Vanguard Awards

Watch a video about the award-winning community: https://youtu.be/04Lmlj8Fwq4

Far too many veterans struggle in search of support services and decent housing, and this is especially true for many younger veterans who served after 9/11. Too often, the cost and unavailability of decent housing and services prevent them from accessing the cities they fought for. Housing that is affordable throughout New Jersey is also a long-standing challenge. Nevertheless, helping military service members transition to civilian life strengthens the community and the county’s commitment to providing decent housing for its people.

The development team aimed to provide a safe and stable living environment for veterans in need while empowering them to become self-sufficient and independent.

The Gordon H. Mansfield (GHM) Veterans Community, named after a veteran who won a Purple Heart, has 70 units of supportive housing for veterans with different income levels, including veterans who are or have been homeless. WinnCompanies, an award-winning owner, manager, and developer of multifamily housing, and Soldier On Inc., a nonprofit that serves homeless veterans, worked together to develop the community.

Financing for the $23 million project included the New Jersey Housing and Mortgage Finance Agency (NJHMFA) awarding 4% Low-Income Housing Tax Credits leading to private equity through Bank of America. The NJHMFA also provided construction and permanent financing through the Agency Revenue Bond Financing Program and a subsidy mortgage loan commitment through its Multifamily Rental Housing Production Fund. In addition, the development received funds from the Federal Home Loan Bank of New York and Monmouth County HOME Funds. The New Jersey Department of Housing provided project-based rental assistance.

The community widely supported the project. The challenge was finding a suitable location. Under the leadership of County Commissioner Lillian Burry and Borough Council Member Gary Baldwin, the borough of Tinton Falls offered Soldier On the land to build this building for $1.

The biggest obstacles to this project were fundraising, financing, and subsidy approvals. The demand for affordable housing development and construction is significantly higher than the available resources. This endeavor requires an extensive and deep financial “stack,” with alliances, partnerships, and resources not readily available.

The GHM features several design and construction components that make the property unique for veterans: common areas include a “touch-down” space for visiting case management staff, a management office, a community room with an operable partition wall, a female gathering room, and a second private office on the second floor for case management or telehealth use. Additionally, the property has improved soundproofing throughout to aid with post-traumatic stress disorder, and continuous insulation and Energy Star windows contribute to year-round comfort. All units are wheelchair-accessible and fully Americans with Disabilities Act (ADA) compliant.

The “women’s wing,” with 10 units and a “storefront” system separating it from the rest of the building, occupies the southern half of the second floor. This wing is for female veterans who want to live somewhere different from male veterans. It has a separate laundry area, community room, and outdoor balcony space. All units are wheelchair-accessible and fully ADA-compliant.

There are also two greenhouses for individual planting, a walking trail, and many outdoor gathering spaces. Additionally, the site features a columbarium and an eternal flame for the respectful interment of veteran residents’ ashes upon their passing.

Each apartment is fully furnished, with a fully stocked kitchen, a dining table and chairs, a full-size bed and mattress, a dresser, a nightstand, a sofa, a coffee table, and a TV console. All units also come with cookware, bakeware, utensils, linens, pillows, sheets, towels, and cleaning supplies. The rent includes all utilities, cable, and Wi-Fi costs. Our partner, Fulfill, also includes meals in the rent.

A full-time property manager, a maintenance supervisor, a community coordinator, and a live-in resident advisor serve the community. The GHM team’s mission is to encourage residents to spend more time in common areas and outside their units.

Support staff assist residents with their medical, financial, and personal needs. Case managers work with residents to obtain benefits, coordinate transportation, and prepare meals. All residents receive one free meal a day. Staff can assist residents in finding and applying for jobs. Two on-site attorneys assist residents with preparing wills or designating a power of attorney. Residents can also access various health care services, including individual and group counseling, addiction support, and a specialized holistic wellness program. A financial literacy program helps veterans raise their credit scores and, in some cases, buy homes.

It’s no accident that the community boasts a five-star average on Google reviews. The Gordon H. Mansfield Veterans Village in Tinton Falls is genuinely remarkable, which is why the people who live there are so happy. The team members are committed to assisting veterans in reconstructing their lives following challenging times. Their dedication means veterans can make new friends, learn new skills, and live in a safe place while bringing meaning and dignity back to their lives.

Approximately 45% of residents at the GHM did not have email before moving into the community. In addition, approximately 24% of residents did not have regular access to a cellular phone before moving into the community. Therefore, traditional virtual outreach and promotion methods missed many candidates.

During the lease-up period, Soldier On attracted new residents through its outreach and referral program. The Supportive Services for Veteran Families Program of Soldier On is a door-to-door outreach project that assists homeless or at-risk veteran families. The outreach program helps veterans and their families in western Massachusetts, New Jersey, Pennsylvania, and New York before they become homeless. In addition, WinnResidential was able to cut the advertising spend at the property by 31.5% thanks to Soldier On’s referrals.

The Gordon H. Mansfield Veterans Community differs from other new communities because it provides homeless, low-income, and moderate-income veterans with wraparound support services and programs.

Additionally, Soldier On and WinnResidential, which operate the community, have formed excellent ties with nonprofits and community organizations that benefit the residents.

One such partnership is with Fulfill of Monmouth County. With the help of volunteers, Fulfill put up one of the two greenhouses on the 12-acre property. Fulfill NJ’s comprehensive program, “Seed to Supper,” equips novice gardeners with the necessary tools to cultivate some of their food on a modest budget. In 2022, residents grew lettuce, tomatoes, cucumbers, carrots, snap peas, summer squash, and herbs with the help of Fulfill. They harvested so much that they could share with others in need. The community donates any unconsumed produce to Fulfill’s Food Bank in nearby Neptune, N.J. Gardening has been therapeutic for veterans, giving them more independence.

Another partnership is with the JBJ Soul Kitchen, a “community restaurant” serving paying customers and those in need. Jon and Dorthea Bongiovi created the JBJ Soul Kitchen, run by the Jon Bon Jovi Soul Foundation. There are no prices on the menu. Those who are unable to pay donate their time. In addition, JBJ’s executive chef has hosted several cooking demonstrations with GHM residents. In return, the veterans eagerly serve meals, wash dishes, and stain planting boxes at the restaurant as volunteers.

Additional community partners are the Jersey Shore Dream Center mobile food pantry in Neptune, Backpacks for Life, the Daughters of the American Revolution, the New Jersey Elks, the Monmouth County One-Stop Career Center, Wegman’s, the Monmouth County Prosecutor’s Office, Hope Sheds Light, and many others.

The Gordon H. Mansfield Veterans Community fits perfectly with the Monmouth County master plans and dreams of creating a Monmouth County homeless veterans housing initiative. According to the U.S. Department of Veterans Affairs, as of 2022, more than 400,000 veterans lived in New Jersey, of whom more than 37,000 were homeless. The GHM answers the call for 70 Monmouth County veterans. In addition, the community helps not only people experiencing homelessness and low-income veterans but also middle-class veterans, which is crucial because those who get service-related benefits sometimes aren’t qualified for low-income housing subsidies.

Soldier On began working with Monmouth County Freeholder Lillian Burry and former Tinton Falls City Council President Gary Baldwin in 2011 to make this project happen. It involved many stakeholders. The New Jersey Department of Community Affairs, New Jersey Housing and Mortgage Finance Agency, Monmouth County Commissioners (formerly freeholders), U.S. Office of Veterans Affairs, Town of Tinton Falls, New Jersey State Senate, and the city and county planning boards and commissions all conducted thorough reviews of the project.

Numerous elected officials attended the community’s ribbon-cutting on Veteran’s Day in November 2021, which garnered extensive media coverage. The first move-ins began on Nov. 27, 2021, and the community was 72% occupied within one month. By Jan. 31, the community was 95% occupied, and the last move-in was on Feb. 28, 2022, achieving full occupancy.

Watch a video about the award-winning community: https://youtu.be/DuCzIVheLy4

The development team’s goal behind 201 Canal was to create a modern and sustainable mixed-use building that would enhance the surrounding neighborhood and provide affordable housing options for various income levels. The team delivered 125 units of mixed-income housing and 5,000 square feet of commercial space at a transit-oriented site that is a half-mile walk from the intermodal Charles A. Gallagher Transit Terminal.

The property consists of 54 workforce housing apartments restricted to households earning less than 100% of the area median income (AMI), 39 Low-Income Housing Tax Credit (LIHTC) units restricted to households earning less than 60%, 50%, and 30% AMI, and 32 unrestricted units rented at market rate. A Section 8 Project-Based Voucher contract restricts eight of the LIHTC units to households earning less than 80% of the AMI, while a Massachusetts Rental Voucher Program contract restricts three units to households earning less than 80% of the AMI. Community Teamwork Inc. administers the low-income housing units.

Bank of America provided a construction loan. The 9% federal LIHTC deal used this loan, resulting in federal and state equity. Bank of America and PV OF Limited Partnership invested in the project. Other sources of funding included a subordinate loan from City HOME. Additionally, funding came from MassHousing Finance Agency Workforce Housing funds, Department of Housing and Community Development (DHCD) Affordable Housing Trust Funds, DHCD Housing Stabilization Funds, DHCD HOME funds, Community Economic Development Assistance Corporation (CEDAC) Community-Based Housing Funds, and CEDAC Facilities Consolidation Funds. The remaining sources were a deferred developer fee, a subordinate loan from the MassSave Residential New Construction Incentive Program, and a subordinate loan from the Massachusetts Clean Energy Center Commercial-Scale Air Source Heat Pump Program. The project was completed on time and within budget.

Winn acquired the property on March 3, 2020; the financial close occurred on May 15, 2020. The development team began site work after obtaining a Construction Early Start Agreement with longtime partner Keith Construction in late February, before the March 2020 COVID-19 shutdowns.

The COVID-19 pandemic made hiring workers difficult, but Keith Construction provided virtual platforms to hire new workers and to train on-site workers. Keith Construction strictly enforced the Massachusetts Governor’s Guidelines and Procedures, the Occupational Safety and Health Administration’s Guidance on Preparing Workplaces for COVID-19, and the Centers for Disease Control and Prevention guidelines to maintain a safe and healthy work environment during the height of the pandemic. The community is also in the Downtown Lowell Historic District, so the Lowell Historic Board had to approve the plans. To meet zoning rules for the Hamilton Canal Innovation District, the development team had to preserve and improve a historic remnant wall along the lower Pawtucket Canal.

Additional public realm improvements include a new courtyard area, which the city and the Lowell Historic Board approved.

201 Canal offers inviting indoor and outdoor amenity spaces to meet post-COVID demands for outdoor space, comfortable work from home, and a sense of community.

The four-story building is an architectural and cultural reflection of Lowell’s industrial past. It has one steel-framed level with a brick veneer facade and three wood-framed levels with alternating wood and stone textures and colors. The building also has the city’s only open-air roof deck, which looks out over a new bridge across the Pawtucket Canal and has sweeping views of the canal. The building preserved a historic brick seawall to enclose a lower-level courtyard featuring accent walls made of weathered brick, hewn granite pavers, and steel wall bracing.

There is a canal-level patio with uplighting, planters, café seating, and views of the flowing Pawtucket Canal. There is also a fenced-in outdoor dog park named “201BARK,” an outdoor kitchen, a media wall, and various communal areas.

Each apartment features floor-to-ceiling windows, vinyl plank flooring, stackable washers and dryers, and walk-in master closets. Kitchens and bathrooms include quartz worktops, white ceramic tile backsplashes, gray Shaker-style cabinets, stainless steel Energy Star appliances, and WaterSense plumbing fixtures.

The first level features a leasing office, a welcome desk, two private offices for tenants who work from home, a VIP lounge, a package handling system with an Amazon locker, wiring for future cold storage, a 17-foot artificial tree, and a coffee bar to help residents live healthy and satisfying lives. Additional indoor amenities include a state-of-the-art fitness facility, a yoga/spin room, a tasting kitchen, a communal dining table, club seats, and an open-air atrium club room.

Parking in an adjacent lot is available for $45 per month.

201 Canal provides critically needed mixed-income housing in Lowell’s emerging Hamilton Canal Innovation District. According to Massachusetts General Law, Lowell is a “gateway city,” or a midsize city that serves as an economic hub for the areas around it, with “stubborn social and economic problems” and “many assets with unmet potential.” Lowell, as a gateway city, has a strong network of organizations that provide opportunities to residents and businesses.

Public realm improvements included a new courtyard, restoration and reinforcement of a historic remnant wall along the lower Pawtucket Canal, and Canal Street traffic and sidewalk improvements. A public road separated two long, narrow properties; the 201 Canal linked them. Some units are immediately above the road, allowing vehicles to pass. Winn secured funding for the city’s “signature bridge,” named for former Congresswoman Niki Tsongas. Other public realm improvements included conserving and fortifying a historic remnant wall along the lower Pawtucket Canal, a new courtyard, and Canal Street traffic and sidewalk improvements.

201 Canal is part of a revitalization initiative in downtown Lowell, which suffered decades of economic collapse in the 20th century as the once-vibrant manufacturing powerhouse fell victim to changing market conditions. 201 Canal inspired funding and momentum for recent construction projects like the Lowell Justice Center, a new district courthouse that opened in March 2020, and a 903-space parking garage that opened in December 2020. A high school is currently under construction, with an anticipated opening for the 2026-2027 school year.

The project created 27 construction jobs, of which 16% were Section 3 residents. Section 3 businesses received 20% of construction employment and 11% of contract dollars.

A full-time property manager, leasing manager, and maintenance technician are on-site five days a week, and there is a 24-hour emergency maintenance service and an answering service after hours and on weekends. Reviews for 201 Canal are mostly positive on Google, Apartments.com, and Facebook, with an average rating of 4.5 out of 5, and mention the high-quality unit finishes, the array of amenities, and the staff’s attentiveness and friendliness.

The team works with Kingsley to survey residents at multiple touchpoints, including upon move-in, completion of maintenance orders, and when their tenancy is up for renewal. This enables Winn to obtain insightful feedback that can be applied to improving customer service and implementing beneficial changes.

When asked about why they chose to live at 201 Canal, 41.67% of survey respondents said “downtown location,” 25% of respondents cited “apartment features,” 16.67% said “interior design and value,” 8.33% said “proximity to work,” and 8.33% cite “other reasons.” An overwhelming majority of residents (68.8%) came to live at 201 Canal from other communities in Lowell.

The lease-up faced a barrier due to the public’s lack of knowledge about middle-income housing; only two applications were received in the first lottery for 54 apartments. The team overcame this by educating prospective renters about this option. The leasing team partnered with local nonprofits, including the Cambodian Mutual Assistance Association, to get the word out about the workforce/middle-income housing option.

By the end of April 2022, the community had stabilized to 95%, and on May 13, 2022, it reached full occupancy, five months ahead of schedule. By March 31, 2022, all 39 tax-credit apartments were 100% occupied. By April 9, 2022, all 32 market-rate units had reached full occupancy.

201 Canal caters to renters of all income levels looking for an urban experience with access to downtown Lowell, rail connectivity to Boston, or highway access to Route 3 and Interstate 495. It also provided a convenient, safe, and attractive pedestrian connection between the Gallagher Terminal and the city’s center, with a mix of new and old structures seamlessly blending in with the historic architecture.

201 Canal is active on social media, ensuring residents know what is happening in downtown Lowell and the surrounding communities. The management team frequently posts updates about local events, new businesses opening nearby, and fun contests on its Facebook, Instagram, Apartments.com, and Google My Business accounts.

WinnResidential also streamlined rent collection by collaborating with RealPage’s ActiveBuilding to develop a resident portal offering online bill payment and mobile work orders. As of May 2024, 96.46% of residents had registered with the portal, and 91% of service requests were completed on time. The RealPage Website Content Management System and OneSite Property Management Software support leasing and operations efficiencies.

Watch a video about the award-winning community: https://youtu.be/XzSx2gmOYmU

Built in 1972, Clawson Manor (CLM) is the most significant affordable housing asset in Clawson, Mich. Located in a middle-class, amenity-rich suburb of Detroit, Clawson is a flourishing city with accessible services in the immediate area. Given these amenities, it is unsurprising Clawson has experienced exponential growth over the past decade.

The main goal was to recapitalize and preserve the property’s affordability in an increasingly high-rent area.

As a resident-controlled organization, CSI Support & Development Services focuses on resident comfort, safety, and accessibility in addition to reducing future maintenance and energy costs. To achieve these goals, the renovation included improving building accessibility and safety; substantially updating all units; reconfiguring existing and adding new common area spaces to improve social service delivery and create better-functioning building spaces; redesigning and enhancing the exterior; and preserving CLM for future generations of seniors.

Furthermore, CSI met with city officials to ensure the plan complimented the city’s development efforts. A significant enhancement was made to the building’s aged façade to accomplish the city’s goals. The design was updated to abide by the city’s color scheme and complement other area developments.

The two-year project was highly successful, and the goals set at the beginning of the property were met.

When CSI acquired Clawson Manor in 2022, the building was at risk of converting to market rate because its original HUD SH-202 Use Agreement was set to expire. To ensure CLM remained affordable, CSI worked with HUD’s Office of Recapitalization and the Michigan State Housing Development Authority (MSHDA) to issue and administer a new project-based voucher (PBV) contract that paid the difference between 30% of a resident’s income and market rents for nearly every unit. This PBV contract, combined with Low-Income Housing Tax Credit (LIHTC) equity and Housing Trust Funds, made this preservation project possible and preserved CLM’s affordability for 50 additional years.

Permanent financing sources include LIHTC, an MSHDA Mortgage, National Housing Trust (HTF) Funds, a Seller Note and a Deferred Developer Fee.

There were three significant development challenges: resident relocation, supply chain issues, and environmental barriers.

Resident Relocation: No resident was permanently moved from the property despite all 251 units being substantially renovated. Residents were temporarily relocated to rent-ready vacant units. A full-time, on-site relocation coordinator was hired to ensure residents were comfortable during the relocation process. The coordinator worked closely with each household to ensure a smooth temporary relocation and subsequent return to their newly renovated apartment.

Supply Chain Issues: The renovation occurred during an acute period of disruption in the supply chain for construction materials caused by the COVID-19 pandemic. In preparation for the renovation project, CSI developed creative solutions to ensure supplies would be available. Before closing on financing for CLM’s $17 million renovation, CSI committed over $3 million to preorder construction materials with extraordinarily long lead times. By taking this risk, CSI ensured the completion of the substantial renovation and timely delivery of tax credits.

Health & Safety Environmental Concerns: While completing the project’s due diligence, two significant environmental concerns were identified: lead-soldered plumbing joints and harmful metals in the soil. Swift action was taken regarding these environmental concerns—the lead-soldered plumbing joints were replaced, and contaminated soil was removed during the property’s renovation. Delineating the property’s contaminates added significant time to the schedule, and remediation costs were well over $2 million. However, this work was essential to providing safe housing for the residents.

When renovating Clawson Manor, CSI wanted to create living and common spaces for today’s seniors to thrive. The project brought CLM, which had not been renovated since it was first built in 1972, to modern accessibility standards. Thirteen apartments were renovated to meet Uniform Federal Accessibility Standards, with five made accessible to residents with hearing and visual impairments. In the communal areas, wheelchair-accessible exercise equipment, benches outside of elevators, better lighting throughout, and a wheelchair route to the community garden were installed.

Along with increased accessibility, the updated common rooms promote socialization among residents. The service coordinator’s office, business center, and library were remodeled, and new meeting spaces, a community kitchen, and a wellness room were constructed. In addition to enabling the cooperative system to thrive, the modifications offer valuable opportunities to improve residents’ health and wellness outcomes. These renovations have brought residents out of their units, reduced isolation, and forged a community where residents collaborate to benefit their living environment.

In conjunction with a more sociable and accessible space, the exterior and interior of Clawson Manor underwent many cosmetic and sustainable improvements to modernize the 50-year-old building. CLM’s crumbling stucco exterior was replaced with attractive panels and modern windows that improved appearance and energy efficiency.

Completing an intense renovation project like CLM requires intentional resident communication and support.

The on-site relocation and construction coordinators consistently communicated renovation progress between the construction team and residents. The relocation coordinator organized and completed all tenant moves and maintained communication with members, while the construction coordinator notified of completed units and required tenant notices. This collaboration was instrumental in ensuring that construction proceeded smoothly with minimal impact on residents.

Further promoting communication and minimizing resident stress, the on-site co-op coordinator was a liaison between management and co-op members. Monthly resident meetings were held, during which the renovation schedule was discussed, and resident concerns were addressed. Additionally, the coordinator introduced and fostered a cooperative management system, empowering residents to participate in the management of their home. The coordinator upheld the integrity of the cooperative by conducting member voting, compiling member ideas, and sharing feedback with the development team.

Clawson Manor’s residents remained active and engaged throughout the building’s renovation. The partnership between CSI’s staff and residents is the cornerstone of CSI’s cooperative management system and the basis for the success of this project.

When CSI acquired the property in early 2022, over half of the units were infested with bedbugs; CSI instituted strict bedbug protocols to reduce the infestation significantly. During construction, management staff continued to focus on pest identification, treatment, and tenant education. Post-construction, only five units showed any bedbug activity.

A second primary challenge was the substantial spread of COVID cases during the construction period, which put residents’ health at risk. Leasing of renovated units was slowed to allow longer-term temporary relocation where necessary. While these measures successfully slowed the transmission of COVID and protected residents, this created acute pressure at the end of the project. Nearly 50 units remained vacant in late October and needed to be filled by Dec. 31 to ensure on-time tax credit delivery. Multiple CSI departments worked together to intensely market the available housing, certify tenants, and complete move-ins. This diligent work enabled all units to be filled, meeting the promised delivery of tax credits.

At Clawson Manor, CSI implemented the cooperative system, allowing seniors to remain in control of their living space. CSI’s cooperative management system allows members to learn new skills and guide decision-making throughout the building. Officer positions were created in June of 2023, and since then, floor representatives have been elected, and multiple committees are active. The co-op system, along with this renovation, has created a space to meet the ever-changing needs of today’s seniors, allowing members to support each other and positively age in place.

Empowered by cooperative management, residents guided aspects of CLM’s renovation. The renovated and expanded community garden provides members with fresh fruits and vegetables and is a resident-driven initiative. CSI’s development team worked closely with Clawson Manor’s Resident Garden Committee to design the expanded garden area. The committee shared concerns regarding poor water supply and lack of greenhouse and storage space. In response, CSI installed new raised garden beds, a garden shed, a greenhouse, and a new water supply within the garden area.

CLM also boasts an on-site service coordinator who works closely with residents. The service coordinator collaborates with resident volunteers and organizes resident education and wellness activities. Monthly programming addresses topics related to nutrition, safety, and health improvement. Regularly scheduled social activities improve health outcomes in this often-isolated population.

With its preservation as affordable senior housing, Clawson Manor Co-op will continue benefitting the community by allowing all residents to remain in their community as they age, irrespective of their income. Clawson is an ideal place for seniors to access services and amenities. Located blocks from the vibrant downtown, residents can enjoy several restaurants, shops, and cafes. Residents can walk to medical offices, a grocery, a pharmacy, a library, parks, and the senior center. Public transportation is steps away, connecting residents to all the amenities of metro Detroit. Without Clawson Manor, this desirable community would be inaccessible to low-income seniors, and its renovation and preservation will ensure that it remains an affordable option for future generations.