Coordinated the visioning process to develop 40 new affordable housing apartments for low income older adults on surplus church property with Christ Lutheran Church, Fairfax, CA, its church board, congregation, a K-8 private school tenant, and the Town. Conducted a design charrette process, modeled the project’s financial viability, submitted applications for HOME and CDBG funds, and prepared/implemented a Request for Qualifications/Proposal developer selection process resulting in the church’s selection committee interviewing and selecting a development partner.
Assisted in the planning for a new construction, mixed use, infill five-story development co-located with 50 affordable senior housing apartments with Whistlestop, San Rafael, CA (90 staff, operating 55 paratransit buses, an active aging center, café, help desk, classes, etc.). Worked closely with board sub-committee and architect, evaluated financial viability of project scenarios, and assisted in preparation/implementation of a Request for Qualifications resulting in the organization selecting/entering into a development partnership with a non-profit affordable housing organization.
Assisting Choice in Aging (CiA), a provider of Adult Day Health Care services (ADHC), Multipurpose Senior Services Program (MSSP), California Community Transitions project (CCT), and a Montessori preschool in Contra Costa County, CA, in developing an Aging-In-Place Campus on CiA’s property in Pleasant Hill, CA. The first phase of the development includes construction of new spaces for CiA’s existing programs and 82 units of affordable senior housing for frail elders using the California Assisted Living Waiver program. Subsequent phases will include a health clinic, hospice, assisted living and post-acute care housing. The project involves both Low Income Housing Tax Credits and New Markets Tax Credits. Assisting in analyzing site feasibility, visioning process, public approvals process and public hearings, initial selection of attorney, architect and other consultants, prepare financial models for development and operation, development partner selection process, and identifying and preparing funding applications.
Rehabilitation and Acquisition
Coordinated the evaluation and acquisition of a 40+ year old HUD 202, 196 unit, 15-story, senior apartment building in Macon, GA for Christian Church Homes of Northern California. Assembled a development team with state-wide recognition (attorney, financial consultant, architect, general contractor), conducted due diligence (PCNA, Phase 1 Environmental Assessment, Asbestos/Lead Report, Surveyor, Appraiser, etc.), prepared TPA (Transfer of Physical Assets), determined financial viability of the acquisition/refinance/rehab plan, and closed the property transfer.
Assisted the Hilarita-Tiburon Ecumenical Association in the sale/transfer of Hilarita Apartments. Assisted in review/evaluation of underlying financing documents, presentations to HTEA Board, preparation of a Request for Qualifications (RFQ), review of RFQ responses, and development/review of Board Resolutions, Exclusive Negotiation Agreement and Purchase and Sale Agreement.
Assisted in the evaluation, acquisition, rehabilitation and preservation of an 8-unit apartment property in Stinson Beach, CA for CLAM (Community Land Trust Association of West Marin). Provided the financial analysis used by County and Marin Community Foundation in approving acquisition funding. Assisted in appraisal selection and review of loan/grant/escrow documents, and close of escrow. Helped build CLAM’s capacity to develop future affordable housing opportunities.
Coordinated the evaluation of substantial rehabilitation to a 48 year old HUD 202 project and development of an additional 36 new senior apartments in Santa Cruz, CA for Christian Church Homes of Northern California. Applied for/awarded HOME funds. Submitted applications to HUD for 202 Prepayment, Flexible Subsidy Deferral and Enhanced Vouchers. Coordinated the collection and analysis of information about current residents, current services and programming, property features, etc. to inform decision making about renovation of existing facilities, design of proposed new units and enhanced supportive programming to enable residents to remain healthier and live longer in their homes.
Assisted in the evaluation, acquisition, rehabilitation and preservation of a 20-unit mobile home park for San Geronimo Valley Affordable Housing Association in San Geronimo Valley, CA. Assisted in evaluating financial feasibility, hiring Civil Engineer and Phase I Environmental Site Assessment, preparing scope of work for rehab, reviewing loan/grant documents, and assisted in close of escrow. Assisted in first few months of rehab until accounting and draw systems were established. Helped build SGVAHA's capacity to develop future affordable housing opportunities.
Developed a ‘Site Assessment Tool’ for Nonprofit Housing Association of Northern California (NPH), providing an at-a-glance overview of 32 properties throughout Marin County that offered the greatest potential for near-term development as affordable housing. The tool included an analysis of those essential and unique physical, political and economic factors relevant to calculating the priority and feasibility value of each site.
Assisted a private party in preparing for a Housing Element lawsuit against Humboldt County. Work included analyzing suitability and availability of all opportunity sites named in the County Draft Housing Element and two day testimony as an Expert Witness.
Reviewed/commented on Housing Elements of various Marin County jurisdictions for Marin County Housing Action Initiative. Work included partnering with the law firm Public Advocates in negotiations with jurisdictions, and interaction with California Department of Housing and Community Development (HCD) in an attempt to strengthen Housing Elements of various jurisdictions for affordable housing.
While employed at EAH Housing, Lamar Turner restructured the licensing status of 100 apartments from licensed Assisted Living (Residential Care Facility for the Elderly) to non-licensed supportive housing for frail elderly. In partnership with the State of California and the major senior service provider organizations in the County, repackaged services around the existing frail residents. No residents moved out, frail elders continued being served, and an important community resource for lower income frail elders was preserved.
Lamar Turner has expertise in applying and successfully receiving approvals for affordable housing funding sources, including: 4% and 9% Low Income Housing Tax Credits, Tax Exempt Bonds, HUD 202, HUD 811, HUD TAP (Transfer of Physical Assets), Low Income Housing Preservation and Resident Homeownership Act funding (LIHPRHA), Project-Based Section 8, HOME, CDBG, Redevelopment Housing Set Aside, Affordable Housing Program (AHP), Mental Health Service Act (MHSA), various city and county funds, foundation grants, and conventional bridge and permanent loans. Mr. Turner has developed recent expertise in New Markets Tax Credits, as a funding source for non-housing health care/services facilities.