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HomeMy WebLinkAbout2022-07-05 J01G Request for Proposals_Affordable Housing AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: July 5, 2022 AGENDA ITEM: Consideration of approval of a resolution approving Affordable Housing Project Request for Proposals FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: The City Council has identified the development of additional affordable housing options within the City of Waukee as a Strategic Plan Priority. In 2021, an approximately 13 acre parcel of property was purchased by the City of Waukee utilizing Low and Moderate Income funding. The proposed Request for Proposals seeks a developer to partner with the City and construct additional affordable housing options on the property that has been purchased by the City. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: STAFF REVIEW AND COMMENT: RECOMMENDATION: Approve the resolution. ATTACHMENTS: I. Proposed Resolution II. Request for Proposals PREPARED BY: Brad Deets, City Administrator REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: DATE OF PUBLICATION: J1G THE CITY OF WAUKEE, IOWA RESOLUTION 2022- APPROVAL OF AND AUTHORIZING STAFF TO SEND REQUESTS FOR PROPOSALS FOR CITY OF WAUKEE AFFORDABLE HOUSING PROJECT IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA WHEREAS, the City of Waukee, Iowa is a duly organized municipality within Dallas County; AND, WHEREAS, the City of Waukee has identified the development of additional affordable housing options within the city as a strategic plan priority; AND, WHEREAS, the City of Waukee has purchased property for the purpose of developing affordable housing options; AND, WHEREAS, the City Council desires to solicit proposals from developers for the development of affordable housing options on the property owned by the City of Waukee. NOW THEREFORE BE IT RESOLVED by the City of Waukee City Council in session this 5th day of July 2022, that it hereby approves and authorizes City staff to send requests for proposals for the City of Waukee Banking Services. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Anna Bergman Pierce R. Charles Bottenberg Chris Crone Larry R. Lyon Ben Sinclair Request for Proposals For Low-Income Housing Tax Credit (LIHTC) Developers in Partnership with the City of Waukee Prairie Rose Subdivision Waukee, Iowa July 11, 2022 For questions concerning the request for proposal, project requirements and procedures, please contact: Brad Deets, City Administrator 515-978-7899 bdeets@waukee.org The RFP is also available online at www.waukee.org/bids.aspx. Table of Contents I. Introduction II. General Information III. Minimum Development Requirements IV. Developer Minimum Responsibilities/Requirements V. Financial Incentives VI. Competitive Requirements and Scoring VII. Security Requirements VIII. Submittal Requirements IX. Review Process and Selection Criteria X. Contract Negotiations XI. Questions/Contact Persons XII. Definitions I. Introduction The City of Waukee, Iowa (the “City”) is accepting proposals from qualified and experienced affordable housing developers utilizing the Iowa Finance Authority’s Low Income Housing Tax Credit (LIHTC) program. The successful developer will enter into a development agreement with the City for the construction of low-income rental housing on two adjoining parcels which are separated by a public street (NW Douglas Parkway). In total, the property to be developed is 13.6 acres. Waukee, like many communities across America, has a continuing need for more affordable housing for low- and moderate-income households. One of the major goals and priorities of the City’s Strategic Plan is to create, expand, and maintain affordable housing for low- and moderate-income families and senior citizens. Through the use of its LMI TIF Funds, the City has secured ownership of a 13.6 acre site (the “Site”) within the Prairie Rose subdivision. The Site is split into two separate parcels with a public street which runs between them (NW Douglas Parkway). The Site adjoins NW Warrior Lane to the east. The north parcel includes a total of 7.16 acres (Outlot Z) and the south parcel includes a total of 6.44 acres (Outlot Y). The City’s overall vision for the Prairie Rose subdivision is to create a mixed-income housing subdivision that will support affordable housing needs for low- and moderate- income households as well as market rate rental and owner occupied housing through the development of a variety of housing types. In coordination with the developer of Prairie Rose, the City has already approved several plats for the development of owner occupied market rate single family homes and several homes are currently under construction. The City is currently interested in receiving proposals to develop the Site with rental family or senior housing types. The City’s main objectives for proposals to develop the Site include the following: A. Creating affordable rental housing units that meet the low-income housing tax credit program criteria. B. Addressing family, senior citizen and workforce housing needs. C. Creating a project with high quality design features for both the buildings and site layout as a part of an integrated subdivision which includ es adjacent single- family homes. To meet these objectives the City will accept proposals that include single family detached homes, duplexes, townhomes or rowhouses. The Site is currently zoned R-4 Rowhouse and Townhome Dwelling District which will supp ort all the types of housing referenced. Maximum density of the development based upon the R-4 zoning district will support up to a maximum of 12 units per acre. Proposals will be evaluated and scored on a competitive basis. Once all proposals are scored, a report will be prepared for City Council that will contain background information and factual data for each proposal, a scoring of the attributes of the proposal, and the evaluation committee recommendation regarding which developer’s proposal should be selected as the preferred developer. The City reserves the right to waive any minor informalities or irregularities, which do not address the heart of the proposal, or to reject any and all proposals. Proposals, which take exception to the Request for Proposal (RFP), may be considered non - responsive and may be rejected. All submitted proposals are considered public records and may be subject to public disclosure under Chapter 22 of the Code of Iowa. II. RFP Timeline 1. RFP Issuance: July 11, 2022 2. Pre-Proposal Meeting: All developers interested in this project are encouraged and invited to attend a pre-proposal meeting to learn more about the scope of the project, and to ask initial questions. The pre-proposal meeting is not mandatory and will be held on August 1, 2022 at 2 p.m. at Waukee City Hall Council Chambers, 230 W. Hickman Road, Waukee, Iowa. 3. Question and Answer Period: Starting after the pre-proposal meeting, you may submit questions by email regarding this RFP to Brad Deets, City Administrator, at bdeets@Waukee.org. It is anticipated that the questions and answers will be posted daily, if possible, to the City’s website as a separate related document at www.Waukee.org/bids.aspx. The questions will be posted anonymously. The questions and answers will remain posted until the RFP is due. The last day to submit questions is on August 12, 2022 at 5 p.m. 4. Proposal Due: Proposals must be received no later than August 29, 2022 at 4 p.m. (CST) by the City’s clock. Submissions received after the due date and time will not be considered. Electronic submissions are preferred and the City will not accept submissions by fax. For hard copy submissions, five (5) copies must be received by the date and time (not per postmark). Both electronic and hard copy submissions must be submitted to the attention of Becky Schuett, City Clerk. Electronic submissions can be sent to bschuett@Waukee.org. Hard copies can be delivered to City of Waukee, Attn: City Clerk, 230 W. Hickman Road, Waukee, Iowa 50263. Note – the City has a robust and secure email system and if it detects the possibility of a virus, zipped, packed or unsafe transmission, your submittal will be rejected without your knowledge that it has been declined. It may also be rejected due to size. It is your responsibility to follow -up before the due date and time to verify the City received your submittal. The City will not extend the due date or time if there is a transmission problem on your end. 5. Proposal Selection Interviews (if needed): If interviews are needed, it is anticipated that they will be held September 8, 2022. 6. Committee Evaluation: September 12, 2022 7. City Council Approval: September 19, 2022 III. General Information A. Proposals may be withdrawn only by written request of the developer prior to the opening of the proposals. After the opening of the proposals, all offers shall remain valid and irrevocable for a period of 60 days from the date of the submittal and through negotiations on a final agreement with the selected developer. B. Proposals not meeting the minimum requirements or submittal requirements will not be considered. C. Copies of the City's Zoning Ordinances, Site Plan Ordinance, Subdivision Regulations, Storm Water Management, and Building Codes are available at Waukee City Hall, 230 W. Hickman Road, Waukee, Iowa or on the City’s website at www.waukee.org. If a developer desires to view the codes at Waukee City Hall or receive a hard copy, they shall contact City Clerk Becky Schuett in advance at bschuett@waukee.org or 515-978- 7904 to arrange a time to do so. D. The Site is currently zoned R-4 Rowhouse and Townhome Dwelling District. While it is the City’s desire that the proposal fits within the requirements of the R -4 Zoning District, rezoning as necessary may be considered for the selected development concept. E. The City will make available information pertaining to existing and planned infrastructure for connection of the Site to public utilities. F. Adjacent plat construction drawings and public improvement plans are available for reference as a separate document. G. The Site is intended to use the abutting (to the west) regional storm water retention pond as its primary means of meeting storm water treatment and control requirements. The developer will need to verify as part of the development review, adequate capacity exists within the regional facility or accommodate storm water requirements on site. The developer will be required to provide for regular maintenance and upkeep of on - site storm water facilities. Long term maintenance of the regional retention pond is the responsibility of the City. H. The City reserves the right to require additional information at any time during this process to help clarify the intent of the developer or project details. I. The Geographic Information Systems (GIS) information regarding site (maps & data) is located on the City’s website at: www.waukee.org. J. All submitted proposals are considered public records and may be subject to public disclosure under Chapter 22 of the Code of Iowa. IV. Minimum Development Requirements The City will remain flexible to allow a developer to create an innovative design ; however, Proposals submitted shall meet the following minimum unit and site requirements: A. A maximum density of 12 units per acre consistent with the allowable uses within the R- 4 Row Dwelling and Townhome District. Ineligible Home Types: Nursing homes, board and care facilities, and supervised living facilities licensed by the State of Iowa or a delegated local Department of Health, properties where residents require a 24 -hour plan for supervision and/or medical/health care, Rooming or Boarding Houses, Transitional Housing, Homeless Shelters or Permanent supportive housing. B. Proposals with floor plans designed as student housing or units with multiple suites per unit will not be considered. C. Preference for smaller scale buildings. D. The design of buildings shall take great care to include high interest design features and building materials that integrate with the residential surroundings. The development features need to be supportive of an integrated environment, such as an orientation to public streets and open spaces, minimize the appearance of large parking areas, include architectural relief and façade treatments that create visual interest, or provide for multiple building of varying types as appropriate to integrate with the surroundings. E. All applicable provisions of the City of Waukee Municipal Code, including Zoning Ordinances, Subdivision Regulations, Site Plan Ordinance, Stormwater, and Building Codes shall apply. F. Installation of a Radon System that meets the State of Iowa and EPA requirements if units require basements. G. Provide High Speed Broadband internet to each dwelling unit. V. Developer Minimum Responsibilities/Requirements As part of this request for proposal, the developer agrees to the following minimum responsibilities/requirements as part of the RFP and to develop the project: A. The selected developer will be responsible for the preparation of conceptual and final development plans at their cost, including but not limited to grading, storm water management, building, public improvements, and site development plans. There will be no reimbursement for any expense as part of responding to this RFP. B. The selected developer will be responsible for preparation and submission of any LIHTC application materials at their cost. C. The selected developer will be responsible to pay for the construction of any additional infrastructure required to serve the development. D. Enter into a development agreement for preparing an LIHTC application, terms for the developer’s construction and operation of the project, and the City’s participation in the project and transfer of land for the development of the project. The agreement shall be completed with the City of Waukee within 75 days from the date of acceptance of the proposal by the City Council. E. The developer will be responsible to ensure that the housing units are constructed on the Site as outlined in their proposal through a development agreement with the City. VI. Financial Incentives In support of development of affordable housing on the Site, the City will offer the following incentives to the selected developer: A. Site for a reduced price or at no cost. The Proposal shall indicate the assumed purchase price of the Site. B. The Developer may request funding through the City of Waukee in support of the affordable housing. The Proposal must identify the potential need and estimated amount of City funds. VII. Competitive Requirements and Scoring The City is seeking to maximize its development efforts. Developers are urged to create an exciting and imaginative project. The Evaluation Committee will evaluate the elements of the proposal related to design, style, features, costs, timing, in relation to the following scoring criteria: 1. Applicant/Developer Capability and Track Record (including partners). The applicant’s track record, including whether the applicant and/or development team has successfully completed and/or operated a similar project(s). Capacity to undertake new or additional projects; ability to secure financing, including any equity required; the developer’s approach, plan of work, recommended schedules. (20 points); 2. Quality of References. Qualification and experience in providing the requested development as exemplified by past projects and client comments. (Including other communities, equity partners, and financing sources) (10 points); 3. Housing variety and architectural styles (10 points); 4. Property management experience. Years of experience; the number of affordable units managed and the performance record (priority for local projects). (5 points); 5. Feasibility (pro-forma including project funding sources) (10 points); 6. Other sources of financing/funding (not including tax credit equity, debt or City funding) (20 points); 7. Number of years of affordability (.25 points per year of affordability) (10 points) 8. Experience in the LIHTC Program (15 points) 8A) First priority for projects in LIHTC in Waukee, second priority for LIHTC projects in the Des Moines MSA, third priority for LIHTC projects in Iowa, fourth priority for similar LIHTC projects in states outside Iowa. VIII. Security Requirements As security for the performance for the construction of all rental housing units, the City will retain ownership of the Site, and convey the Site by deed to the Developer as those rental units are substantially completed in accordance with this Request for Proposal and the Development Agreement. The Developer may propose an alternative performance security for consideration . with the RFP. IX. Submittal Requirements All proposals with supporting documentation must be delivered to the City no later than August 29, 2022 at 4 p.m. (CST) A. Email submission in pdf format to Becky Schuett, City Clerk, at bschuett@waukee.org B. All late or incomplete submittals will be rejected. The following information is provided for guidance to prospective Developers. A. Proposals must contain, at a minimum, the following information: 1. Developer’s statement providing an overview of their proposed project including Goals and timeline. (No more than two pages) 2. Development plans, including the following items: A. Conceptual site layout that identifies building size and locations, access point(s), parking, landscaping, and storm water. B. Representative architectural elevations and floor plans. C. Summary of plan types for total finished square footage, number of bedrooms, number and type of bathrooms, and square footage of any unfinished areas. 3. A statement reflecting the proposed timing of improvements and the proposed date of completion of these improvements for the Site. 4. The proposal must be signed by an official of the entity authorized to bind the offer. 5. The proposal must contain a statement to the effect that the proposal is firm for a period of not less than 60 days after the closing date of this request and through negotiations. 6. The proposal shall contain the full name of the person, firm, or corporation submitting the proposal and the address of the person, firm, or president of the corporation. 7. No officer, member, or any other person holding any position with the City of Waukee, Iowa, either appointed or elected, shall be or shall become interested directly or indirectly with the person, firm, or corporation submitting a proposal or in any portion of the profits derived by the selected developer from this project. 8. Project Pro Forma and Estimated Construction Costs. Identify which incentives from the City are requested to support the proposed project. 9. Identify partners and members of the development team. 10. Submit a portfolio of successful projects for the development team from the last 15 years, identify any representative examples similar to the scope of the submitted proposal. 11. Identify in a separate document the areas where the proposal meets each of the selection criteria. 12. Three (3) letters of reference. X. Review Process and Selection Criteria A. All proposals will be reviewed by City staff for eligibility, completeness, and feasibility. B. Proposals that are deemed ineligible or infeasible will not be considered and will not be forwarded to the Evaluation Committee. The developer will be notified by e-mail. C. Proposals which pass the minimum requirements will be evaluated by the Evaluation Committee. The members of the committee will score each proposal. A proposal must be deemed responsive to the Request for Proposal to be referred to the City Council. D. Evaluation of Proposals: Applications will be evaluated on the scoring criteria outlined under Section VI “Competitive Requirements and Scoring”. The Evaluation Committee will have the option to conduct on site interviews with developers. E. Evaluation Selection Process: The selection of the preferred developer will utilize the following steps: After the staff review, the Evaluation Committee evaluates each proposal and a report will be prepared for City Council that will contain background information and factual data for each proposal and a scoring of the attributes of the proposals. The Evaluation Committee will make a recommendation regarding which developer’s proposal should be selected as the preferred developer. F. The final selection will be based on: 1. The City Council’s determination of the best proposal that meets the goals and objectives of the City; 2. A satisfactory agreement between the preferred developer and the City is finalized; 3. A completed verification of the qualifications of the proposed developer. XI. Contract Negotiations: The City reserves the right to reject any and all proposals and to negotiate the terms of the contract, including the award amount, with the selected developer(s) prior to entering into a written agreement. XIII. Questions/Contact Person: Questions concerning the content of this proposal or the review process may be directed to Brad Deets, City Administrator, 515-978-7899 or bdeets@waukee.org. XIV. Definitions: Certain words or phrases in this document are critical to a thorough understanding of the objectives and goals of the City for this project. The following definitions are offered to aid prospective developers in the preparation of this Request for Proposals: A. City: This means the City of Waukee, Iowa, its elected and appointed officials, and all staff persons employed by the City of Waukee. B. Developer: Any individual, corporation, partnership, non-profit organization or similar entity that has expressed an interest, or has been identified as having an interest, in providing those private services that are necessary in creating housing. C. Evaluation Committee: The committee used to evaluate all proposals will consist of members of the City of Waukee staff as well as members from partner agencies that have involvement in assisting low- to moderate-income residents. D. Low Income Housing Tax Credit (LIHTC): The federal low-income housing tax credit program acts as an incentive for property owners to invest in the development of rental housing for individuals and families with fixed or limited incomes. The housing tax credit provides a dollar for dollar reduction (or credit) to offset an owner’s federal tax liability on ordinary income for a 10-year period. This tax credit often provides the last critical element to ensure the financial feasibility of the project. E. Low-Income Family: A family/individual whose annual income does not exceed 60% of the median income for Waukee, as determined by HUD. See Attachment A. F. Project: Those activities, whether public or private, that have been determined to be necessary to complete the housing development. G. Restrictive Covenant. A provision in a deed limiting the use of the property and prohibiting certain actions. H. Submittals: Those written and graphic documents prepared by developers that explain the strategy, approach, and specific elements that a developer proposes to use in meeting the City's goals for the affordable housing project. I. Zoning Ordinance: Defined as Chapters 165 through 169 of the Waukee Municipal Code, including all amendments thereto. Attachment A 2022 Income Limits and Maximum Rents