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Beacon’s Asset Management Services

Posted by beacon on Wed, Nov 18, 2015 at 12:36 PM
Agricultural Workers, Asset Management, Sustainable Buildings, Washington

Earlier this year Catholic Charities Housing Services (CCHS) of Yakima was profiled by the Washington State Housing Finance Commission for their “smart, sustainable practices in affordable housing.” We are proud to be affiliated with CCHS and the great work they do, both in developing new housing and crafting forward-thinking approaches to the preservation of their older apartments.

Over the last several years CCHS and Beacon have partnered on a variety of creative asset management projects, in addition to the developing new agricultural worker communities together. In 2011-12, aided by a MacArthur Grant through the Housing Trust Fund of the State of Washington, we helped CCHS conduct an asset management analysis of their smallest and oldest properties, including a “green analysis” of each.

The resulting Portfolio Preservation Plan revealed some surprising truths related to the use and cost of water and energy at each property. For example, at some properties water accounted for up to 95% of overall utilities costs. And at many buildings, the local public housing authority utility allowances did not accurately reflect the actual electricity usage at CCHS properties, essentially overpaying tenants thousands of dollars a year in utility reimbursements.

Holly Anderson, Asset Manager at CCHS, quickly got to work implementing several changes. Under her guidance, CCHS examined water use both inside and outside of buildings, as well as the local municipal water rate structure of each community. Where it was beneficial given the rate structure, low-flow fixtures were implemented and in-unit laundry removed throughout older properties first. Holly also ordered extensive Landscape CNAs resulting in recommissioned irrigation systems and improved bilingual irrigation manuals; both changes conserving water and saving thousands of dollars at some properties.

In 2014 Beacon assisted CCHS in working with the WSHFC to change the utility allowance structure on several properties away from the local public housing authority allowances, since these did not match up well with the actual tenant electricity expenditures at each property. Beacon assisted with gathering twelve months of continuous electricity data on all households and presented the data and changes to the WSHFC on behalf of CCHS, in compliance with the State regulations. As a result CCHS generates an additional $4,000 to $7,000 in operating revenue per year at each property, greatly impacting the financial integrity of each small community, making things like consistent reserve payments and property upkeep much more possible.

CCHS property management staff took great care to provide adequate notice of the changes to tenants, both in English and Spanish, explaining the reason for the change since rents were increasing. Holly reports that “There was some pushback, but there hasn’t been a single complaint that has gone past our property management. Tenants may not like the increase, but it is well explained: They’ve been underpaying on their utility allowance for a certain number of years, and now we’re just matching their allowance to what they’re actually spending.”

It was a pleasure for us to assist CCHS on these asset management projects. Beacon enthusiastically undertakes these assignments with current and longstanding clients whenever possible, reflecting our deep commitment to the entire life cycle of affordable housing projects with our clients.


A Commitment to Agricultural Worker Housing

Posted by beacon on Tue, Sep 22, 2015 at 4:31 PM
Agricultural Workers, Family Housing, Project Openings, Sustainable Buildings, Washington

Beacon has a long history of working with clients to develop permanent agricultural worker housing across Washington State, having developed over 950 apartments for these vital workers since 1999. As Washington continues to experience labor shortages during peak harvest times, according to the most recent annual 2013 Agricultural Workforce Report, the quality and stability of this kind of housing is absolutely essential to the health of our State’s economy.

Over the summer Beacon celebrated the opening of Varney Court, its latest agricultural worker project undertaken in partnership with the Housing Authority of the City of Pasco and Franklin County (HACPFC). Located at the intersection of 4th and Pearl in Pasco, WA, the project features 38 apartments spread across seven buildings around a central courtyard, community building and playground. The two-, three- and four-bedroom apartment layouts and child-focused amenities were specifically designed for families working in the local agricultural industry.

“We are very pleased to be able to offer these new apartments to families working in the region’s agricultural industry,” stated Andy Anderson, HACPFC’s Executive Director.   “Far too often these families are forced to live in unacceptable conditions.  Varney Court provides families a safe and decent place to live so their children can live happy, healthy lives in our great city.”

ZBA Architects designed the community and Walker Construction served as the general contractor. Beacon Development Group provided development services and Foster Pepper PLLC provided legal services. Other engineering and design team members were: AHBL, Coffman Engineers, Fulcrum Environmental Consulting, and Baer Testing. Cascade Management is providing property management services.

The total development cost was approximately $8.5 million. Funders included the Washington State Housing Trust Fund, the Washington State Housing Finance Commission, National Equity Fund, Wells Fargo and Impact Capital. The City of Pasco also provided $50,000 of Community Development Block Grants to pay for street improvements along Pearl Street.

“This community exemplifies what the State and local jurisdictions can do when they work together to support affordable housing,” said Paul Purcell, President of Beacon Development Group.   “In particular, the project wouldn’t have been possible without the support of the State legislature and the Housing Trust Fund.”

Beacon congratulates the HACPFC and the Pasco community on another successful project!


Casa Kino Featured in Affordable Housing Finance Magazine

Posted by beacon on Fri, Nov 14, 2014 at 1:52 PM
Agricultural Workers, Family Housing, Press, Sustainable Buildings, Washington

Washington Developer Continues to Serve Farmworkers

By, Christine Serlin
Central Washington state has a robust agriculture industry, accounting for 20 percent to 25 percent of the region’s total economy.

Farmworkers are a critical part of that economy, handpicking crops, such as asparagus, cherries, and apples.  But affordable housing can be scarce in rural areas, and these needed laborers are forced to live in overcrowded or unsafe conditions.

But Yakima, Wash.–based Catholic Charities Housing Services (CCHS) is helping to provide more safe, affordable housing opportunities for farmworkers one project at a time in the seven-county area where it works.

“The need for farmworker housing is acute throughout central Washington,” says CCHS director Bryan Ketcham.

To read the whole article click here.

 

 

 

 

 

 

 


HACPFC’s Fourth & Pearl Family Housing Breaks Ground

Posted by beacon on Mon, Nov 3, 2014 at 2:56 PM
Agricultural Workers, Construction, Family Housing, Sustainable Buildings, Washington

Pasco Site

Housing Authority of the City of Pasco and Franklin County’s vacant Fourth & Pearl site before construction started

 

Over the summer the Housing Authority of the City of Pasco and Franklin County (HACPFC) broke ground on their newest community located at the intersection of Fourth Avenue and Pearl Street in Pasco, WA.

According to Andy Anderson, Executive Director of the HACPFC, “We are eager to bring quality affordable housing to Pasco. The new community, Fourth and Pearl Family Housing, is being developed on land owned by the Housing Authority for more than 60 years. It has stood vacant for more than 40 years, since the former World War II Navy housing was demolished. We are pleased to help the City of Pasco improve one of its gateways to downtown Pasco by building this new community.”

The new 40-unit community is designed to accommodate large families with 24 two-bedroom units, 12 three-bedroom units, and two four-bedroom units. Thirteen apartments will be rented to families who earn less than 40% of area median income (AMI) and twenty-five apartments will be rented to families who earn less than 50% of AMI.

The Housing Authority will market the project to agricultural workers employed in the Pasco community and surrounding areas.   Far too often these hardworking families live in dilapidated and substandard housing.

ZBA Architects designed the project and Walker Construction is the general contractor. Beacon  is providing development services. Cascade Management, Inc. will be the property manager.

Numerous public and private sources provided funding for the project. Wells Fargo is the construction lender. The Washington State Department of Commerce contributed $5 million from the state Housing Trust Fund. The Washington State Housing Finance Commission provided 4% Low Income Housing Tax Credits that the National Equity Fund purchased in exchange for $2.9 million in equity. And the City of Pasco supplied $50,000 of Community Development Block Grant funds to support public infrastructure around the project.

As of September HACPFC was 40% complete on the construction of Fourth and Pearl Family Housing and is looking forward to opening in the spring of 2015!

Pasco Construction

Fourth & Pearl Family Housing – 40% Complete

 


Casa Kino Grand Opening

Posted by beacon on Wed, Jul 23, 2014 at 11:50 AM
Agricultural Workers, Family Housing, Project Openings, Sustainable Buildings, Washington

 

Beacon Casa Kino (194 of 765)_HDR

Casa Kino, Quincy, WA

We are proud to announce that Catholic Charities Housing Services recently celebrated the opening of Casa Kino in Quincy, WA. Developed together with Beacon, Casa Kino is an affordable multi-family development consisting of 51 newly constructed 2- and 3-bedroom townhomes for agricultural workers and low-income families earning up to 30%, 40% and 50% percent of the area median income. The development complies with the Evergreen Sustainable Development Standard which emphasizes green building techniques. The apartments will save about 50% of the energy usage typical of standard construction through the use of structural Insulated Panels for exterior walls, increased ceiling/roof insulation, efficient windows and advanced sealing techniques in walls and openings. Water usage will also be greatly reduced by low-flow fixtures throughout the units and extensive “xeriscaping” landscaping in the development.

Beacon Casa Kino (312 of 331)

Beacon and CCHS staff members handing out soccer balls to the children at Casa Kino

It has been our privilege to work with Catholic Charities Housing Services of Yakima on this joint collaboration with designer, ZBA Architecture and general contractor, MC Lundgren Construction, Inc., to develop yet another quality affordable housing project for agricultural workers and their families. With a focus on comfort and safety for children on site, the community includes abundant outdoor recreational areas, a computer lab and multimedia center, classrooms and meeting rooms and a community building with centralized laundry and kitchen facilities.  CCHS provides extensive services for families and children in the community building at the property.

The project cost $10.5 million and was financed with a tax credit equity investment from National Equity Fund® through the Washington State Housing Finance Commission’s Low-Income Housing Tax Credit Program, and funding from the Washington State Department of Commerce Housing Trust Fund and the Community Development Block Grant (CDBG) Housing Enhancement Fund, administered through the City of Quincy.

In celebration of the opening of Casa Kino Beacon staff gifted a soccer, basketball or volleyball to each apartment for kids and families to enjoy together. Paul Purcell, President of Beacon, was then quickly challenged to a soccer match after the festivities wrapped up (he  lost!)

Watching the joy from the kids as they received the balls was priceless, as it reminded us what our work in affordable housing is all about – creating stable, safe and happy environments for children to grow and thrive in.  Congratulations to Catholic Charities Housing Services on creating another great community for families in Central Washington!

Paul Purcell, President of Beacon, playing soccer with children at Casa Kino.

Paul Purcell, President of Beacon, playing soccer with children at Casa Kino


 
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