Michigan – MEDC – Huntington National Bank – The Kresge Foundation – The Harry and Jeanette Weinberg Foundation – Sponsor Equity and Gap Financing (4)

25. Funding The Solution Key Gap Financing Tools 1.County HOME Funds 2.MSHDA HOME Funds 3.City HOME Funds 4.9% LIHTC Investor/Limited Partner 5.Brownfield Tax Credits 6.Tax Increment Revenues Pending 1.New Market Tax Credits

26. Funding The Solution Operations required 14 operating sources

27. The Restoration Renovation of existing buildings (Phase II includes new construction) Removal of asbestos Encapsulation of remaining lead based paint Engineered controls and use restrictions for soils impacts. Site

28. The Restoration Phase II construction of new building Engineered controls and use restrictions for presumptive remedy for soils impacts. Presumptive remedy for radon and volatiles Site Phase II

29. Lessons Learned This project could not, should not, have been built without the partners and incentives The Village Concept was essential in maximizing site usage The Village Concept will catalyze existing, isolated developments by providing programming Funders drive the project In the end you may not realize all the incentives

30. Questions? Contact Information Thomas Wackerman twacker@asti-env.com

31. Rivertown Neighborhood Project

32. The Village Concept First integrated senior service campus serving low income seniors at all levels of care in the nation (we think) Includes Alzheimer’s day center, clinic, rehabilitation, social, recreational, and medical office space

33. The Village Concept Program Elements include: expansion of PACE (Program for Al-Inclusive Care of the Elderly), Affordable assisted living apartments, Affordable senior independent living apartments,

34. The Village Concept Green House supportive 24-hour nursing care, Neighborhood café and community center, and Garden setting

35. The Village Concept Services 800 seniors on-site Housing options for 154 neighborhood seniors

36. The Village Concept 200 new full time employees, and 360 construction jobs $42M in capital investment $276M economic impact over next 10 years Catalyst for redevelopment in this area of the Rivertown Neighborhood by providing external focus

37. The Village Concept