WILLOW MANOR PROPERTIES RENOVATION - Housing Opportunities ...

WILLOW MANOR PROPERTIES
            RENOVATION

Agenda
July 14, 2021 at 4:00 pm, 5:00 pm and 6:00 pm

Agenda
  -   Renovation Scope
  -   Renovation Schedule and Phases
  -   Design & Construction Team
  -   Relocation Plan & Moving Assistance
  -   COVID 19 Precautions and Safety Plan
  -   Certifications and Leasing
  -   Resident Surveys
  -   Q&A

Team
HOC Team
• Real Estate and Construction Management
• Property and Asset Management
• Compliance
• Legislative and Public Affairs

Habitat
• Community Managers
• Regional Managers
• Vice President

Summary

The Housing Opportunities Commission of Montgomery County (HOC) is planning to renovate, and resyndicate:

      •   Willow Manor at Fair Hill Farm (“Fair Hill Farm”), consisting of 101 age-restricted (62+) apartments in Olney;
          and
      •   Willow Manor at Clopper’s Mill (“Clopper’s Mill”), consisting of 102 age-restricted (62+) apartments in
          Germantown;
      •   Willow Manor at Colesville (“Colesville”), consisting of 83 age-restricted apartments in Silver Spring.

All three Willow Manor Properties have reached the end of their initial 15-year LIHTC compliance period. Colesville’s
initial 15-year compliance period ended on December 31, 2019; Clopper’s Mill and Fair Hill Farm initial compliance
periods ended on December 31, 2020.
Built in 2004 and 2005, the properties are of similar construction and design. The properties have been well maintained
and are in good condition, but are in need of updating to remain marketable and improve operational performance.
Property amenities include: fitness center, library, business center, community room, kitchen, billiards room, movie room,
health room, hospitality suite, laundry room and shuttle service.
Habitat America (“Habitat”) manages all three properties.

Location Map

 • Willow Manor at Fair Hill Farm, 18301 Georgia Ave, Olney, MD 20832
 • Willow Manor at Clopper’s Mill, 18003 Mateny Rd, Germantown, MD 20874
 • Willow Manor at Colesville, 601 E Randolph Rd, Silver Spring, MD 20904

Renovation Scope
The renovation will modernize residential units,
update common area amenities, and improve site                        Current Property Conditions
conditions. The proposed renovation scope of work
includes the following:                                   Typical Kitchen                  Typical Bathroom

•   Common area upgrades including but not limited to
    new flooring, painting, elevator cab interiors,
    furniture and fixtures.

•   Unit kitchen upgrades including but not limited to
    new cabinets, countertops, fixtures, flooring and
    painting.

•   Unit bathroom upgrades including new
    bath/shower surrounds, flooring and fixtures. ADA
    bathrooms will receive new roll-in shower pans.
                                                         Typical Living Room                Typical Lobby
•   Energy efficiency upgrades including LED lighting,
    Energy Star appliances and low-flow plumbing
    fixtures.

•   Replacement of unit and common area mechanical
    systems including HVAC units and hot water
    heaters.

•   Improvements to the building exteriors and sites,
    including paving and roof replacement where
    needed.

Renovation Schedule
• Construction is anticipated to commence in November 2021 starting with the Willow
  Manor at Fair Hill Farm.
• Before renovations start on your building, you will be notified.
• The entire renovation process will take approximately 24 months to complete.
• Residents of the units undergoing renovations will be temporarily relocated to 1) an
  extended stay hotel, 2) a vacant unit on site, or 3) a vacant unit at a nearby property.
    – We will work with each resident to determine which relocation option best
      meets their needs.
• Renovations will be performed in phases:
    – Phase One - Willow Manor at Fair Hill Farm (November 2021 – September 2022);
    – Phase Two - Willow Manor at Clopper’s Mill (August 2022 – April 2023); and
    – Phase Three - Willow Manor at Colesville (March 2023 – November 2023).
• Units under renovation will be vacated for approximately 30-60 calendar days. In most
  cases, residents will return to their original unit.
• Typical construction working hours will be Monday – Friday 7:30am to 5:30pm.

Renovation Phases
Renovations will be performed in phases:
      Phase One renovations will start early November 2021 at Willow Manor at
       Fair Hill Farm, beginning with the 4th floor, followed by floors 3, 2, 1 and the
       terrace level;
      Phase Two renovations are expected to start in August 2022 at Willow Manor
       at Clopper’s Mill, beginning with the 4th floor, followed by floors 3, 2, 1 and
       the terrace level; and
      Phase Three renovations are expected to start in March 2023 at Willow
       Manor at Colesville, beginning with the 3rd floor, followed by floors 2, 1 and
       the terrace level.
Please note that the renovation schedule above and on the following slides is
preliminary and subject to change.

Residents will be notified in writing of their anticipated move date at least 90 days
in advance, and HOC’s Relocation Coordinator will provide additional information
about preparing for your move and your scheduled move date.

Renovation Phases

Renovation Phases (Continued)

Design and Construction Team
Architect
• Bennett Frank McCarthy and its predecessor firms have been providing a full
  range of architectural services in Montgomery County, the Washington DC
  Metropolitan Area and Maryland since 1977.
• Headquartered in Silver Spring, MD, Bennett Frank McCarthy has served as
  architect for many HOC renovations, including Greenhills Apartments and
  Townhomes and RAD 6.

 General Contractor
 •   Founded in 1993.
 •   Headquartered in Lanham, MD.
 •   MDOT certified MBE General Contractor.
 •   Experienced in residential, commercial and municipal (e.g. schools, courts and
     parks) construction and rehabilitation.
 •   Extensive experience working with State and local government agencies
     throughout the DMV area (including Montgomery County and the City of
     Gaithersburg).
 •   Team has prior experience working with public housing authorities.
 •   Successful completion of multiple acquisition/rehab LIHTC projects in Maryland
     and DC.

  LIHTC Investor
  • Founded in 1994
  • Places equity capital in high-quality affordable housing communities
  • PNC has served as the LIHTC Investor for two other HOC properties: Greenhills
    Apartments and Townhomes and Forest Oak Towers.

Relocation
• Renovations will require temporary relocation to either 1) an extended stay hotel,
  2) a vacant unit at the Properties, or 3) a vacant unit at a nearby property.
     • Residents may also choose to stay with family or friends during their unit’s
       renovation, and HOC will place their items in storage during the renovation
       process.
     • We will work with each resident to determine which relocation option best
       meets their needs.
• Approved reasonable accommodation requirements will be addressed during
  construction. Not all temporary units will be able to accommodate everyone’s
  Reasonable Accommodation. The owner is responsible for only providing those on a
  permanent basis. Please be sure that Property Management is aware of any
  approved Reasonable Accommodations.
• Residents will be provided with initial written notification of their anticipated move
  date at least 90 days prior to the start date.
• Residents will be provided with a minimum 30 days notice of their relocation that
  will include their temporary unit address and the anticipated move date.

Relocation
• HOC’s Relocation Specialist will work with each family to facilitate their
  move with one of HOC’s contracted moving companies.
• Residents temporarily relocating during the renovation process will sign a
  temporary hoteling/occupancy agreement.
• In most cases, residents will be able to return to their original unit following
  the renovations.
• There may be some cases where unit modifications for a reasonable
  accommodation are not feasible in the original unit and residents may have
  to relocate to another unit that will meet their accessibility needs.
• When possible, residents may also choose to move one time to a renovated
  unit to avoid having to move two times – once to a temporary unit and
  then a return move back to the original unit.
• Residents permanently relocating one time to a renovated unit will be
  required to sign a new lease.
• Moving materials and boxes will be provided approximately three weeks in
  advance of relocation.
    • Packing assistance will be provided upon request.

Moving Assistance – Extended Stay / Family
• Movers will assist with moving boxes and furniture to a
  temporary storage facility during the renovation and return the
  items to your unit when the renovation is complete.
• Residents will not have access to any of their personal items
  while in storage.
• Residents can leave behind unwanted furniture items for
  disposal. Please dispose of trash prior to move-out.
• Residents will need to maintain service and continue to pay the
  utility bills for their unit during the renovation period.
• If needed, HOC will provide transportation assistance to the
  extended stay hotel and for the return to the renovated unit.

Moving Assistance – Temporary Unit
• Movers will assist with moving boxes and furniture to the temporary unit
  and return items to the new unit when the renovation is complete.
• Residents can leave behind unwanted furniture items for disposal. Please
  dispose of trash prior to move-out.
• Residents will need to maintain service and continue to pay the utility bills
  for their original unit during the renovation period.
     • Residents will not be required to pay utilities for the temporary unit.
• HOC will reimburse residents for any costs related to the transfer of cable,
  internet and one personal home telephone line to the temporary unit, and
  for the transfer back to the original unit.
• A change of address is not required for residents moving to temporary
  units.
     • Change of address is only required for residents permanently
       relocating to a new unit and HOC will assist you with the change of
       address process required at the time of moving.
• If needed, HOC will provide transportation assistance to an off-site
  temporary and for the return to the renovated unit.

COVID-19 Precautions and Safety Plan
• Due to the heightened concerns resulting from the COVID-19
  (Coronavirus) pandemic, additional and detailed plans have
  been developed to ensure resident, staff and contractor safety.
• Units will be vacated during construction as this approach will
  be most effective for protecting residents from the known
  pathways of COVID-19 transmission and will enable the
  contractor to complete the renovation in the least amount of
  time.
• Contractors and staff will follow current recommended best
  practices based on what is currently known about COVID-19.
• Visit the Frequently Asked Questions webpage to learn more
  about COVID-19 Resources, or contact your Property Manager
  for additional information.

Certifications & Leasing
• Willow Manor Properties will be enrolled in a new Low Income
  Housing Tax Credit (LIHTC) Program because the existing Tax
  Credit Program has ended.
• The Low Income Tax Credit Program is one of the Federal
  Government’s primary policy tools for encouraging the
  development and rehabilitation of affordable rental housing as
  it helps create affordable apartment communities with lower
  than market rents.

Certifications & Leasing
Current Tax Credit Residents:
• In order to comply with the new Low Income Housing Tax Credit Program
  requirements, all current Tax Credit residents must complete an initial
  certification to determine ongoing eligibility.
• If it is determined the household is no longer income eligible, the site staff
  will use a copy of the old certification that qualified the household to prove
  eligibility.

Current Market Rate Residents:
• As part of the rehab and the new Tax Credit program, all market rate units
  will be rent and income restricted at 80% of the Area Median Income Limit.
• The current market rate unit residents must qualify under the Tax Credit
  Program.

Rent
• The Willow Manor Properties follow the Montgomery County Voluntary Rent
  Guidelines, which establish limits on rent increases for existing residents (VGR
  Increase). Between 2017-2021, the average annual rent increase under the
  Voluntary Rent Guidelines was 2.08%. The 2021 VGR Increase is 1.4%.

• HOC is seeking subsidies, so the amount you will pay towards rent will stay the
  same, and only increase upon lease renewal by the VRG Increase.

• If HOC is successful in securing these subsidies, the “renovated rent” of your unit
  may increase beyond the Voluntary Rent Guidelines, but the amount you pay
  would only increase by the yearly VRG Increase.

• Rents for vacant units will align with maximum allowable rents under the LIHTC
  program.

Resident Surveys
• To help facilitate the renovation process and planning for
  relocation, a Resident Survey has been provided to all
  residents. The survey is also available on the renovation
  webpage for residents to fill it out electronically.
• Surveys are available in English and Spanish.
• Be sure to provide information related to an approved
  Reasonable Accommodation on the survey.

 Please notify the your Community Manager if you have any
 pest control issues that may need to be addressed prior to
 the renovations in your unit.

Frequently Asked Questions

Visit the Willow Manor Properties Renovation webpage for
Frequently Asked Questions (FAQs) and other project
information at:

             https://www.hocmc.org/extra/955

           FAQs are available in English and Spanish.

Q&A

                               Questions?

                               Thank you

If you have questions, please contact the Community Manager at the property at
which you reside:

• Willow Manor at Fair Hill Farm: (301) 260-7620
• Willow Manor at Colesville: (301) 384-8500
• Willow Manor at Clopper’s Mill: (301) 916-5277