1. Welcome!

2. The Process of Successful Development
CARRFOUR SUPPORTIVE HOUSING
The Process of Successful Development
for Supportive Housing Communities
Florida Supportive Housing Summit
Creating Housing Solutions for All
Orlando, Florida | September 24, 2019
The Process of Successful Development for Supportive Housing Communities
Florida Housing Finance Corporation
Orlando, Florida
September 17, 2018
Stephanie Berman-Eisenberg

3. WHO IS CARRFOUR SUPPORTIVE HOUSING?
Nonprofit organization established in 1993 by the Homeless Committee of the Greater Miami Chamber of Commerce. 
Develops, operates and manages innovative housing communities for individuals and families in need through a unique approach combining affordable housing with comprehensive, on-site supportive services. 
As the leading not-for-profit provider of supportive housing in Florida, Carrfour has supplied homes for more than 10,000 formerly homeless men, women and children.
Who is Carrfour Supportive Housing?
Nonprofit organization established in 1993 by the Homeless Committee of the Greater Miami Chamber of Commerce. 
Develops, operates and manages innovative housing communities for individuals and families in need through a unique approach combining affordable housing with comprehensive, on-site supportive services. 
As the leading not-for-profit provider of supportive housing in Florida, Carrfour has supplied homes for more than 10,000 formerly homeless men, women and children.

4. MISSION & VISION
Carrfour’s mission and vision is to confront homelessness by developing affordable housing and providing supportive services as a pathway to self-sufficiency.  We are guided by a vision where everyone has safe and decent housing and is self-reliant.
Carrfour’s mission and vision is to confront homelessness by developing affordable housing and providing supportive services as a pathway to self-sufficiency.  We are guided by a vision where everyone has safe and decent housing and is self-reliant.

5. Carrfour has raised and invested more than $300 million to serve more than 10,000 men, women and children in Miami-Dade County.

6. Those resources have allowed us to complete 21 communities
Those resources have allowed us to complete 21 communities. Four additional communities are today in development.

7. CARRFOUR TODAY Develop and manage 1,850 affordable units.
800 are Permanent Supportive Housing (PSH) set aside for formerly homeless individuals and families.
Currently serving 6,000 residents.
Developing more than 200 new affordable housing units with not for profit partners in Melbourne, West Palm Beach and Broward.
Carrfour today
Has developed and manages 1,850 affordable units.
800 are Permanent Supportive Housing (PSH) set aside for formerly homeless individuals and families.
Currently serving 6,000 residents.
Developing more than 200 new affordable housing units with not for profit partners in Melbourne, West Palm Beach and Broward.

8. Examples of permanent supportive housing.

9. VILLA AURORA (LITTLE HAVANA, MIAMI)
76 apartments (efficiencies to four-bedroom).
39 reserved for formerly homeless families (PSH).
37 for low-income families earning less than 60% AMI.
Supportive Services and Rental Assistance funded through CoC/HUD.
Exercise room, computer room, large terraces.
Miami-Dade County Library on ground floor.
Carrfour’s main office on top floor.
Long-term lease with Miami-Dade County.
Villa Aurora in Miami’s Little Havana neighborhood
76 apartments (efficiencies to four-bedroom).
39 reserved for formerly homeless families (PSH).
37 for low-income families earning less than 60% AMI.
Supportive Services and Rental Assistance funded through CoC/HUD.
Exercise room, computer room, large terraces.
Miami-Dade County Library on ground floor.
Carrfour’s main office on top floor.
Long-term lease with Miami-Dade County.

10. VILLA AURORA
All supportive housing units have HUD SHP operating or rental assistance and supportive services funding.
All homeless units at Villa Aurora have SHP operating and supportive services funding.
74% of the funds to develop Villa Aurora, just under $21 million, came from Tax Credit Equity.
11% came from SAIL.
8%, $2.1 million, came from the lease payment for the public library
HOME provided more than $1.5 million
U.S. HUD provided $400,000
Enterprise provided an additional $50,000.

11. VERDE GARDENS (HOMESTEAD)
Built on site of former Homestead Air Force Base.
145 LEED-certified “green” town homes for formerly homeless families (two to four-bedroom).
22-acre organic farm which includes a produce nursery and an on-site public farmer’s market.
Supportive services funded through CoC (110 units) and Project Based Section 8 (35).
Site belongs to Miami-Dade County; Carrfour developed and operates.
Verde Gardens was built on the site of the former Homestead Air Force Base in Homestead.
145 LEED-certified “green” town homes for formerly homeless families (two to four-bedroom).
22-acre organic farm which includes a produce nursery and an on-site public farmer’s market.
Supportive services funded through CoC (110 units) and Project Based Section 8 (35).
Site belongs to Miami-Dade County; Carrfour developed and operates.

12. HUD SHP operating subsidy and Project Based Section 8.
VERDE GARDENS
HUD SHP operating subsidy and Project Based Section 8.
All supportive housing units have services funding from HUD SHP program.
110 units at Verde Gardens have U.S. HUD SHP operating subsidy; 35 have Project Based vouchers.
74% of the funds to develop Verde Gardens, $14.6 million, came from General Obligation Bonds
15% came from HOMES
6% came from Food & Beverage Tax funds
HHAG provided 4%
Grants provided another $155,000 in funding

13. BARBARA CAREY-SHULER MANOR (LIBERTY CITY, MIAMI)
100 apartments (efficiencies to four-bedroom).
50 units serving formerly homeless families (PSH).
50 units serving elderly residents and low-income families.
Key Clubhouse and Operation Sacred Trust Veteran Assistance located on the first floor.
Supportive services funded through operations.
Project Based Section 8 and Project Based VASH.
Amenities include exercise facility, multi-purpose community room, and parking garage.
Barbara Carey-Shuler Manor is in the heart of Miami’s Liberty City neighborhood and is home to many formerly homeless Veterans.
100 apartments (efficiencies to four-bedroom).
50 units serving formerly homeless families (PSH).
50 units serving elderly residents and low-income families.
Key Clubhouse and Operation Sacred Trust Veteran Assistance located on the first floor.
Supportive services funded through operations.
Project Based Section 8 and Project Based VASH.
Amenities include exercise facility, multi-purpose community room, and parking garage.

14. BARBARA CAREY-SHULER MANOR
$1.5 million operating reserve funded from capital sources to cover operating deficits.
Project based VASH and Section 8.
Supportive services funded by operating revenue.
Shuler Manor has a $1.5 million operating reserve funded from capital sources to cover operating deficits, 20 project based VASH vouchers, and supportive services that are funded by operating revenues.
74% of the funds to develop Shuler Manor, $14.6 million, came from Surtax monies.
$3 million from SAIL provided 15% of the funds
6%, $1.1 million, came from HOME funding.
FHFC provided $750,000
TCEP provided $155,000

18. HOW TO DEVELOP A SUPPORTIVE HOUSING COMMUNITY

19. WHAT IS YOUR ROLE?
Developer
Property Manager
Service Provider

20. Assembling Development Team
Development Concept
Assembling Development Team
Funding Applications
Underwriting
Design and Permitting
Financial Closings
Construction

21. Which comes first, the concept or the funding for the opportunity?
THE DEVELOPMENT CONCEPT 
Which comes first, the concept or the funding for the opportunity?

22. Who are you going to house? Where are you going to build?
THE DEVELOPMENT CONCEPT 
Who are you going to house?
Where are you going to build?
How many units?
Type of development?

23. Who are you going to house?
THE DEVELOPMENT CONCEPT 
Who are you going to house?
Balancing your vision with the funding opportunity

24. THE DEVELOPMENT CONCEPT 
Where are you going to build? Things to consider when selecting a site:
The population you are going to serve
Condition of site: appraisals, title search, survey, environmental reviews, zoning analysis, capital needs assessment
Community support.

25. How many is too many units?
THE DEVELOPMENT CONCEPT 
How many units?
Is there a magic number?
How many is too many units?

26. Acquisition/Rehabilitation New Construction
THE DEVELOPMENT CONCEPT 
Type of Development
Acquisition Only
Acquisition/Rehabilitation
New Construction

27. Assembling Development Team
Development Concept
Assembling Development Team
Funding Applications
Underwriting
Design and Permitting
Financial Closings
Construction

28. Do you have the experience to develop on your own?
PARTNERING VS. DEVELOPING ON YOUR OWN 
Do you have the experience to develop on your own?
Do you have the financial capacity to develop on your own?

29. Important Factors in Choosing a Partner:
PARTNERING VS. DEVELOPING ON YOUR OWN 
Important Factors in Choosing a Partner:
Aligned missions, values and goals
Reputation
Political good will
Experience
Financial capacity

30. Clear Understanding of Roles and Responsibilities Risk vs. Reward
PARTNERING VS. DEVELOPING ON YOUR OWN 
Clear Understanding of Roles and Responsibilities
Risk vs. Reward

31. PARTNERSHIP TASK LIST 

32. Financing Partners/Lenders Attorney
ASSEMBLING YOUR DEVELOPMENT TEAM 
Developer
Architect/Engineer
General Contractor
Financing Partners/Lenders
Attorney

33. Assembling Development Team
Development Concept
Assembling Development Team
Funding Applications
Underwriting
Design and Permitting
Financial Closings
Construction

34. UNDERWRITING

35. Dr. Alice Moore Apartments
UNDERWRITING CHECKLIST
Dr. Alice Moore Apartments

39. Assembling Development Team
Development Concept
Assembling Development Team
Funding Applications
Underwriting
Design and Permitting
Financial Closings
Construction

40. Questions?

41. Stephanie Berman-Eisenberg President/CEO Carrfour Supportive Housing
For more information:
Stephanie Berman-Eisenberg
President/CEO Carrfour Supportive Housing
1398 SW 1st Street, 12th Floor
Miami, Florida 33135
x1303
Online:
For more information:
Stephanie Berman-Eisenberg
President/CEO Carrfour Supportive Housing
1398 SW 1st Street, 12th Floor
Miami, Florida 33135
x1303
Online:

42. Carrfour goes far beyond building housing. We build community.