Expanding to Plainsboro

By Eamon Bencivengo
Despite the ominous Ides of March, on March 15^th I accompanied Tom and Shari down to the pastoral landscape of Plainsboro, NJ.  Our task for the day was to meet with the Plainsboro Director of Planning and the Borough Administrator to discuss the potential for constructing a special needs housing project in their municipality.  Our interest in Plainsboro arose in the same manner of many of our other projects: through the collaboration with an active parent of a special needs child living in the community.  Maintaining a healthy collaboration with such parents is a vital component of creating a successful project because municipalities are much more receptive to approving the project if it is supported by local taxpayers.  Therefore, as Tom, Shari, and I walked into the Plainsboro Town Hall, we were accompanied by the mother of a special needs child.  Our meeting with the Borough Administrator and the Director of Planning was very positive, as they were impressed with the renderings of our previous projects and our reputable resume.  Surprisingly, however, we were informed that Plainsboro has large areas of protected land and therefore does not have many parcels of land available which are suitable for new construction.  Yet after the meeting, Tom, Shari, and I identified a few properties potentially suitable for rehabilitation.  Also, the parent who accompanied us to the meeting located some sites of open land that could suit our project needs. So, despite the minor setback, the potential for a special needs housing project in Plainsboro is still strong!  

Defending our Home Application

By Eamon Bencivengo

On Tuesday March 12^th, Shari and I drove south to Monmouth County.  We were not headed to the beach, but rather to Freehold to defend our HOME Application to the Monmouth County Planning Board.  Back in January we had submitted an application for the Monmouth County HOME Grant Program to secure funding for our upcoming special needs housing project in Colts Neck.  With our presentation time set for 1:15, Shari had made plans with Vince Scanelli, who was to accompany us in the presentation, to meet for lunch at noon to prepare and review our materials.  Vince is the President of Someone Special Needs You, Inc., a non-profit organization dedicated to providing social activities for special needs children.  Someone Special Needs You, Inc. is currently designated as the owner of the Colts Neck Project and will maintain ownership after its completion.

            Over sandwiches at a local café, we reviewed our notes and speaking points for the presentation.  By 1:15 we were standing in front of a ten-person review committee.  With the project renderings mounted behind us, Shari answered questions regarding the development of the project, while Vince educated the committee on the desperate need for permanent housing for special needs individuals.  As I glanced around the room, I saw several positive and interested expressions on the faces of the committee.  Hopefully, those expressions will mean that we will be awarded funding for the project!

The Suburbanite Interview

By Jenai - United Way Housing Coordinator

“I’m so proud of him.”  That’s what Brian’s mom said after he finished an interview with The Suburbanite earlier this week.  The paper interviewed two of the residents living at The Roberts House in order to paint a picture for local residents where group homes will be rehabbed as part of the DCA/DDD Special Needs Housing Partnership Loan Program.  The converted ranch homes will house 4 individuals with developmental disabilities.

Brian and John spoke about what it’s been like to be living on their own for the past 16 months. They also talked about how they share chores, and what types of hobbies they enjoy when they aren’t working.

The BCUW/Madeline Partnership is collaborating with Advancing Opportunities to rehab a second home.  Advancing Opportunities will be the service provider, helping the new residents to integrate into the community.

Look for the article and photographs in the paper this week.   

A first time for everything...

By Eamon Bencivengo

There is a first time for everything.  Last week I experienced my first submission of a county HOME grant application.  Although funded by the federal government, the HOME Program is administered by states and counties.  For instance, New Jersey’s Department of Community Affairs allocates the HOME dollars given to the state, while county HOME dollars are administered by county community development offices.  In generating funding streams for our projects, we submit applications to both the Department of Community Affairs and to the community development office of the county in which we are developing our project.  While the submission of two separate applications is manageable, the submission of the HOME application represents a challenge because no two such applications are alike.  The state application is different than those published by the counties, while the county applications vary from county to county.  Thus, it was last week that I was filling out the HOME application for Monmouth County; the county which encompasses our future special needs housing development in the town of Colts Neck.  With the help of our Housing Services Coordinator Jenai Gaccione, we carefully filled out the budgetary information required in the application.  Gina Plotino, our Director of Communications, also contributed to the task by supplying some of the many important documents which are required to be attached to the application.  Although we still have some more documents to send to the Monmouth County Community Development Office, we were able to submit the application prior to the deadline.  The Colts Neck Project has taken its first step to completion!                   

The Impact of the Special Needs Housing Trust Fund

By Tom Tornoto
President

On Wednesday I will take part in an important strategy session with others throughout the state who feel as passionately as I about renewing the Special Needs Housing Trust Fund.  Since it was signed into law in 2005, the Trust has built homes for over 2,000 families and individuals with special needs who would otherwise be languishing in costly institutional care. 

The impact of our housing starts is far reaching.  Not only are individuals with disabilities living independently and with the supportive services they need to thrive but, in the process, 8800 construction jobs were created as well as another1600 jobs in a variety of fields that continue on.  Over the last 5 years, that has brought to New Jersey and our local communities over $88 million in real estate sales and income and property taxes.

There’s real promise in these numbers, and renewing this vital source of funding makes sense on so many levels.  Supportive housing is not just a roof and a bed, but a cost-effective affordable housing solution that is changing lives for the better.

The Special Needs Housing Trust Fund

By Tom Toronto
President of Bergen County's United Way

Bergen County’s United Way is building some Very Special Homes© for individuals with developmental disabilities.  Financing under the auspices of the New Jersey Housing and Mortgage Finance Agency, Special Needs Housing Trust Fund has been instrumental in making that possible.   

The Special Needs Housing Trust Fund was signed into law in 2005. It authorized the issuance of $200 million of bonds to create housing for people with special needs and has helped to create quality housing with needed supportive services for over 2,000 families and individuals throughout the state. Unfortunately, the Special Needs Trust Fund has now run out of money.

I am part of a statewide advocacy effort to renew funding for supportive housing.  On Wednesday, February 15th the group will hold a Strategy Meeting.  Save the date and join us at the State House, Annex Room 4 in Trenton from 10 AM to noon.  Together we can surely find a permanent source of financing for this crucial funding stream.  Save the date and join us on February 15th.

Frequently Asked Questions about Housing Works - Answered

Rachel Durkan
Marketing and Communications Manager
January 23, 2012

Recently we have had an influx of questions about our Housing Works Program.  Below are some of the answers to those questions.  For more information, or to view the progress of our homes, you can visit our website at www.bergenunitedway.org.

What are Orchard Commons, the Roberts House and Crescent Commons?

Orchard Commons, the Roberts House and Crescent Commons are permanent supportive housing residences developed by BCUW/Madeline Corporation on behalf of Allendale Housing Inc. They are independent living facilities for individuals with special needs. There is no 24/7 supervision or staff. 

Who runs Orchard Commons, the Roberts House and Crescent Commons?

Allendale Housing Inc. owns all three properties. The BCUW/Madeline Corporation Partnership were the developers and now oversee the ongoing property management and is responsible for the maintenance of the property, which includes landscaping, snow removal, and problems with major appliances. BCUW/Madeline Corporation is NOT the service provider. Orchard Commons, the Roberts House and Crescent Commons are not group homes, they are independent living residences.

When construction is complete, who will live at Crescent Commons?

Six adults living with a disability who are in need of Multiple Sclerosis support services and eighteen adults with developmental disabilities (such as Asperger’s, Down syndrome, Williams Syndrome, etc).

What are the eligibility requirements?

Each applicant must have a diagnosed developmental disability from a licensed professional, demonstrate the ability to live independently without supervision, self- medicate, meet eligibility requirements for a low-income housing voucher, show placement on the DDD waiting list, have an active service provider who provides ongoing supportive services that is willing to enter into a formal agreement with BCUW, submit a letter of recommendation from that service provider, and demonstrate means of income.

What is the role of a service provider?

A service provider delivers individualized supportive services. The service provider can be a licensed professional or agency, such as a non-profit organization. The service provider is self selected by the tenant. This is known as the consumer choice model. The service provider must be willing to enter into a formal Memorandum of Agreement (MOA) with BCUW/Madeline Corporation to ensure that they will provide the appropriate ongoing services that are required for the tenant to be successful in living independently.

What types of support do service providers offer?

Service providers tailor services based on the individual’s needs, which vary person to person, and can change over time. Some examples of different services include case management, cleaning, assistance with budgeting, menu planning, travel training, or job coaching.

If I don’t have a service provider, how can I find one?

You can contact your DDD Case Manager for assistance, or locate one based on your specific needs at www.fscnj.org. Then, click on Services and then Resource Database.

How are these services paid for?

The individual and his/her family organize the best way to utilize financial resources. Some examples of how services are paid for include, 1) Self directed day services budget, 2) Medicaid, 3) private pay, 4) earnings from employment, or 5) SSI income.

How does the application process work?

The public will be notified of available housing by mailing list, through local newspaper ads, or through a local service provider. Each open application has a specific time frame in which it must be completed and submitted including any additional documentation that may be required. All applications received by the submission deadline will be assigned an identifying number and a lottery will be held. The identified individuals will then have their application reviewed, and if eligibility criteria are met, an interview will be scheduled. Selection will not be determined until all interviews have been conducted.

Are there any scheduled activities or outings?

The tenants of the community will have access to the Community Room to organize activities. BCUW/Madeline Corporation hosts monthly tenant meetings where news and updates are provided, as well as providing an opportunity for tenants to discuss any property issues or concerns. There are no formalized activities or outings that are arranged by a particular agency; rather, the tenants are encouraged to arrange their own gatherings.

What do the tenants do for transportation?

The tenants are responsible for their own transportation to get to/from where they need to go. Some tenants have cars and drive, others take public transportation, at times the tenants will pay for a taxi, and others rely on other types of resources, whether it may family member or a day program. Access Link currently does not service Allendale. The train is within walking distance from each property, which is a common means of transportation. BCUW/Madeline Corporation is advocating for other possible modes of transportation, but currently cannot guarantee that other types of transportation will become available.

What do the tenants do during the day?

Currently, the tenants of Orchard Commons and the Roberts House work, go to college, and/or attend day programs. They also participate in social clubs, play sports in recreational leagues, and volunteer at their local place of worship. It is expected that the tenants of Crescent Commons will have similar lifestyles.

How are the roommates paired up?

Roommate selection is primarily based on gender, age, and common interests. Other factors are taken into consideration, such as schedule/routine, family demographics, disability and support needs.

Who cooks and cleans?

The tenants cook and clean for themselves. Some residents receive assistance from their service providers to help with certain tasks such as cleaning or doing laundry. Some residents/roommates pay for a cleaning service 1x per month to help with more physically challenging tasks (vacuuming, scrubbing the shower, cleaning the oven, etc). 

Is there a waiting list?

We do not have a waiting list. We are maintaining a database with the contact information for individuals interested in living in our housing developments. The National MS Society’s Northern NJ Chapter is also maintaining a database for interested individuals who are in need of housing combined with MS support services.

What are the visitation rules?

Our residences are not group homes or institutional facilities; therefore, there are no parameters about visiting hours. Each tenant can have visitors at their own will and discretion. However, there are guidelines within the lease that specify details on overnight guests and length of stay.

Are there vacancies?

Right now there are no openings at Orchard Commons or the Roberts House.  At this time, we expect applications for Crescent Commons to be available on April 1, 2012.

Is there local preference?

Local preference is given to applicants that currently live in the municipality where the housing development is located. For example, lifelong residents of the town of Allendale are given special consideration for housing developments that are located there.

Is a security deposit required?

Each tenant will be responsible to pay a security deposit. This amount will be calculated by the local Department of Community Affairs (DCA) office, based off of the individual’s income and the fair market rent amount of what type of unit they will be occupying (1 bedroom or 2 bedrooms). Each applicant must meet the affordable housing guidelines.

Is there an application fee?

There is no application fee.

How is rent determined?

If a tenant is receiving an SRAP (State Rental Assistance Voucher), the resident’s responsibility toward the monthly rent is 30% of their gross income. 

Do I have to pay utilities?

Tenants who live in a one bedroom apartment will be responsible to pay their own utilities. Tenants who live in a two bedroom setting do not have to pay a separate utility bill- the amount is included in the cost of the rent.

Are pets allowed?

Tenants are not allowed to have pets.

How will housing be maintained over the long term?

The physical property will be maintained by the BCUW/Madeline partnership. The tenants will maintain independent living with assistance from their service provider(s) and any active family or friends who take on a responsibility role.

What happens when I pass away or am no longer able to care for my loved one?

As tenants transition into independent living, it is encouraged that the family prepare for ongoing life plans. This would include agreements primarily with the service provider, and any additional family, friends or neighbors. We encourage families to start planning who will be involved in their loved one’s life to assist with ongoing needs and provide a caring support system. Families are also encouraged to identify and address other types of living situations, should they become necessary. For example, a nursing home may need to be identified during the planning process for a tenant who may later in life have a higher risk of becoming non-ambulatory.  

What does the future hold for these Very Special Homes?

The BCUW/Madeline partnership is committed to continuing development of special needs housing. As information about our other projects becomes available, we will be sharing that information on our website www.bergenunitedway.org as well. Please check back here regularly for more information on what else is in the pipeline.

Where can I get more information about the National MS Society?

http://www.nationalmssociety.org/chapters/njm/programs--services/accessible-housing/index.aspx