Development and Service Integration Committee Wednesday, September 21, 2011 333 West Trade Street, Suite 200 10:00 – 11:30 a.m. Committee Members: Staff Resources: David Furman, Facilitator David Jones Mike Rizer Renata Henderson Pat Mumford, Ex‐Officio Member Zelleka Biermann (City) Chris Squier (CHA) AGENDA Information: I.
Review Draft Memorandum of Understanding ( MOU) City‐County‐CHA II.
Review Draft Joint RFP ( City‐County‐CHA) III.
Review Posting ‐ 2012 Housing Trust Fund (HTF) Tax Credit Set‐Aside ‐ $2,000,000 Attachments: A. Draft MOU B. Draft Joint RFP C. 2012 HTF Tax Credit Set‐Aside D. August 17, 2011 Committee Meeting Summary Proposed Future Agenda Topics: 1. Explore additional affordable housing acquisition funds 2. Review the North Carolina Housing Finance Agency (NCHFA) Targeting Plan for Tax Credit Next Meeting Date: October 19, 2011 Attachment A
MEMORANDUM OF UNDERSTANDING
Among
City of Charlotte Neighborhood & Business Services
and
Mecklenburg County Community Support Services
and
Housing Authority of the City of Charlotte
Purpose of Agreement
This Memorandum of Understanding (“MOU”) among the City of Charlotte Neighborhood &
Business Services Department (“City”), the Mecklenburg County Community Support Services
Department (“County”) and the Housing Authority of the City of Charlotte, N.C. (hereinafter
referred to as(“CHA”) is to clarify the procedures by which the parties will seek to work
together as part of the Charlotte-Mecklenburg Coalition for Housing (“Coalition”) , a community
board intended to facilitate the implementation of the community’s Ten Year Plan to End and
Prevent Homelessness.
The three partner organizations are the Ex-officio members of the Charlotte-Mecklenburg
Coalition for Housing, a fifteen member Board, created by the Charlotte City Council, Charlotte
Mayor and Mecklenburg Board of County Commissioners in May and June 2010. This MOU
clarifies responsibilities and outlines procedures by which the parties will work together to
ensure that affordable housing opportunities are paired with appropriate supportive services.
This MOU is not intended as a legally binding commitment or to create any legal right or remedy
for any party or for any third person. The City, County and CHA may hereinafter collectively be
referred to as the “Agencies” or individually as an “Agency”.
Duration of Agreement
This MOU will commence on the first day after this MOU is fully executed by all parties, and
shall remain in full force and effect until it is mutually cancelled by the parties, in accordance
with the terms set forth herein. The parties agree that the terms of this MOU may be revised, as
is needed, in order to fulfill the purposes for which it was originally created.
Background
Charlotte Mecklenburg Coalition for Housing
The Coalition is a community based board whose members are appointed as follows: six by the
Charlotte City Council, three by the Mecklenburg County Commissioners, three by the
Charlotte Mayor, and three (the parties to this MOU) are Ex-Officio and non-voting. The
Coalition is charged with overseeing the implementation of the Charlotte-Mecklenburg Ten Year
Plan to End and Prevent Homelessness.
The Ten Year Plan focuses on three primary goals:
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•
•
•
Housing – Get homeless families and individuals into appropriate and safe permanent
housing as soon as possible.
Outreach and Engagement – Link chronic homelessness to housing, treatment and
services through intensive outreach and engagement.
Prevention – Promote housing stability for those families and individuals most as risk of
becoming homeless.
Partnership Roles and Responsibilities
The parties hereby acknowledge their individual roles and responsibilities as follows:
• Coordinate and Implement Programs
• Recommend annual priorities for housing programs and development
• Develop policy recommendations that impact housing and homelessness
• Recommend annual capital funding allocations
• Evaluate /Assess Annual action plans
• Provide Annual Report to City Council, County Commission and CHA Board of
Commissioners
• Develop Partnerships and align services
• Advocacy
• Data collection and reporting
Each of the partners will contribute staffing to the Coalition.
City of Charlotte Neighborhood & Business Services (NBS):
The City of Charlotte will make funding available for Supportive Housing Development (new
construction, rehabilitation and acquisition/rehabilitation) through the City’s Housing Trust Fund
as loan and grant funds for the development of supportive housing on land and/or structures
controlled by the proposer.
Mecklenburg County Community Support Services (CSS):
Mecklenburg County will draw upon its expertise in working with homeless population and
assessing service impacts to provide guidance and direction regarding:
• the types and quantities of supportive services required by clients to be housed
• vendor selection criteria and processes
• data collection for output, outcome and impact measurements
• policy development and resource allocation decisions that prevent homelessness and rehouse homeless individuals and families as quickly as possible.
CSS’ partnership role and responsibilities will not prohibit CSS from directly providing
supportive services or contracting for such services when appropriate.
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Charlotte Housing Authority (CHA):
CHA will make funding available for Supportive Housing Development (new construction,
rehabilitation, acquisition/rehabilitation and/or rental subsidy) through CHA’s MTW Program as
loan/grant funds or subsidy agreements for the development of supportive housing as well as
Section 8, Section 9 or other applicable programs.
General Provisions
It is understood that each Agency should fulfill its responsibilities under this MOU, in
accordance with the provisions of law and regulations which govern their activities. Nothing in
this MOU is intended to negate or otherwise render ineffective any such provisions or operating
procedures. If at any time any Agency is unable to perform its functions under this MOU
consistent with such Agency’s statutory and regulatory mandates, the affected Agency shall
immediately provide written notice to the other agencies to establish a date for mutual resolution
of the MOU.
Allocation of Costs
The participants in this project assume full responsibility for their respective costs associated
with their performance under the terms of this MOU. In no event, shall any Agency be obligated
to pay or reimburse any expense incurred by another Agency under this MOU, except where
specifically outlined herein.
Amendment or Cancellation of Agreement
The MOU may be amended at any time in writing and by mutual consent of the Agencies. Each
Agency may cancel its participation in the MOU upon sixty (60) days written notice to the other
Agencies. When the cancellation is for cause, i.e. a material and significant breach of any of the
provisions of this MOU, the MOU will be considered to be canceled upon either hand- or postaldelivery of written notice to the other Agencies.
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IN WITNESS HERETO, this MOU is in force as of the dates written below:
Approved:
_____________________________________
Date: ____________
Patrick T. Mumford, Director
City of Charlotte, Neighborhood & Business Services Department
_____________________________________
Stacy M. Lowry, Director
Mecklenburg County Community Support Services Department
Date: ____________
_____________________________________
Charles Woodyard, President and CEO
Housing Authority of the City of Charlotte, N.C.
Date: _____________
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Attachment B
Charlotte-Mecklenburg Coalition for Housing
Supportive Housing Development – FY2012 Program Year
RFP Submission Requirements and Evaluation Criteria
Section I: Purpose
The City of Charlotte, Mecklenburg County & the Housing Authority of the City of
Charlotte are now accepting proposals for Supportive Housing Development (new
construction, rehabilitation and acquisition/rehabilitation). Supplemental funding is
available for projects in the approximate amounts:
City of Charlotte Housing Trust Fund Capital: $______
Charlotte Housing Authority Capital:
$________
Charlotte Housing Authority Operational Section 9 Subsidy: XX units
Charlotte Housing Authority Operational Section 8 Subusidy: XX units
Mecklenburg County Supportive Services Funding: $ ______
Capital Funding may be in the form of a loan or grant for the development of Supportive
housing on land and/or structures controlled by the proposer. Operating Support, Rental
Assistance Supportive Services and/or social work staff and/or funding may also be
available through Mecklenburg County and The Charlotte Housing Authority.
The RFP Schedule is shown below:
Activity
Pre-Submission Conference:
Neighborhood and Business Services – Housing Services
600 East Trade Street
Charlotte, NC 28202
Issue Request for Proposal
Cut-off Date for RFP Questions
Proposal Due Date
Neighborhood and Business Services – Housing Services
600 East Trade Street – Suite 109
Charlotte, NC 28202
Proposal Clarification Period
Scheduled Date
Friday, October 28, 2012
10:00 a.m.
Friday, December 16, 2011
Friday, January 27, 2012
Friday, February 10, 2012
By 3:00 p.m.
March 1, 2012 to
March 10, 2012
Selection of Proposals for Funding Recommendation
March 2010
Housing & Neighborhood Development Committee
March/April 2012
City Council, County Commission & CHA Board Approval
May/June 2012
** The above dates are subject to change at the discretion of the City of Charlotte
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The Supportive Housing Request for Proposal will have the following application schedule for
additional funding rounds, based on the availability of funds:
Round 2
Round 3:
Issue Request for Proposal
July 16, 2012
December 12, 2012
Proposal Due Date
September 11, 2012
February 12, 2013
Section II: Submission Requirements – Supportive Housing
2.0
Application Submission
The proposal (application and attachments) must be submitted on Flash Drive, Disk, or
other electronic media.
2.1
Applicant Information (Development):
A. Description of the applicant’s expertise in developing and operating housing
developments to include:
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General contractor’s track record and experience
Property Management & experience with similar developments
Development team is subject to meet SBE requirements to ensure that the city
continues its commitment to enhance opportunities for small business
Development team
B. Minimum of three (3) references that can speak directly to the applicant’s
development experience.
C. Applicant’s financial statements prepared by an accountant for current year and
previous year.
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Most recent independent audit
Auditor’s management letter
D. Applicant’s organization/background information:
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Legal name of business
Director/President/Managing Member of the organization
Articles of Incorporation and current bylaws
IRS 501c(3) determination letter (if non-profit)
Type of Organization, (corporation, general partnership, Limited Liability
Corporation, etc.)
List of Board of Directors (Include address and telephone numbers). List officers
and their positions
Current organizational chart
Federal Tax ID# or Social Security # of owners
States currently doing business in
2
E. Complete disclosure of any outstanding judgments.
F. Certificate of Good Standing from the North Carolina Secretary of State or State
where the developer/development team is incorporated.
G. Verification that all state and federal taxes – including IRS withholdings are current.
H. The City conducts criminal background checks. The background checks will not be
the sole basis of a loan/grant decision, but will be a factor in considering an
application for funding. The City will also verify with the U.S. Department of
Housing and Urban Development that the development team members are not on its
“debarred” contractor’s list.
2.2
Applicant Information (Supportive Services):
I. Description of the applicant’s expertise in developing and operating supportive
services to identified populations to include:
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Agencies’ track record and experience with identified population
Staff experience, education and training (??include resume of all staff involved in
this project)
Agency and Staff experience with similar populations and support services
J. Minimum of three (3) references that can speak directly to the applicant’s supportive
services and identified population experience.
K. Applicant’s financial statements prepared by an accountant for current year and
previous year.
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Most recent independent audit
Auditor’s management letter
L. Applicant’s organization/background information:
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Legal name of business
Director/President of the organization
Articles of Incorporation and current bylaws
IRS 501c(3) determination letter (if non-profit)
Type of Organization, (corporation, general partnership, Limited Liability
Corporation, etc.)
List of Board of Directors (Include address and telephone numbers). List officers
and their positions
Current organizational chart
Federal Tax ID# or Social Security # of owners
M. Complete disclosure of any outstanding judgments.
N. Certificate of Good Standing from the North Carolina Secretary of State or State
where the agency is incorporated.
3
O. Verification that all state and federal taxes – including IRS withholdings are current.
P. The City conducts criminal background checks. The background checks will not be
the sole basis of a loan/grant decision, but will be a factor in considering an
application for funding.
2.3
Project Information
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Description and scope of the project, its history and goal
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Number and types of units (i.e. affordable)
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Income levels to be served (specify the number of units at each income level
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Statement of the purpose of the loan/grant request and projected impact on the
project
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Statement of project costs and verification of any committed and/or anticipated
funding for the project (i.e. approval letters, letters of intent, and feasibility letters).
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Statement of details of any pending litigation.
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Project appraisal determined by a Member of the American Institute (MAI) – Land
and existing or proposed building(s) or a third party assessment, which determines
fair market value and replacement cost will be accepted.
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Map with location and directions to the site
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Proximity to amenities – medical, groceries and mass transportation
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Legal description of real estate
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Provide zoning and deed restrictions
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Utility availability letters
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Description of any significant site condition(s) (In addition to environmental there
can be topo and soils conditions)
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Description of historically significant conditions requiring Historic Review (if
applicable)
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Specify the number of years the unit will remain affordable (period of
affordability).
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Describe any community/neighborhood meetings regarding the proposed project
and actions taken to mitigate neighborhood opposition.
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Describe the project oversight that will be used to manage the project
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Real Estate Taxes - State in detail the assumption used to arrive at the annual real
estate taxes proposed in the pro-forma.
2.4 Supportive Services Information
ƒ Description of any supportive services and the hours per week per unit.
ƒ Detailed management plan for the designated Supportive population.
ƒ More would need to be added here…………
2.5
Graphic Illustrations (8-1/2 X11) – Color preferred
ƒ Site Plan
ƒ Building elevations/renderings
ƒ Floor plans
2.6
Project Readiness and Feasibility
ƒ Evidence of site control – (Site control can be exhibited through an option to purchase,
purchase contract, executed deed or a City-approved lease of at least as long as the
requested loan term or period of affordability).
ƒ Compliance with local planning, zoning and flood plain requirements
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2.7
Project Financing
ƒ Statement detailing use of the City grant proceeds
ƒ Proposed sources and uses of funds (include all sources of project funding)
ƒ Proposed project schedule (includes dates for initial closing, construction start and
substantial completion).
ƒ Project budget
ƒ Proposed project proforma (with assumptions, rents, % of annual change in income
and expenses) 20-year proforma for multi-family rental developments
ƒ Detail any developer fees and equity share.
2.8
Funding Category
ƒ A development proposal for Housing Trust dollars can only be submitted for a single
funding category. For example: The same development Proposal can not be submitted
for Tax Credit, Rapid Acquisition and Supportive Housing.
2.7
Eligible Rehabilitation
Includes activities that are major in scope including but not limited to: structural,
mechanical and electrical repairs, roof, windows, doors and work required when it has
been determined that the useful life is 5 years or less and projects where rehabilitation is
needed to make the units habitable. Repairs such as painting, replacing floor covering,
and trim work are only eligible when they are part of a larger project.
Rehabilitation applications must:
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Have been placed in service on or before December 31, 1996
Require Rehabilitation expense in excess of $15,000 per unit as supported by a
physical needs assessment
Not have acquisition cost in excess of 60% of the total replacement costs
Not have begun or completed a full debt restructuring under the Market to Market
process (or any similar HUD program) within last 5 years.
Not deteriorated to the point of requiring demolition
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SECTION III - EVALUATION CRITERIA – Supportive Housing
Complete proposals submitted to the City will be reviewed, evaluated and scored based on the
following criteria:
% within
Category
Rating
Points
Period of Affordability
7%
7
Number of Affordable Units within the Development
31%
10
Income Level Served
31%
10
On-Site Supportive Services and/or Programs
31%
10
100%
37
Track Record with Similar Development (s) – for Developer
25%
6
Development Team Experience with Similar Developments
20%
5
Property Management & Experience with Similar Developments
20%
5
Agency supportive service experience with identified population
20%
5
Staff Experience with supportive services for identified population
15%
4
100%
25
Amount of City Funding Requested (Leverage)
43%
10
City Investment per Eligible Unit
43%
10
Debt Coverage Ratio or No Debt Allowance
14%
3
100%
23
100%
15
Categories
Development Strengths – (37% of Total Score)
Total Maximum Points
Development Team and Supportive Services Experience – (25% of
Total Score)
Total Maximum Points
Financial Strength - (23% of Total Score)
Total Maximum Points
Population Served– (15% of Total Score)
Special Needs Population
Total
100
Bonus Points
Housing Efficiencies/Green Building Techniques
20%
5
Development in a Transit Station Area
40%
10
Proximity to Amenities and Services
40%
10
100%
25
Total Maximum Bonus Points
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EVALUATION CRITERIA – Supportive Housing
Definitions and Points:
Development Strengths – 52% of Total Score (52 Points)
A.
Period of Affordability
ƒ Less than 20 Years earns 1 point
ƒ 20 to 40 Years earns 2 points
ƒ Greater than 40 to 50 Years earns 3 points
ƒ Greater than 50 Years earns 4 points
B. Number of Affordable Units with the Development
ƒ Greater than 20% to 35%, earns 4 points
ƒ Greater than 35% to 50%, earns 8 points
ƒ Greater than 50% to 65%, earns 12 points
ƒ Greater than 65%, earns 16 points
Affordable units defined as the percentage of the total units that are made affordable to
households earning 60% or less than the area median income. At least twenty percent 20%
of the units within a development must be set-aside for income eligible households in
order to be considered for this program. *However, housing developments located within
transit station areas may set aside a minimum of 5%, but no more than 25% of the units
for income eligible households.
C.
Income Levels Served
Percentage of units serving those at 30% AMI or Less
AMI of Total Units
10% to 25% of units
26% to 40% of units
41% to 55% of units
Greater than 55% of units
Points
Earned
4
8
12
16
This program is directed primarily toward rental housing developments serving in whole or
part households earning 60% or less of the area median income (AMI) with a priority given to
rental developments serving households earning 30% or less than the AMI.
4. On-Site Supportive Services and/or Programs – Points will be awarded based on the
intensity of services and the type of services offered. Eligible services can be provided by onsite staff, outside provider and/or volunteers, earns up to 16 points. (See table on next page)
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On-Site Supportive Services Provided
Points
Earned
On-Site Healthcare component provided: 2 hours per week
4 hours per week
Supportive Activities that promote self-sufficiency
Example: Grocery store trips, money management, cooking classes
4
8
4 activities per week (minimum of 1 hour in length)
8 activities per week ( minimum of 1 hour in length)
12 activities per week (minimum of 1 hour in length)
4
8
12
Case Management Services:
Permanent/SRO: A ratio of 1 case manager per 15 residents
Shelter: A ratio of 1 case manager per 35 residents is to be provided
20 hours per week
40 hours per week
8
16
Development Team Experience – 10% of Total Score (10 Points)
1. Track Record with Similar Development(s) – for Developer
2. Track Record with supportive services delivery to identified population – for
Supportive Service Provider:
ƒ No experience, earns 0 points
ƒ Experience with up to 5 similar developments, earns 1 point
ƒ Experience with more than 5 similar developments, earns 2 points
The developer must demonstrate a track record developing projects similar to the one
proposed. The points awarded in this category are based solely on the developer’s
experience. Similar developments are defined as similar to the proposed project. The
Developer should have an active role in the projects identified, (i.e. decision maker,
principal).
3. Development Team Experience with Similar Developments
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No experience, earns 0 points
Experience with up to 5 similar developments, earns 2 points
Experience with more than 5 similar developments, earns 4 points
Points in this category are based on the experience of the entire development team
including but not limited to the developer, general contractor and architect. Similar
developments are defined as similar to the proposed project.
4. Property Management Experience with Similar Developments
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No experience with subsidized units, earns 0 points
Experience with subsidized units (i.e. Tax Credits, Section 8, etc.), earns 2 points
Specific experience – projects similar to the proposed development, earns 4 points
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A maximum of four points can be earned in this category based on experience with
subsidized units combined with specific experience with developments similar to the
proposed development. A property manager must at a minimum have over two years
experience with one development that is similar to the proposed development.
Financial Strength – 23% of Total Score (23 Points)
1. Amount of City Funding (Leverage)
Leverage Ratio
Less than 1 to1
1 to 1-1.99
1 to 2-2.99
1 to 3-3.99
1 to 4-4.99
1 to 5 or greater
Points
Earns 1 Points
Earns 2 Points
Earns 4 Points
Earns 6 Points
Earns 8 Points
Earns 10 Points
Note: The leverage ratio: HTF funds divided by other financing
2. City Investment Per Eligible Unit/Room/Bed
Permanent /SRO
Housing Per Unit
Over $40,000
$30,000 to $40,000
$20,000 to $29,999
$10,000 to $19,999
$10,000 or less
Points
Earned
2 Points
4 Points
6 Points
8 Points
10 Points
3. Debt Coverage Ratio - The debt coverage ratio is based on “hard debt” (debt service
contractually obligated to be repaid). The net operating income over the debt service
determines debt coverage ratio. Projects without “hard debt,” earn 3 points.
Debt Coverage Ratio
Less than 1.15
1.15 to 1.20
Greater than 1.20 to 1.25
Greater than 1.25
Points
Earns 0 Points
Earns 3 Points
Earns 2 Points
Earns 1 Points
SupportivePopulation – 15% of Total Score (10 Points)
Population Served – Special Needs population is defined as individuals/households, who are:
A. Elderly - Minimum age of 62 years and not a member of the homeless and nonhomeless with Special Needs population as stated below, earns 5 points
B . Homeless – persons sleeping in emergency shelters or places not meant for human
habitation, (i.e. cars, parks, abandoned buildings), earns 10 points
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C. Special Needs, persons with:
1.
2.
3.
4.
5.
6.
Mental disabilities, earns 10 points
Physical disabilities, earns 10 points
Developmental disabilities, earns 10 points
Substance use disorders, earns 10 points
Diagnosed with AIDS/HIV, earns 10 points
Other special populations. As approved by the Charlotte-Mecklenburg Coalition for
Housing Advisory Board, earns 10 points. (Other special populations must be
described in detail).
D.
A total of 15 total points can be earned for a combination of supportive served, (i.e.
elderly and disabled).
Bonus Points – Maximum of 25 Points
1. Green Building Techniques/ Housing Efficiencies - All new construction projects must
comply with Energy Star standards. Development that has incorporated green building
techniques including but not limited to the following areas as:
a)
b)
c)
d)
e)
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Energy efficiency and renewable energy
Sustainable site planning
Safeguarding water quality and water efficiency
Conservation of materials and resources
Indoor environmental quality
One green building technique
Two to three green building techniques
Four to five green building techniques
All five green building techniques
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Earns 2 points
Earns 3 points
Earns 4 points
Earns 5 points
Note: Developers should specify green building techniques that are not included above.
2. Development in a Transit Station Area: See Assisted Multi-Family Housing within
Transit Station Areas (General Loan and Grant Guidelines for Housing Development) for
guidelines for Transit Station Area development, earns 10 points
3. Proximity to Amenities and Services: Development is located within 1/2 mile of the
following:
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medical facilities (including pharmacy);
groceries and;
mass transportation
Medical facilities or groceries only, earns 4 points
Mass transportation or two other amenities/services, earns 6 points
Mass transportation plus one other amenity/service, earns 8 points
All three amenities/services, earns 10 points
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Attachment C Multi‐Family Rental Developments 2012 Housing Trust Fund (HTF) Tax Credit Set‐Aside ‐ $2,000,000 ƒ This allocation would be available to developers receiving a NCHFA tax‐credit award for new ƒ
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construction of multi‐family housing developments serving households earning 60% or less of the area median income. This allocation would provide local alignment with State supported projects and allow for greater local leverage of tax credit awards. Developments must meet current Housing Locational Policy guidelines. Development funds will be made available according to the ranking of North Carolina Housing Finance Agency site score and City of Charlotte Housing priority. Maximum award to any one project will be $1,000,000. HTF Funding Schedule: January 14, 2012 Submit NCHFA preliminary funding application March 16, 2012 Release of NCHFA Site Scores March 30, 2012 HTF funding application deadline (link to application) May 7, 2012 City of Charlotte Council Approval/Commitment letter May 11, 2012 Deadline for NCHFA full application August 2012 NCHFA Tax Credit Awards Note: City of Charlotte reserves the right to cancel, reject any or all application, and waive minor informalities for applicants if it is deemed in the City’s interest to do so. Attachment D Charlotte‐Mecklenburg Collation for Housing Development and Service Integration Committee Wednesday, August 17, 2011 Committee Members Present: David Furman, Facilitator David Jones Renata Henderson Scot Williams Patrick Mumford, Ex‐Officio Member Staff Resources: Zelleka Biermann (City) Pamela Wideman (City) Mary Gaertner (City) Chris Squier (CHA) Meeting Summary •
•
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LaRae Baumann & Tomico Evans from Charlotte Housing Authority presented the new model for Family Supportive Services & Performance Based Contracts. The presentation explained the current model and process starting with contracting life‐cycle, audit component, corrective action, and payment reduction schedule with the scores based on percentage of goals attained for each measure. The program is highly collaborative; service rich with lower case load has so far shown positive results. Committee will be looking at performance based contract model when continuum of Care process is integrated with development. CHA’s presentation was very informative and follow up presentation will be arranged at a future date. Supportive Housing RFP/RFQ process & schedule was presented. City, County and CHA staff will work together for a possible joint/ collaborative RFP process. Committee approved recommendation to the Charlotte‐Mecklenburg Coalition for Housing approval of the $1.8million Housing Trust Fund Grant to retire the section 108 loan associated with the Village of Hope Haven Project Pre‐development fund up to $70,000 was also approved for the Affordable Housing Group, Inc. to complete feasibility/due‐diligence for 333 Hawthorne Lane, potential rapid acquisition project.