Tree of Life Report by Cesar Yoc

Communi t yDe v e l opme ntS t udi o, 2009 Hunt e rCol l e g e De pa r t me ntofUr ba nAďŹ&#x20AC;a i r sa ndPl a nni ng

Acknowledgements The Hunter team would like to thank its advisors, Alice Blank and Sigmund Shipp, for their guidance throughout the year. Numerous experts, officials and community members have provided valuable information to us about a range of topic areas. We would like to thank Jeff Ewing at the Urban Homesteading Assistance Board, Brodie Hefner at the United States Department of Housing and Urban Development (HUD), Carol Lamberg at the Settlement Housing Fund, Max Musicant at the Greater Ja‐ maica Development Corporation, and Robert Riggs at the Community Preservation Corporation for their valuable input into this project. We also express our apprecia‐ tion to the numerous community stakeholders who shared their extensive knowledge of Jamaica, Queens with us at our focus group meeting and through other discus‐ sions. It was truly our privilege to work with the staff, volunteers and clergy at First Presby‐ terian Church in Jamaica, Queens. Special gratitude is extended to Norman Fair‐ weather, Director of Finance and Administration, who worked tirelessly with us, sup‐ porting the creation of this report. The commitment of Reverend Patrick O’Connor and his entire staff and congregation to the people of Jamaica is unquestioned and inspiring. We are confident that the Tree of Life, the subject of this report, will con‐ tinue and expand that commitment and hope the information outlined in this report can help further that goal. The Hunter College Community Development Studio Team, Spring 2009 Richard Amanna Mary Bambino Dan Bianco Ryan Flanery Camille Ferguson Carly Greto Anna Mistretta Cesar Yoc The Hunter Community Development Team working with church staff.

Table of Contents

Acknowledgements

Contents

|ii

Executive Summary

|iii

Sponsor

Methodology

Community

Project Site

|11

Architecture

|15

Finance

|25

Conclusion

|33

Bibliography

|34

Appendix

A: Programs at First Church B: Community Data C: Youth Survey D: Community Survey E: Zoning F: Architectural Program G: LEED and Environmental information H: Market Study I: Additional Grants Opportunities J: Cooperative Property Information K: Financial Tables L: Letters of Support

Executive Summary

The First Presbyterian Church in Ja‐ Need

maica (Queens), working with the Hunter

Though numerous programs are in

Graduate Community Development Studio operation, the need remains for expanded team, has developed the Tree of Life, a thir‐ social services in the Jamaica community. teen story, multiuse building, incorporating The Tree of Life will include space to allow expanded community facility space, com‐ for the growth of educational, medical, nu‐ mercial space, and affordable housing. The tritive and other services. A resource center Tree of Life will rise on a site controlled by allowing for social service referrals is at the the church, next door to its current campus heart of this new programming. The Tree of on 164th Street in Downtown Jamaica. Using Life also addresses the need for affordable several government subsidies and incen‐

housing – a need common throughout the

tives, the team has devised a feasible finan‐ City – by providing over 170 units for low‐ cial plan that will require limited equity on and‐moderate income families and indi‐ the part of First Church.

viduals.

The Sponsor

Site

First Presbyterian Church in Ja‐

The Tree of Life will be built on a

maica, known as First Church, is consid‐

site adjacent to the church’s current cam‐

ered by many as the oldest continuously

pus on 164th Street, currently occupied by a

serving Presbyterian congregation in the

Citibank branch and outdoor parking. The

United States. Its remarkable four‐century site is ideally located in a corridor of both history as a beacon of hope in southeastern commercial and residential development. Queens has resulted in an outstanding

The Tree of Life’s mixed‐use program will

portfolio of accomplishments and partner‐

therefore be in character with the sur‐

ships. Currently, the church runs an exten‐ rounding area. Public transportation and sive array of social service programs for the convenient auto routes provide excellent community including a food pantry, soup kitchen, youth center, health services (e.g. medical screenings) and educational offer‐ ings. iii

access to the site.

Executive Summary

Building Concept and Architecture

tion. Leasable commercial space provides a

revenue stream to sustain the project and

The building has been designed to

fill the site to its maximum development

its programs.

potential and add to the church’s existing three‐building campus. Commercial space will be provided at the ground floor, facing 164th Street, including space for re‐housing Citibank. The base of the building also pro‐ vides space for First Church’s program ex‐ pansion, including an innovative resource center to coordinate social services in the Jamaica community. The building also con‐ tains floor space that can be leased to non‐ profits and medical providers. The upper floors contain 176 units of affordable hous‐ ing. Two levels of underground parking are provided for church, commercial and resi‐ dential use.

Financing

The Tree of Life requires creative

and viable financing. The Hunter team esti‐ mates that construction will cost just over $70 million. The proposed comprehensive financial plan makes significant use of af‐ fordable housing subsidies, grants and tax credits. This model requires limited equity on the part of First Church or its nonprofit development arm, the First Jamaica Com‐ munity and Urban Development Corpora‐ iv

ponsor S

The Sponsor

off Jamaica Avenue, the main corridor of

After a three month‐long search ex‐

ploring prospective projects and partners, The Hunter Community Development Stu‐ dio elected to work with the First Presbyte‐ rian Church in Jamaica, Queens (First

the Jamaica central business district.

First Church

has established a Community Board 12 in New York City

Church). First Church’s longstanding com‐ mitment to the community and their desire to expand their mission of social service through the Tree of Life project were deeply impressive.

Location

First Presbyterian Church in Jamaica

is found in Queens, New York City’s Com‐

Queens Community Board 12. Source: New munity Board 12. It is located on 164 street York Department of City Planning th

First Church is located on 164th street off Jamaica Avenue. Source: City Maps. com

Sponsor

strong tradition addressing the need of the community to enable individual depend‐ ence and self reliance. First Church is made up of a congregation of 600, many of whom are active in the community. Church members have been instrumental in the establishment of Jamaica Hospital, the Jamaica YMCA and the Jamaica Service A view of the Sanctuary to the left and Magill Hall to the right, 1942

Program for Older Adults (O’Connor, 2009).These institutions and programs are now integral parts of the Jamaica Commu‐

current location on 164th Street. In 1925,

nity.

the Magill Memorial Building was built to

History

accommodate church offices, Sunday

Organized in 1662, First Church car‐ school classes, a gym, auditorium and a ries the distinction of being the only New recreational area (MacDonald, 1862). The

York City church to remain open through

new building provided a safe, spiritual

the rule of the Dutch, the rule of English

space for community members and church

and the founding of a sovereign United

staff to come together.

States. Over its 347 year history, as the

Mission

needs of the community and of the congre‐

A prominent mission of the Church

gation have changed, so has the physical

is to empower individuals to assume active

campus of First Church. In 1699, villagers

responsibility for their lives and to take sig‐

built a forty‐foot square stone church on

nificant steps towards the attainment of

Jamaica Avenue. In 1813, the stone church

their goals and visions (First Church in Ja‐

was razed and replaced by the Sanctuary.

maica, 2009). This mission is expressed in

In 1834, the rectory (“Manse”) was con‐

First Church’s tradition of addressing com‐

structed. The Sanctuary and Manse stood

munity needs in order to enable individual

near 163rd Street facing Jamaica Avenue un‐ self reliance. til 1920, when they were moved to their 2

Sp P r o jnescotr S i t e

First Church’s tradition is supported

In September 2007, the City Council

by a financial model that allows the Church adopted the Jamaica Plan to address com‐ to pursue its mission of serving the com‐

munity and economic development in

munity. First Church owns property on Ja‐

Downtown Jamaica (City of New York –

maica Avenue, which it rents to retailers;

Dept. of City Planning, 2007). The develop‐

some of the rental income is then used to

ment of the project will address the needs

fund various operations and community

of human capital as the revitalization of

outreach services. For First Church, the

Downtown Jamaica continues and is sup‐

Tree of Life project will enable the continu‐ ported by the Jamaica Plan. Thus the goals ance of its tradition and build upon the

of Jamaica plan are inline with the inten‐

financial model that has proven successful tions of FJCUDC . for them.

First Jamaica Community and Urban De‐ velopment Corporation (FJCUDC)

In 1999, First Presbyterian Church in

Jamaica formed the First Jamaica Commu‐ nity and Urban Development Corporation (FJCUDC), a 501‐C3 non‐profit corporation responsible for developing property and

Programs: Project Impact in the current recreation center

managing a variety of the First Church’s social services and capital programs. The

FJCUDC board is comprised of 12 members, First Church Programs including its chairman, Reverend Patrick

First Church hosts a variety of pro‐

O’Connor, who has been the head pastor at grams (See Appendix A) to serve the com‐ First Church for the past 17 years. The re‐

munity in keeping with its mission. These

mainder of the board is made up of First

programs run continuously throughout the

Church parishioners and staff, as well as

year and include a comprehensive youth

residents of the Jamaica commu‐

program (Project Impact), a food program,

nity (Fairweather, June 6, 2009).

preventative healthcare services such as

prostate cancer screenings, ESL/GED

Sponsor

other youth and adult programs (First

classes, Bible studies, art classes and many Church in Jamaica, 2009).

Programs: Volunteers helping out at the soup kitchen

Programs: Café First Jazz program being enjoyed by the community

ethodology M

Methodology

and commercial capacity of the downtown area.

The Tree of Life will support community

7. A street survey was conducted with

needs and the Church’s long‐term service

residents and shoppers about

goals. The Hunter team conducted the fol‐

neighborhood needs. 8. A youth survey was administered

lowing activities to understand how to best

about youth needs.

align the Church and the Tree of Life ’s goals with the community needs. 1. Meetings with First Church staff and clergy were held to outline First Church’s long‐term strategy. 2. Church program inventory was taken to understand current service offerings, the capacities of those programs and possible expansion opportunities. 3. A review of existing community re‐

Hunter Team member conducting street survey

ports was undertaken to develop a

9. A land use inventory was taken to

baseline of neighborhood character‐

determine the locations of social ser‐

istics.

vices and retail enterprises.

4. A focus group with community

10. Meetings were held with non‐profit

stakeholders was held to determine

developers (e.g. the Settlement

the partnerships First Church must

Housing Fund, The Urban Home‐

cultivate in order to solidify the Tree

steading Assistance Board—UHAB

of Life ’s role as comprehensive ser‐

and the Community Preservation

vice center.

Corporation for guidance on the fi‐

5. A comprehensive data analysis was

nancial feasibility of this project and

undertaken to review community

to establish potential development

trends that may influence the Tree

partnerships.)

of Life’s housing and community fa‐ cility programming. 6. A meeting with Greater Jamaica De‐ velopment Corporation was held about the development obstacles 5

Community

The community that lives around

the Church is a diverse population (US Census Department American Factfinder, 2000). During the day, the community in‐ cludes thousands of workers, school chil‐ dren and shoppers from other neighbor‐ hoods (Musicant, 2009) and they all add to

the current needs of the community. It became clear that the greatest needs occur in the areas of youth services, substance abuse programs, immigrant advocacy, and housing as outlined below. The Hunter team reviewed the 2009 Commu‐ nity Board 12 Needs Statement, the 2007 Saint John's University Employment Study, information collected from First Church staff and results from Youth and Commu‐ nity Street surveys (see Appendix C, D). First Church has a history of addressing the needs of the community and looks to the new Tree of Life to expand its ability to address these needs.

Youth Jamaica Avenue central business district.

the vitality of the community. At night the scene changes (O’Connor, 2009), as it does in so many American downtowns, to a place where workers go home, businesses close and pedestrian activity slows. The Tree of Life will seek to maintain the vital‐ ity of the day into the night hours.

According to Census 2000 data, (see

Appendix B) the under 18 population makes up more than a quarter of Jamaica’s total population (US Census Department American Factfinder, 2000). Over 13,500 youth reside within the community; and according to the Greater Jamaica Develop‐ ment Corporation, the downtown area sees over 8,000 students daily on their way to

Need

and from of surrounding schools The Hunter team carefully reviewed

existing community based documents and conducted various surveys to best assess

(Musicant, 2009).

The Saint John's University Employ‐

ment Study cited that there are inadequate 6

C o m m u n i t y

social resources for youth in Jamaica.

Youth Experiencing Success (Y.E.S) Leader‐

(Biafora, 1999) The Community Board 12

ship program, and the Ambassadors bas‐

Needs Statement (2009) reported that

ketball team, offers area youth a haven in a

“Among the most important of our youth

supportive, disciplined environment. The

needs are more supervised afterschool pro‐ Tree of Life will provide a welcome oppor‐ tunity to expand these important youth services.

The Hunter Team recommends sev‐

eral ways to position The Tree of Life as a recreational resource:

The Ambassadors basketball team grams for our children to attend” (Queens Community Board 12, 2009). First Church staff noted that, with nothing constructive Church youth

to do, many youth can get caught up in situations that lead to the criminal justice system, leading to lifelong difficulties (O’Connor, 2009). The youth survey con‐ ducted by the Hunter team found that 74% of teenagers see gang violence as a severe threat while 64% are severely concerned about drug and alcohol abuse in their com‐ munity.

Project Impact, First Church’s com‐

Youth Program Recommendations 

A youth fitness center. Our youth sur‐ vey found that over two‐thirds of youth at First Church would “definitely” use a fitness center. This is an inexpensive alternative to the YMCA. Such a fitness space could serve as an attractive com‐ plement to the basketball program. A distinct fitness center could also be

prehensive youth program, which is com‐

used by First Church’s Get Healthy Get

prised of a daily after school program, the

Fit Club.

Community



Physical activities for females. The

lege might be able to provide SAT test

Hunter team found interest in estab‐

preparation, tutors or college advising.

lishing female basketball activities as

Recovery Population

well as a gymnastics space.

Space revitalization. Improvements

entry and recovery population that exists in

such as fresh paint and new furniture

the neighborhood. Nine of Queens’ seven‐

were requested.

teen homeless shelters are located in Com‐

Off hour space usage. From 2:30 –

munity Board 12. Community Board 12’s

First Church staff report a large re‐

7:00pm, the basement recreation area is 2009 Needs Statement (2009) concluded open for youth activities. The Hunter

that the disparity between available ser‐

team recommends First Church explore vices and the in‐need population continues off‐hour use of this space. One possibil‐ to grow due to the proliferation of home‐ ity is the creation of a day care service,

less shelters and mental health facilities

prior to 2:30pm, with a coinciding in‐

within the community district. Church

ternship agreement with local schools.

staff agrees that there is a growing recov‐

Students can gain valuable workplace

ery population that outpaces available ser‐

and vocational experience working with vices. The Tree of Life will include a Re‐ a child daycare service. A daycare ser‐

source Center that will provide First

vice could also serve to support the

Church the space to expand existing pro‐

child care needs of young mothers who gramming that addresses the needs of this



have yet to finish school.

population such as ESL/GED classes and

Partnerships. Seek out partnerships

computer classes.

with other community organizations

Immigrant Population

that can help First Church augment cur‐ rent youth programming. The St. John’s community study cites “a lack of infor‐ mation about preparing for college en‐ trance” available to neighborhood youth. A local entity such as York Col‐

The large immigrant population lo‐

cated in Community Board 12 (See Appen‐ dix B) is also a cause for concern. First Church staff noted that immigrants are vul‐ nerable due to a lack of familiarity with the laws and culture of the United States. This 8

C ommunity

is particularly an issue in Jamaica. Accord‐ ing to the 2000 Census, almost 30,000 for‐ eign‐born individuals live in the First Church vicinity, nearly 24% of have been in the community for less than 5 years (US Census Department American Factfinder, 2000). The Tree of Life Resource Center will provide First Church the space to ex‐

Graffiti about the loss of area hospital. Source: The New York Times

pand their programs which address this vulnerability such as adult education

services presently available at First Church

classes and the tax preparation program.

which include prostate and other medical

Medical Needs

screenings.

The Community Board Needs State‐ Coordination of Social Services

ment (2009) describes a community that is

First Church staff have repeatedly

medically underserved. The Needs State‐

noted that while there are many social ser‐

ment cites a high rate of HIV infection as

vices in the neighborhood, there is a lack

an issue in the area. Additionally, accord‐

coordination between these services. Some

ing to the New York City Department of

centralized coordination of services is

Health, the heart disease hospitalization

needed, “to move the clients to the next

rate in Jamaica has increased by more than level…[of independence and self reliance]” 15% in the past decade. Additionally, in the Reverend O’Connor has stated. face of a recent closing of one hospital in

Jamaica and another in an adjacent

square feet of community facility space, is a

neighborhood, the community is need of

necessary addition to the neighborhood.

healthcare services. The flexible commu‐

The gemstone of the project will be the

The Tree of Life, with almost 25,000

nity space in the Tree of Life can be rented Tree of Life Resource Center. First Church to doctors to provide preventative medical strives to empower self‐sufficiency in each services and information. These services

person who comes to them in need. As

will complement and augment the health

such, the Tree of Life Resource Center will

serve as a clearinghouse of information re‐

Community

units. By adding one, two and three bed‐

garding human services. As a social service room affordable rental units to the area, clearinghouse, the Resource Center will

the Tree of Life will stabilize the neighbor‐

also provide space for the one‐on‐one

hood while maximizing the available af‐

counseling that is important to the recov‐

fordable units in Jamaica, Queens.

ery process and the fostering of self‐

Summary

reliance. Clothing, food/nutrition, and

This project, developing and build‐

medical services will also be available to the ing the Tree of Life, is an opportunity for recovery community. The Resource Center the First Church to expand its program‐ will extend First Church’s effort to instill ming, create a space to act as a clearing‐ self‐sufficiency through improved social

house for social services as well as do some‐

service coordination.

thing for the community that they have not

Housing

done before: provide affordable housing.

The Tree of Life will have a beneficial im‐

The Community Board 12 Needs

Statement (2009) speaks to the lack of af‐

pact on all existing First Church programs.

fordable housing as a major issue in the

As stated by the Church, “Beyond offering

area that needs to be addressed. According programs operated by the Church, the Tree to the Needs Statement, the costs of new

of Life will complement existing social ser‐

developments is by and large not commen‐ vice providers in the community by serving surate with the income of most residents

as a clearinghouse to their services and pro‐

(Queens Community Board 12, 2009). In

grams and leasing out space to give them a

addition, 94% of the Hunter Team street

more permanent presence” (First Church

survey respondents described the high cost in Jamaica, 2009). of housing as a “moderate” concern and

56% of them described housing costs as a

“severe” issue facing the community.

Affordable Housing

A vital component of the Tree of Life

will be the provision of 176 affordable rental 10

Project Site

The Tree of Life will be located at 89

‐48 164th Street (Block 9793, Lot 78) in Ja‐ maica, Queens, in Community District 12. The lot is currently home to a Citibank branch with 50 feet of frontage along 164th Street. The bank footprint is less than one‐ quarter of the lot, as the rest of the site is used for a 55‐car parking lot.

The development of the Tree of Life

fits with the intentions of the Jamaica Plan. In September 2007, the City Council adopted the Jamaica Plan, to address com‐ munity and economic development in Downtown Jamaica. The Jamaica Plan en‐ courages the development of affordable housing and a variety of uses in the area. These uses are included as aspects in the development of the Tree of Life.

This site is centrally located within

the Downtown Jamaica Special District as part of The Jamaica Plan; the Special Dis‐ trict is designed to provide for a mix of resi‐ dential, business and community activities in the heart of the downtown area (City of New York DCP, 2007) .

The proposed development accu‐

rately captures the mixed use character of the neighborhood. Jamaica has long been 11

known as the commercial and cultural cen‐ ter for the Southeastern Queens commu‐ nity. Dozens of independent and chain re‐ tail shops line Jamaica Avenue, just steps away from the proposed site. Existing edu‐ cational, social service and medical provid‐ ers flourish in Downtown Jamaica, includ‐ ing the YMCA, Jamaica Service Program for Older Adults, Jamaica Center for Arts and Learning and York College – just to name a few – and they represent either demon‐ strated or potential nonprofit partners for First Church.

Access to the site is excellent, given

Jamaica’s status as a key transportation hub. Four subway lines, dozens of bus lines, the Long Island Rail Road’s Jamaica Station and AirTrain to John F. Kennedy Interna‐ tional Airport are within blocks of First Church (Figure 1)

Major automobile routes include the

nearby Van Wyck Expressway, Hillside Avenue and Merrick Boulevard (Figure 2). These modes make the Tree of Life accessi‐ ble to surrounding neighborhoods, the rest of the city and the region.

The building lot is located directly

adjacent (to the north) of the Church’s ex‐ isting campus comprised of the Sanctuary,

Project Site

dating to 1813, the Manse, a 19th century

house now used for administration and

area, the Hunter team proposes transfer‐

Magill Hall, a 1920s building housing com‐

ring the unused development rights of the

munity programs and offices. The lot is

existing Church parcels. This is accom‐

To build to the maximum allowable

29,568 square feet with 154 feet of frontage plished through a zoning lot merger and is on 164th Street. The lot currently is the

explained in Appendix E, along with other

home to a two‐story, 13,000 square foot

pertinent zoning information.

building leased by Citibank and a 55‐car

parking lot (Figure 3) .

mixed‐use building with a gross floor area

Zoning

of 215,203 square feet. Table 1 summarizes

proposed floor area by use. The leasable

The development site, block 9793,

lot 48, is zoned C4‐5X and allows for both

The Tree of Life will be a 13‐story

residential space translates into 176 one‐

residential and commercial uses as‐of‐right. ,two‐ and three bedroom units meeting or It is within the Downtown Jamaica Special exceeding NYC Housing Preservation and District. This designation places additional Development (HPD) minimums required regulations on the lot to ensure that the

to qualify for affordable housing assistance.

Tree of Life will fit into the surrounding

neighborhood character. These regulations include limiting the building’s height to 125

feet, requiring setbacks to reduce shadows

by allowing light to reach the street and

street‐level improvements such as requir‐ ing tree plantings. These specifics have

been incorporated into the architectural

design of the Tree of Life to both ensure conformity with the zoning resolution and to provide the neighborhood with an ap‐ propriately scaled building (See Appendix E).

P r o j e c t S i t e

Figure 1 Public transit provides excellent access to the site. The church is represented by the red rectangle at the center of the image.

Figure 2 Major auto routes link the site to all areas of Southeast Queens (Red lines = Highways, and Black Lines = Main Streets) 13

Project Site

Figure 3 Site plan showing the church campus: (see pictures below) A. The Sanctuary , B. Manse C. Magill Hall, D. Parking lot adjacent to Citibank A

A r c h i t e c t u r e

Building Design

part of the existing neighborhood context.

In designing the Tree of Life, the

Hunter team strives to create a building that symbolizes First Church’s bold move to expand their urban campus with a new branch – the Tree of Life. The new building attempts to be singular yet very much a

The base of the building, housing the com‐ mercial, more public part of the program is aligned with the existing Church buildings to establish a contextual street scale. From this base rises a tower, primarily of glass, housing the residential units. Setbacks al‐

Table 1 Summary of New Facilities Commercial

Community Facility

Residential

Gross floor area (sf)

22,044

24,975

168,184

Leasable floor area (sf)

18,737

21,229

142,956

Proposed schematic bulk diagram.

Architecture

low for units to have increased access to light and air, particularly relevant to the units adjacent to the existing apartment building at the north end of the site.

View looking from 164th Street: existing campus of three buildings on left, Tree of Life building on right

Detail of ground floor

A Â rchitectureÂ

Program space opens onto a landscaped rear yard, providing an outdoor gathering

Aerial view showing green space on existing campus and the Tree of Life

Architecture

Subcellar and Cellar

As Figure 4 shows, two below‐grade levels will provide parking for 137 cars, which

is more than double what is available now and mechanical space for the new facility. Magill Hall’s existing basement level will contain a refurbished youth center that in‐ cludes improved access, office space and new restrooms.

Figure 4 Cellar

A rchitecture

Ground Floor

The design calls for the removal of the parking for staff cars in the existing

courtyard to allow for a clearer sense of entry to the existing First Church campus and a recreation and entertainment area for outdoor programming. The existing campus and new Tree of Life are joined at the ground floor in the area adjacent to the existing auditorium . This rear area houses the majority of the community use expansion, in‐ cluding the new kitchen, dining / banquet hall, food pantry and clothing bank space. At the street level, the Tree of Life provides commercial space for a prospective tenant, a vestibule for Citibank and a residential entrance (Figure 5). Our research indicates that a restaurant, bookstore or café would be an ideal fit for the 6,656 SF of commercial space in the new building (See Appendix H).

Figure 5 Ground floor 19

Architecture

Second Floor

Citibank is allocated over 5,500 square feet on the second floor for a full‐service

branch. There is an additional 7,800 square feet of commercial space located on 164th Street. 8,900 square feet of space at the rear of the second floor is leasable to area non‐ profits and medical providers (Figure 6). This community space may also be used in part by First Church for additional program expansion.

Figure 6 Second floor

A rchitecture

Third Floor

The third floor is the heart of the community facility housing the Tree of Life Re‐

source Center. The Resource Center can be easily accessed by the new entrance on 164th Street and by the main entrance of Magill Hall. The Resource Center includes a library and computer area overlooking a back garden (Figure 7). There is a conference room and individual counseling rooms, with an adjoining outdoor terrace, all for public use.

Figure 7 Third floor

Architecture

Tree of Life Resource Center conference room

Tree of Life Resource Center reception area 22

A rchitecture

Partial Third through Thirteenth Floors: Residential

The upper floors of the Tree of Life contain 176 units of affordable housing, pro‐

vided in one, two and three‐bedroom layouts. These units are accessed via a ground‐ floor residential lobby at the northern end of the new complex. Selected units contain balconies and terrace space, as shown below in Figure 8.

Figure 8 Apartment layouts: 1, 2 and 3 bedroom apartments.

Architecture

Sustainable Design

Theme

The Hunter studio team firmly be‐

Credits

Sustainable Sites

lieves in incorporating elements of sustain‐

Water Efficiency

able design into the Tree of Life. Com‐

Energy and Atmosphere

monly known as “green” design, these ele‐

Materials and Resources

ments include features and technologies

Indoor Environmental Quality

that help conserve and protect the environ‐

Innovation & Design Practices

Total

ment, while offering long‐term cost savings to First Church. Green design can be thought of as a 21st century update of First

Table 2 LEED Silver Credit Checklist (See Ap‐ pendix G)

Church’s commitment to a model of finan‐ consumption. Figure 9 shows a proposed cial self‐sufficiency, as conservation and

“green roof” atop the Tree of Life build‐

environmentally conscious decision making ing .The LEED checklist (Table 2) above lessens dependence on energy sources.

summarizes the green elements to be in‐

corporated into the Tree of Life.

Leadership in Energy and Environ‐

mental Design (LEED) is a nationally ac‐

The new building is classified at the

cepted set of standards that the U.S. Green LEED Silver level. This accreditation makes Building Council developed for rating the

the Tree of Life eligible for subsidies and

energy‐efficient performance and design of grants, including the New York State En‐ a building (US Green Building Council,

ergy Research and Development Author‐

2009). LEED incorporates a series of both

ity’s (NYSERDA) New Construction Pro‐

high and low‐tech measures, ranging from gram. Details on this grant, along with energy efficient windows to water‐reuse

other “green” information, are presented in

systems that can reduce energy and water

Appendix G. Figure 9 Aerial view showing green space, of the Tree of Life

The Solaire’s Green Roof. Source: www.inhabitat.com/2006/10/08/ open-house-nyc/ 24

F inance

Finance

The Tree of Life will continue the

“First Church Model’’, a financial philoso‐

tious vision of the Tree of Life will prove to be a reality.

Cost Assumptions

phy that drives the Church’s financial self‐

As shown in Figure 9, the total de‐

sufficiency through cash flow derived from velopment cost for the Tree of Life is pro‐ real estate investments and their associ‐

jected to be $70,023,552. Acquisition costs

ated rental income. In addition to the ex‐

have been estimated at $2,490,226. Hard

pansion of community facility space, the

costs total $57,234,266 ($325,922 per unit),

Tree of Life will provide 176 units of afford‐ comprised of construction costs estimated able housing, as well as ground level retail at $233 per square foot, $75 per square foot – both of which will provide revenue to‐

for below‐grade parking and a 5% contin‐

ward the project. By acquiring the property gency (Settlement House Fund, 2008). Soft adjacent to the existing Magill Hall, First

costs totaling $7,171,117, include profes‐

Church took a critical step toward the re‐

sional fees, loan fees, pre‐construction ex‐

alization of this project. A development of penses, land carrying costs, and a contin‐ this size and scope will require a creative

gency of 5%. This assumption assumes pre‐

yet viable financing plan. The Hunter team vailing wages; however, it is hoped that a proposes that through the utilization of

project labor agreement with the local

government subsidy programs, rental in‐

building trades can be reached to further

come, grants and contributions the ambi‐

minimize subsidies required for construc‐

Figure 10 Development costs 25

Finance

tion. Finally, a developer’s fee has been as‐ ment’s 2008 household income limits. (See sumed at 4.48% of total development cost Appendix J) By doing so, the Tree of Life totaling $3,000,000.

will be eligible for numerous government

Maintenance and Operating Costs

grants and subsidies. The majority of de‐

The yearly maintenance and operat‐ velopment sources will be provided by 9% Federal Low Income Housing Tax Credits ing cost of $944,236 has been calculated

based on 176 units with a total of 645

(See Appendix K). Additional develop‐

rooms (See appendix K). First Church ex‐

ment sources include New York City Hous‐

pressed a desire for a management com‐

ing Development Corporation’s New Hous‐

pany to handle day‐to‐day operations. This ing Opportunities Program (NEW HOP), is included in the budget as well as one full which provides a first mortgage through ‐time superintendant and two maintainers. the sale of taxable bonds, and a second mortgage through its capital reserves (NYC The Hunter team assumes no real estate tax liability through the utilization of the

HDC 2009); New York City Housing Pres‐

Article XI exemption (NYC HPD 2009a).

ervation and Development’s Participatory

Proposed Financing Model: Affordable Rental Housing

The proposed financial model calls

for all residential units to be designated affordable based on the Federal Depart‐

Loan Program, which provides up to $80,000 per affordable unit (NYC HPD 2009c); and the New York State Housing Trust Fund. In addition to these loan sub‐ sidies, NYSERDA’s Multifamily Perform‐ ance Program and Enterprise Green Com‐

ment of Housing and Urban Develop‐

Figure 11 Apartment allocation 26

F i n a n c e

munities grants will contribute to develop‐ ceive Federal Low Income Housing Tax ment costs associated with green design. A Credits for their construction. The lowest modest equity contribution and a deferred tier will serve families earning below 38% developer’s fee will be required to cover

NYC AMI, which will allow First Church to

the remainder of total development cost.

maximize benefits from both the New

HOP and PLP programs. By setting rents

Specific guidelines regarding unit

allocation and rental limits must be fol‐

below the maximum allowable percentage,

lowed to insure subsidy program eligibility. First Church broadens its marketing band Figure 10 shows the allocation of units for

and helps to increase affordability in an

the Tree of Life. The Hunter team estab‐

effort to encourage an expeditious lease up

lished three income/rent tiers with the

period.

hope that a mix of incomes will create a

diverse community within the building

year cash flow based on income and ex‐

and help First Church’s goal of contribut‐

pense projections. In year one, expected

Table 3 (see next page) shows a 12‐

ing to a vibrant community. The top rental residential rent revenues are $1,853,765. In tier will be set at 88% of New York City

addition to residential rent, over 15,000 sq.

Area Median Income (AMI), as defined by ft. of new commercial space will be rented the U.S. Department of Housing and Ur‐

at $25 per sq. ft. for a total of $294,053 dur‐

ban Development (Hefner 2009). This tier ing this period (Musicant 2009). The Citi‐ was chosen because rents that can be

bank tenant will occupy 6,454 sq. ft. of the

charged are roughly equivalent to current new retail space, and will continue to pay market rate in the immediate vicinity

their current yearly lease agreement of

(Musicant 2009). This allows First Church $27,000. Rental income from community to obtain subsidies for the apartments,

facility space has been calculated at $10 per

while at the same time generating enough sq. ft. for a total of $89,510. revenue to make the project viable from a

Assuming a total annual project in‐

cash flow perspe‐ctive. 69% of units will be come of $2,264,328 and subtracting yearly affordable to households earning less than expenses of $944,236, it is anticipated that 58% AMI, and are therefore eligible to re‐ 27

a Net Operating Income of $1,376,814 will

Table 3 12-Year Cash Flow Pro Forma

Finance

inance F

be produced in the first year following con‐ proven track record with projects of simi‐ struction and rent‐up periods. Assuming a lar scale and complexity. Once the devel‐ 3% annual increase in residential and com‐ opment team is established, First Church mercial rent, and a 4% increase in M&O

should move to the subsidy application pe‐

(Maintenance & Operating) expenses, First riod. Timing is extremely important, as Church is projected to realize a total net

many awards such as Low Income Housing

income of $3,707,902 after 12 years.

Tax Credits are considered only on an an‐

Proposed Timeline

nual basis. Provided that the necessary

Recognizing First Church’s desire to break funding sources are obtained, the ground‐ breaking and an 18‐month construction ground on the Tree of Life within two years, the Hunter team proposes the fol‐

period will take place from February 2011

lowing timeline as indicated in (Figure 11). through August 2012. Immediately follow‐ Starting as soon as possible and ending in ing the groundbreaking/construction pe‐ January 2010, the First Church should as‐

riod, rentals begin. Full rent up, or full oc‐

semble a development team or partner

cupancy, is scheduled to be completed by

with an established developer. Working

March 2013.

with an established developer is para‐

Discussion: Feasibility of the Rental Model

mount since eligibility for subsidies is

based on a selection of a developer with a

First Church’s desire to incorporate a

While the Hunter Team is aware of

Figure 12 Proposed Timeline for Development

Finance

home ownership component in this pro‐

omy, provided banks with 700 bil‐

ject, the Team believes that an affordable

lion dollars across the nation, just

rental model is the most feasible approach

to ensure that banks would con‐

to development at this time based on the

tinue to lend money to homebuyers

following reasons:

and homebuilders. A Wall Street

Scarcity of Financing: In the current

Journal analysis showed that some

economy bank lending is down.

of the biggest recipients of bailout

Banks are not lending in order to

money, 4 months after they had re‐

maintain assets and recover much

ceived funds made 23% less loans

of their loss from the recent sub‐

than when they first received the

prime debacle when they lost so

bail out money. Thus homebuyers

much money in mortgages and

and builders have decreased access

other loan repayments. In 2007, an

to capital. Because of this lack of

article in The Real Deal, an online

access to capital building or buying

real estate newspaper, said that zip

a home is harder to do in the cur‐

code 11434 in Jamaica, Queens had

rent economy. The availability of

the highest number of foreclosures

subsidies for the construction of af‐

in New York City as a result of sub‐

fordable rental housing is signifi‐

prime lending. A March 2009

cantly greater than those available

Crain’s New York Business article

for home ownership.

stated that the foreclosure crisis has

Market Demand: Due to the current

hit New York, “the city where

economic crisis, it is difficult for

predatory lending was most preva‐

real estate brokers to sell homes,

lent, shaking the foundation of

condominiums and apartments.

neighborhoods like Jamaica and St.

Queens saw a 58% drop in condo

Albans in southeast Queens, and

sales in the last three months of this

East New York and Flatbush in

year, according to Crain’s New York

Brooklyn.” The United Sates gov‐

business.com (Fung 2009). A

ernment, in response to the econ‐

Bloomberg.com article stated that 30

inance F

apartments are taking longer to sell

can be an important aspect of build‐

(Lynch 2008). Additionally, accord‐

ing a strong community, The

ing to a Century 21 Milestone Real‐

Hunter team feels that community

tor in Jamaica, Queens, “Coops are

development can (and has) success‐

slow right now, so a lot of people

fully occurred in neighborhoods

are asking about rental, probably

consisting of primarily rental hous‐

because of the economy.” She added

ing. According to the 2008 New

that 3 coop apartments she had in

York City Housing and Vacancy

2008 were very difficult to sell. “It

Survey, “the number of rental units,

was like pulling teeth.” But the

occupied and vacant together, was

Century 21 realtor added that the

2,145,000, or 64.4 percent of the

market seems to slowly be coming

City’s housing inventory” (NYC

back now and she reports that she

HPD 2009b). As is seen throughout

feels it is starting to pick up, al‐

New York City, many of these com‐

though slowly (Braithwaite 2009).

munities have managed to develop

As the market picks up slowly First

and thrive around affordable rental

Church may desire to explore a co‐

housing, community programs,

operative property option. To facili‐

strong institutions, and activated

tate this effort, materials that will

street fronts; all of which are being

aid the investigation of developing

proposed in the Tree of Life. As Jane

cooperative apartments are found in

Jacobs, a prominent urban writer

Appendix J.

and champion of community based

Community Development: First

planning so aptly explained in the

Church’s desire to provide home

book Death and Life of Great

ownership is based upon the con‐

American Cities, “You can't rely on

cept that such a model would pro‐

bringing people downtown; you

mote a greater sense of stability and

have to put them there” (Jacobs

community. While the Hunter

1961). Affordable rental housing is

Team agrees that home ownership

currently the most feasible way to

Finance

bring people (and subsequently, a

$200,000. Other organizations make avail‐

community) to Downtown Jamaica. able below‐market financing at signifi‐ The Tree of Life will provide afford‐ cantly higher levels. These programs sup‐ able housing, and along with it a

port affordable housing, with some focus‐

diverse population and increased

ing on specific phases of the development

community services – all of which

process such as acquisition costs. Some

will serve as key building blocks for programs may have a specific geographic a vibrant and strong community in focus that is advantageous to the Church. Downtown Jamaica.

For instance, the Roslyn Savings Bank pro‐

Additional Sources of Funding

vides grants for affordable housing projects

on Long Island and in Queens only.

Before First Church takes the next

step in the development process, it is para‐

A defined service plan ‐ with measur‐

mount that the Church develop a firm pro‐ able outcomes ‐ for the Tree of Life and the gram for the Tree of Life’s affordable hous‐ First Church as a whole is especially vital in ing and community facility components.

the pursuit of grant funding. Nearly 50 or‐

Not only will a defined program provide a ganizations have been identified that offer focus for the development process, it can

program support depending on service ob‐

also reveal additional funding sources for

jectives. Literacy, job creation, immigrant

the Project. Appendix H identifies the vari‐ services, partnership building, youth devel‐ ous grant opportunities the Church might opment, health and nutrition; these are just pursue to fund the Project’s capital needs, some of the areas of need targeted by grant as well as support First Church’s commu‐

organizations. A well‐developed service

nity service objectives. This section will

plan can yield substantial funding support

outline some of these grant programs and for both current First Church programs and their respective funding priorities.

the new or expanded programs housed in

the Tree of Life.

Several grant programs provide ei‐

ther grants or below‐market financing for capital needs. Some organizations offer grants from as little as $1,000 to over 32

C o n c l u s i o n

Conclusion

The Tree of Life will undoubtedly

be a positive addition to the Jamaica com‐ munity. It continues and expands upon First Church’s long and storied mission of social service. The Tree of Life offers im‐ proved facilities for programs that address basic needs, such as food and clothing, while providing a new and innovative Re‐ source Center that will meet the holistic needs of the individual.

Yet the Tree of Life is much more

than program space. It is a multi‐story, multi‐use, environmentally‐conscious de‐ velopment project that will add to the rich urban fabric of Jamaica. 176 residential units will provide much‐needed affordable housing. New commercial space will enli‐ ven the streetscape while providing reve‐ nue to sustain First Church’s programs. Incorporating all of these components – the programming, the housing and the commercial ‐ the Tree of Life contains all the elements for bringing together and creating a true community.

The Hunter team is confident that

its plan for the programming, design and financing of the Tree of Life is comprehen‐

sive and feasible. The Tree of Life solidifies First Presbyterian Church in Jamaica’s presence and commitment to the commu‐ nity. It can, and will, provide services and support to make a lasting difference in people’s lives.

Bibliography

Atlas of City Property. Map 17 Queens Community District 8 and 12. 1991. Map Division 91‐3010. Biafora, F.A., LaRouche, C.M. & Mangione, J.E. (1999) “Employment Assessment for the Millennium: A Survey of Southeast Queens, New York. “ Braithwaite, Mavis (Century 21 Milestone Realty). Telephone interview with Hunter team. 19 May 2009. Brand, Stewart. (1994). How Buildings Learn: What Happens After They’re Built. New York: Penguin Books. City of New York – Department of City Planning (NYC DCP). The Jamaica Plan. <http://nyc.gov/html/dcp/html/jamaica/index.shtml> City of New York‐ Department of Planning (NYC DCP) (2005). Community District Pro‐ files. http://www.nyc.gov. Enrich, David, Michael R. Crittendon, and Maurice Tamman. "Bank Lending Keeps Dropping ‐ WSJ.com." Business News & Financial News ‐ The Wall Street Journal ‐ WSJ.com. 20 Apr. 2009. 26 May 2009 <http://online.wsj.com/article/ SB124019360346233883.html> Fairweather, Norman (First Church) Personal Communication with Hunter Team, April 21, 2009, January 27, 2009, June 6, 2009. First Church in Jamaica. The Tree of Life. 1 March 2009 http://www.firstchurchjamaica.org/tree_of_life.htm Friedman, Avi. (2005). Homes Within Reach: A Guide to the Planning, Design and Construction of Affordable Homes and Communities. New Jersey: John Wiley and Sons, Inc. Fung, Amanda. "City condo sales head south." Crain's New York Business. 7 Apr. 2009. 17 May 2009 <http://www.crainsnewyork.com/article/20090407/FREE/904079975>. Hefner, Brodie (HUD). Telephone interview with Hunter team. 20 Mar. 2009. Hunter Team Focus Group (First Church) 7 April 2009. 34

B ibliography

Hyde E. Belcher Map Company Inc. Queens, Ward 4, Plate 8, 1901 Hyde E. Belcher Map Company, Inc. Queens, New York City. Volume 4A‐1 Plate 10, 1945 updated to 1955. Hyde E. Belcher Map Company, Inc. Queens , New York City, Volume 4A‐1, Plate 10, 1945 updated to 1989. Jacobs, Jane. (1993). Death and life of great American cities. New York: Modern Library. Lynch, Sharon L. "Manhattan Condo, Co‐op Sales Decline Most in 18 Years (Update2) ‐." Bloomberg.com. 2 Apr. 2008. 16 May 2009 <http://www.bloomberg.com/apps/ news?pid=20601087&sid=a2bKcC6ZeVmQ&refer=home>. MacDonald, James M. (1862). Two Centuries in the History of the Presbyterian Church. New York: Robert Cater and Brothers. Musicant, Max (GJDC). Personal interview with Hunter team. 11 Mar. 2009. NYC Department of Housing Preservation and Development (NYCHPD). HPD ‐ Devel‐ opers ‐ Tax Incentives: Article XI. 2009a. 21 May 2009 <http://nyc.gov/html/ hpd////html/developers/article‐xi.shtml>. NYC Department of Housing Preservation and Development (NYCHPD). Selected Initial Findings of the 2008 New York City Housing and Vacancy Survey. By Moon W. Lee. New York City: NYC HPD, 2009b. NYC Department of Housing Preservation and Development (NYCHPD). HPD Participa‐ tory Loan Program.2 Feb. 2009c <http://www.nyc.gov/html/hpd/html/ developers/plp_new_construction.shtml>. NYC Housing Development Corporation (NYCHDC). New Housing Opportunity Term Sheet. 2 Feb. 2009 <http://www.nychdc.com/pdf/developers/ new.hop.termsheet_2008.pdf>. O’Conner, Patrick (First Church) Personal Communication with Hunter Team. April 2009 Queens Community Board 12. Community District Needs Statement: FY2009. Queens Sanborn, Volume 6. Page 24, 2006. Map Division 88‐2035 35

Bibliography

Ramsey, C., and Sleeper, H. (1956). Architectural Graphic Standards. (5th ed.). New York: John Wiley and Sons, Inc. Settlement House Fund. Melrose Commons North: Site C RFP. Rep. New York City: Set‐ tlement House Fund, 2008. Townsend, Dorn. "Jamaica tops city in foreclosures." The Real Deal | New York Real Estate News. 1 June 2007. 26 May 2009 <http://sf.therealdeal.com/articles/jamaica ‐tops‐city‐in‐foreclosures> Tyler, Norman. (2000). Historic Preservation: An Introduction to Its History, Principles, and Practice. New York: W.W. Norton and Company. US Census Department American Fact Finder. (2000). Summary File 1. 15 May 2009 http://factfinder.census.gov.home/saff/main.html?_lang=en. US Green Building Council: 2009) http://www.usgbc.org/leed Winans, George Woodruff. (1962). Three Hundred Years of Worship and Service, the First Presbyterian Church in Jamaica, NY 1662‐1962. New York: Published by the Church. Wolverton, Queens, New York City. Jamaica Village. Plate 8, 1891.

Appendix A: Programs at First Church

Appendix A

A p p e n d i x B : C o m m u n i t y D a t a

Jamaica, NY Community Data Source: US Census 2000 Summary Files 1 & 2

TOTAL

Total Population

51849

White (percentage of Total population) living in Jamaica

17.81%

Black (percentage of Total population) living in Jamaica

29.40%

Native American (percentage of Total population) living in Jamaica

1.15%

Asian (percentage of Total population) living in Jamaica

14.53%

Other Race (percentage of Total population) living in Jamaica

24.27%

Two or More Races (percentage of Total population) living in Jamaica

12.71%

Population Under 18 years living in Jamaica

13615

Total Foreign Born Population in Jamaica

29956

Foreign Born Population Percentage of Total Population

57.78%

Foreign Born living in Jamaica for five years or less

23.69%

Foreign Born living in Jamaica for five to fifteen years

41.73%

Foreign Born living in Jamaica for more than fifteen years

34.58%

Workforce living in Jamaica 16 years or older

20332

Total Households in Jamaica

15262

Percentage of Population in Jamaica living under Poverty Level

21.91%

Appendix B

Appendix C: Youth Survey

Appendix C

A p p e n d i x C : Y o u t h S u r v e y c o n t i n u e d

Appendix C

Appendix D: Community Street survey

Appendix D

A ppendix D: Community Street survey continued

Appendix D

Appendix E: Zoning

C4‐5x zoning in Downtown Jamaica has a base FAR of 3.75 and a maximum “bonus” FAR of 5.0. The bonus is allowed if 20% of units are designated as affordable under section 23‐90 of the Zoning Resolution. The Quality Housing Program is mandatory for new residential con‐ struction in the Downtown Jamaica Special District. These elements include providing recrea‐ tion space for residents, refuse disposal facilities and planting areas along the street. C4‐5X zoning does not require parking for the Tree of Life‘s commercial and community facility uses. Because it is an affordable housing development, fifteen percent of the residential units will require parking. By constructing 176 units, this translates to 30 spaces to be provided in an underground garage. However, the Hunter team proposes an additional level of underground parking to compensate for lost spaces formerly used by First Church congregants. A FAR of 5.0 allows the building’s floor area to be five times its lot area. In this case, the 29,658 square foot Citibank lot would yield a structure with a total of 147,840 square feet of gross floor area. However, Citibank’s existing floor area must be deducted from the total, so that in actuality, 134,128 square feet of floor area can be constructed on the lot.

Figure 1. Developing the site as-is would produce a 134,000 square foot, 9-story building

Appendix E

A ppendix E: Zoning continued

To build to the maximum potential of the site, the Hunter team recommends that  The existing Citibank branch be demolished, with the bank re‐housed in commercial space in the new building  A zoning lot merger be executed. In brief, this allows the unused floor area from the lots currently housing the sanctuary, Magill Hall and manse to be applied to the new Tree of Life. Since the merger is in essence creating one 78,000 square foot lot, an additional advantage is gained in the form of more flexibility regarding lot coverage requirements. Lot coverage, or the building’s “footprint” is restricted to 70% of the lot. Creating a larger lot also eliminates the need to employ the affordable housing floor area bonus, as the team has designed a pro‐ ject that can be built under the base FAR of 3.75. Figure 2 shows the maximum bulk allowed after the lot merger.

Figure 2 Allowable bulk with zoning lot merger

The table on the following pages presents the Tree of Life’s floor area break down by use and floor and subsequent compliance with zoning regulations.

Appendix E

Appendix E: Zoning Continued

Table 1

Table 2

Appendix E

A ppendix E: Zoning Continued Table 3

Appendix E

Appendix F: Architectural program

Architectural Program The Hunter team worked closely with the First Church and the community to establish the building program. The following list presents highlighted, major uses and their sizes, in square feet:

Subcellar Parking and mechanical uses – 29,727 sf 73 parking spaces

Cellar Parking and mechanical uses – 29,959 sf 64 parking spaces

Ground Floor Commercial Space Space for new tenant – 6,656 sf Citibank entrance vestibule – 1,003 sf Residential Space Lobby – 1,986 sf Laundry – 450 sf Community Facility New kitchen – 750 sf Dining / Banquet / Meeting Space – 5,663 sf Rear Yard – 4,800 sf Food Pantry – 1,206 sf Clothing Closet – 1,138 sf

Second Floor Commercial Space Space for new tenant – 7,865 sf Citibank relocation – 5,580 sf Community Facility Leasable space for nonprofits or medical – 8,951 sf

Third Floor Community Facility Tree of Life Resource Center – 5,688 sf Residential 14,438 sf / 12 units

Fourth and Fifth Floors 18,550 sf total per floor/ 18 units per floor

Sixth through Ninth Floors 14,556 sf total per floor/ 16 units per floor

Tenth through Thirteenth Floors 13,759 total per floor/16 per floor Appendix F

A p p e n d i x G : L E E D a n d E n v i r o n m e n t a l I n f o r m a t i o n

NYSERDA We recommend for the Church to apply to the New York State Energy Research and Development Au‐ thority (NYSERDA) New Construction program. The New Construction Program (NCP) “can provide as‐ sistance to incorporate energy‐efficiency measures into the design, construction, and operation of new and substantially renovated buildings. These measures are designed to save energy through reduced electric demand, and therefore reduce building operating costs.” Nonprofits generally partner with environmental consultants to guide them through the NYSERDA process. The Hunter team obtained information from the contact listed below: Laura S. Evans, CPM, RPA, LEED® AP Outreach Project Consultant SAIC Building Energy Solutions Division 1250 Broadway, 25th Floor | New York, NY 10001 www.saic.com/energy 212.660.1953 Direct | 646.342.9728 Cell

Green Roofs Green roofs are another environmentally friendly way to help conserve energy costs. The average cost of installation is $20 per square foot, which can be reduced to $15.50 using a green tax abatement. Contacting a green roof installer, such as the professional listed below, will guide the Church through the process: Sheila Somashekhar Greenway and Green Building Coordinator Sustainable South Bronx Tel: (646) 400‐5295 Fax: (718) 617‐5228 http://www.ssbx.org

Solar Power Solar power is a more ambitious way to reduce the Tree of Life’s energy consumption. The following contact has been briefed on the project and can be contacted for further information: Barrett Silver Sales Manager Mercury Solar Systems w (914) 637 9700 m (914) 714 2365 bsilver@mercurysolarsystems.com www.mercurysolarsystems.com

Appendix G

Appendix G: LEED and Environmental Information continued

LEED Credit Analysis The table on the following page details the potential LEED credits for which the Tree of Life is eligible. Partnering with a LEED AP, First Church will be able to accurately incorporate these environmental goals into the Tree of Life.

Appendix G

A p p e n d i x G : L E E D a n d E n v i r o n m e n t a l I n f o r m a t i o n c o n t i n u e d

Appendix G

Appendix G: LEED and Environmental Information continued

Appendix G

A p p e n d i x H : M a r k e t S t u d y

A comprehensive market study of the Jamaica area was conducted in 2007, by Eco‐

nomics Research Associates (ERA), on behalf of the Greater Jamaica Development Corporation (GJDC) as a prelude to its effort to revitalize the 40‐block area proposed as a Brownfield Op‐ portunity Area by New York State. The New York State Department of Environmental Conser‐ vation’s Brownfield Opportunity Areas Program “provides municipalities and community based organizations with assistance, up to 90 percent of the eligible project costs, to complete revitalization plans and implementation strategies for areas or communities affected by the presence of Brownfield sites, and site assessments for strategic Brownfield sites.

Along with residential, office and industrial market assessment, ERA’s study included a

retail market analysis extending in a 5‐mile radius around the Jamaica BOA. While we found this research area too large to apply to the Tree of Life Project’s commercial component, the Studio used the ERA retail market findings as a useful comparison tool. The retail offerings for the half‐radius vicinity around the Tree of Life site were tabulated and categorized using the retail segments employed by ERA. The following table compares the retail characteristics for the Tree of Life vicinity to the ERA’s larger study area

Appendix H

Appendix H: Market Study continued

Of the ten retail segments shared by both the ERA study and the Hunter Studio survey,

half of them show a significant divergence in concentration. Clothing‐related businesses are over 7% more concentrated in the Tree of Life vicinity than within the ERA report’s 5‐mile ra‐ dius. Even though access to food had been expressed in surveys conducted by the Hunter Team, neighborhood food and beverage enterprises are also more than 7% more frequent in the Tree of Life area. However, 32 of the 37 establishments in the Tree of Life neighborhood are either fast food restaurants or small bodegas (more bodega info). In this case, quantity should not be presumed to correspond with quality as well.

The most glaring discrepancy comes in the “Food service and drinking places” category.

Focus group and street survey responses have commonly lobbied for a table‐service food pro‐ vider in the neighborhood and our findings confirm this neighborhood void. While the broader ERA study found over 18% of businesses fell into this category, only 4 businesses in the Tree of Life area (less than 2%) offer some sort of sit‐down food or drink service. In addition, all four of these establishments are located on Hillside Avenue, inconvenient to the masses that flock to the main commercial corridor on Jamaica Avenue.

Appendix H

Appendix I: Grant Opportunities

Name of organization

Calvert Social Investment Foundation Cooperative Development Foundation

Home Depot Foundation

Housing Partnership Network

Capital, Environmental or Programming Relevant Programs/Focus

Grant Ranges

Capital

Loan capital, pre‐development funding: ‐ Principal $50,000 to $2.5 > Affordable housing development million; loans are limited to > Social enterprises 10% of applicant's total assets

Capital

> Cooperative housing

Capital

> Production and preservation of affordable, efficient and healthy housing.

Capital

> Predevelopment and acquisition loans > Core equity to start‐up and capitalize our collaborative enterprises. > Pooled insurance programs

$50,000 to $125,000

Hyde and Watson Foundation Capital

> Hard costs related to purchase or relocation of facilities and/or building improvements. > Broad fields include education, social services, arts, health, The typical grant range is religion, and humanities. $5,000 ‐ $25,000.

Local Initiatives Support Cooperation

Loans, lines of credit, grants and recoverable grants, and equity investments for: > For‐sale and rental housing > Community facilities (child care centers, schools, health care facilities, playing fields) > Improving Access to Quality Education

Capital

Deadlines

Website

http://www.calvertfoundation.org/index.html

November 15 http://www.homedepotfoundation.org/index.ht and July 1 ml

http://www.housingpartnership.net/lending/

Spring: February 15th Fall: September http://foundationcenter.org/grantmaker/hydea 15th ndwatson/

http://www.lisc.org/

Appendix I: Grant Opportunities Capital, Environmental or Name of organization Programming Relevant Programs/Focus Parodneck Foundation for Self‐ > To develop and preserve low‐ Help, Housing & Community income co‐ops through low‐ Development Capital interest loans to HDFCs.

Roslyn savings Foundation

Capital

Bank of New York Mellon Corporate Giving Program

Capital and Programming

Booth Ferris Foundation

Capital and Programming

Grant Ranges

> Community development > Home ownership and access to affordable housing on Long Island and in Queens.

Deadlines

Website

http://www.roslynsavingsfoundation.org/index. htm http://www.bnymellon.com/about/communityi nvolvement/charitablegiving.html

> Arts and culture > Education and human services > Affordable housing and community development

Focuses on projects in New York City. Grants range from $50,000 to $200,000

February 1st (Affordable Housing and Community Development) February 1st (Human Services and Urban Affairs) Rolling basis (Arts and Culture/Higher http://www.foundationcenter.org/grantmaker/b Education) oothferris/

Appendix I: Grant Opportunities

Name of organization

Cathay Bank Foundation

Citi Foundation

Capital, Environmental or Programming Relevant Programs/Focus

Grant Ranges

Capital and Programming

> Affordable housing and home‐ buyer counseling > Small business development, commercial revitalization, and job creation > Work‐entry programs, skills training, and employment retention > Senior services and services for individuals with disabilities > Youth programs, financial literacy, parent engagement, ESL > Entrepreneurship programs for underserved youth. > Community organizing and leadership development > Services to children and families at risk > Soup kitchens > Health prevention and education, and fitness and nutrition. $1,000 to $10,000.

Capital and Programming

> Business development and financial education > Development or preservation of affordable housing

Deadlines

Proposals are accepted on a quarterly basis.Applicati on deadlines are March 1, June 1, and September 1.

Website

Appendix I: Grant Opportunities

Name of organization

Capital, Environmental or Programming Relevant Programs/Focus

Deutsche Bank Americas Foundation

Capital and Programming

Guardian Life Insurance Company of America Corporate Giving Program

Capital and Programming

> Art, culture and design for the economic development > New employment, career and entrepreneurial opportunities > Opportunities for immigrant students and disconnected youth > Improving school facilities in underprivileged communities. > Development of affordable housing > Housing counseling > Building new housing > Community development strategies

Capital and Programming

> Construction, interim and permanent financing for moderate rehabilitation of multi‐family rental housing. > Financing for commercial properties like neighborhood shopping centers, day care and primary health care facilities, supportive and special‐needs housing and other viable commercial projects. > Promoting self‐sufficiency. > Quality educational programs that help children become productive, engaged citizens. > Community access to the arts.

JPMorgan Chase Foundation

Grant Ranges

Deadlines

Website

Rolling deadline

http://www.community.db.com/

http://www.guardianlife.com/company_info/co mmunity_involvement.html

Rolling deadline

http://www.jpmorganchase.com/cm/cs?pagena me=Chase/Href&urlname=jpmc/community

Appendix I: Grant Opportunities

Name of organization

Capital, Environmental or Programming Relevant Programs/Focus

Lavanburg Foundation

Capital and Programming

MacArthur Foundation

Capital and Programming

Mizuho USA Foundation Oak Foundation

Capital and Programming Capital and Programming

> Development of new housing. > Housing‐related social service programs. > Affordable housing > Community and economic development > Various programs

> Affordable housing for low‐ and moderate‐income individuals and families. > “Green” affordable housing. > Economic self‐sufficiency with lf ff h emphasis on work‐entry programs, career advancement and personal financial education. > Broad‐based child‐care initiatives to assist those moving from public assistance to employment. > Small business development, entrepreneurship, job creation and job retention. > Capacity‐building efforts that improve the ability of organizations to provide needed services either to other organizations or to individuals. Housing and Homelessness

Grant Ranges

Deadlines

Website

$20,000 and up

April 15

http://lavanburgfoundation.org/

Rolling deadlines

http://www.macfound.org/site/c.lkLXJ8MQKrH/ b.3599935/k.66CA/MacArthur_Foundation_Ho me.htm

First weekday http://www.mizuhocbk.co.jp/english/global_bra in July nch/americas/pdf/mizuhousafoundation.pdf http://www.oakfnd.org/

Appendix I: Grant Opportunities

Name of organization

PMI Foundation

Sovereign Bank Foundation

Capital, Environmental or Programming Relevant Programs/Focus

Capital and Programming

Grant Ranges

Deadlines

Health and Human Services such as youth group initiatives; Housing and economic development; job skill training; public policy organizations; Arts and culture

> Community investment and economic development > Youth and education > Health and human service > Arts and culture

Website

http://www.pmifoundation.org/

January—April: Applications must be postmarked by April 1st May—June: Applications must be postmarked by July 1st. July—Septemb er: Applications must be postmarked by November 1st.

Appendix I: Grant Opportunities

Name of organization

Surdna Foundation

Taconic Foundation

Capital, Environmental or Programming Relevant Programs/Focus

Grant Ranges

Deadlines

Website

Capital and Programming

> Ensuring that low and moderate‐ income residents can continue to live and thrive in cities experiencing tremendous growth. > Building skills, involvement, and visibility of young people (ages 13‐ 25) – especially low‐income youth of color – as important civic actors to address meaningful, structural problems in their schools, communities and larger society.

Capital and Programming

> The preservation and development of affordable housing and livable communities > Efforts to help New York City youth develop academic, social Proposals and other life skills should be > After‐school, summer and other received by out‐of‐school time programs in February 1, New York City. June 1 and > Educational, employment and September 1 emotional support of young for people aging out of the foster care consideration system in New York City. during one of > Priority given to efforts to the three increase funding for and improve The average grant size is annual http://foundationcenter.org/grantmaker/taconic service delivery systems between $20,000 and $40,000. meetings. /index.html

http://www.surdna.org/

Appendix I: Grant Opportunities

Name of organization

Capital, Environmental or Programming Relevant Programs/Focus

Capital and Programming

> Corporate sponsorships > Affordable housing > Financial literacy > Pre‐ and after‐school programs that reinforce basic learning skills > English as a second language > Tutoring and mentorship > Education‐focused youth development programs and initiatives.

Wachovia Foundation

Capital and Programming

> Education > Community Development > Health and Human Services > Arts and Culture

New York Community Trust

> Children, youth and families > Community development and Capital, the environment Environmental > Health and people with special and Programming needs

Structured Employment EDC

> Affordable Housing & Commercial Facilities > Large‐Scale Commercial and Housing Developments > Arts & Culture Organizations > Human Services Organizations > Energy Conservation Capital, > Financing for cash flow, real Environmental estate development, and program and Programming development activities

TD Charitable Foundation

Grant Ranges

Deadlines

Website

By the fourth Friday of February, May, August or http://www.tdbanknorth.com/community/our_ November community.html

https://www.wachovia.com/wachoviafoundatio n

$40,000 to $150,000

http://www.nycommunitytrust.org/

http://www.seedco.org/

Appendix I: Grant Opportunities

Name of organization

National Grid Foundation

Allstate Foundation

Capital, Environmental or Programming Relevant Programs/Focus

Environmental

Energy and environment, particularly projects that focus on reducing the causes and impact of climate change, the promotion of the local environment around our operational sites, the delivery of energy efficiency and alleviating fuel poverty.

Programming

> Youth anti‐violence > Teens and Law Enforcement > Financial and economic literacy > Teaching tolerance to youth

Altman Foundation

Programming

Assurant Foundation

Programming

Grant Ranges

Deadlines

Website

http://www.nationalgridus.com/commitment/d 3‐6_giving.asp

An additional $1 million is earmarked each year for local nonprofits through Agency Hands in the Community grants.

> Early literacy, academic and cognitive dvelopment (especially for disadvantaged students) > Health system education/advocacy, delivery of health care (with priority given to training) > Promote/sustain/preserve/increas e the amount of affordable housing/other community resources > Promote access to arts and culture activities and skill‐building Education, health, nutrition and 20‐25 grants per year with a $5,000 max. housing.

http://www.allstate.com/foundation/

http://www.altmanfoundation.org/ http://www.assurant.com/inc/assurant/contact/ info‐grant.html

Appendix I: Grant Opportunities

Name of organization

Bank of America Charitable Foundation

Ben & Jerry's Foundation

Clark Charitable Trust

Dammann Fund

Capital, Environmental or Programming Relevant Programs/Focus

Grant Ranges

Deadlines

Programming

Neighborhood Building: beginning Neighborhood Builder grants: January 1, 2009 through > Operating support and rigorous $200,000 (or local market leadership training. currency equivalent) for June 30, 2009 > Anchor institutions that provide operating support to 2 (8 p.m. Eastern much of the underpinning for nonprofit/charitable Time). creating a culture of community organizations in each of 45 growth markets

Programming

> Ameliorate an unjust or destructive situation by empowering constituents > Facilitate leadership development and strengthen self‐ empowerment efforts > Support movement building and collective action.

Rolling deadline

Website

http://www.benjerry.com/company/foundation /about/

Five grants totaling $125,000 were made to organizations serving very low‐income adults. July 1st

Programming

Services to very low‐income adults, including homeless adults.

Programming

> Mental health programs that foster living or independent living for the mentally ill. > Teen parenthood programs that enable development of parenting skills in young parents. $2,500 to $15,000

June 30th

http://www.thedammannfund.com/index.html

Appendix I: Grant Opportunities

Name of organization

Capital, Environmental or Programming Relevant Programs/Focus

Grant Ranges

Deadlines

Website

Rolling deadlines

http://www.danielsfund.org/Index.asp

Youth Development > Academic and supplemental services > Civic literacy and community engagement > Financial literacy and entrepreneurship > Career and technical education.

Daniels Fund

Dominion Foundation

Edna McConnell Clark Foundation Ford Foundation

Programming

> Also ensuring that homeless individuals and families achieve and maintain self‐sufficiency by supporting emergency services and transitional housing with supportive services. Vary

Programming

Education, environment, culture and the arts, civic and community development, and health and Most grants are in the $1,000 Rolling human services to $15,000 range deadlines

http://www.dom.com/about/community/found ation/

Programming

Advancing opportunities for low‐ income youth (ages 9 to 24): > Improve their educational skills and academic achievement; > Prepare for the world of work and make the transition to employment and economic independence; > Avoid high‐risk behaviors such as drug abuse, violence, and teen pregnancy.

http://www.emcf.org/

Programming

Community Development;

Rolling deadline

http://www.fordfound.org/

Appendix I: Grant Opportunities

Name of organization

Capital, Environmental or Programming Relevant Programs/Focus

MetLife Foundation

Programming

Moneygram Global Giving Foundation

Programming

Mulford Foundation

Programming

> Affordable housing and economic development > After‐school initiatives and mentoring > Volunteering and civic engagement > Various education initiatives > Issues related to healthy aging and caregiving > Health education and information > Basic needs and affordable housing > Housing, shelter, food, water, basic health care

> Housing for the homeless

> Community organizing and advocacy New York Foundation

Programming

Grant Ranges

Not to exceed $10,000

Deadlines

Website

Rolling deadlines

http://www.metlife.com/about/corporate‐ profile/citizenship/metlife‐foundation

March 15 and http://www.moneygram.com/MGICorp/Commu September 15 nityGiving/index.htm Proposal deadlines are March 1 for decision by early June and September 1 for decision by early December. http://www.mulfordfdn.org/ November 1 for the February meeting March 1 for the June meeting July 1 for the October meeting http://www.nyf.org/home.asp

Appendix I: Grant Opportunities

Name of organization

North Star Fund

Recovery Circles Foundation

Capital, Environmental or Programming Relevant Programs/Focus

Programming

Deadlines

Website

> Community organizing and grassroots advocacy > Culture and media (linked to community organizing efforts)

$5,000 to $15,000

Two grants cycles; Fall and Spring. Next application period begins August, 2009. http://northstarfund.org/

Drug recovery support

Block grants of up to $15,000 in support of specific recovery programs that are aligned with the Recovery Circles mission.

http://www.rcirclesfoundation.org/

Fact Sheets received prior to Feb. 1st will be reviewed during the Spring. Fact Sheets received after Feb. 1st will be reviewed in the following year. http://www.reisertfoundation.com/

Programming

> Interested in working with small, community based programs $5,000 to $15,000 > Early childhood and youth education $100,000 to $200,000 for first Rolling time grant requests generally deadline > Jobs and economic security

http://www.robinhood.org/home.aspx

Programming

Programs and services to those who are traditionally underserved, such as the immigrant and the economically disadvantaged elderly

http://www.samuels.org/

Reisert Foundation

Programming

Robin Hood Foundation

Samuels Foundation

Grant Ranges

Rolling deadline

Appendix I: Grant Opportunities Capital, Environmental or Name of organization Programming Relevant Programs/Focus > K‐12 science, math and technology education. > Meeting the need of shelter, food, health care and support services > Promote self‐sufficiency. > Arts and culture, civic, Seagate Technology Corporate environmental, and diversity‐ Giving Program Programming focused programs

Grant Ranges

Deadlines

Website

Rolling deadline; http://www.seagate.com/www/en‐ reviewed on a us/about/global_citizenship/community/giving_ quarterly basis guidelines/

United Way of New York City

Programming

Community Impact Grants and Small Impact Grants to support human service projects that focus on Education, Income and Health

Community Impact Grants: Greater than $20,000 Small Impact Grants: Under $20,000

van Ameringen Foundation

Programming

Mental health focus on housing, recent immigrants, isolated elderly $10,000 to $50,000

http://www.unitedwaynyc.org/?id=6 Spring: December 1st; Summer: April 1st; Fall: July 1st. http://www.vanamfound.org/

A ppendix J: Cooperative Property Information

Housing Cooperatives are legal entities that own real estate. Each shareholder in the

legal entity has the right to occupy one housing unit. Usually there is an agreement or pro‐ prietary lease that each shareholder must submit to in order to occupy space within the real estate. Thus when one “owns” a co‐op, they actually don’t own any real estate. They actu‐ ally own a share in the legal entity that owns the real estate. When they are ready to give up there unit through a sale, they might have to sell it back to the corporation. In some cases, the corporation may not buy the unit back for any more than it was purchased. If there is some profit, it comes when the shares are resold. Then shareholders benefit from that profit. In other cases, the individual could profit from selling their co‐op. It all depends on what is agreed on in the proprietary lease. Example of a Co‐op

Rochdale is located in Queens. (Also in part of Community Board 12)It has almost

6000 units, all are cooperative units. It was developed as New York State Mitchell Lama Housing and opened its doors in 1963. It is an example of a limited equity cooperative. The apartments cannot be resold for profit. When it opened it set standard for a limited equity cooperative. THE ROCHDALE COOPERATIVE PRINCIPLES – approved by the Cooperative Alliance in 1966 

Membership of a cooperative society should be voluntary and available without arti‐ ficial restriction or any social, political, racial or religious discrimination, to all persons who can make use of its services and are willing to accept the responsibilities of membership.



Cooperative societies are democratic organizations. Their affairs should be adminis‐ tered by persons elected or appointed in manner agreed by the members and ac‐ countable to them. Members of primary societies should enjoy equal rights of voting (one member, one vote) and participation in decisions affecting their societies. In other than primary societies the administration should be conducted on a democratic basis in a suitable form.

 

Share capital should only receive a strictly limited rate of interest. The economic results arising out of the operations of a society belong to the mem‐ bers of that society and should be distributed in such a manner as would avoid one member gaining at the expense of others. This may be done by decision of the mem‐ bers as follows: (a) by provision for development of the business of the coopera‐ tive; (b) by provision of common services; or, (c) by distribution among the mem‐ bers in proportion to their transactions with the society.

Appendix J

Appendix J: Cooperative Property Information continued 

All cooperative societies should make provision for the education of their members, officers, and employees and of the general public in the principles and techniques of cooperation, both economic and democratic.



All cooperative organizations, in order to best serve the interest of their members and their communities, should actively cooperate in every practical way with other cooperatives at local, national, and international levels.

Brief History

Housing co‐ops started in New York City. The first co‐op, ever, was set up on West

18th Street in New York City in 1876. Co‐ops at this time were called "Home Clubs." They were created to provide upper income New Yorkers with the benefits of home ownership without all the risks and responsibilities. The Pros (http://money.howstuffworks.com/personal‐finance/real‐estate/housing‐ cooperatives.htm/printable)  Tax Benefits  Low turnover rates  Say so in who lives next to you  Less cost than a condo in the same area  Sharing of risk in terms of defaulting on loans (not so good for others in co‐op) Coop Boards do have political influence on local governments The Cons (http://money.howstuffworks.com/personal‐finance/real‐estate/housing‐ cooperatives.htm/printable) The shareholder share everything including defaults on loans If you do have an agreement where you must sell back to the co‐op corporation, you will not be able to profit from selling your unit

Appendix J

A ppendix J: Cooperative Property Information continued

Types of Housing Cooperatives

There are several types of Co‐ops. Market‐rate co‐ops are market rate. One can buy

or sell their interest in property at whatever price the market dictates. The benefits are that the buyer and perhaps the later‐on seller can gain equity just as if they owned a regular home. Limited equity co‐ops are designed to offer affordable housing. They have certain benefits attached to them such as such as lower‐interest loans, tax breaks and grants. How‐ ever, there are usually restrictions in the amount of equity each tenant can gain and how much they can profit if they sell the property in order to preserve the affordable quality of each unit. Many of these types of co‐ops are developed by nonprofit organizations. Leasing co‐ops or zero‐equity co‐ops are owned by outside investors who then lease the property to the co‐op corporation. The co‐op may buy the property later if it is placed on the market. Finally Mutual housing associations are nonprofit corporations created to develop, own and operate housing. The corporation is owned and controlled by the residents who move in. There are also senior co‐ops, artist co‐ops, special needs co‐ops and the list goes on. Due to the ability of the co‐op board to approve potential shareholders, a co‐op can be shaped into whatever the co‐op board desires. Recommendation for FPCJ

Being that we are looking for affordable housing, the best option among the ones

listed previously is the limited equity co‐op. This option would allow the Church to provide home ownership opportunities and also maintain low costs as units are turned over. The chart on the following page, from the National Association of Housing Co‐operatives breaks down the differences between rentals, co‐ops, single family homes and condomini‐ ums in terms of a variety of characteristics.

Appendix J

Appendix J: Cooperative Property Information continued

Grants and other Subsidies for Construction The financial subsidy will end up being a “patchwork of programs.” These may include: New York State Housing Finance Authority ‐ http://www.nyhomes.org/index.aspx? page=195 Second Mortgage Subsidy Loans http://www.nyhomes.org/index.aspx?page=744 Low‐interest rate (6% construction, then 1% permanent) loans Up to $50,000/unit in NYC Awarded quarterly 501c3 Bond Financing ‐ http://www.nyhomes.org/index.aspx?page=200 LIHTC not available under this program No income restrictions, but must “maximize the benefits to low, moderate and middle income persons. “ New York State Housing Trust Fund‐http://www.dhcr.state.ny.us/Programs/ HousingTrustFund/ Up to $125,000 / unit Can be used for rentals, coops and condos Must remain affordable for 15‐30 years Generally, target households make 80% or less AMI NYC HPD Housing Trust Fund http://www.nyc.gov/html/hpd/html/developers/housing_trust_fund.shtml $20,000 ‐ $50,000 per unit, but averages $30‐$40K Must be affordable for at least the life of the loan; preference given to those projects who commit to 50 years affordability “Hard to reach target households” Below 30% of HUD Income Index and/or between 60% and 80% of HUD Income Index

Appendix J

A ppendix J: Cooperative Property Information continued

Jamaica Queens Co-op Property Comparables, Spring 2009

Bed‐ rooms Bath Square Price Cost per sf Realty $ $ 1 1 725 132,500.00 182.76 Surrey Place Realty $ $ 1 1 650 129,000.00 198.46 Private $ $ 1 1 700 122,000.00 174.29 Private $ $ Studio 1 450 79,000.00 175.56 Prudential Douglas Elliman $ $ 1 1 680 114,000.00 167.65 Prudential Douglas Elliman $ $ 3 2 1,500 289,000.00 192.67 Private $ $ 2 1 950 259,000.00 272.63 Prudential Douglas Elliman $ $ 1 1 700 109,000.00 155.71 Prudential Douglas Elliman $ $ 1 1 1,100 199,000.00 180.91 Prudential Douglas Elliman

Appendix J

Neighborhood Jamaica Estates Jamaica Estates Jamaica Estates Jamaica Estates Jamaica Estates Briarwood Briarwood Briarwood Briarwood

Appendix J: Cooperative Property Information continued

Appendix J

A ppendix J: Cooperative Property Information continued

Cooperative Property Resources Ann Henderson & Andy Reicher Urban Homesteading Assistance Board (UHAB) phone: (212) 479‐3300 email: reicher@uhab.org U.S. Department of Housing & Urban Development (HUD) Information Center phone: (202) 523‐4400 National Association of Housing Cooperatives 1614 King Street Alexandria, VA 22314 phone: (703) 549‐5201 Terry Lankford ‐ Director of Marketing and Membership (202) 383‐5478 email: terri@coophousing.org Herb Cooper Levy, Executive Director Robert Pierre Johnson Housing Development Corporation 2666 Military Road Arlington, VA 22207 Phone: (703) 528‐5606x13 Fax: (703) 351‐9754 email: Herbcl2@aol.com The Center for Cooperative Housing 1614 King Street Alexandria, VA 22314 Phone: 703‐684‐3185 Fax: 703‐549‐5204 Cooperative Housing Coalition 1401 Eye Street, NW Suite 700 Washington, DC 20005 (202) 336‐7750 email: tlewis@coophousingcoalition.org We Own.Net by Association for Resident Control of Housing ‐ 781‐777‐1119 email: ta@weown.net CUNY Center for Human Environments Susan Saegert 212‐817‐1886 email: susan saegert@aol.com; ssaegert@gc.cuny.edu

Appendix J

Appendix J: Cooperative Property Information continued

Cooperative Property Resources continued note: National Cooperative Bank is the umbrella organization for the NCB Development Corporation and the Na‐ tional Cooperative Business Association National Cooperative Bank 1725 eye Street, NW, Suite 600 Washington, DC 20006 Phone: (800) 955‐9622 (202) 336‐7700 www.ncb.com National Cooperative Business Association 1401 New York Avenue, NW, Suite 1100 Washington, DC 20005 Phone: (202) 638‐6222 Fax: (202) 638‐1374 www.ncba.org National Cooperative Bank Development Corporation 1725 Eye Street, NW, Suite 600 Washington, DC 20006 Phone: (202) 336‐7680 Fax: (202) 336‐7804 www.ncbdc.org Individual Financing Available There are also programs available to individuals who will purchase co‐ops that co‐op boards can make available to potential tenants.

Appendix J

A p p e n d i x K : F i n a n c i a l T a b l e s

Appendix K

Appendix L

June 5, 2009

Hunter College Urban Planning Studio Hunter College 695 Park Avenue New York, NY 10065

To whom it may concern:

I am in full support of the Tree of Life project conducted by the Hunter Urban Planning students and commissioned by First Presbyterian Church. The project approach and the studentsâ&#x20AC;&#x2122; demonstrated understanding of market conditions and community needs, has resulted in a proposal that would be both viable and have a tremendous positive impact on Jamaica. On April 7, I attended a meeting held by the Hunter student team who had conducted a feasibility study for First Presbyterian Churchâ&#x20AC;&#x2122;s development site at 89-50 164th Street in Jamaica. The meeting included a presentation by the Hunter team and an open discussion between community members, the student team, and First Presbyterian Church. I commend First Presbyterian for their mission to provide much-needed services to the community and their proactiveness in achieving this goal. I also commend the Hunter students for their project approach. Reading the Executive Summary, the proposal addresses the core needs mentioned by those in the community input meeting and, as a result, makes it a viable and truly relevant project for the community. There is no doubt that Jamaica has many social service needs that it cannot currently meet. This project, if realized, would be a giant leap forward in bridging that gap.

Sincerely, Brigit Pinnell

cc: Father Patrick Oâ&#x20AC;&#x2122;Connor, First Presbyterian Church Appendix L

Appendix L