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Developers’ Workshop

Developers’ Workshop. Agenda : 1. Welcome & Introductions 2. Draft 2012 QAP, including clarifications and questions from the audience 3. Appendix B- Design Requirements On-line Application Other comments/questions. Disclaimers. QAP still a draft; don’t anticipate changes

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Developers’ Workshop

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  1. Developers’ Workshop Agenda: 1. Welcome & Introductions 2.Draft 2012 QAP, including clarifications and questions from the audience 3. Appendix B- Design Requirements • On-line Application • Other comments/questions

  2. Disclaimers • QAP still a draft; don’t anticipate changes • Not covering everything new or different • focusing on what developers need to know for the application • participants responsible for knowing rules • if questions not covered, ask today or follow up with staff

  3. Draft 2012 QAP • There are a number of changes from 2011, including between drafts • Changes are in response to comments • Anticipate some challenges in adapting to new policies • Continued improvement of program

  4. Amount & Set-Asides • Approximately $21M available • 10% for rehab, including $750k for RD • Remaining for new construction in regions: Central- 24% East- 23% West- 17% Metro- 36% • Then next highest scoring statewide • excluding mortgage subsidy points

  5. Award Limits • No more than 20% of LIHTCs awarded to projects with a nonprofit as the applicant • Maximum to any Principal is $1.5M • Will apply new construction awards first, then rehab, towards limit • Maximum to any Project is $1.0M

  6. Redevelopment Projects • Only 50% of one Redevelopment Project award counts towards Principal limit • Project must meet the following requirements: • site has or had a commercial, residential, educational, or governmental structure • historic ad-reuse and/or new construction • any required demolition has been or will be completed in 2012 (excluding project)

  7. Redevelopment, con’t • A unit of local government must: • initiate the project • have invested community development resources in ½ mile area in last 10 years • adopt a plan to address deterioration, and • approve a donation of land, fee waiver, or $75,000 loan/grant

  8. Redevelopment, con’t • A local government official will need to document all elements of involvement • Replaces points for Community Revitalization Plans and land donation

  9. 9% Flat Rate & Basis Boost • Under § 42, the flat 9% rate is not available for buildings PIS after Dec. 30, 2013 • Unknown if or when will change • If date not extended, Agency will boost eligible basis by 15% • Excludes projects using DDA/QCT boost (i.e. cannot receive 145%)

  10. County Award Limits • One rehab award per county • Maximum for new construction is • $2M in Metro counties • $1M for the East, Central and West Can exceed to fund last project • No applications accepted in 15 counties: Alexander, Avery, Bladen, Brunswick, Lincoln, Moore, Orange, Pasquotank, Pitt, Randolph, Rockingham, Scotland, Stanly, Transylvania, and Wayne

  11. Deadlines • Preliminary application due noon January 13th • Full application due noon May 11th, including: • discretionary zoning / special use permits must be approved; no extensions • funding sources must be committed (including local gov’t); no extensions

  12. Site Evaluation • Substantial changes in process • Same basic concepts still apply • being a good place to live • real estate fundamentals • Applicants have more ability to predict scores • Applicants will self-score with prelim app

  13. Neighborhood Characteristics • Consider Half Mile area around site • Good (18): structures are well maintained or a Redevelopment Project • Fair (9): structures are not well maintained and there are visible signs of deterioration • Poor (0): structures are Blighted or have physical security modifications

  14. N’hood Character, con’t • Half Mile is radius from approx. center of site • Blighted structure is • abandoned, • deteriorated substantially beyond normal wear and tear, • a public nuisance, or • appears to violate minimum health and safety standards

  15. Amenities • Points based on driving distance to • Grocery and • Shopping or pharmacy (either) • QAP has list of establishments eligible as Grocery or Shopping (can be any pharmacy) • Must be open as of Jan. 13th • Other businesses do not count

  16. Eligible Grocery Stores

  17. Eligible Shopping

  18. Points for Amenities

  19. Driving Distance • Mileage is as calculated by Google Maps: • from point closest to site entrance • to point closest to amenity entrance • Include driveways, access easements, etc. if >500 ft. from building to road • If scattered site use location with the longest distance • Agency staff will visit sites to check

  20. Google Map Basics • Applicants will submit routes using Google Maps • Consistent method, easy to use, and available to everyone • Agency will provide further guidance on maps

  21. Incompatible Uses • 6 points if uses not within specified distances • Half Mile radius: • airports • chemical or hazardous materials storage/disposal • industrial or agricultural activities with environmental concerns (odors or pollution) • commercial junk or salvage yards • landfills currently in operation • sources of excessive noise • wastewater treatment facilities

  22. Incompatible Uses, con’t • Parcel or right of way within 500 ft. containing: • adult entertainment establishment • electrical utility substation, whether active or not • distribution facility • factory or similar operation • frequently used railroad tracks • high traffic corridor • jail or prison • large swamp • power transmission lines and tower

  23. Negative Features • 3 points if no • negative features, • design challenges, • physical barriers, or • other unusual and problematic circumstances within the project boundaries (i.e. not off-site)

  24. Negative Features, con’t • Would impede project construction or adversely affect future tenants, including: • power transmission lines and towers • flood hazards • steep slopes • large boulders • ravines • year-round streams • wetlands

  25. Visibility & Isolation • 3 points if project would be both • visible to potential tenants using normal travel patterns • within 500 ft. of a residential, commercial, educational, or governmental building • Latter excludes abandoned/Blighted structures and Incompatible Uses

  26. Traffic Pattern • 3 points if traffic controls allow for safe and convenient access • Examples: • Access with traffic light would receive points • Right turn only would not receive points

  27. Site Scoring Summary • 18, 9, or 0 for Neighborhood Characteristics • 18, 14, 10, 6, or 0 for Grocery • 9, 7, 5, 3, or 0 for Shopping or pharmacy • 6 for lack of Incompatible Uses • 3 for lack of negative features • 3 for being visible and not isolated • 3 for safe and convenient access

  28. Mortgage Subsidy • Maximum of 10 points available in the Metro: Funds/Unit Points $6,000 6 $8,000 8 $10,000 10 • No points in the East, Central, and West

  29. Minimum Experience • Principal must have one NC project • developed, operated and maintained in compliance • PIS between Dec. 1, 2005 and Jan. 1, 2011 • This individual or entity must be listed as applicant in the pre-app

  30. NC Office / Experience • Will receive 5 points if applicant has • principal office in NC, or • 10 NC awards from 2005-11 • Agency will consider info submitted with past applications • Will receive 2 points if general contractor has principal office in NC

  31. Applicant vs. Principal • Applicant is a single individual or entity • The only one considered for • nonprofit limit • experience threshold requirement • experience or NC office points • Must become GP / managing member and stay in ownership for two years • Applicant is the decision maker

  32. Applicant vs. Principal, con’t • Principal is a broader concept, covers • partners/members of the ownership entity • recipients of the developer fee • their affiliates • Matters for the $1.5M award limit and experience disqualifications • See QAP definition

  33. Rehabilitation • Either increasing the number or substantially reconfiguring units is new construction • Project must have • LIHTC allocation or federal PBRA • PIS date on or before Dec. 31, 1996 • total replacement costs of <$120,000/unit • Tenant-based vouchers or local gov’t funding no longer qualifies

  34. Developer Fee • Increased to $12,000/unit for new const. or 28% of Line 4 for rehab • Application also may include greater of: • $500/unit or • $30,000 • If not needed for overruns, may be taken as increased developer fee

  35. Post-Award • Between award and 8609, owners must have Agency approval before: • changing anticipated or final sources, including equity • increasing anticipated or final uses by >2% • altering approved designs • starting construction, including sitework • increasing rents

  36. Post-Award, con’t • Must provide prompt written notice if change in uses or design is due to a local gov’t • Not following requirements may result in • fine of up to $25,000 • revocation of award • future disqualification • Not penalizing the change but failure to have prior approval or give notice

  37. Design Requirements • Points reduced from 50 to 30 • Plans as .PDF files on a CD • Dimensional shingles • Finished floor coverings in mechanical and storage closets • interior: carpet, sheet vinyl, or VCT • exterior: sealed and painted concrete • Same switch for overhead ceiling light and exhaust fan in full bathrooms

  38. Design Requirements, con’t • 70 CFM range hoods vented to the outside using hard duct • HVAC system 13 SEER, 7.7 HSPF or greater and properly sized for the unit • Condensate hub drains piped outside; sanitary sewer only with primed p-trap • Energy Star 2.0

  39. Design Requirements, con’t • The following amenities are required: (computer room no longer required, but can be selected as optional amenity) • Three amenities from list in Appendix B

  40. Type “A” Requirements • Audible alarm and strobe light above entry door • Braille signage • Emergency pull station in master bedrooms • Remote switches for range hood fan and light • Clothes washer and dryer centered in a 4 ft. clear floor space area • Grab bars for toilets, tubs and showers

  41. On-Line Application • Some will need to change accounts • Site self-scoring as part of prelim app • Prelim app checklist will include: • Google Maps and photos of amenities • local gov’t official documentation of Redevelopment Project eligibility

  42. Questions?

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