Project HAVEN

Housing Affordability, Viability, and Empowered Neighborhoods.

A landmark adaptive reuse initiative by Zerumo Holdings LLC, transforming a former U.S. Air Force dormitory into a multi-generational housing and services ecosystem with 220 affordable suites.

Rantoul, Illinois

From Decommissioned Dormitory to Community Anchor

220

Affordable Suites

20,000

Sq Ft Community Hub

$18M-$26M

Estimated TDC

50%

Priority Access Units

Property At A Glance

Project HAVEN repurposes a long-vacant military-era structure into high-impact affordable housing while preserving historic and structural value.

  • County: Champaign County, Illinois
  • Site Context: Former Chanute Air Force Base dormitory, vacant for approximately 30 years
  • Scale: Approximately 120,000-130,000 sq ft (100,000 residential + 20,000 community/commercial)
  • Structure: 3-story, 4 connected blocks with a central 20,000 sq ft connector floor
  • Estimated Total Development Cost: $18M-$26M (guide estimate)
  • Owner Entity: Zerumo Holdings LLC (for-profit)
  • Historic Significance: Chanute AFB assets documented in HABS/HAER records; historic credit path under evaluation
  • Environmental Context: Former Superfund-associated base area; Phase I/II ESA due diligence required

Addressing Rantoul Housing Needs

Project HAVEN is designed as a direct response to local affordability pressure and workforce housing gaps.

  • Affordability Gap: Municipal and planning analysis indicates a constrained supply of rental units affordable to households at or below 60% AMI.
  • Workforce Demand: The current market indicates sustained demand for affordable workforce-ready housing options.
  • Community Revitalization: Repositioning a long-vacant facility supports neighborhood stability and long-term local tax-base health.

Unit Mix

Studios, 1BR, and 2BR affordable suites targeting 30%-80% AMI households.

Priority Wings

110 units dedicated across PSH, veterans, seniors, workforce/students, and reentry populations.

General Affordable Housing

110 units for income-qualifying general occupancy under IHDA-aligned affordability criteria.

Residential Unit Dedication Plan

Guide-based allocation strategy for the 110 priority-access units, with the remaining 110 units serving general IHDA-aligned affordable occupancy.

Category Min Units Target Population
Permanent Supportive Housing (PSH) 40 High-need and homelessness-prevention households
Veteran Priority 30 Veterans and veteran families
Senior Priority 20 Seniors and intergenerational households
Student and Workforce Priority 10 Community-college students and workforce households
Reentry Priority 10 Justice-involved and reentry households
General Affordable Housing 110 Income-qualifying households

The guide allows overlap across dedication categories (example: veteran PSH units) while preserving affordability program compliance.

Chanute Legacy Community Services Hub (20,000 sq ft)

Integrated Community Infrastructure

The ground-floor hub is planned as a service-rich anchor that supports residents and surrounding neighborhoods.

  • Licensed Daycare and Early Childhood Center: Planned full-service facility (approximately 8,500 sq ft) serving infant through pre-K populations.
  • Wellness and Health Navigation Center: Community clinic and FQHC-style service interface for primary care navigation, behavioral health support, and telehealth rooms.
  • Workforce and Reentry Resource Hub: Program space (approximately 2,500 sq ft) for job placement support, resume labs, and digital skills access.
  • Veteran Resource and Peer Support Center: Coordinated benefits navigation and peer support rooms with veteran-serving partners.
  • Community Kitchen and Food Access Hub: Commercial teaching kitchen for food security programming and workforce-aligned training.
  • EV Charging and Mobility Hub: Transit-oriented amenities including EV charging and micromobility-ready infrastructure.
  • Universal Design Demonstration Suite: Model unit showcasing accessible and age-inclusive living standards.

Sustainability and Historic Preservation

  • Historic Stewardship: The Chanute AFB dormitory is documented in HABS/HAER records (HABS IL-1185), supporting a preservation-forward redevelopment strategy.
  • Environmental Remediation: Brownfields-aligned due diligence and cleanup pathways are used to address legacy environmental conditions.
  • Renewable Energy Potential: The large roof footprint supports high-capacity solar planning as part of long-term operating resilience.
  • Green Retrofit Scope: Planned envelope and mechanical modernization includes HVAC, windows, insulation, and efficiency-focused building systems.

Strategic Viability & Implementation Priorities

HAVEN is positioned for high-impact adaptive reuse by combining historic context, deep affordability, and community-serving programming in a post-military redevelopment zone.

  • PPA Planning Focus: Preparing the IHDA Preliminary Project Assessment package with complete site and program documentation
  • Critical Early Work: Phase I/II ESA, EPA parcel boundary validation, and partner readiness documentation
  • Community Outcomes: Stable housing access, supportive services integration, and neighborhood revitalization

Community Health and Public Safety

HAVEN follows an enriched housing model that integrates stable homes with on-site services, which is associated in peer housing research with improved neighborhood stability and reduced displacement pressure.

Join us in building a HAVEN.

Photo Gallery

Project Phase: Property acquisition in progress, market study completed, preparing for PPA

Source: Project HAVEN Master Development & Funding Guide (April 2026) summary adaptation.