AGENDA
ITEM
18 CITY OF CALEXICO
CALEXICO
AGENDA STAFF REPORT
DATE: May 17-2023 June 7, 2023
TO: Mayor and City Council
APPROVED BY:
PREPARED BY: Esperanza Colio Warren, City Manager
SUBJECT: Discussion/Action Regarding a Request from Chelsea Investment Corporation for an Impact Fee Deferral Loan in the Amount of $305,460 Related to the Development of
Remington Villas; a 60-unit, Affordable Housing Development ===========£======c=z<==========================
Discussion/Action regarding a request from Chelsea Investment Corporation for an Impact Fee Deferral Loan in the amount of $305,460 related to the development of Remington Villas; a 60-unit, affordable housing development.
Background:
On May 03, 2023, Chelsea Investment Corporation ("CIC) submitted to the City of Calexico a request for financial assistance in the form of an Impact Fee Deferral Loan for a 60-unit, 100% affordable housing development, known as Remington Villas (the "Project"). The Project has 2- and 3-bedroom apartment units designed to meet the needs of families. The requested assistance would be structed as a soft loan from the City of Calexico to help facilitate the financing, development, and construction of the Project, which will provide much needed housing for families with incomes ranging from 30% to 50% of the Area Median Income ("AMI").
As described in the attached letter, Remington Villas will be the first phase of three, 100% affordable housing developments located on the south side of SR-98 along Sheridan Road. A total of $3.18M has been secured in Infill Infrastructure Grant (IIG) Funds to construct off-site improvements, including: widening of SR-98, improvements and connection of Sheridan Street and McKinley Street, intersection improvements and replacement of split signal phasing; a public park, and other AGENDA improvements. ITEM
The Project has received a TAC 9% tax credit award and is expected to close in June 2023. However, due to rising interest rates, continued supply chain disruption, Construction cost increases, and lack of other funding sources available, the Project is bordering on being infeasible. A financial contribution from the City in the form of an Impact Fee Deferral Loan will help offset some of these outside economic forces, render the Project feasible and not jeopardize returning the $3.18M in committed IIG funds.
Discussion & Analysis:
If the Impact Fee Deferral Loan in the amount of $305,460 is approved by the city, the Loan would be structured as a soft loan, which is expected to be paid back out of excess cash flow generated by the Project. The Loan would be secured by a Promissory Note and Deed of Trust, bearing simple interest at 3%, with an 18-year term and an option to extend the term.
At the request of the city council during the meeting on May 3, 2023, the following information was provided for discussion:
1. Request to Calexico Unified School District for a Fee Deferral Loan ("Loan") in the amount of $305,460.00 (Email correspondence attached).
2. Project Benefits to the City (Email correspondence attached).
Fiscal Impact:
The current city's financial situation makes it difficult to defer impact fees for any development. The State Auditor's Report clearly addresses the financial struggles the city is facing and recommends being more careful regarding the recovery of development and impact fees.
Coordinated With:
City Manager's Office.
Attachments):
1. Letter from Chelsea Investment Corporation.
2. Email correspondence: Request to Calexico Unified School District for a Fee Deferral Loan.
3. Email correspondence: Project Benefits to the City.
4. Project proforma.
Finance
Management
39 Paseo del Lag
arlsbad, CA 920
Tel (760) 456-6000
CHELSEA Fax (760) 456-6001
INVESTMENT CORPORATION www.chelseainvestco.com
May 3, 2023
Esperanza Colio Warren, City Manager zin email: [email protected] City of Calexico
608 Heber Avenue
Calexico, CA 92231
RE: Impact Fue Deferral Loan Request - Remington Villas Affordable Apartments Dear Ms. Colio Warren:
Chelsea Investment Corporation ("CIC.") respectfully requests financial assistance in the form of an Impact Fee Deferral Loan for its 60-unit, 100% affordable housing development, Remington Villas (the "Project").
This assistance would be structed as a soft loan from the City of Calexico to help facilitate the financing. development, and construction of the Project, which will provide much needed housing for families with incomes ranging from 30% to 50% of the Area Median Income ("AMI") At the City Council meeting on April 20, 2023, Chelsea requested an Impact Fee Deferral loan in the amount of $455,460. Chelsea has refined the Project underwriting and is now requesting a $305,460 loan, reducing the request by $150K.
Remington Villas will be the first phase of three, 100°;, affordable housing developments located on the south side of SR-98 along Sheridan Road. $3.18M1 in IG Funds have been secured to construct many offsite improvements, including: widening of SR-98, including intersection improvements and replacement of split signal phasing; a public park; improvement and connection of Sheridan Street and McKinley Street and other improvements.
The Project has a majority of 2- and 3-bedroom apartment units designed to meet the needs of families.
Additionally, to encourage a sense of community and provide resident services, the Project has an on-site community building with gathering space, computer lab, bathrooms, kitchen, management offices and laundry facilities. On-site services, free of charge to the residents, include adult educational and skill building classes as well as an after-school program.
The Project will have l'lan Check, Building Permit, Inspection, and Impact Fees totaling $856,253. The Project has received a TCAC 9% tax credit award and is planning on closing in June 2023. Due to rising interest rates, continued supply chain disruption, hard cost escalation and lack of other funding sources available, the Project is bordering on being infeasible. A financial contribution from the City in the form of an Impact Fee Deferral Loan will help offset some of these outside economic forces, render the Project feasible and not jeopardize returning the $3.18.M in committed IIG funds.
Fce Deferral Loan Request - Kaurngtor Vrias Affo dable Apartments May 3, 2023
Although the total Fees for the Project equal 5856,253, we are requesting an Impact Fee Deferral Loan (Loan") in the amount of $305,460. (see attached chart as to the breakdown of fees to be paid and fees to be deferred). The Loan would be structured as a soft loan, to be paid back out of excess cash flow gencrated by the Project. The Loan would be secured by a Promissory Note and Deed of Trust, bearing simple interest at 3%, with an 18-year term and an option to extend the term.
We respectfully request the City of Calexico to invest in the Remington Villas project. This investment wiil assist us in providing 60 alfordable homes to low-income families and will kickstart the first of three phases, a total build-out of 180 affordable homes.
Thank you for consideration of our request. Please contact me with questions, (619) 246-5336.
Very truly yours,
2023.05.03
Heide k. Mether 12:04:50
-07'00'
Heidi W. Mather
Director of Development
[email protected]
Attachment
Project: Remington Villas, Phase 1 5/3/2023
Bullding Permit and Building Impact Fees, City of Calexico % Amount Amount Deferred Deferred Paid
Building Plan Check and Inspection 60
Building Plan Check / Inspection A-1 5,558 0% $ 5,558
Building Plan Check / Inspection A-2 0% $ $ 5,558
• •
Building Plan Check / Inspection B 4,347 0% 4,347
Building Plan Check / Inspection CR 4,347 0% 4,347
Total Building Plan Check and inspection $ 19,809 19,809 Building Permit Fees
Building Permit A-1 $ 12,955 0% 12,955
Bullding Permit A-2 $ 12,955 0% 12,955
Building Permit B $ 9,928 0% - 9,928
Building Pernit Community Room $ 5,366 0% $ $ 5,366
Total Buiding Permit Fees $ 41,204 $ $ 41,204
Impact Fees
Sewer Connection Fee $ 2,478 $ 148,680 0% 148,680
Water Connection Fee $ 3,185 $ 191,100 0% 191,100
Falr Share SR-98 Improvements $ 2,500 $ 150,000 0% $ 150,000 Park & Recreation Fee 1,303 78,180 100% 78,180
Traffic Impact Fee 963 57,780 100% 57,780
Fire Mitigation Fee 612 $ 36,720 100% 36,720
Sheriff or Police Fee 588 $ 35,280 100% 35,280
Library Fee 658 39,480 100% 39,480
Art in Public Places 500 30,000 100% 30,000 $
Corporate Fee 393 23,580 100% 23,580 $
Administration Fee 74 $ 4,440 100% 4,440
Total Impact Fees $ 795,240 $305,460 $ 489,780
Grand Total Building Plan Check, Inspection and Impact Fees $ 856,253 $305,460 $ 550,793 Previous request - 4/20/23 455,460
This Request - 5/3/23 305,460
Varlance (150,000)
Esperanza Colio
From: Scott Schiffer < [email protected] >
Sent: Tuesday, May 2, 2023 4:47 PM
To: [email protected]
CC: Raul Urena; Esperanza Colio; Gloria Romo; Alex Merson; Alex Lee; Heidi W. Mather; Shannon Vanderhei; Dave Davis
Subject: Fee Deferral Loan Request - Remington Villas
Attachments: Remington Villas Presentation.paf
Dear Mr. Jimenez:
My name is Scott Schiffer, I'm the project manager for our 100% affordable housing project in Calexico, known as Remington Villas, and I'm reaching out regarding a fee deferral request for our project. I spoke with Mayor Raul Urena earlier today about this matter and he suggested that I reach out you regarding our request for financial assistance in the form of a fee deferral loan for our Remington Villas project - a 60-unit, 100% affordable housing development.
This assistance would be structed as a soft loan to help facilitate the financing, development, and construction of the Project, which will provide much needed housing for families with incomes ranging from 30% to 50% of the Area Median Income ("AMI"). Remington Villas will be the first phase of three, 100% affordable housing developments located on the south side of SR-98 along Sheridan Road.
The Project has a majority of 2- and 3-bedroom apartment units designed to meet the needs of families. Additionally, to encourage a sense of community and provide resident services, the Project has an on-site community building with gathering space, computer lab, bathrooms, kitchen, management offices and laundry facilities. On-site services, free of charge to the residents, include adult educational and skill building classes as well as an after-school program.
The Project will have Calexico Unified School District Fees totaling $474,948. The Project has received a TCAC 9% tax credit award and is planning on closing in June 2023. Due to rising interest rates, continued supply chain disruption, hard cost escalation and lack of other funding sources available, the Project is bordering on being infeasible. A financial contribution in the form of a Fee Deferral Loan will help offset some of these outside economic forces, render the Project feasible and not jeopardize returning our award of $3.18M in committed IIG funds.
Although the total Calexico Unified School District Fees totaling $474,948, we are requesting a Fee Deferral Loan ("Loan") in the amount of $305,460. The Loan would be structured as a soft loan, to be paid back out of excess cash flow generated by the Project. The Loan would be secured by a Promissory Note and Deed of Trust, bearing simple interest at 3%, with an 18-year term and an option to extend the term.
This investment will assist us in providing 60 affordable homes to low-income families and will kickstart the first of three phases, a total build-out of 180 affordable homes.
I look forward to hearing from you and please let me know if you have any questions.
Kind regards,
Scott Schiffer
Development Associate
P: 760.795.5616
C: 858.243.7251
[email protected]
CHELSEA
INVESTMENT CORPORATION
1 Esperanza Colio
From: Scott Schiffer <[email protected]>
Sent: Wednesday, May 10, 2023 5:34 PM
To: Jimenez, Arturo; Raul Urena
Cc: Alex Merson; Alex Lee: Heidi W. Mather; Dave Davis; Shannon Vanderhei; Esperanza Colio; Gloria Romo
Subject: RE: Fee Deferral Loan Request - Remington Villas Hi Arturo and Raul,
I hope you're both doing well! I wanted to follow up with you regarding our conversation last week about the Fee Deferral Loan Request for our Remington Villas project and thought it would be helpful if 1 provided you with a little more detail regarding the project benefits as well as the mechanics of the loan. Please see below and let me know if you have any questions.
Project Benefits to the City
1. $4,721,170 = Value of the improvements that directly benefit the City, which include the following:
a. Improvements to Sheridan Street and Construction of McKinley Street = $2.7M • Includes construction of curb, gutter and sidewalk as well as landscaping, asphalt paving and striping
• Includes connection of Sheridan Street from Eady Street to Adler Street • Includes a twenty (20') foot drainage and landscaping buffer b. Construction of a Public Park and retention basin with a tot lot, walking/jogging path, landscaping, irrigation and fencing = $599,691
c. Widening of Highway 98, including intersection improvements and replacement of split signal phasing = $1,424,270
• Includes concrete/flatwork (curb, gutter and sidewalk), asphalt paving and striping, and new signage.
City Improvements Value
Improvements to Sheridan & Construction of McKinley $2,697,209 Public Park & Retention Basin $599,691
Highway 98 Improvements $1,424,270
Total $4,721,170
2. Phase I - Remington Villas
a. 60 units of 100% affordable housing
b. Dedicated to farmworkers and families with area median incomes (AMIs) ranging from 30% to 50% c. 29 units dedicated to farmworkers meeting Joe Serna Grant requirements
3. Phase I|
a. 60 units of 100% affordable housing
b. Full Fee payment - estimated to be between $800K to $1M (in 2023 dollars)
4. Phase III
a. 60 units of 100% affordable housing
b. Full Fee payment - estimated to be between $800K to $1M (in 2023 dollars) 1 Mechanics of the Fee Deferral Request
1. A majority of the Development Impact Fees ("Fees") for the Remington Villas project will be paid to the City. a. We estimate the total amount of Fees to be $856,253 and we would be paying the City $550,793 of the total, up-front when securing the Building Permit, if we were to receive a Fee Deferral Loan ("Loan") from the City.
2. We are not asking the City to give us money, what we are asking for is to temporarily defer a small portion of the Fees - in the amount of $305,460 (35% of the City fees and 1% of the total development cost) - that are owed to the City and to pay those fees back at a later date. The repayment terms would be as follows:
a. Structured as a soft loan
b. Paid back out of excess cash flow generated by the Project I. If there is excess cash flow, then annual payments will be made to the City
1. Because of low AMI levels, we do not expect loan pay-down il. If there is not excess cash flow, then a balloon payment will be made to the City in year 18 in the amount of $452,081 (includes accrued interest)
c. Bearing simple interest at 3%
d. 18-year term
i. The 18-year term was determined as the earliest date that this project would be able to be refinanced and have proceeds to pay off the Loan.
ii. This affordable farmworker housing project is financed with Low Income Housing Tax Credits which requires a 15-year compliance period after the project is Placed in Service (TCO). After that period, in year 16 (which equates to year 18 from closing), we would be able to refinance the project.
lil. Construction, lease-up and the stabilization of operations at Remington Villas is anticipated to take 2 years and so we have determined that an 18-year term would be needed for the loan.
3. Repayment: whether there are annual payments through excess cash flow or there is one balloon payment, Chelsea will be obligated to pay back the deferred fees to the City due to the Loan being secured by a Promissory Note and Deed of Trust.
a. Promissory Note
i. A promissory note is a financial instrument that contains a written promise by one party (the note's issuer or maker) to pay another party (the note's payee) a definite sum of money, either on demand or at a specified future date.
il. A promissory note typically contains all the terms pertaining to the indebtedness, such as the principal amount, interest rate, maturity date, date and place of issuance, and issuer's signature. ili. A promissory note includes a promise to pay on demand or at a specified future date, and steps required for repayment.
b. Deed of Trust
i. A deed of trust is a document used in real estate transactions. It represents an agreement between the borrower and a lender to have the property held in trust by a neutral and independent third party until the loan is paid off.
ii. During a real estate transaction, a lender (in this case the City) gives the borrower (in this case the affordable housing partnership) money in exchange for one or more promissory notes linked to a deed of trust.
Kind regards,
Scott
2 14)
PROJECT SUMMARY
Revision Date: 4272023
REMINGTON VILLAS
Pralinice Pralest CHELSEA
Cainixo
-cera Coutr
DEVELOPMENT COSTS & SOURCES REAL STRUCTURE AND ASSUMPTIONS PROJECT UNIT & INCOME MIX AMI Studio 18R 2BR 2B8R ABR Iotal:
Development Costs: LIHTC Tax Credit Rate 9.00% 100.00% 0.00% Land (including existing improvements) $1,452/unit 87,100 10 Yr Federal Tar Credits 20,742,070 Not SP 500 744 854 1,087 1,250 Direct Construction Costs fine Continaency $362,434 unit 21,746,069 State Tax Credit Total Development Impact Fees $31,447 unit 1,886,801 Federal Tax Credit Price 0.8650 100% 0 0 ASE $15,943/unit 956,600 State Ter Credit Price ola
Financing Fees and Interest 2,718,188 Other Tax Credit Price Developer Fee $36,667/unit 2,200,000 DDA/OCT Boost 000|00 00 a go a Other Soft Costs $18,514/unit 1,116,825
Total Development Costs 20.711,582 Opr. Exp/Unit Year 4,830 (Replacement Reserves/UnitY 500 - EN
Vacancy Rate 5.00%
Sources: Totels
Federal LIHTC Equity $290,031/unit 17,401,840 DCR 1.20
State LIHTC / Sclar / Other Tax Credit Equity Perm Loan Amort PROJECT TIMING AND CREDIT DELIVERY 530 333/umi 1,820,000
Pricrity Deferred Developer Fee $15,332 unit 919,891 Interest Rate - Permanent Loar 6 44% (Tex Credit Allocation Decemicer-22 Acquisiton Value Loan Salmit nteres! Pate ฿ 15% Construction Begin - Intal Cleang June 23 Subordimate Delemed Develiquer Fee Sa/unit Constucton Complete Buildings Coto 92024 De-erster-24 FREAKEN Lease Up Complete Havember.??
Soft Local $5,091/unit 305,460 Tclal Conatucton Loan 16,314,946 Conversion/Stabilizashion Maich-25 Soft State $171.073unit 10.264,192
Soft Loan, mares! Tas Exempt Bonda - Construction 8609 September 25, Omar 50ur 1 Tar. Exempt Bonds - Corstruction/Perm Estimated 1st Year Credt Delivery 502,943 TotaL Sources $511 85Ch ret 20.711,582 Estmated 2nd Yes/ Car Delver 2.011.773 Prevailing Weat mated 3rd Year Credit Delivery 2,011,773 427/2023 Total
Pre-Der Glene
BOURCES OF FUNDE
Fadeal LINTC Equily 2810.278 100.000
1.055.654 182.000 2184,770 100,858
m Loan (Tranche 1
Lean (Tainche
-d Developer Fe
init
821.307
1,056 434 4,487,748 2,184,778 22000 700,000
78,000 76.000
12,000 12,000
100
17.100 17,100
302.003
1,023,200 1,020.282 402.318
$10.17 50,587 58,501
1871,182 2.403.000 885,501 0s1,590
100,400 210,001
141,028 170310
198368 20.716 14
1,800 1,800
8 8 11,000 89.140 102,575 102,579 41,070 41,570
1300 42,376 88,740 407.171 107,175 42,070 42,170
M.433 194.880 245.082 248.000 08,033 00 433
12,101 11. Sea 184, 63: 1NL033
1210- 110.073 110.027 1,231,161
Tota
Clese
1а16 300.001 BOLSE 1,801.83
8.79%
iRRZRRRRAB •. gŞ
71.000 128.041 183,440 273,488 320,007 B1.Hs 004.В00 2128.711 # mal
S.OCE
1000
19,000
7.000 18,300
122,100
122.822
gi fle pold, li
7.300
FE.NTE 78.870
801.818
200 1.000 1050 27. S0c
8,000 18 ДОс 22,300 22.800 8.000 8.000
85.000
13.000
2.075.801 1300 2750 34.500 • 500 12. 500
1 pir MASSI 298.022 1.00 34 100.000 2.700.000
786023 AA 100,000 2.200.000
835 367
REMINGTON VILLAS
Detaled Operating Budget and Income Analysis
2022 Expenses Sourca ConAM budget
MSA Imperial County UA source CUAC
default 40% AMI
4 Person 50% AMI 838,950 Other (use 30% AMI for
SN)
Square Total Gross Rent LAllity Monthiy Annual RA Contract Annual Annual Rent: Restriction YAMI Units Feet/Unit Sg. FL. Rants Adjustment Allowance Net Rent Rent Units Overhang Overtang / TCAC OBR/IBA MKT 100% 500
OBR/IBA (LIHTC) 80% 500 1,090 1,090
OBR/IBA (LIHTC 70% 500 853 3
OBR/IBA UHTC 60% 500 817 S 817
OBR/IBA LIHTG 50% 500 691 3 631
OBR/1BA LIHTC 40% 500 545 S 545
OBR/1BA LIHTC 30% 500 408 5
OBR/1BA MGR Mgr.
18R/1BA MKT 100% 744
1BR/1BA (LIHTG 80% 744 1,168 3 1.166
1BR/1BA LIHTC 70% 744 1,022 s 1,022
1BR/IBA LIHTC 60% 744 876 876
1BR/1BA LIHTC 50% 744 730 | 730
LIHTC
(BR/IBA UHTC
1BR/1BA IMGR
MKT 71
2BR/1BA UHTC 71
0 a M e an 00 10 C0/En
2BR/1BA SUHTC 71 00
2BR/1BA LIHTC 71 an ena eo e e
71 18 8
2BR/1BA LIHTC 164
UHTC 71 .00
882203203599
LIHTC 71 .00
MOR 71 00
IMKT L00
3BR/28A ]LIHTC 89 100
3BR/2BA LIHTC 89 00
3BR/2BA LIHTC 100
s:ElES
3BR/2BA LIHTC 100 199
3BR/28A LIHTC L00
328A LIHTC
00 00000 0 --- 0 0 0 →0 co Mo → •A M —
38R/ZBA MGR Mgr 1.087
4BR/2BA MKT 100% 1,250
4BR/28A LIHTC 80% 1,250
4BR/2BA (LIHTC 70% 1,250
4BR/2BA (UHTC 60% 250
-----
4BR/2BA LIHTC 50%
4BR/28A / LIHTC 40% 904
4BR/2BA UHTC 30% 678 s
4BR/2BA MGR
Total Rents 58,230 $31.204 RA Total
Community Room/Office 2.500 % Losa lo Elficiency 15% 8,110 Construction Square Feet 60,730
REMINGTON VILLAS Ravision Dete: 4/27/2023
Detailed Operating Budget and Income Analysis
Income from Operations PUPM
Total Rents 531,204
Laundry 10.00 7,200
Other Income (App. Fees, Late, etc) 10.00 1,200
Sub-Total 5.00 545,604
Rental Assistance
Less: Vacancies @ 5% 27,280
Commercial Income - PSF RENT • Commercial SF
Less: Vacancies @ 50%
Total Income 518,324
Operating Expenses PUPA Notes
Admin 567 34.046
Management Fee 600 36,000
Ublities 1,100 includes trash 66,000
Payroll 1,734 104,057
Repair & Maintenance 366 21,979
Insurance 425 25,500
Taxes (HOA, CFD) 37 2,186
Additional expense 0
Total Expenses 4,830 288,778
Commercial Expanses - psl
Nat Operating Income 220,548
Reserves 3500.00/unit 30,000
Services 8271/unit 16,284
Other Annual Cost
Issuer and Monitoring Fees HOME 0,000% 0 minimum O perunit monitorino fee 5,900 Soft Loan Payments 0.420% 10,278
Net Income Available for Debt Service 158,084
Loan Sizing
Loan Type: Private NIA
Tranche A Tranche B
(Loan Amount 1,820,000
Interest 6.44% 8 44%
/Term 17 35
Amortization 35 35
Debt Service Coverage 1.20 1.20
Monthly Payment 10,921 57
Annual Payment 131,048 688
Cash Flow After DIS 27,033 26,347
Max Loan Amount
MA NOLORE
MOLI Ч99:
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10 25 30 5:05
- 2 825 : 0018 K(0 Pr5-
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DEBT AMORTIZATION TABLES
REMINGTON VILLAS
Perm Loan fransta A1
Loan Amount 1,820 000 |
640% 20
35 Monthly Paymant 10,921
Annual Debt Service 193,663
Conversion 3/31/2025
eginning Balance 1,820,000 1,090,160 1 1.781,28 1.773,747 759057 12412:
Deet Senece
110317 115,300 1 114,353 113283
need Assiued Interest.
Peyof/Retnence) ura s9
1,805,160 Il 1.791 C 1,799. c3 1,741 212 1,551 1530,003 Princity Petun sL Prionaz Ema
919.091
areal Rate 1.00%
Monthly Payment
Aarwal Obd Service)
100.8% el Avel Cashbem
Banning Balance. 12.05 293.011 080.8571
22,040
Interest Eared 3,199 9121 8.530 oooo0o
ferent Paid
Inged Accrued Interest.
7638 12 154 138377 2230 22.029
Payoft Refinanes. 053,309
913.084
ame OBars
LocAl Ernsti: Cil Een Datural Lean
4.1S ot Avel Cashbe:
inning Belance 305,460 314.023 387,760 337 9511 342 115 | 36127 397.09 10520 433,753 132017
Karest Eamed 9,161 B10 ReTai 9.16 2,16 DIER
cerest Peld
Inpald Accrued Interest 91641 18,378] 27,491 30,6551 45,319 1 B4,003 B1,640 119,12 137,457 300.002
pan PayemRefnangs.
nding Balance 314,624] 323,768 332,951 342,115 351,279 | 360 м 442,817