HomeMy WebLinkAboutItem 7.1 Eden Housing TCAC CITY CLERK
File # 430-80
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: July 15, 2003
SUBJECT: Letters of Support, Revitalization Efforts and City Financial
Commitment to the California Tax Credit Allocation Committee
(TCAC) on behalf of Eden Housing, Inc.'s Senior Housing Project
to be located on a portion of property at 7606 Amador Valley Blvd.
Report Prepared By: dulia Abdala, Housing Specialist
ATTACHMENTS: 1. Letter of Support and Financial Commitment for Senior Housing
to the California Tax Credit Allocation Committee (TCAC) on
behalf of Eden Housing, Inc.
2. Letter to the California Tax Credit Allocation Committee
(TCAC) outlining various revitalization efforts within the
immediate neighborhood of the proposed Senior Housing
Project.
3. Eden Housing, Inc.'s Initial Financial Spreadsheet for Senior
Housing Project, utilizing tax credits, from September 2002
4. Eden Housing, Inc.'s May 2003 Financial Spreadsheet for Senior
Housing Project, utilizing tax credits, with adjusted Line Items
RECOMMENDATION: Staff recommends that the City Council:
1. Approve the letter of support and financial commitment for Eden
~,~A~ Housing (Attachment 1) and authorize the Mayor to sign on
behalf of the City; and,
2. Approve the letter outlining revitalization efforts within the
immediate neighborhoods of the proposed Senior Housing
Project (Attachment 2), and authorize the Mayor to sign on
behalf of the City.
FINANCIAL STATEMENT: The requested letter of support for the tax credit application commits
the City to a loan, not to exceed $2,248,248 of Affordable Housing
In-lieu fee funds toward the Senior Housing Project. $280,000 has
previously been committed to Eden Housing when the City Council
approved the Predevelopment Loan Agreement. The $280,000 is
included in the "not to exceed" amount listed above. The amount
expected to be needed from the City of Dublin in gap financing was
previously $1,829,156. The commitment amount now being
requested is an increase of $ 419,092.
G:~PA#X2003\03-003 Eden Housing\CC Staff Report Eden Loan Commit TCAC app. II.DOC ~
~ ITEM NO.
DESCRIPTION:
On September 23, 2002 the City Council selected Eden Housing, Inc. as developer for affordable senior
housing at the site of the former library located at 7606 Amador Valley Blvd. This site will also house a
Senior Center that the City will construct during 2003-2004.
On February 4, 2003 the City Council approved a Predevelopment Loan Agreement with Eden Housing,
Inc. to provide the ftmding necessary to begin the pre-construction phase of the Senior Housing Project.
On May 13, 2003 the Planning Commission approved a Site Development Review and a Tentative Parcel
Map for the project and recommended that the City Council certify a Mitigated Negative Declaration, and
approve a General Plan Amendment and a Downtown Core Specific Plan Amendment. The Planning
Commission further recommended approval of the Planned Development Rezone/Stage I & II
Development Plan. On May 20, 2003 the City Council approved the above recommended entitlements.
Eden Housing is applying to two funding sources simultaneously in an effort to increase the chances of
obtaining financing for the senior housing project. In June of this year Eden Housing submitted an
application to HUD for the 202 Supportive Housing for the Elderly Program. On July 24, 2003 the
application for tax credits will be submitted to the California Tax Credit Allocation Committee (TCAC).
Both these sources provide financing yet each one requires different material be submitted with the
applications. Each source has separate and distinct regulations and requirements. Because of these
differences, two different spreadsheets were provided by Eden Housing, Inc. with the initial Request for
Proposal (RFP) to the City of Dublin. One spreadsheet demonstrated the sources and uses of funds if the
project were financed through the HUD Section 202 Program, the other spreadsheet demonstrated the
sources and uses of funds if tax credits were obtained for financing the project. Each spreadsheet listed
the sources of financing that may be available to produce a complete package and finance the
development of senior housing
In preparing the application to the California Tax Credit Allocation Committee Eden Housing is
requesting the following items from the City of Dublin:
1. A letter of support and financial commitment for the project;
2. A letter outlining revitalization efforts within the neighborhood where the proposed senior
housing will be constructed.
3. Option to Lease and Option to Lease Memorandum
ANALYSIS
In June of this year Eden Housing, Inc. updated the project spreadsheets using tax credit financing. The
new spreadsheets covering all development costs identified that additional money was needed from the
City of Dublin to be able to construct the project. The additional funds requested in the Commitment
Letter is $419,092 more than was initially anticipated for a total loan from the City of $2,248~248. The
increase in cost was due primarily to:
1. Less tax credit financing available
2. Higher fees and permit costs than anticipated
3. Higher construction costs due to the final design of the project.
For the HUD Section 202 application approved by the City Council on June 3, 2003, the amount
committed as a loan was $2.4 million. The amount being requested for the tax credit application is
$2,248,247, or $151,752 less than the HUD application.
2
If Eden Housing, Inc. were successful in being awarded funding through HUD and a tax credit allocation,
the developer would need to make a choice. Regulations for the HUD Section 202 Program do not allow
for tax credits to be used in conjunction with this federal funding so one of the two would need to be
chosen. Eden Housing, Inc. would prefer to utilize the HUD financing because it provides longer term
affordability by guaranteed positive cash flow on the project as well as rental subsidies for the tenants.
This. eliminates the need for rent increases for a substantial period of time. However, since the City of
Dublin is providing financing toward the Senior Housing Project any decision made would be negotiated
with the City.
The following two letters are intended to assist Eden Housing, Inc. in producing a more competitive
application for a tax credit allocation.
Letter of Support - A letter of financial contribution (Attachment 1) is required by TCAC as
demonstration of a local contribution toward a proposed project. The 9% tax credit allocation is an
extremely competitive funding source. Which projects will receive a tax credit allocation depends on the
scores achieved by the applicant. Points are given for various items provided or otherwise present in
relation to the proposed project. A local contribution and the amount of that contribution are considered in
ranking the competitiveness of a project; the more contributed, the more points granted in this category.
The City of Dublin is providing a substantial contribution and this is outlined in the attached letter. A
ground lease for the property is being provided to Eden Housing, Inc. for 99 years at a dollar a year. The
City has provided a predevelopment loan of $280,000 and with this letter further commits to providing
gap financing for the project not to exceed $2,248,248, inclusive of the already loaned predevelopment
sum.
The letter also indicates where the project is to be constructed, explains the proximity to the new Senior
Center and other amenities, and demonstrates the need for the affordable project.
A Letter Outlining Revitalization Effort in the Proposed Project Neighborhood- Another area where the
applying entity or sponsor may be awarded points is if that sponsor is able to demonstrate that
revitalization is taking place in the vicinity of the proposed project. The object is to demonstrate that a
neighborhood revitalization plan has been adopted and specific efforts toward achieving the plan's goals
have occurred. To demonstrate that the City of Dublin is committed to providing improvements the
Dublin Downtown Core Specific Plan as described in the letter (Attachment 2) was used to provide details
on improvements that have occun'ed and that the City plans in the future. This letter demonstrates efforts
undertaken with existing partnership with public entities or public/private partnerships.
Street improvements, from the widening of Dublin Blvd, to the new interchange on- and off ramps are
outlined. Also included is the Downtown Beautification Program including the murals, bus stops and
monuments planned for the area. Finally, the City's commitment to revitalizing the area is demonstrated
by the new Senior Center that will begin construction later this year.
Option to Lease and Memorandum of Option to Lease - The Option to Lease demonstrates to the Tax
Credit Allocation Committee that Eden Housing, Inc. does have control of the proposed project site.
These two documents were approved June 3, 2003 and were used in the HUD Section 202 application in
June and will be utilized in this application.
CONCLUSION
In conclusion, Eden Housing, Inc. is prepared to apply tax credit financing from the California Tax Credit
Allocation Committee in Sacramento. This program is highly competitive and Eden Housing, Inc. is
working toward providing a thorough and convincing application. The City of Dublin has demonstrated a
strong interest in affordable senior housing at this site and has provided measures to Eden Housing that
would facilitate development of the site. It is in the interest of the City of Dublin and Eden Housing to
cooperate in the effort to secure financing for this Senior Housing Project.
Staff has provided two letters for the Mayor's signature; a letter of support and financial commitment
(Attachment 1) and a letter outlining revitalization efforts in the Downtown Area (Attachment 2).
RECOMMENDATION:
Staff recommends that the City Council:
1. Approve the letter of support and financial commitment for Eden Housing (Attachment 1), in
support of the Senior Housing Project and authorize the Mayor to sign on behalf of the City; and,
2. Approve the letter outlining revitalization efforts within the immediate neighborhoods of the
proposed Senior Housing Project (Attachment 2), and authorize the Mayor to sign on behalf of the
City.
CITY OF DUBLIN
Website: Inttp:/twww. ci.dubiin.ca, us
t00 Civic Plaza, Dublin, California 94568
July 15, 2003
Jeanne Peterson
Executive Director
California Tax Credit Allocation Committee
915 Capitol Malt, Room 485
P.O. Box 942809
Sacramento, CA 94209-0001
RE: FINANCIAL COMMITMENT TO EDEN HOUSING, INC. FOR DUBLIN
SENIOR AFFORDABLE HOUSING AT 7606 AMADOR VALLEY BLVD.,
DUBLIN
Dear Ms. Peterson:
It is with pleasure that the City of Dublin provides this letter of support on behalf of Eden
Housing, Inc.'s affordable senior development to be located at 7606 Amador Valley
Blvd. in the City of Dublin.
Eden Housing has been working diligently and has been successful in securing all
entitlements to proceed with an affordable senior housing project with 54 units to be
available to very low- and extremely low-income seniors. The depth of affordability and
quality of the proposed development will significantly address the City's lack of
affordable senior housing. The project -~11 also greatly assist the City in meeting its goal
of providing affordable rental housing to very low-income households.
The Tri-Valley region, including Dublin recently completed a Human Services Needs
Assessment. This study indicated that the Tri-Valley's senior population 'is the fastest
growing age group in the region. Both Pleasanton and Dublin has seen their senior
population grow by more than 70%' between 1990-2000. As this segment of the
population increases, so will their need for affordable housing.
This site next to the new Dublin Senior Center, currently in development, would be the
first dedicated affordable senior housing project in the City of Dublin. The units would
all be available to very low- and extremely low-income seniors. This is important for the
City. It is also important that any senior development be located close to amenities. This
site is ideal, just a block away from a major market, and also less than a block from a
Area Code (925) - City Manager 833-6650 · City Council 833-6650 - Personnel 833~6605 · Economic Development 833-6650
Finance 833-6640 · Public Works/Engineering 833-6630 ' Parks & Community Services 833-6645 · Police 833-6670
Planning/Co'de Enforcement 833-8610 · Buitding Inspection 833-6620
, ATTAOHItlEt IT
Printed on Recyc,ed ~p
To: Jeanne Peterson, Executive Director
California Tax Credit Allocation Committee
SUBJECT: FINANCIAL COMMITMENT TO EDEN FOR DUBLIN SENIOR AFFORDABLE HOUSING
July 15, 2003
Page 2
major shopping center, Dublin Place, at a bus stop for one of the major bus lines, as well
as across the street from a local medical center.
The City is very enthusiastic about this project and will provide a 99-year land lease for
one dollar a year. At this time the City of Dublin has provided Eden Housing, Inc. with a
Lease Option for the property as well as a predevelopment loan of $280,000 to work on
this development. The City is also committing $2,248,248 as a residual receipts loan
from the Affordable Housing In-Lieu Fee Funds toward this project. This is substantial
from a small City with no Redevelopment Agency and limited avenues to receive
affordable housing revenue, Because of these limited resources it is absolutely necessary
to leverage our funds with tax credits.
Once again, the City of Dublin offers full support of this development and full support of
Eden Housing, Inc.'s application for tax credits from the California Tax Credit Allocation
Committee.
Sincerely,
Janet Lockhart
Mayor, City of Dublin
:~:. ~i.,<.:~[~,~:'.~ 1 O0 Civic Plaza, Dublin, California 94568 Website: http://www, ci.dublin,ca.us
July 15, 2003
Jeanne Peterson
Executive Director
California Tax Credit Allocation Committee
915 Capitol Mall, Room 485
P.O. Box 942809
Sacramento, CA 94209-0001
RE: EDEN AFFORDABLE SENIOR HOUSING
7606 AMADOR VALLEY BLVD., DUBLIN CALIFORNIA
Dear Ms. Peterson:
Over the past several years, the City of Dublin has made a concerted effort towards
revitalizing and intensifying the downtown area. In 2000, the City adopted three specific
plans that called for substantial public and private investment in this part of Dublin.
Some major developments have taken place, and many new projects are underway. The
proposed Eden Affordable Senior Housing project, to be located in the heart of
downtown will be adjacent to the new Senior Center, to be constructed in 2003-2004.
These are examples of the exciting things happening in downtown Dublin.
Both the City's General Plan and Downtown Specific Plans have identified the
downtown as an intensification area which can be revitalized to support new retail
development, redesigned to provide entryways to the downtown, and enhanced to provide
pedestrian amenities such as streetscape improvements and public plazas to serve as
gathering places for residents and civic events.
The Eden Affordable Senior Housing project is located in a highly visible part of
downtown Dublin. The neighborhood immediately surrounding the project area is
composed of various land uses, including a small medical center and multi-family
residential uses to the north, west is a shopping center that includes a large chain grocery
store, south is Dublin Place, a large shopping center comprised of restaurants, a bank, a
Target store, a Home Expo, Mervyns and various other retailers and east is the future
home of a television and entertainment store as well as another state-of-the-art
nationwide chain grocery store and more restaurants:
ATTACHI F-.f T
Area Code (925) ~ City Manager 833~6650 ,, City Council 833-6650 - Personnel 833,6805 ' Economic Development 833-6650
Finance 833-6640 - Public Works/Engineering 833--6630 - Parks & Community Services 833-6645 ~ Police 833-6670
Planning/Code Enforcement 833~66!0 ~ Building inspection 833-6820 o Fire Prevention Bureau 833-6606
Prin,'ed on Recycled Paper'
Jeanne Peterson, Executive Director, California Tax Credit Allocation Committee
Subject: Eden Affordable Senior Housing
July 15, 2003
Page 2
Over the past five years, various projects have been developed in accordance with the
goals and objectives of the Downtown Core Specific Plan in particular. The details of
these projects are explained below, and each project location is referenced on the attached
map.
Goal 4: Revitalize the downtown core area by retaining existing businesses and
encouraging new land uses consistent with the long-term vision for the area through
an increase in allowed building heights and floor area ratios.
Goal 5: Provide for residential development in the downtown core to increase the local
population near services.
Objective 5.3: Provide for new senior housing near the planned City of Dublin
Senior Center adjacent to the Specific Plan area.
Consistent with Goals 4 and 5 of the Downtown Core Specific Plan, the City is
developing two senior projects to be constructed in the area, including the Dublin Senior
Center and Eden Housing's Dublin Senior Housing project:
· Site 8on the attached map Immediately north of the Affordable Senior Housing
project will be Dublin's new Senior Center, which is expected to be under
construction by the end of the year. Designed to provide a meeting place for
seniors, it will also provide meals, activities and outings for the local senior
population. The Senior Center is being built directly adjacent to the future
affordable senior housing and all activities will be available to the residents of
Eden Housing's project. The Senior Center is designed and approved and
construction will begin later this year. Six million dollars have been committed as
part of the City's 5 Year Capital Improvement Program and $556,000 is
committed and currently in use for the design/pre-construction phase of the Senior
Center. When completed next year, the new Senior Center will have over 15,000
square feet of space, a large increase over the current center, which is in a leased
space of about 6,000 square feet.
· Site 9 on the attached map Eden Housing's Dublin Senior Housing project fits
very nicely with Objective 5.3 of the Downtown Core Specific Plan. "Provide for
new senior housing near the planned City of Dublin Senior Center adjacent to the
Specific Plan area." This project is ideal, situated right next to numerous
amenities from the senior center to retail shopping to grocery stores, to restaurants
to banks to a small medical center.
The City is very excited about the synergy of these two uses adjacent to one another. The
Senior Center will provide a great amenity to the senior citizens living in the affordable
units, with meeting spaces available and activities planned for seniors citywide.
Goal 9: Continue to rely on Dublin Boulevard, Amador IZalley Boulevard, Regional
Street, and Amador Plaza Road to provide major regional linkages to the area.
Jeanne Peterson, Executive Director, California Tax Credit Allocation Committee
Subject: Eden Affordable Senior Housing
July 15, 2003
Page 3
Objective 9.1: Construct new vehicular and pedestrian accessways into the interior
of the downtown core to provide enhanced visual access to existing uses and future
land uses.
Objective 9.2: Make necessary improvements to existing roads as may be required
to accommodate anticipated traffic. This may include, but is not limited to, adding
additional travel lanes, turning lanes, traffic signal upgrades, and similar
improvements.
Consistent with Goal 9 of the Downtown Core Specific Plan, the City of Dublin, in
partnership with the private sector and other public entities, began an extensive program
of improving the traffic and circulation to the downtown core area, which includes the
following projects:
· Site 1 on the attached map In partnership with the Alameda County
Transportation Authority (ACTA) and other Tri-Valley cities, Dublin participated
in a $130 million project to redesign the 680/580 freeway interchange. This
improvement is now complete and provides new freeway access directly into the
downtown core.
· Sites 2 on the attached map In partnership with Safeway, the City of Dublin
widened Dublin Blvd. through the downtown core area. Dublin Boulevard, one
of the two major arterial roadways serving the Downtown Core Specific Plan
area, was widened from two lanes in each direction to three lanes in each
direction. This widening also included right hand turn lanes and a left hand turn
lane at the intersection of Dublin Blvd. and Amador Plaza Road. This project is
now complete at a cost of $200,000.
· Site 3 on the attached map A new traffic signal has been installed at the
intersection of Dublin Blvd. and Amador Plaza Road. This improvement is now
complete at a cost of $75,000. (Site 3 on the attached map)
· Site 4 on the attached map A second BART station is planned for Dublin, and
will be located south of Dublin Blvd at Golden Gate Drive, providing further
access to the downtown core area. This station will be developed in partnership
with the Bay Area Rapid Transit (BART) and Orix Real Estate Equities, and will
include a parking garage, hotel, and a high-density apartment complex, which will
include some affordable units. The entire project is budgeted at over $40 million
dollars including, $10 million in new multifamily residential.
Goal 14: Enhance the visual quality of the planning area by encouraging appropriate
projects with major public access either visually from roadways, large outdoor areas,
or pedestrian traffic to incorporate public art into the design, and in accordance with
the City's Public Art Policy.
Consistent with Goal 14 of the Downtown Core Specific Plan, the City of Dublin is
completing projects that enhance the visual character of the specific area, including:
Jeanne Peterson, Executive Director, California Tax Credit Allocation Committee
Subject: Eden Affordable Senior Housing
July 15, 2003
Page 4
· Sites 5 on the attached map Murals which depict the history of the region are
nearing completion on the 1-680 underpasses at Dublin Boulevard and Amador
Valley Boulevard. The murals will be provide visual relief to an otherwise barren
area and will be lit in the evening and nighttime hours. The City has committed
and provided over $500,000 for these public art and streetscape improvements.
· Sites 6 on the attached map Downtown beautification program is underway
with $1.5 million committed in the 2003-2004 City budget. This includes the
installation of two monument signs to define the entry to the downtown, new
street trees, and street lighting of a distinctive design to better define the area.
· Sites 7 on the attached map Through an agreement with the Livermore Amador
Valley Transit Authority, the City of Dublin retained the services of an artist to
create a design for three bus stop shelters that are scheduled for replacement. The
bus stop shelters located at 1) Dublin Blvd. and Village Parkway, 2) north side of
Dublin Blvd. at Golden Gate Drive and 3) south side of Dublin Blvd. at Golden
Gate Drive are to be replaced during this year and future bus stop shelters will
also be included. The City has committed and spent over $100,000 for these
shelters with the local transit authority contributing $6,000 toward the
replacement.
The revitalization taking place in downtown Dublin is working. The public investment
committed to the area is encouraging a substantial amount of private investment. Directly
south and adjacent to the future senior housing, the Target store is completing a major
renovation, and immediately adjacent, a new EXPO Design Center opened last year. A
television and entertainment store will be renovating and occupying a building just east
of where the Senior Center and Senior Housing is to be built, and a new neighborhood
retail/services center is in construction just east of Dublin Place on the corner of Amador
Valley Blvd. and Village Parkway.
Additionally, new residential development is planned for the greater downtown area.
Legacy Partners currently has an application for a mixed-use development near the future
BART station, adding 308 apartment units (23 restricted to lower-income households)
and a new office building.
The City of Dublin is very optimistic about the exciting developments taking place in the
downtown area, and sincerely hopes that Eden's Senior Housing Project can be
adequately funded to provide yet another amenity to this blossoming region.
Sincerely,
Janet Lockhart
Mayor, City of Dublin
?i~s'?ii, C i t y o f D u b 1 i n - E d e n H o u s i n g
Site Property
0.125 0.25 0.5
, ,~[] [] Specific Plan Areas ~, ~.,~,,~ City Limits Parcels June 2003
~:A~i~ H~e a ~g:~ ~8 :~u nt~~
_.- ......... ~ .... ~ ~ 14,6oo St~ctured Pa~[ng
3,560 Community Room 0.48 Total Acres 6,200.00 Landscap~ Area~al~
~EVELOPMENT PROFORMA
0 Nonbasis Square Footsge 101 D.U./Acre 100.00% Basis as % 0f221 (d) (3) Limit
24-May-02 0.00% Nonbasis % Basis %
~OURCES ~ TOTAL' Acq,/Predev.!- ConstB~ton Pe~anen[
~ 1,829,156 ~ ~,352,096 ~ 0 19.74%: Residuat Re6eiptCAmonlzed 3.00% int 40 ys.
~tdbutien 0; 0 5,982,263 (5,982,263} 0.00% Constructien Loan ~ 6.75% i~t 18 Mont~
:onst~ction Financing 0 ~ 0 0 0 0.00% Current Rate:
&cquisition Loan
LIH Tax Credit-LP (9% Credit) 124,111 - 5,~57,3~ 0 0 5,957,343 64,29% Fax Credit Limited Partner Capi~l Con~bution
LIH Tax Credit-GP 0.1% 124 5,~57 0 0 5,957 0.06% Tax Credit Gene~l Pa~ner Capi~l Cont~butlon
Per~nent Financing 26,693 1,281,283 0 0 1,281,283 13.83% Per~nent Mo~gage 8.00% iht 30 yrs.
~HP Funds 4,000 t~2,~8~ 0 192,000 0 2.07%
0 0 0,00%
~TC HIP Grant
TOTAL SOURCES 9,265,740 t 477,060 I 7,526,359 1,262,321 ~1 t00.00%
Surpius/(Deficit) (0} 0 0
~EVELOPMENT BUDGET ~ TOTAL Tax Credit
~ND &IMPROVEMENTS: " TOTAL Acq./Predev. Construction Pe~anenl COST 9% Basis Cos~Unit Cos~SqFt %To~l
' 0 0 0 ~'] 0 0 0 0.00 0.00%
~te Acquisition 0 0 0 0 0 0 0 0.00 0.00%
~eio~tion 0 0 0 0 0 0 0 0.00 0.00%
;Site Demolition 0 0 0 0 0 0 0 0.00 0.00%
Si[e Maintenance (I.e. Security, Clean-Up) 0 0 0 0 0 0 0 0.00 0.00%
Site Value Beyond C~t 0.00%
To~l Land & Improv 0 0 0 0 0 0 0 0.00
CONSTRUCTION CONSULTANTS: I 0 398,725 398,725 8,307 , 0.00 4.30%
Architect & Engineering 398,725 299.043 99,681
Const~ction Managemen[ So.ices 50,000 10,000 40,000 0 50,000 50,000 ~,~2 1.39 0.54%
Engineering Repods (i.e. Topo, Acoustics, Soils Repo~) 15,000 15,000 0 0 15,000 ~5,000; 313 0.42 0.16%
Environmental 5,000 5,000 0 0 5,000 5,000 104 0.14 0.05%
Testing & Inspection 24,000 0 24,000 0 24,000 24,000 500 0.67 0,26%
Total Constr Consult 492,725 329,043 163,68~ 0 492,725 492,725 10,265 2.61 5.32%
CONSTRUCTION: I 0 521 0.70 0.27%
~ff-Site improvements 25,000 25,000 0 25,000
On-Site improvements 166,4~0 0 166,400 0 ~ 66,400 166,400 3,467 4.63 1,~0%
Podium Structure 759,200 0 759,200 ~ 0 759,200 759,200 15,817 21,12 8,19%
Unit Const~c~on 4,574,050 0 4,574,050 0 4,574,050 4,574,050 95,293 t27.23 49.37%
Contractors Bond 49,722 0 49,722 0 49,722 49,722 1,036 1.38 0.54%
Furniture, Fixtures & Equipment (common area) 55,000 0 55,000 0 55,000 55,000 1,146 1.53 0.59%
Construction Contingenw 276,233 0 276,233 0 276,233 ~ 276,233 5,755 7.68 2.98%
Total Constr 5,905,604 0 5,905,604 0 5,905,604 5,880,6Q4 ~23,033 ~64.27 63.74%
SOFT COSTS: .... ~ ~ 5,000 20.03 7.77%~
'e~its & Fees 720,000 9,000 711,000 0 720,000 361,017
Legal Fees 35,000 8,000 ~,000 5,000 35,000 30,000 729 0.97 0.38%
Audi[ Fees 1 ~ ,000 0 0 11,000 ~ ~ ,000 0 229 0.31 0.12%
Sponsor Administration 651,667 0 ~ 40,000 511,~7 651,667 65~,667 13,576: 18.13 7,03%
SponsorlGP Contribution 5,957 0 0 5,957 5,957 5,957 t24 0.17 0.06%
Sponsor Net Wo~h Requirement 297,867 0 297,867 297,867 297,867: 6,206 8.29 3,21%
Sponsor OperaUng Guarantee 115,634 0 115,634 ~5,636 115,634 2,409 3.22 1.25%
Market Stu~ 7,500 0 0 7,500 7,500 7,500 156 0.21 0.08%
Consui~nt Fees-Other 0 0 0 0 0 0 0 0.00 0.00%
So.ices Rese~e 250,000 0 0 250,000 250,0~0 0 5,208 6.95 2.70%
Leasing and Other Rese~es: 0.80 0.31%
Ren~Up Marketing 28,800 0 28,800 0 i 28,800 0 600
TCAC Rese~es 0 0 0 0 0 0 0.00 ~ 0.00%
Initial Pmjec~ Rose.es 83,408 83,406 0 83,408 0 ~,738 2.32 0.90%
Soft Costs Contingency 40,000 ! 20,000 ~ 20,000 0 40,~00 40,000 833 1.11 0.43%
Totallndlrect Costs 2,246,834 37,000 1,005,208 1,204,625 2,246,836; 1,509,642 46,809 62.50 24.25%
~INANCE & CARRYING COSTS: , J 30,000 625 0.83 0.32%i
Liability/COC insurance 30,000 1,000 29,000 0 30,000
Taxes 0 0 0 0 0 0 0 0.00 0.00%
Construction Loan Points 59,823 0 59,823 0 59,823 59,823 1,246 1.66 0.65%
Permanent Financing Poin~ 32,032 16,016 0 16,016 32,032 0 , 667 0.89 0.35%
AHP Points 0 0 0 0 0 0 0 0.00 0.00%
Acquisition Loan Fees (Mid-Pen) 0 0 0 0 0 0 0,00 0,00%
Interim Acquisition Loan Interest 0 0 0 0 0 0 0.00 0.00%
~Ue, Escrow & Other Financing Fees 25,000 10,000 10,000 5,000 25,~00 18,750 521 0.70 0.27%
Lender-Appraisal, L~ai & Consulting 35,000 10,0~0 25,000 ! 0: 35,000 26,250 729 0.97 0.38%
Constru~on Lean Interest 323,042 0 323,042 ' 0 323,042 323,042 6,730 8.99 3.49%
To~I Fin & Car~ Costs. 5~4,897 37,016 I 446,865 2%0~6 504,897 457,865 10,519 14.04 I 5.45%
T~ CRED TS/SYNDICATION EXPENS~:
T~ Credit Expenses: 0 42 0.06 O.02%
TCAC AppticaQon Fee 2.000 2,000 0 0 2,000
TCAC Resection/Allocation Fee 29,~00 29,000 0 0 29,000 0 604 0.81 0.31
TCAC Deposit 29,000 29,000 0 0 29,000 0 604 0.81 0.31%:
TCAC Monitoring Fee 19,680 0 0 19,680 19,680 0 4t0 0.~ 0,21%
TCAC Deposit Refund (29,000) 0 0 (29,000) (29,000) 0 (604) (0.81) -0.31%
Syndication Consultant 30.000 10,000 5,000 15,000 30,000 0 625 0,83 0.32%
Syndication Legal Fees 35,000 4,000 0 3%000 35,000 0 729 0.97 0.38%
Syndication-investor Legal 0 0 0 0 0 0 0 0.00 0.00%
Syndi~tion Other: Bridge Loan Fees 0 0 0 0 0 0 0 0.00 0,00%
Syndication Other: Bddge Loan/Dev Fee Interest 0 0 0 0 0 0 0 0.00 0.00%
Total TCAC/Synd 115,680 74,000 5,000 ~ 36,680 115,680 0 2,410 3.22 1,25%
TOTAL DEVELOPMENT EXPENSES B 9,265,740 ~ 477,060 , 7,526,359 I %262,32~ Il 9,265,742 ~ 8,340,836 ~ 193,036 246.65 ~ t00.00%
400 da~k~on 8tmot TC~C ~ 48 5~.0~
Ha~ward, ~ ~4544
,/
DUBLIN SENIOR HOUSING ~.L_~./~ -' ~ 0~.~"
[~i[~ ~¥ji6lf.*~i~i~.!) !~.~?;: I SITE DATA I tMixed - 30%, 45%, 50% ]
:::~. 20,800 Site Sq. Ft. 14,944 Structured Parking
38,657 Unit Building Area
DEVELOPMENT PROFORMA 2,275 Community Room 0.48 Total AcreS 6,200.00 Landscaped Area/Walks
0 Nonbasts Square Footage ~ 13 D.UJAcre 0.00% Basis as % of 221 (d) (3) Limit
15-May-03 0.00% Nonbasts % Basis % 54 D.U. NO is actual Basks below the boosted cap?
FUNDING SOURCES .J I Per Unit TOTAL Acq./Prede¥. Coestruction Permanenl % of Total TERblS
Local Contribution 41,634 2,248,248 628,504 1,619,744 0 21.57% Residual Receipts/Amortized 3.00% iht 40 rs.
Additional Contribution 13 Months
Construction Financing 0 0 6,922,045 (6,922,0451 0.00% Construction Loan @ 6.00% tnt
Acquisition Loan 0 0 0 0 0. 0.00% Current Rate:
LIH Tax Credit-LP (9% Credit) 115,675 6,246,436 0 0 6,246,436 59.94% :Tax Credit Limited Partner Capital Contribution
LIH Tax Credit-GP 0.1% 116 6,246 0 0 6,246 0.06% Tax Credit General Partner Capitsl Contribution
Deferred Developer Fe~ 300,000 300,000
Permanent Finandng 25,918 1,399,592 0 0 1,399,592 13.43% Permanent Modgage 7.00% iht 30 yrs.
AH P Funds 4,000 216,000 0 216,000 0 2.07%
ACWMA Grant 5,000 5,000 0 0 0.05%
TOTAL SOURCES 10,421,523 I 633,504 I 8,757,789 I 1,030,229 II 97.12%
Surplus/(Deficit) 0% 0 0 0 (0)
DEVELOPMENT BUDGET I TOTAL Tax Credit
LAND &IMPROVEMENTS: TOTAL Acq./Predev. Construction Permanent COST 9% Basis Cost/Unit Cost/SqFt % Total
0 0 0 0 0 0 0 0.00 0.00%
Site Acquisition 0 0 0 0 0 0 0 0.00 0.00%
Relocation 0 0 0 0 0 0 0 0.00 0.00%
ISite Demofition 93 0.13 0.05%
ISie Maintenance (i.e. Security, Clean-Up) 5,000 5,000 0 0 5,000 5,000
: Site Value Beyond Cost 0 0 0 0 0 0 0 0.00: 0.00%
Total Land & Impro¥ 5,000 5,000 0 0 5,000 5,000 93 0.13 0.05%
CONSTRUCTION CONSULTANTS: I 448,800 8,311 0.13 4.31%
Architect & Engineering 7.30% 448,800 336,600 112,200 ~ ! 448,800
Construction Management Services 55,000 18,000 37,000 55,000 55,000 1,019 1.42 0.53%
Engineering Reports {i.e. Tope, Acoustics, Soils Report) 15,000 15,000 0 0 15,000 15,000: 278 0.39 0.14%
Environmental 5,000 5,000 0 0 5,000 5,000 93 0.13 0.05%
Testing & Inspection 30,000 0 30,000 0 30,000 30,000 556 0.78 0.29%
Total Constr Consult 553,800 374,600 179,200; 0 553.800 553,800 10.256 2.85 5.31%
CONSTRUCTION: I 0 463 0.65 0.24%
Off-Site improvements 5,870,504 25,000 25,000 0 25,000
On-Site improvements 265,846 0 266,846 0 266,846 266,846 4,942 6.90 2.56%
Podium Structure 153 5,898,339 859,662 0 859,662 0 859,662 859,662 15,920: 22.24 8.25%
Unit Construction 4,718,996 0 4,718,996 0 4,718,996 4,718,996 87,389 122.07 45.28%
Joint Trench 4- Extras 0 0 0 0 0 0 0 0.00 0.00%
176,950 0 176,950 0 176,950 176,950 3,277 4.58 1.70%
~0nira~ior~ B~n~ 52,835 I 0 52,835 0 52,835 52,835 978 1.37 051%
Furniture, Fixtures & Equipment (common area) 60,000 0 60,000 0 60,000 60,000 1,111 1.55 0.58%
Construction Contingency 293,525 0 293,525 0 293,525 293,525 5.436 7.59 2.82%
Total Constr 6,453,814 0 6,453,814 0 6,453,814 6,428,814 119,515 166.95 61.93%
SOFT COSTS: .... I ? ~:ii.;7~ :!~ ~ ~,,'~ i; 100,000 1,250,000 0 1,350,000 1,350,000 25,000 34.92 12.95%
Permits & Fees 648 0.91 0.34%
Legal Fees 35,000 8,000 22,000 5,000 35,000 30,000
Audit Fees 12,000 0 0 12,000 12,000 0 222 0.31 0.12%
Sponsor Administration 447,322 50,000 140,000 257,322 447,322 447,322 8,284 11.57 4~29%
:Sponsor/GP Contribution 6,246 0 0 6,246 6,246 6,246 116 0.16
Sponsor Net Worth Requirement 312,322 0 312,322 312,322 312,322 5,784 8.08 3.00%
!Sponsor Opereting Guarantee 134,109 0 134,109 134,109 134,I09 2,484 3.47 1.29%
Market Study 8,000 8,000 0 0 8,000 8,000 148 0.21 0.08%:
Consu tan Fees-Other 0 0 0 0 0 0 0 0.00 0.00%
Services/Other Reserve 250,000 0 0 250,000 250,000 0 4,630 6.47 2.40%
Leasing and Other Reserves: 0.84 0.31%
Rent'Up Marketing 32,400 0 32,400 0 32,400 0 600
TCAC Reserves 0 0 0 0 0 0 0.00 0.00%
Initial Project Reserves 98,580 98,580 0 98,580 0 1,826 2.55 0.95%
soft Costs Contingency 40,000 20,000 20,000 0 40,000; 40,000 741 1.03 0.38%
Total Soft Costs 2,725,980 186,000 1,562,980 977,000 2,725,980 2,328,000 50,481 70.52 26.16%
:INANCE & CARRYING COSTS: I 35,223 35,223 652 0.9t 0.34%
Liability/CCC insurance 35,223 ! 1,000 34,223 0
Taxes 0 0 0 0 0 0 0 0.00 0.00%
Construction Loan Points 69,220 0 69,220 0 69,220 69,220 1,282 1.79 0.66%
Permanent Financing Points 20,994 10,497 0 10,497 20,994 0 389 0.54 0.20%
AHP Points 0 0 0 0 0 0 0 0.00 0.00%
Acquisition Loan Fees (Mid-Pen) 0 0 0 0 0 0 0.00 0.00%
Interim Acquisition Loan interest 0 0 0 0 0 0 0.00 ' 0.00%
Title, Escrow & Other Financing Fees 25,000 0 20,000 5,000 25,000 25,000 463 0.65 0.24%
Lender-Appraisal, Legal & Consulting 35,000 10,000 25,000 0 35,000 35,000 ! 648 0.91 0.34%
Construction Loan Interest 55% 377,944 0 377,944 0 i 377,944 377,944 6,999 9.78 3.63%
Total Fin & Carry Costs 563,381 21,497 ! 526,387 15,497 ! 563,381 542,387 10,433 14.57 5.41%~
TAX CREDITS/SYNDICATION EXPENSES:
'Fax Credit Expenses: 37 0.05 0.02%
TCAC Application Fee 2~000 2,000 0 0 2,000 0
TCAC Reservation/Allocation Fee 30,407 0 30,407 0 30,407 0 563 0.79 0.29%
TCAC Deposil 30,407 30,407 0 0 30,407 0 553 0.79 0.29%
TCAC Monitoring Fee 22,140 0 0 22,140 22,140 0 410 0.57 0.21%
TCAC Deposit Refund (30,407) 0 0 (30,407) (30,487) 0 (563) (0.79) -0.29%
Syndication Consultant 30,000 10,000 5,000 15,000 30,000 0 556 0.78 0.29%
Syndication LegaI Fees 35,0000 4,0000 00 31,0000 35,0000 00 6480 0.000'91 0.00%0'34%
Syndication-Investor Legal. 0 0.00 0.00%
Syndication Other: Bddge Loan Fees 0 0 0 0 0 0
Syndication Other: Bddge Loan/Dev Fee Interest 0 0 0 0 0 0 0 0.00 0.00%
Total TCAO/SynQ 119,547 46,407 35,407 37,733 119,547 0 2,214 3.09 ; 1.15%
TOTAL DEVELOPMENT EXPENSES i 10,421,523 [ 633,504 I 8,757,789 I 1,030,230 11 10,421,523 I 9,858,002 I 192,991 t 258.11 I 100.00%
Eden Housing, Inc. ATTACHI IE T
409 Jackson Street
Hayward, CA 94544 TCAC @ 54 5.14.03
(510) 582-1460