City Council
June 7, 2022
AGENDA REPORT
TO:
Edward D. Reiskin
FROM:
Shola Olatoye
City Administrator Director, HCDD
SUBJECT: NOFA Affordable Housing Funding DATE: May 23, 2022
City Administrator Approval Date:
RECOMMENDATION
Staff Recommends That The City Council:
Receive An Informational Report On The City’s 2021-22 Affordable Housing Notice of Funding Availability And Adopt The Following Resolutions
1. Resolution (1) Authorizing Affordable Housing Development Loans In A Total Amount Not To Exceed $30,561,000 For The Following Affordable Housing New Construction Projects: 3050 International (3050 International Boulevard), Longfellow Corner (3801-3807 & 3823-3829 Martin Luther King Jr. Way), 34th & San Pablo (3419-3431 San Pablo Avenue), Agnes Memorial Senior Housing (2372 International Boulevard), And 500 Lake Park Apartments (500 Lake Park Avenue); And (2) Authorizing An Additional Allocation In An Amount Not To Exceed $7,000,000 And An Additional Affordable Housing Development Loan For The 2700 International Boulevard Project (2700-2720 International Boulevard & 1490-1415 Mitchell Street) Contingent On Funding From The 2022 State Local Housing Trust Fund; And
2. Resolution Appropriating $1,577,870.14 From Funding Reimbursed T o The City By The U.S. Department Of Housing And Urban Development’s Housing Development Grant Program To Housing Development Activities; And
3. Resolution Amending City Council Resolution No. 88765 C.M.S.
Authorizing Affordable Housing Development Loans To The Friendship Senior Housing And The Phoenix Projects To Change The Funding Sources For A Portion Of The Loans To Include Allocations From The California Department Of Housing And Community Developments Local Housing Trust Fund Program.
May 26, 2022
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 2
City Council
June 7, 2022
EXECUTIVE SUMMARY
This staff report presents the results of the City’s 2021-22 Affordable Housing Notice of Funding Availability (NOFA) process for affordable housing development rental projects, by which funding commitments are made to qualified projects as funding permits. As a brief background, when the City has federal, state and local funding sources to allocate to affordable housing programs and projects, the City solicits applications for project funding on a competitive basis.
The New Construction Affordable Housing NOFA process typically prioritizes projects that serve extremely low income households and those experiencing homelessness, that leverage outside resources, that are ready to start construction, that are sustainable and promote equitable outcomes for Oakland residents, workers and businesses, and that are in communities of opportunity, near transit and near amenities, among other criteria. The resolutions included in this staff report will increase the supply of affordable housing through new construction activities.
In addition, this report includes a resolution to re-program funding awarded in July 2020 to The Phoenix and Friendship Senior Housing) in that year’s Pipeline New Construction NOFA cycle.
Subsequent to that report, City staff applied for and received authority to apply for $5 million in State Local Housing Trust Fund (LHTF) NOFA awards July 14, 2020 (pursuant to City Council Resolution No. 88213 C.M.S., approved on July 14, 2020, and another $5 million in the State LHTF program’s 2021 round (approved by City Council Resolution No. 88765 C.M.S., approved on July 20, 2021in funding for new affordable housing developments under the California Housing and Community Development Local Housing Trust Fund NOFA), including funding for these projects, and is formally seeking authority to reflect this in the project’s funding sources, freeing up funding for other developments in this current NOFA.
BACKGROUND / LEGISLATIVE HISTORY
Notice of Funding Availability
The City’s Housing and Community Development Department (HCDD) has issued the New Construction Notice of Funding Availability (NOFA) on an annual or biennial basis in recent years and will seek to transition to an annual issuance as funding becomes available and the capacity of staff increases. Please see below Table A of HCDD issued NOFAs from 2019 through present.
In accordance with the May 2021 Council approved HCDD’s 2021-2023 Strategic Action Plan (SAP)
1, HCDD has identified program priorities for addressing housing affordability with a funding strategy in which roughly half the department’s affordable housing funding will be directed towards new construction (production) or affordable housing, and half will be directed to acquisition and rehabilitation of affordable units (preservation). Through these NOFA processes, HCDD staff have recommended awards for new construction projects, the
1 https://cao-94612.s3.amazonaws.com/documents/HCD.final.21-21Strategic-Plan.pdf Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 3
City Council
June 7, 2022
rehabilitation and preservation of existing affordable housing, and the conversion of unregulated housing to restricted affordable housing.
This Informational Report presents recommendations for the FY 21-22 NOFA for new construction rental projects only, covering the production side of the department’s goals under the SAP. It is worth noting that the SAP identifies both the intended use of funds available to the HCDD to undertake the mission of reducing homelessness, rent burdens for Oakland residents and the immense chasm between funding available and the local need for affordable housing; particularly extremely low-income housing for households earning at or below 30 percent of area median income (AMI). In order to meet the full Regional Housing Needs Allocation (RHNA) production goals for just the two-year duration of the SAP, Oakland would need over $300 million in additional funding to subsidize affordable housing development in Oakland.
Projects must meet basic threshold standards to become eligible for funding, including the engagement of community constituents, providing evidence of site control, evidence of planning approvals, and having a viable financial plan in place with committed funds and City funds used to leverage other yet-to-be-committed County, State, and Federal funds, conventional private financing and grant funds. Each project that applies under the NOFA for New Construction of Multifamily Affordable Housing is required to provide a minimum of 20% of the units targeted to households with incomes at or below 30% AMI, and is awarded points for exceeding this threshold. This income band is targeted at AMI levels either to provide for housing homeless Oaklanders or address displacement pressures on some of Oaklands most vulnerable renters.
For projects providing units for formerly homeless or special needs households, the owner/property manager must incorporate tenant selection criteria consistent with Housing First principles, with the intent of reducing barriers to housing for those most in need. 2 All project
marketing and management plans are subject to review and approval by HCDD City staff.
The NOFA also sets forth criteria by which projects will be scored and ranked including the following:
• project readiness to begin construction;
• proximity to local resources such as nearby schools, transit, and grocery stores; • projects that included an “emerging developer” as part of the development team (an “emerging developer” is defined as a developer who has less than five (5) years of experience as a developer and/or less than 5 completed projects); • the ability to prevent residents from displacement; by increasing the supply of affordable housing for those who are homeless and households most vulnerable to displacement, including extremely low-income renters, limited income seniors, veterans, and people with disabilities;
2 “Housing First” means the evidence-based model that uses housing as a tool, rather than a reward, for recovery and that centers on providing or connecting homeless people to permanent housing as quickly as possible. Housing First providers offer services as needed and requested on a voluntary basis and that do not make housing contingent on participation in services, per Welfare and Institutions Code 8255.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 4
City Council
June 7, 2022
Table 1: Summary of HCDD NOFA Awards, 2019-Present
• low-income populations with extra points awarded for projects serving extremely low- income populations and permanent supportive housing projects for those experiencing homelessness and for people with special needs, and
• developer experience & overall capacity to facilitate the work.
The City has funding from a variety of sources that are detailed in the Fiscal Impact section of the report below:
The Fiscal Impact section below provides additional detail on these sources of funds.
Table 1 below provides a summary of the NOFAs that have been awarded from 2019 to present.
NOFA Round NOFA Release Date Capital Funding
Awarded
Affordable Units
2019New Construction
NOFA
August 2019 $14,683,000 516
2019 Rehabilitation/
Preservation NOFA
August 2019 $10,970,000 232
2019-20 Acquisition and
Conversion to Affordable
Housing (ACAH) -
community land trusts
and limited equity
cooperatives
December 2019 $7,756,053 49
2019-20 ACAH – all
project types
December 2019 $16,300,000* 134
2020 New Construction
Pipeline NOFA
April 2020 $13,050,000 100
2020-21 Acquisition and
Conversion to Affordable
Housing
November 2020 $3,985,000 22
2020-2021 Homekey August 2020 $7,255,239 142 perm affordable units 20 units family shelter
2021-2022 Homekey October 2021 $7,500,000 45 proposed units 2021–22 New
Construction (proposed
in this report)
November 2021 $30,561,000 339 including contingent
project award of 2700
International Boulevard
Total Funding Awarded
2019-2021 NOFA Cycle
$112,060,292
* The 2019-20 ACAH NOFAs allocated $12 million for the Community Land Trust and Limited Equity Cooperative pool and $18 million for the All Project pool, leaving balances in these funds that were allocated through the 2020-21 ACAH NOFA.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 5
City Council
June 7, 2022
State Local Housing Trust Fund Awards
The City received authority to apply for $5 million in State Local Housing Trust Fund (LHTF) NOFA awards in 2020 (pursuant to City Council Resolution No. 88213 C.M.S., approved on July 14, 2020, and another $5 million in the State LHTF program’s 2021 round (approved by City Council Resolution No. 88765 C.M.S., approved on July 20, 2021).
The State LHTF funding, minus a 10% allowance for staff to administer the program, will fund the two 2020 Pipeline NOFA projects, and some of the four projects being recommended for funding in this report.
HCDD staff are also at the writing of this report preparing to apply for another $5 million in the State’s 2022 LHTF NOFA, and as noted in this report, recommend funding the next ranked project should the City received funding from the State under this program in 2022.
ANALYSIS AND POLICY ALTERNATIVES
Notice of Funding Availability Recommendations
On November 16, 2021, the City issued the NOFA for New Construction of Multifamily Affordable Housing and applications were due on January 7, 2022. Thirteen applications were submitted. Applications were reviewed for completeness and to determine whether the City’s minimum standards for project and developer qualifications had been met. The eligible applications were then evaluated and ranked per prepared criteria outlined in the NOFA solicitations. The projects included here will help meet the City Council’s goal of developing a sustainable City. The project’s progress into construction will also help to meet the City’s goal of providing for the housing, economic, and cultural security of lower income Oakland residents.
The City received funding requests from the thirteen (13) applications for a total of $88,457,293.
Table 2 on the following pages lists the thirteen (13) NOFA applications for new construction projects which were submitted and evaluated by HCDD staff. Projects are listed in order of their ranking.
Please see Attachments A through A4 for detailed information on all reviewed NOFA new construction projects, along with the scoring and funding breakdown.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 6
City Council
June 7, 2022
Table 2: 2021-2022 New Construction Pipeline NOFA Applications
Rank3
Project/
Developer
Project
Type
Council
District
Affordable
Units
New
Special
Needs
Set-
Aside
Units
New
Homeless
Set-Aside
Units
Existing
PBS8
City
Funding
Requested
1 3050
International/
(Satellite
Affordable
Housing
Associates)
Rental –
Family,
Permanent
Supportive
Housing
5 75
31*
0 No
$5,000,000
2 Longfellow
Corner/
(Resources for
Community
Development)
Rental
Homeless,
Permanent
Supportive
Housing
1 76
34*
Yes (16
units)
$7,000,000
3 34th & San
Pablo/ (East
Bay Asian
Local
Development
Corporation)
Rental –
Family,
Permanent
Supportive
Housing
3 59
0 30*
Yes
(25
units)
$4,000,000
4 Agnes
Memorial
Senior
Housing/
(Related
Companies of
California)
Rental –
Senior
Housing,
Permanent
Supportive
Housing
5 59
0 18
No
$4,500,000
5 500 Lake
Park
Apartments/
(EAH Inc.)
Rental –
Family,
Permanent
Supportive
Housing
2 52
0 20
Yes (14
units)
$10,061,000
6 2700
International/
(The
Unity Council)
Rental –
Family
Permanent
Supportive
Housing
5 74
0 19
Yes (19
units)
$7,000,000
3 Rank is based on total “Percentage of Points” awarded vs. total potential points available. Senior projects do not compete in the “educational quality” point category and thus their total “Percentage of Points” is based on a lower total potential points available than non-senior projects.
* Set–Aside Unit Count – units are counted towards both set-aside categories for scoring Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 7
City Council
June 7, 2022
Rank3
Project/
Developer
Project
Type
Council
District
Affordable
Units
New
Special
Needs
Set- Aside
Units
New
Homeless
Set-
Aside
Units
Existing
PBS8
City Funding
Requested
7 Lake Merritt
BART
Senior
Affordable
Housing/
(East Bay
Asian Local
Development
Corporation)
Rental –
Senior
Housing,
Permanent
Supportive
Housing
2 97
0 20*
No
$8,000,000
8 2125
Telegraph
Avenue/
(Mercy
Housing)
Rental –
Senior
Housing,
Permanent
Supportive
Housing
3 96
0 24
No
$7,807,042
9 Dr. Kenneth
Anderson
Senior
Housing
(Eden
Development
Inc.)
Rental -
Senior
Housing,
Homeless,
Permanent
Supportive
Housing
2 66
0 14
No
$4,350,000
10 3135 San
Pablo/
(Satellite
Affordable
Housing
Associates)
Rental –
Senior
Housing,
Permanent
Supportive
Housing
3 72
0 36
No
$5,000,000
11 Mandela
Stations/
(Mandela
Station, LLC)
Rental –
Family
3 238
0 0
No
$8,000,000
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 8
City Council
June 7, 2022
Rank3
Project/
Developer
Project Type
Council
District
Affordable
Units
New
Special
Needs
Set-
Aside
Units
New
Homeless
Set-Aside
Units
Existing
PBS8
City Funding
Requested
12 Joshua
Christian
Senior
Housing/
(Community
Housing
Development
Corporation)
Rental -
Senior
Housing,
Permanent
Supportive
Housing
3 68
0 21
No
$ 6,727,115
13 Kingdom
Builders
Senior
Housing/
(Community
Housing
Development
Corporation)
Rental -
Senior
Housing,
Permanent
Supportive
Housing
6 39
0 8
No
$11,012,136
TOTAL 1071 31 244 $88,457,293
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 9
City Council
June 7, 2022
The City only has the available $37,561,000 available to fund for this NOFA, and to align with the HCDD SAP as discussed above. The recommendation for awards were able to reach $37,561,000 million for the top five projects because an additional $17,061,000 subsequently became available for new construction activity through a combination of 2020/21 mid-cycle budget allocations, including the award of an additional $5,000,000 in State Local Housing Trust Fund dollars in late 2021, the proposed appropriation of HODAG reimbursements, and additional Affordable Housing Impact Fees and Job Housing Fees. Details regarding the sources of funding are in the Fiscal Impact section below.
As noted above, there is a significant funding gap between the funding available to subsidize affordable housing development in Oakland, and the funding needed to support our pipeline of affordable housing units. In acknowledgement of limited funding and staff availability, applicants were limited to two applications each, and yet the funding requests still outstripped availability by a ratio of over 4:1. Should additional local funding become available, this NOFA has identified a robust production pipeline that could provide more desperately needed affordable housing units.
New Construction Funding Recommendations
Staff recommends funding awards for the five (5) projects and one (1) contingent project presented in Table 3 below. These projects met all threshold requirements, including receiving a determination under the California Environmental Quality Act (CEQA), and are ranked in sequential order from the highest to the lowest score. Please see Attachment A1 for detailed project CEQA information and Attachment A4 for the project mapped locations.
By providing 100% of the funds requested to these five projects, each recommended project will secure the local gap financing needed to apply for other State funds such as the California HCD Multifamily Housing Program (MHP), the Infill Infrastructure Grant Program (IIG), the Veterans Housing and Homelessness Prevention Program (VHHP), and the California Low-Income Housing 4 percent (4%) Tax Credit Program with Tax Exempt Bonds. The deadline to apply for these funds are June 28, 2022.
The 4% tax credit and bond financing structure has historically been a very successful one for Oakland projects. However, in recent years, the scoring criteria between California HCD programs (which like Oakland’s, prioritize deep affordability targeting) and the California Debt Limit Allocation Committee / Tax Credit Allocation Committee programs (which have been recently prioritizing projects with shallow levels of affordability in lower cost areas), have made it difficult for projects to line up remaining funding sources and commence construction. However, in 2021, the State legislature approved funding for the California Housing Accelerator Program, which has allowed four projects with City/State HCD funding proceed towards construction, including Foon Lok East, West Grand & Brush, Ancora Place, and 7 th & Campbell. Staff is
working with leadership and advocates to support the call for additional Oakland directed resources in the Housing Accelerator Program, as well as changes to the State tax credit and bond allocation scoring criteria to align more fully with State HCD’s.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 10
City Council
June 7, 2022
Table 3: New Construction NOFA Funding Recommendations
Rank Project/Developer Council
District
Affordable Units Previous
City Funding
2021-22
City
Funding
Potential
Additional
Funding
Total Funds Available $37,561,000
1 3050 International/
(Satellite Affordable
Housing Associates)
5 75
$237,221
$5,000,000
CA HCD NPLH,
IIG, MHP, 4%Tax
Credit Equity
2 Longfellow Corner/
(Resources for
Community
Development)
7 76
(units count towards
the 2019 NOFA
Award)
$4,264,000
$7,000,000
CA HCD NPLH,
IG, MHP/4%
LIHTC Equity,
AHSC
3 34th & San Pablo/ (East
Bay Asian Local
Development
Corporation)
3 60
$4,000,000
CA HCD MHP,
NPLH, and HHC,
4% LIHTC
4 Agnes Memorial Senior
Housing/ (Related
Companies of
California)
1 76
$4,500,000
CA HCD MHP, IIG,
4%Tax Credit
Equity
5 500 Lake Park
Apartments/ (EAH Inc.)
2 53
$10,061,000
CA HCD MHP,
VHHP, IIG, Tax
Equity
6 2700 -2720
International Boulevard
and 1490 -1415
Mitchell Street/
(The
Unity Council)
5 75
$7,000,000
CA HCD IIG, MHP,
VHHP, FHLB AHP,
Total
339 units
$4,501,221
$37,561,000
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 11
City Council
June 7, 2022
Contingent Funding Award to 2700 International Boulevard:
The City is currently applying for up to $5 million in funds from the 2022 State of California’s Local Housing Trust Fund (LHTF) Program. The program requires that awarded LHTF funds be matched dollar-for-dollar by existing City affordable housing funds. If the City receives a LHTF funding award, the City will match the LHTF award with a forward commitment of Impact Fees from the FY 2022-23 budget cycle (Fund 2144) and those funds will be awarded to.
As shown in Table 2, 2700 International ranked 6th based on the project score and is the next project in line to receive a funding commitment. This award is contingent on the LHTF award; 2700 International will only receive a funding commitment if the City receives a LHTF award. We expect to hear news of these funding awards in August 2022. As noted elsewhere in this report, the City successfully applied for $5 million in funding from the State LHTF Program in both 2020 and 2021.
Unfunded Applications
Unfortunately, several applications submitted under this NOFA will not receive a funding award as the amount of requested funds severely exceeded the amount of available funds.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 12
City Council
June 7, 2022
Equity Attributes of Recommended Projects
Table 4 below describes the equity attributes of the recommended projects; including whether or not the project developer is an emerging developer, whether the project is located in an area that is at risk of or currently gentrifying, and the educational quality of the neighborhood public elementary school based on the Oakland Unified School District Report card.
Rank Project/
Developer
Emerging Developer4 Geographic
Equity 5
Educational
Quality6
1 3050
International
(Satellite
Affordable
Housing
Associates)
(Yes)
Native American Health
Clinic (NAHC)
At Risk of
Gentrification or
Advanced
Gentrification
Yellow rating
2 Longfellow
Corner/
(Resources
for
Community
Development)
(No) Early/On-Going
Gentrification or
Advanced
Gentrification
Yellow rating
3 34th & San
Pablo/ (East
Bay Asian
Local
Development
Corporation)
(No) Early/On-Going
Gentrification or
Advanced
Gentrification
Yellow rating
4 Agnes
Memorial
Senior
Housing/
(Related
Companies of
California)
(Yes)
Community Action Alliance
(CAA) is a new entity and
development affiliate of
Agnes Memorial Church
At Risk of
Gentrification
Educational
Quality: N/A –
This is not
applicable
because this
is a senior
(non-family)
housing
project.
4 “Emerging Developer” is defined as a developer who has less than five (5) years of experience as a developer and/or less than 5 completed projects).
5 Geographic Equity - prioritizing areas that are susceptible to/experiencing displacement and gentrification (per Urban Displacement Project). https://www.urbandisplacement.org/maps/sf-bay-area-gentrification-and- displacement/
6 Educational Quality – projects are located within the assigned neighborhood boundaries of an Oakland Unified School District public elementary school with a School Report Card showing high to mid-level Academics in English Language Arts and Mathematics. https://www.ousddata.org/oakland-public-school- report-cards.html
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 13
City Council
June 7, 2022
Rank Project/
Developer Emerging Developer4 Geographic
Equity 5
Educational
Quality6
5 500 Lake
Park
Apartments
(EAH, Inc)
(No)
Becoming
Exclusive
Green rating
6 2700
International
(The Unity
Council
(Contingent
Award)
(No)
At Risk of
Gentrification
Yellow rating
Table 5 Below provides an assessment of the average total development cost (TDC) for all thirteen projects, including the average cost per unit and average cost per square foot. There are significant variations in per unit costs for the developments. This is partially due to differentials in construction type, and unit size (family units are larger and more expensive than senior project units. Also, there are differences in land cost and capital operating reserves.
Table 5: New Construction NOFA 2021-22 – Average Costs
Average Total
Development Costs
Average Cost Per Unit Average Cost Per
Square Foot
$70,127,608
$853,969
$1,112
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 14
City Council
June 7, 2022
Projects Proposing to Serve People Experiencing Homelessness and Households With Special Needs/Permanent Supportive Housing Projects
To further the creation of housing opportunities for extremely low-income populations, those with special needs (living with developmental disabilities, serious mental illness or substance abuse disorders), and those who are homeless (living in a place not meant for human habitation) or at risk of homelessness, (having an income below 30% of the median family income for the area), HCDD has partnered with the Oakland Housing Authority (OHA) and the Alameda County Health Care Services Agency (HCSA) to harness long-term operating rental assistance and funding for supportive and other social services. This assistance is available for NOFA projects committing to new set-aside of units for people with special needs and for homeless individuals and families, including Permanent Supportive Housing (PSH).
Data from the 2022 Alameda County Point In Time Count Of Unhoused Residents was released on May 16, 2022. This count revealed that over 5,000 Oakland residents experienced homelessness in February 2022. This is an increase from 4,000 residents in 2019. The brunt of this is borne by Oakland’s Black residents, who account for 60% of homeless people (versus 23% of Oakland’s population). Other especially vulnerable homeless residents include veterans and those with mental health issues. Many of the chronically homeless in Oakland are experiencing significant mental health challenges, substance abuse issues, and chronic health challenges.
The depth of this humanitarian crisis in Oakland calls for more deeply affordable housing, as well as deeply service enriched PSH housing, in order to address the housing and personal health needs of Oakland’s most vulnerable residents. To ensure that residents are supported, the NOFA requires that a resident and supportive services plan must clearly state the number of special needs and/or homeless set-aside units and the exact population that will be targeted, if a project reserves units for special needs or homeless populations. The plan must also demonstrate that the essential social and supportive service needs of the population will be met and include individual case management services. Developers are encouraged to follow the State of California’s Housing First Principles and will receive bonus points if they use the Alameda County’s Home Stretch Coordinated Entry System in their tenant selection processes to fill designated permanent supportive housing units for homeless individuals with disabilities.
As discussed above, assistance from OHA and HCSA or other operating sources are critical to ensure that extremely low incomes and individuals and families, including formerly homeless and special needs residents, can live independently in housing that is permanent, safe, and secure coupled with specialized services that promote health, well-being, stability, and housing retention.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 15
City Council
June 7, 2022
Oakland Housing Authority Assistance (OHA)
The City does not have access to operating subsidy. Rather, in prior NOFAs, a partnership with OHA to provide Project-Based Section 8 (PBS8) vouchers to developments permitted developments to provide deeply affordable service-enriched PSH housing while ensuring the financial stability of developments over time in operations. Currently, approximately 40% of the units being recommended for funding in the NOFA are designated for PSH and Homeless housing. However, OHA has indicated that they have no further capacity under their current voucher authority to provide additional vouchers at this time.
Two of the recommended awardees (Longfellow Corner and 34th & San Pablo Avenue) have existing PBS8 vouchers, which leaves two projects that must secure a future operating subsidy commitment to provide the proposed PSH units. City staff will continue discussions with OHA to remain updated on their voucher authority and explore alternate operating subsidy structures.
Should OHA operating funds and/or vouchers become available, OHA may use the City NOFA as the competitive selection process required to award Project Based Section 8 Vouchers. The vouchers are used as operating rental assistance providing income equivalent to the market rental rate while the tenant pays 30% of their income on rent. Projects selected for NOFA funding must be located within the OHA’s jurisdiction and the units must be subject to City of Oakland oversight and regulation to be eligible for OHA assistance from the OHA. Eligible projects must be new construction projects that applied to the City’s 2021-22 New Construction NOFA. Vouchers are first targeted to units designated for 20-30% AMI and below and those providing permanent supportive housing units with service enriched housing for special needs and/or homeless populations. OHA will send out Letters of Invitation to request Section 8 Project Based Vouchers from the OHA. If awarded a commitment, projects completing all applicable OHA and HUD reviews may then execute a Section 8 Project-Based Voucher Housing Assistance Payments (HAP) contract with the OHA for an initial 20-year contract term.
The OHA may also agree to a 20-year extension for an aggregate 40-year term.
While the City has made progress in identifying sources for funding some operating support and services for PSH units, such as the innovative use of HHAP funds for Homekey projects, the limiting factor to providing deeply affordable and PSH units that Oakland needs remains the lack of operating subsidies.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 16
City Council
June 7, 2022
Table 6 below is the list of new construction projects with a formal HCSA commitment for long- term social service provision.
Table 6: New Construction NOFA Applications – HCSA 20 Year Commitment
Rank Project/Developer Project Type Council
District
3 34th & San Pablo/ (East
Bay Asian Local
Development
Corporation)
Family
3 5
500 Lake Park
Apartments/ (EAH Inc.)
Senior Housing
2 7
2700 International/ (The
Unity
Council)
Family
5 8
2125 Telegraph Avenue/
(Mercy Housing)
Senior Housing
3 9
Kenneth Anderson
Senior Housing (Eden
Development, Inc.)
Senior Housing
2 Alameda County Health Care Services Agency (HCSA)
HCSA is committed to collaborating with local cities and other partners to end homelessness in Alameda County. The agency provides a range of services directly and through its network of community-based partners. Services include primary care, mental health services, addiction prevention and treatment, street outreach and engagement, crisis intervention, support services link to housing, housing subsidies, and more. HCSA is seeking partnerships with affordable housing developers to create permanent supportive housing opportunities for those who are homeless, have chronic medical and/or behavioral health conditions, and use high levels of acute emergency care.
To create viable working partnerships to produce long-term affordable housing in the effort to end homelessness, HCSA has committed to 20 years of ongoing support service resources to permanent supportive housing projects designating units for homeless populations. Funding will be provided annually to support direct social and supportive service provision provided on-site through case management and related support services. HCSA’s contract for services will be executed at the time of loan closing, and subject to the developers continuing provision of high- quality services in operation and good standing, the need for the contracted services, and formal Alameda County Board of Supervisor approval.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 17
City Council
June 7, 2022
FISCAL IMPACT
Table 7:Available Funding – Sources and Uses
Total
LHTF
Housing
Development
Grant
Low/Mod
Income
Housing
Asset
Fund
Affordable
Housing
Jobs/Housing
Boomerang
HUD
Impact Fee Impact Fee HOME
2144 2826 2830 1870 2109
FY 2021-
23 $30,561,000
$4,500,000
$1,577,870
$1,319,443
$9,511,000
$5,550,000
$1,602,687
$6,500,000
Contingent
Award
$7,000,000
$4,500,000
$2,500,000
Total
$37,561,000
$9,000,000
$1,577,870
$1,319,443
$12,011,000
$5,550,000
$1,602,687
$6,500,000
Funding for the recommended projects will come from the following sources:
1) FY 2021-22 Low- and Moderate-Income Housing Asset Fund Balance (Fund 2830, Project 1000388, Org 89929). The Low- and Moderate-Income Housing Asset Fund is a fund required under the Redevelopment Dissolution law to hold funds generated from housing assets (such as land sales or loan repayments) transferred to the City from the former Redevelopment Agency when the Agency dissolved. The current fund balance is from loan repayments received by 0the City from existing rental or ownership properties and from redevelopment funded Mortgage Assistance Loans.
A resolution to appropriate available amounts from this fund balance accompanies this report for the City Council to approve.
2) Affordable Housing Trust Fund (AHTF) (Fund 1870) is made up of the following sources:
a. Jobs/Housing Impact Fees (JHIF), (Project 1001664, Org 89929). The Jobs/Housing Impact Fee is assessed on construction of buildings for office and warehouse/distribution uses per Ordinance No. 12242 codified as Chapter 15.68 of the Oakland Municipal Code.
b. Affordable Housing Impact Fees (AHIF), (Project 1001667, Org 89929). The Affordable Housing Impact Fee is assessed on construction of new market-rate housing units including live/work and work/live units per Chapter 15.72 of the Oakland Municipal Code.
c. Boomerang Funds, (Project 1000386, Org 89929). “Boomerang funds” are former property tax increment financing payments that are received by the City and specifically designated for affordable housing. In 2013, after the dissolution of redevelopment, the City committed to setting aside 25 percent of the funds Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 18
City Council
June 7, 2022
distributed to the City as a taxing entity under the Redevelopment dissolution and deposit them into the Affordable Housing Trust Fund.
Note: Due to there being differing expenditure and re-use requirements for each of the subcomponents of Fund 1870, HCDD fiscal staff is pursuing establishment of individual funds for the sub-components of the City’s Affordable Housing Trust Fund funding.
3) State Funded Local Housing Trust Fund (LHTF) (Fund 2144). In 2020 and 2021, the City successfully competed for a total of $10 million ($5 million each round) to fund the development of new construction affordable rental housing through the New Construction NOFA. The LHTF dollars must be “matched” one-for-one with funds from the City’s AHTF per the requirements of the LHTF program. Those matching funds have been identified from budgeted AHIF and JHIF funds for FY 2021-22 that are available for this NOFA as they have not yet been allocated or committed to projects with the approved Resolution No.89128 C.M.S., amending and restating Resolution No. 88765 C.M.S., to appropriate funds and Resolution No 88213 C.M.S., to allocate the funds.
4) HOME Funds (Fund 2109), (HOME Project 1000394, HOME-ARP Project 1006277), both Org 89929). Each year, the City receives an entitlement grant from the HUD HOME Investment Partnerships Program, as well as a one-time infusion of HOME- ARP funds through the federal American Rescue Plan. FY 2021-22 HUD HOME funds are budgeted and available for this NOFA.
5) Housing Development Grant (HODAG), (Fund 2826), Project 1000383), Mortgage Revenue. This funding comes from the refunding of the final 10% release of U.S.
Department of Housing & Urban Development (HUD) funding held in long-term escrow accounts for several long-completed Housing Development Grant projects that were finally formally closed out in late 2020. Per September 2020 correspondence with HUD staff, Oakland committed to utilizing these funds to supplement the City’s existing practice of funding restricted affordable housing via periodic NOFAs for new construction such as the application process described in this report, or for rehabilitation or acquisition/rehabilitation developments, serving households earning between 30-60% of Area Median Income and/or to support subsidies to eligible tenant households in obtaining and retaining housing, and associated counseling.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 19
City Council
June 7, 2022
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Under the California Environmental Quality Act (CEQA), the City is required to review possible environmental impacts of all projects prior to a definitive commitment of funding, unless the project is exempt from CEQA review. Five (5) projects recommended for funding have completed and complied with CEQA review requirements, as follows:
A Notice of Determination has been filed for 3050 International, Longfellow Corner, 34th & San Pablo Avenue, Agnes Memorial Senior Housing, and 500 Lake Park Apartments under CEQA Guideline Sections 15164 (no further review), Section 15183(f) (projects consistent with a community plan), Section 15180 (projects within scope of a previously certified Redevelopment Plan Program EIR), and Section 15183.3 (qualified infill projects).
A Notice of Exemption has been filed for 3050 International and Agnes Memorial Senior Housing, under Section 15164 (no further review),15332 (infill projects), Section 15183 and SB35 (Affordable Housing Streamlined Approval).
Contingent Funding Award to 2700 International: A Notice of Determination has been filed for 2700 International under CEQA Guideline Sections 15164 (no further review), Section 15183(f) (projects consistent with a community plan), Section 15180 (projects within scope of a previously certified Redevelopment Plan Program EIR), and Section 15183.3 (qualified infill projects).
PUBLIC OUTREACH / INTEREST
An announcement regarding the NOFA’s release was made via email to approximately 186 interested parties, from an HCDD mailing list that includes developers, affordable housing advocates, architects, and contractors, as well as other parties who have expressed interest in hearing about City funding opportunities for affordable housing. A NOFA pre-application meeting was held on November 18, 2021, to explain the NOFA application process, CEQA and National Environmental Policy Act (NEPA) requirements, as well as the City’s required employment and contracting programs. Staff was available to answer NOFA-related questions.
Approximately 30 participants attended the meeting. The City HCDD staff also worked with East Bay Housing Organization to conduct outreach and provided monthly general NOFA announcements to stakeholders; along with distributing New Construction NOFA interested party release announcements, reminders, and all information was updated on the City’s HCDD website.
NOFA applicants were required to contact neighborhood organizations in the vicinity of the proposed development and hold at least one meeting with an established neighborhood organization prior to application submission. The applicant’s community outreach plan, a required exhibit of each NOFA application, documents each project’s community outreach plan.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 20
City Council
June 7, 2022
COORDINATION
HCDD staff consulted with Planning and Building Department staff to coordinate CEQA determinations, planning and zoning conformity, and to identify possible barriers to development. The Department of Workplace and Employment Standards was consulted to confirm fair and equitable involvement of Oakland Businesses, Workers, and Residents. The Department of Public Works Environmental Services Division reviewed the Phase I and Phase II environmental reports, and the Department of Economic and Workforce Development reviewed the appraisals for the recommended projects. The Office of the City Attorney was consulted to ensure legality of funding commitment resolutions. The Department of Finance was consulted to confirm funding amounts.
SUSTAINABLE OPPORTUNITIES
The housing development projects recommended for funding will address the “3 E’s” of sustainability in the following ways:
Economic: These projects will generate construction, professional services, and ongoing property management jobs in Oakland. Providing families with affordable housing helps provide financial stability for low and very low-income households which could free some household income to be spent on other goods and services in Oakland. Also, providing viable housing creates activity on underutilized parcels which could stimulate demand for goods and services in Oakland.
Environmental: By developing in already built-up areas, infill projects reduce the pressure to build on agricultural and other undeveloped land. Proposed projects are near public transit which enables residents to reduce dependency on automobiles and further reduce any adverse environmental impacts of development. Projects are selected for funding partially based on their ability to achieve high scores using Leadership in Energy & Environmental Design (LEED) or Alameda County’s GreenPoint Rating systems.
Race & Social Equity: Affordable housing is a means of achieving greater social equity.
Oakland’s neighborhood-level environment will be improved by replacing underused and sometimes blighted buildings and lots with residents in new homes. This is especially important for long-term Oakland residents. The proposed developments will provide affordable rental and ownership housing for low and very low-income residents. Social services, such as computer centers for residents, are a component for some rental developments and further build social equity.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 21
City Council
June 7, 2022
ACTION REQUESTED OF THE CITY COUNCIL
Staff Recommends That The City Council
Accept A Report And Adopt Resolutions Pertaining To The Following Affordable Housing Loans And Activities:
Resolution (1) Authorizing Affordable Housing Development Loans In A Total Amount Not To Exceed $30,561,000 For The Following Affordable Housing New Construction Proj ects: 3050 International (3050 International Boulevard), Longfellow Corner (3801-3807 & 3823-3829 Martin Luther King Jr. Way), 34th & San Pablo (3419-3431 San Pablo Avenue), Agnes Memorial Senior Housing (2372 International Boulevard), And 500 Lake Park Apartments (500 Lake Park Avenue); And (2) Authorizing An Additional Allocation In An Amount Not To Exceed $7,000,000 And An Additional Affordable Housing Development Loan For The 2700 International Boulevard Project (2700-2720 International Boulevard & 1490-1415 Mitchell Street) Contingent On Funding From The 2022 State Local Housing Trust Fund; And
Resolution Appropriating $1,577,870.14 From Funding Reimbursed To The City By The U.S. Department Of Housing And Urban Development’s Housing Development Grant Program To Housing Development Activities; And Resolution Amending City Council Resolution No. 88765 C.M.S. Authorizing Affordable Housing Development Loans To The Friendship Senior Housing And The Phoenix Projects To Change The Funding Sources For A Portion Of The Loans To Include Allocations From The California Department Of Housing And Community Developments Local Housing Trust Fund Program.
Edward D. Reiskin, City Administrator
Subject: NOFA Housing Funding
Date: May 23, 2022 Page 22
City Council
June 7, 2022
For questions regarding this report, please contact Christia Katz Mulvey, Housing Development Manager, at 510-332-4461, or Arlecia Durades, Housing Development Coordinator, at 510-238- 6992.
Respectfully submitted,
Christina Mun, Acting for Shola Olatoye,
Director Housing and Community Development
Reviewed by:
Christina Mun, Deputy Director
Housing and Community Development
Prepared by:
Christia Katz Mulvey, Housing Development
Services Manager,
Housing and Community Development
Arlecia Durades, Housing Development
Coordinator
Housing and Community Development
Meghan Horl, Housing Development
Coordinator
Housing and Community Development
Attachments (5):
(A) Application Submitted Summary
(A1) New Construction NOFA Project CEQA Summary
(A2) Project Descriptions
(A3) Scoring Summary
(A4) Project Map Summary
N/A 3050
International
Longfellow
Corner
34th & San
Pablo
Agnes
Memorial
Senior
Housing
500 Lake Park
Apartments
2700
International
Lake Merritt
BART Senior
Affordable
Housing
2125 Telegraph
Avenue
Dr. Kenneth
Anderson Senior
Housing
3135 San Pablo Mandela Station
Address 3050 International
3801-3829 Martin
Luther King Junior
Way
3419-3431 San
Pablo
2372 International
Blvd 500 Lake Park Avenue
2700-2720
International Blvd
and 1490-1415
Mitchell St
51 9th Street 2125 Telegraph
Avenue 1003 E. 15th Avenue 3135 San Pablo 1451 7th Street Council District 5 7 3 5 2 5 2 3 2 3 3
Type Family Family/Homeles
s Family Senior Housing Family Family Senior Housing Senior Housing Senior Housing Senior Housing Family Developer SAHA RCD EBALDC RELATED EAH, Inc The Unity
Council EBALDC Mercy Housing Eden
Development, Inc SAHA Mandela Station
Affordable
Tenure Rental Rental Rental Rental Rental Rental Rental Rental Rental Rental Rental Units
(incl. manager's
unit)
76 77 60 60 53 75 97 97 67 73 240
New Units 76 77 60 60 53 75 97 97 67 73 240
Bedrooms
(incl. manager's
unit)
143 146 75 57 94 134 102 98 68 74 274
Total Development
Costs (Residential) $ 76,111,123 $ 75,436,952 $ 51,498,523 $ 40,314,154 $ 65,513,481 $ 72,808,978 $ 84,754,505 $ 73,962,783 $ 49,855,912 58,441,798 $ 186,611,356 Cost per Unit $ 1,001,462.14 $ 979,700.68 $ 858,308.72 $ 671,902.57 $ 1,236,103.42 $ 970,786.37 $ 873,757.78 $ 762,502.92 $ 744,118.09 $ 800,572.58 $ 777,547.32 Total City Funds $ 5,000,000 $ 11,264,000 $ 4,000,000 $ 4,500,000 $ 10,061,000 $ 7,000,000 $ 8,000,000 $ 7,807,042 $ 4,350,000 $ 5,000,000 $ 8,000,000 City Funds
Requested This
NOFA
$ 5,000,000 $ 7,000,000 $ 4,000,000 $ 4,500,000 $ 10,061,000 $ 7,000,000 $ 8,000,000 $ 7,807,042 $ 4,350,000 $ 5,000,000 $ 8,000,000 Previous City
Funds $ 237,221 $ 4,264,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - % City Funds to
total Devopment
Cost
7% 15% 8% 11% 15% 10% 9% 11% 9% 9% 4%
2021-22 City of Oakland NOFA Applications Submitted - New Construction Attachment A1 –
California Environmental Quality Act (CEQA)
Project/Developer NOFA
Ranking
Total Score City Loan
Funding
CEQA Status
3050 International/
(Satellite Affordable
Housing Associates)
1 91.
1%
145.76 pts
$5,
000,000
Determination
Section 15183-
projects
consistent with a
community
plan, general
plan or zoning
Section 15332-
urban infill
project
Longfellow Corner/
(Resources for
Community
Development)
2 90.6%
145.00 pts
$7,000,000
Determination
Section 15183-
projects
consistent with a
community
plan, general
plan or zoning
Section 15332-
urban infill
project
34th & San Pablo/
(East Bay Asian
Local Development
Corporation)
3 86.3%
138.00 pts
$4,000,000 Determination
Section 15183-
projects
consistent with a
community
plan, general
plan or zoning
Section 15332-
urban infill
project
Agnes Memorial
Senior Housing/
(Related Companies
of California)
4 84.6%
131.20 pts
$4,500,000 Determination
completed under
a PLN with
Conditions and
DR Findings
500 Lake Park
Apartments/
(EAH, Inc.)
5 81.6%
130.58 pts
$10,061,000 Determination
Section 15183-
projects
consistent with a
community
plan, general
plan or zoning
Section 15332-
urban infill
project
2700 International/
(The Unity
Council)
6 80.2%
128.37 pts
$7,000,000 Determination
Section 15183-
projects
consistent with a
community
plan, general
plan or zoning
Section 15332-
urban infill
project
ATTACHMENT A2
New Construction NOFA 2021-22 Descriptions of Submitted Projects
3050 International
Developer: Satellite Affordable Housing Associates (SAHA) This Request: $5,000,000
Address: 3050 International Blvd
Council District: 5
Previous Award: $237,221
PROJECT SUMMARY:
• New construction of a five-story 76-unit infill housing development for low-income individuals and families, including a ground floor health clinic and cultural center to be separately financed, built, and managed by the Native American Health Center. A to be formed limited partnership will own the residential space. • The project will target families earning 20-60% of the AMI with individual case management services to nineteen (19) units set aside for households with special needs. Approved as an Alameda County Behavioral Health Care Service Provider, SAHA will provide the individual case management services. • Building amenities will include common spaces and private offices for meetings, a community room adjacent to a podium level courtyard featuring zones for toddlers, older children, teenagers, and adults. Computers in the community room will be available for tenant use on a drop-in basis, free of charge. Amenities will also include organically designed landscaped areas to complement outdoor sitting and dining areas and secured parking.
AFFORDABILITY LEVELS: 20 to 60% AMI
UNIT SIZES: Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 0 28 29 19 0 76
OTHER PROPOSED PERMANENT FINANCING SOURCES:
CA HCD Infill Infrastructure Grant funds, CA HCD Multifamily Housing Program funds, No Place Like Home, Infill Infrastructure Grant Program, Federal Home Loan Bank AHP funds, 4% Low-Income Housing Tax Credit Equity, General Partner Equity, Deferred Developer Fee and a Private First Mortgage.
Longfellow Corner
Developer: Resources for Community Development (RCD)
This Request: $7,000,000
Previous Award: $4,264,000 (M. KK-Site Acquisition)
Address: 3801-3807 & 3823-3829 Martin Luther
King Jr. Way
Council District: 7
PROJECT SUMMARY:
• New construction of a 77-unit multifamily affordable housing development in a six-story podium building with approximately 2,000 square feet of ground floor commercial space dedicated to a community serving non-profit. The site will be land leased by the City of Oakland and is within proximity to the MacArthur BART Station.
• The project will target individuals and families earning 20-60% of the AMI with thirty-two (32) units set aside for homeless individuals and households. Resident services will be available to all residents. Targeted services to the homeless set aside will seek to support the ability of residents to maximize their self- sufficiency. The RCD service coordinator will coordinate with LifeLong Medical Care to provide intensive case management support services with operating assistance provided by the Alameda County Health Care Services Agency.
• Building amenities will include a landscaped courtyard with a children’s play area on the podium level, two large service offices, a laundry room and a community room adjacent to the courtyard.
AFFORDABILITY LEVELS: 20 to 60% AMI
UNIT
SIZES:
0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 0 33 19 25 0 77
OTHER PROPOSED PERMANENT FINANCING SOURCES:CA HCD Multifamily Housing Program funds, State HCD No Place Like Home, Affordable Housing Sustainable Communities (AHSC), HCD Infrastructure Grant Program, 4% Low-Income Housing Tax Credit Equity, General Partner Equity, Deferred Developer Fee, and a Private First Mortgage.
34th and San Pablo
Developer: East Bay Asian Local Development
Corporation (EBALDC)
Address: 3419-3431 San Pablo
Council District: 3
This Request: $4,000,000
Previous Award: $0
PROJECT SUMMARY:
• 34th and San Pablo (34SP) is located in West Oakland at 3419-3431 San Pablo Avenue, adjacent to EBALDC’s California Hotel property. EBALDC purchased the 34th & San Pablo site in August 2015, with the intention of creating a catalytic development at the northern border of Oakland’s San Pablo Corridor.
• This project is a cornerstone in EBALDC’s efforts related to the San Pablo Avenue Revitalization Collaborative (SPARC) and our focus on community health outcomes. 34SP will implement EBALDC’s Healthy Neighborhoods development framework, which aims to produce positive health outcomes through our real estate development work.
• This project will provide 60 new affordable homes in the neighborhood. We are proposing approximately 50% of the project’s units be permanent supportive housing units for homeless families and individuals, with the other 50% of units for 50-80% AMI households in order prevent further displacement of Low and Very Low Income neighborhood residents due to rising rents, and allow West Oaklanders to remain in their community as the neighborhood’s economy improves and households build wealth.
AFFORDABILITY LEVELS:
UNIT SIZES: 0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 15 30 15 0 0 60
OTHER PROPOSED PERMANENT FINANCING SOURCES: CitiBank loan, AHP, CA HCD
Agnes Memorial Senior Housing
Developer: Related Companies of California LLC Address: 2372 International Boulevard This Request: $4,500,000 Council District: 5
Previous Award: $0
PROJECT SUMMARY:
• New construction of a 60-unit low income senior housing development in a four-story podium building with approximately 2,000 square feet of ground floor leasing and community space, located on International Boulevard between 24th Avenue and Miller Avenue (Oakland, CA). • The project will target senior households earning 30-60% of the AMI with eighteen (18) units set aside for formerly homeless seniors or seniors at risk of homelessness. Individual and intensive case management services will be provided to the residents of units set aside for homeless households. Services will be coordinated by the Community Action Alliance, a nonprofit organization that will serve as the managing general partner, and LifeSTEPS, who will provide the resident services and intensive case management services.
• The first floor will be comprised of podium parking, leasing and community space. The second, third, and fourth floors will consist of residential dwelling units. • Building amenities will include laundry facilities, a community room with a kitchen, an office suite, outdoor courtyard, and secured parking.
AFFORDABILITY LEVELS: 30 to 60% AMI
UNIT SIZES: Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 23 36 1 0 0 60
OTHER PROPOSED PERMANENT FINANCING SOURCES:
4% & 9% Low-Income Housing Tax Credit Equity; other sources TBD.
500 Lake Park Apartments
Developer: EAH, Inc. Address: 500 Lake Park Avenue
Council District: 2
This Request: $10,061,000
Previous Award: $0
PROJECT SUMMARY:
• New construction of a six-story, 53-unit multifamily affordable development comprised of four residential floors over a two-level concrete podium for common spaces, retail and structured parking including 41 total spaces, on a 21,910 square foot lot located at 500 Lake Park Avenue across from the Splash Pad Park and Lake Merritt. The site is in a busy retail and residential area near Lakeshore Avenue and Grand Avenue. • The project will target lower households with incomes between 20 and 60% of AMI, with 20 units set aside for formerly homeless veterans, supported through a commitment of 14 project-based HUD VASH vouchers from the Oakland Housing Authority and State HCD Veterans Housing and Homelessness Prevention Program (VHHP) funding. Services and case management will be provided by Abode Services. • Building amenities will include a community room, computer room, leasing office, resource coordinator office, case management office, indoor bicycle storage, laundry facilities, courtyard, and secured parking.
AFFORDABILITY LEVELS: 20 to 60% AMI
UNIT
SIZES:
Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 1 24 14 14 0 53
OTHER PROPOSED PERMANENT FINANCING SOURCES: State HCD Multifamily Housing Program, State HCD VHHP, State HCD Infill Infrastructure Grant Program, Oakland Housing Authority capital loan, limited partner equity (4%), tax exempt permanent loan, deferred developer fee, and general partner equity contribution.
2700 International
Developer: The Spanish Speaking Unity Council Address: 2700 -2720 and 1409-1415 Mitchell Street
Council District: 5
This Request: $7,000,000
Previous Award: not applicable
PROJECT SUMMARY:
• New construction of a six-story, 75-unit multifamily affordable development near the Fruitvale commercial center in Oakland, on a 26,778 square foot site located on International Boulevard between 27th Avenue and Mitchell Street. Project will include five residential stories (Type III-A) over a first floor podium (Type 1-A) accommodating ground level community spaces and common areas, structured parking, and 7,000 square feet of below market rate commercial space that will be occupied by organizations and businesses with direct service or benefit to the neighborhood and project residents. • The project will target lower households with incomes between 20 and 80% of AMI, with 19 units set aside for formerly homeless veterans, supported through a commitment of 19 HUD VASH vouchers. Services will be provided by the Unity Council and the Berkeley Food and Housing Program which will provide specific case management services to the 19 set aside units.
• Building amenities will include landscaped courtyard with a children’s play area, community garden, and covered seating area; resident services offices, laundry facilities, community room, lobby/entry area, property management offices, and secured parking.
AFFORDABILITY LEVELS: 20 to 80% AMI
UNIT
SIZES:
0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 0 35 21 19 0 75
OTHER PROPOSED PERMANENT FINANCING SOURCES: State HCD Infill Infrastructure Grant Program, Multifamily Housing Program (MHP), State HCD VHHP, Federal Home Loan Bank AHP funds, General Partner and Limited Partner Capital Contributions.
Lake Merritt Bart Senior Affordable Housing
Developer: East Bay Asian Local Development
Corporation (EBALDC)
Address: 51 9th Street
Council District: 2
This Request: $8,000,000
Previous Award: $0
PROJECT SUMMARY:
• New construction of a seven-story, 97-unit mixed use affordable housing project targeting. This project will be developed and managed by EBALDC, and will be the affordable anchor for a larger multiphase, multiblock transit-oriented development (TOD) in partnership with Strada Investment Group and the Bay Area Rapid Transit District (BART), that will strengthen the existing neighborhood with an extensive suite of community benefits.
• The project will target senior households (55+) with Area Median Incomes (AMIs) ranging from 20% – 60% AMI. 20 of which will be reserved for special needs and homeless populations. • Building amenities will include large community room that opens up and interfaces with the paseo, property management and services offices, a bike room, and lobby. The ground floor commercial space adjacent to and interacting with the entrance to the Lake Merritt BART Station will be publicly accessible paseo that will offer spaces for meeting, play, rest, and food.
AFFORDABILITY LEVELS:
UNIT
SIZES:
0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 22 70 5 0 0 97
OTHER PROPOSED PERMANENT FINANCING SOURCES: State HCD Multifamily Housing Program, State HCD Infill Infrastructure Grant Program, Multifamily Housing Program (MHP), Affordable Housing Sustainable Communities (AHSC), Federal Home Loan Bank of San Francisco’s (FHLB), Affordable Housing Program (AHP).
2125 Telegraph Avenue
Developer: Mercy Housing Address: 2125 Telegraph Avenue Council District: 3
This Request: $7,807,042
Previous Award: $0
PROJECT SUMMARY:
• The Eliza (also known as 2125 Telegraph and Mercy Housing California 91, L.P.) project is the new construction of an eight-story building with 97 studio-apartments. • The project will serve seniors with a variety of mobility and other special needs in the heart of downtown Oakland, located on what is currently a surface parking lot. • Building amenities include a ground-floor landscaped courtyard that links this project to the sponsor's existing project next door, a roof terrace, community room, and secure bicycle storage. Located near services and amenities, residents will have access to multiple transit options. Additionally, there will be an on -site resident services provider which will be available to all residents.
• AFFORDABILITY LEVELS:
UNIT SIZES: 0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 96 0 0 0 0 97
OTHER PROPOSED PERMANENT FINANCING SOURCES: CA HCD MHP, AHP, Sponsor Loan
Dr. Kenneth Anderson Senior Housing
Developer: Eden Development Inc.
This Request: $4,350,000
Previous Award: $0
Address: 1003 E.15th Avenue
Council District: 2
PROJECT SUMMARY:
• New construction of a five-story 67-unit mixed use affordable development with three stories of residential over a two-story parking podium for low-income seniors. The first floor will consist of 17 residential parking stalls, 1,000 square feet of ground floor retail, and a management and services office suite. The second floor will consist of 64 stalls of replacement parking with residential space devoted to floors three through five. • The project will target senior households earning 30-50% of the AMI with twenty-two (22) units set aside for formerly homeless households. Eden Housing Resident Services Inc. will provide on-site supportive services to all units including individualized case management for the homeless set aside. The Alameda County Health Care Services Agency will provide operating subsidies to cover the case management for the homeless set aside.
• Building amenities will include a community room, a laundry room, a computer room, and an exterior courtyard. Residents will have easy access to high quality transit near the AC Transit Bus Rapid Transit station at 10
th Avenue and International Blvd. The on-site community room will be available to local service providers who wish to provide on-site training or tutoring for residents.
AFFORDABILITY LEVELS: 30 to 50% AMI
UNIT SIZES: Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 0 64 1 0 0 65
OTHER PROPOSED PERMANENT FINANCING SOURCES:
CA HCD Infill Infrastructure Grant funds, CA HCD Multifamily Housing Program funds, Federal Home Loan Bank AHP funds, 4% Low-Income Housing Tax Credit Equity, General Partner Equity, Deferred Developer Fee, Land Donation, and a Private First Mortgage.
3135 San Pablo
Developer: Satellite Affordable Housing Associates
This Request: $5,000,000
Previous Award: $0
Address: 3135 San Pablo
Council District: 3
PROJECT SUMMARY:
• New construction of a 73-unit affordable housing development in a six-story mixed-use building, with 72 residential units for low-income seniors and a community-serving commercial space. • The project will target seniors earning 20-60% of the AMI with a set aside of thirty-six (36) units for homeless seniors, of which twenty-two (22) units will be set aside for individuals/households experiencing homelessness, chronic homelessness, or at risk of chronic homelessness with serious mental illness. Intensive individual case management and wrap around services will be provided to the homeless units set aside with Saint Mary’s Center as the service provider.
• Building amenities will include a management office and a community-commercial space with a courtyard, community groom and a dedicated Resident Services off on the second floor.
AFFORDABILITY LEVELS: 20% to 60% AMI
UNIT SIZES: Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 55 17 1 0 73
OTHER PROPOSED PERMANENT FINANCING SOURCES:
CA HCD No Place Like Home funds, CA HCD MHP, CA HCD, IIG, General Partner Equity, LP Equity, Deferred Developer Fee.
Mandela Station
Developer: Mandela Station Affordable Address: 1451 7th Street This Request: $8,000,000 Council District: 3
Previous Award: $0
PROJECT SUMMARY:
• Mandela Station Affordable is a proposed 240-unit affordable housing project located at the West Oakland BART Station. The building will be a 7-story Green Point Rated Gold structure that includes 16,000 square feet of neighboring serving retail and 50 structured parking stalls. Rents on a third of the units will be set at 30% of 30% of AMI and the balance set at 30% of 60% of AMI. • The project is being developed by Mandela Station, LLC, a joint venture between Devine & Gong, Inc., MacFarlane Development Partners, and Strategic Urban Development Alliance. The affordable project is part of a larger masterplan development that will redevelop BART’s parking lot into a vibrant community. The Oakland Housing Authority will be participating in the project which received full entitlements and vast community support.
• Building amenities include community assembly rooms, bike parking area, mail room, laundry room, two courtyards and a community deck.
AFFORDABILITY LEVELS:
UNIT SIZES: 0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 41 138 47 14 0 240
OTHER PROPOSED PERMANENT FINANCING SOURCES:
Oakland Housing Authority, CA HCD IIG, CA HCD AHSC, AHP, CA HCD TOD, Apple Loan, Federal & State Tax Credit Equity
Joshua Christian Senior Housing
Developer: Community Housing Development
Corporation (CHDC)
Address: 793 West Grand
This Request: $6,727,115 Council District:3
Previous Award: $0
PROJECT SUMMARY:
• New construction of a two-phase affordable senior project consisting of 99 total units with 69 units in the first phase and 30 units in the second phase. This funding request concerns the development of the first phase of the project. CHDS is partnering with Joshua Christian Community Development Corporation (JCDC) on the development and ownership of the project. The partnership will lease the land from Joshua Christian Church which is currently located on the corner of West Grand and West Street. The project site comprises 8,849 square feet. The project includes approximately 60,000 square feet new residential space and 4,000 square feet of new programmed church space for JCC including a new sanctuary. • The project design includes 6 stories of residential Type IV construction over 2 levels of Type 1 construction.
The phase 1 building is at the corner of West Grand and West Street and steps down in the phase 2 building to six stories on 22
nd Street.
• The project will target extremely low income to very low income seniors aged 62 and older earning 20-50% of AMI with 21 units set aside for seniors with mental illness who are homeless, chronically homeless, or at risk of becoming homeless. These set aside units are for households at 30% AMI. Abode Services will serve as the primary resident services coordinator, including providing specialized case management services for the homeless set aside units.
• Building amenities will include laundry facilities, a community room with kitchen, lounge, rooftop open space/garden, and secured parking.
AFFORDABILITY LEVELS: 20 to 50% AMI
UNIT SIZES: 0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 0 68 1 0 0 69
OTHER PROPOSED PERMANENT FINANCING SOURCES: State HCD No Place Like Home, State HCD MHP, Federal Home Loan Bank Affordable Housing Program (AHP), permanent loan from CitiBank, limited partner tax credit equity (4%), general partner equity contribution, and deferred developer fee.
Kingdom Builders Senior Housing
Developer: Community Housing Development
Corporation (CHDC)
Address: 7954 MacArthur Blvd
Council District: 6
This Request: $11,012,136
Previous Award: $0
PROJECT SUMMARY:
• New construction of a five-story, 40-unit affordable senior project at the corner of MacArthur Boulevard and Ritchie Street, including four residential stories over a structural podium containing commercial and residential parking. CHDC is partnering with East Oakland Community Development Corporation to develop the property which is currently owned by Kingdom Builders Christian Fellowship Ministries. • The project will target extremely low income to very low income seniors aged 62 and older earning 20-50% of AMI with eight units set aside at 30% AMI for homeless veterans. Abode Services will serve as the primary resident services coordinator, including providing specialized case management services for the homeless set aside units.
• Building amenities will include laundry facilities, community room, computer lab, kitchen, resident services offices, and secured parking.
AFFORDABILITY LEVELS: 20 to 50% AMI
UNIT
SIZES:
0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Total Units 0 40 0 0 0 40
OTHER PROPOSED PERMANENT FINANCING SOURCES: State HCD Multifamily Housing Program, State HCD Veterans Housing and Homeless Prevention Program, Federal Home Loan Bank Affordable Housing Program (AHP), limited partner tax credit equity (4%), and deferred developer fee.
New Construction NOFA 2021-22 Project Scoring TableFamily Housing
Potential
Points
Senior
Housing
Potential
Points
3050
International
Longfellow
Corner
34th &
SanPablo
Agnes
Memorial
Senior
Housing
500 Lake
Park
Apartments
2700
International
Percentage of Points 91.1% 90.6% 86.3% 84.6% 81.6% 80.2% Rank 1 2 3 4 5 6
I. Readiness 43 43 37.00 38.00 43.00 38.00 43.00 43.00 A. Leveraging 8 8 7.00 8.00 8.00 8.00 8.00 8.00
B. Funding Commitments 15 15 10.00 10.00 15.00 10.00 15.00 15.00 C. Discretionary Land Use Approvals 20 20 20.00 20.00 20.00 20.00 20.00 20.00 II. Location 28 23 26.00 22.00 22.00 23 18.00 26.00
A. Geographic Equity 7 7 7.00 3.00 3.00 7.00 0.00 7.00
B. Educational Quality 5 N/A 3.00 3.00 3.00 0.00 5.00 3.00 C. Neighborhood Revitalization 6 6 6.00 6.00 6.00 6.00 3.00 6.00 D. Proximity to Public Transit 5 5 5.00 5.00 5.00 5.00 5.00 5.00 E. Proximity to Grocery or Drug Store 5 5 5.00 5.00 5.00 5.00 5.00 5.00 III. Target Population and Project
Attributes
38 38 34.01 36.00 34.00 24.00 33.48 30.77
A. Income Targeting 18 18 18.00 18.00 18.00 18.00 18.00 18.00 B. Unit Size 5 5 2.75 3.00 1.00 0.00 2.94 2.77
C. Units for People with Special Needs 5 5 5.00 5.00 5.00 0.00 5.00 5.00 D. Homeless - Permanent Supportive
Housing Units
10 10 8.26 10.00 10.00 6.00 7.54 5.00
IV. Developer Experience and 41 41 38.75 39.00 29.00 36.20 26.10 18.60 A. Developer Experience Exceeds
Minimum
20 20 20.00 20.00 10.00 20.00 10.00 0.00
B. Developer Capacity 8 8 8.00 8.00 8.00 8.00 8.00 8.00 C. Developer Financial Strength 6 6 5.75 6.00 6.00 5.20 5.10 5.60 D. Strength of the Development Team 3 3 3.00 3.00 3.00 3.00 3.00 3.00 E. Bonus Point Category 4 4 2.00 2.00 2.00 0.00 0.00 2.00 VII. Sustainability 10 10 10.00 10.00 10.00 10.00 10.00 10.00 VIII. Penalty for Nonperforming
Previously Funded Projects
-10 -10 0.00 0.00 0.00 0.00 0.00 0.00
Total Points 160 155 145.76 145.00 138.00 131.20 130.58 128.37 NOTE: Rank is based on total “Percentage of Points” received which is based on total potential points available. Senior projects do not compete in the “edu based on a lower total potential points available than non-senior projects. *Not Available -Unaudited Developer Financials were provided on Mandela Statio New Construction NOFA 2021-22 Project Scoring Table
Percentage of Points
Rank
I. Readiness
A. Leveraging
B. Funding Commitments
C. Discretionary Land Use Approvals
II. Location
A. Geographic Equity
B. Educational Quality
C. Neighborhood Revitalization
D. Proximity to Public Transit
E. Proximity to Grocery or Drug Store
III. Target Population and Project
Attributes
A. Income Targeting
B. Unit Size
C. Units for People with Special Needs
D. Homeless - Permanent Supportive
Housing Units
IV. Developer Experience and
A. Developer Experience Exceeds
Minimum
B. Developer Capacity
C. Developer Financial Strength
D. Strength of the Development Team
E. Bonus Point Category
VII. Sustainability
VIII. Penalty for Nonperforming
Previously Funded Projects
Total Points
NOTE: Rank is based on total “Percenta
based on a lower total potential points ava
Lake Merritt
BART Senior
Affordable
Housing
2125
Telegraph
Avenue
Senior
Housing
Dr. Kenneth
Anderson
Senior
Housing
3135 San
Pablo Senior
Housing
Mandela Station
79.7% 77.4% 74.8% 73.4% 65.2%
7 8 9 10 11
37.00 31.00 17.00 13.00 31.00
7.00 8.00 8.00 8.00 8.00
10.00 3.00 9.00 0.00 3.00
20.00 20.00 0.00 5.00 20.00
23.00 23.00 19.00 19.00 22.00
7.00 7.00 3.00 3.00 3.00
0.00 0.00 0.00 0.00 3.00
6.00 6.00 6.00 6.00 6.00
5.00 5.00 5.00 5.00 5.00
5.00 5.00 5.00 5.00 5.00
26.00 20.00 33.00 33.00 18.25
18.00 10.00 18.00 18.00 18.00
0.00 0.00 0.00 0.00 0.25
4.00 5.00 5.00 5.00 0.00
4.00 5.00 10.00 10.00 0.00
27.50 36.00 37.00 38.75 23.00
10.00 20.00 20.00 20.00 10.00
7.50 7.50 8.00 8.00 8.00
6.00 5.50 6.00 5.75 Not Available
2.00 3.00 3.00 3.00 3.00
2.00 0.00 0.00 2.00 2.00
10.00 10.00 10.00 10.00 10.00
0.00 0.00 0.00 0.00 0.00
123.50 120.00 116.00 113.75 104.25
ucational quality” point category and thus their total “Percentage of Points” is n, but were not able to reviewed.
ATTACHMENT A4
New Construction NOFA 2021-22 Project Map
f