New Markets Tax Credits Case Study: East St Louis...
Transcript of New Markets Tax Credits Case Study: East St Louis...
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New Markets Tax Credits Case Study: East St Louis Housing AuthorityEast St. Louis Housing Authority Jazz @ Walter Circle Project
NH&RA New Markets Tax Credit SummitW d d J l 20 2011Wednesday, July 20, 2011
Stephanie L. Franklin-Suber, EsquireContact Partner, New Markets Tax Credit PracticeP B i & Fi DPartner, Business & Finance Department
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PRESENTATION OVERVIEW
I. The Housing Authority’s VisionI. The Housing Authority s Vision
II. The Investor and CDE Perspective
III. New Markets Tax Credit Structure andLegal Challenges
IV. Mixed Finance Legal Challenges
V C l i d Q iV. Conclusion and Questions
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I The HousingI. The HousingAuthority’s Vision:yElizabeth Tolliver, Executive Director,East St Louis Housing AuthorityEast St. Louis Housing Authority
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Jazz @ Walter Circle Roundabout
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II The Investor and CDEII. The Investor and CDEPerspective:pRobert K. Jenkins, President,Hampton Roads VenturesHampton Roads Ventures
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Jazz @ Walter Circle 15th & Exchange
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III New Markets Tax CreditIII. New Markets Tax CreditStructure and LegalgChallenges:
Stephanie L. Franklin-Suber, EsquireContact PartnerContact Partner, New Markets Tax Credit Practice
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INTRODUCTION
A. Housing Authority ParticipationA. Housing Authority Participation in New Markets Tax Credit Program
B. Jazz@ Walter Circle: A Case Study
C. Project Eligibility and Compliance
D. Project Financing Structure
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A. Housing Authority Participation
• Types of HUD funds typically used in NewTypes of HUD funds typically used in New Markets Tax Credit transactions:
Comm nit De elopment Block Grant f nds- Community Development Block Grant funds
- HOPE VI funds
- HUD 108 guaranteed loans
HUD B fi ld E i D l- HUD Brownfields Economic Development Initiative (BEDI) grants
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Housing Authority Participation
• Housing authorities have been active in NewHousing authorities have been active in New Markets Tax Credit Program since early years in various roles:
- lenders
- community development entities
- developersdevelopers
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Housing Authority Participation
• Mixed finance development of affordableMixed finance development of affordable housing usually financed with Low Income Housing Tax Credits, HUD Hope VI capital and g p poperating funds, and Community Development Block Grant funds
• Until the Jazz @ Walter Circle Project, New Markets Tax Credits were not used by housing y gauthorities to finance affordable housing projects with public housing funds
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B. CASE STUDY: Jazz @ Walter Circle
• Integrates HUD mixed finance developmentIntegrates HUD mixed finance development with New Markets Tax Credit financing
• Uses HUD p blic ho sing f nds in Ne Markets• Uses HUD public housing funds in New Markets Tax Credit structure for first time
• Housing authority affiliates act as lender and developer
• Public-private partnership with third party investor and community development entity
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Project Highlights
• Acquisition of land and construction of new qfour-story mixed-use facility in City of East St. Louis, Illinois
• Two wings connected by one central walkway(North Building and South Building)
• 15th Street between Bowman and Exchange Streets
• Transit-Oriented Development (50 ft to Metro Station)
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( )
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Project Highlights
• LEED-Gold certified “green building:” Solar g gHot Water System, Rooftop Solar Array, Rooftop Terrace and Garden/Farm
• Residential Rental Space: 74 units of affordable rental housing for senior citizens
• Commercial Rental Space: Community Center, Office Space, Health Care Center, Credit Union,
d lGreen Grocer (Food Desert), Commercial Kitchen
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Project Highlights
• Project Financing Sources of Funds:Project Financing Sources of Funds:- New Markets Tax Credits
- HUD Public Housing Development Funds
- City of East St. Louis Tax Increment Financing Funds
- Illinois Clean Energy Community Foundation Funds
• Estimated Total Development Cost:Approximately $20,000,000
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Jazz @ Walter Circle 15th & BowmanPhase 1 - Mixed Finance Development 15th Street & Bowman Avenue
JAZZ
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Jazz @ Walter Circle Rooftop TerracePhase 1 - Mixed Finance Development Roof Terrace with Summer Kitchen
JAZZ
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Jazz @ Walter Circle TerracesPhase 1 - Mixed Finance Development Terraces at 15th & Bowman
JAZZ
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Jazz @ Walter Circle 4 Floors & Roof
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C. Project Eligibility and Compliance
• Low-Income Community:Low Income Community:
- Qualified Census Tract
• Qualified Business:
- rental of mixed use building in furtherance of tax-gexempt purpose to provide affordable housing
- 80/20 residential rental property rule expected to be / p p y psatisfied based on financial projections
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Project Eligibility and Compliance
• “Active” in Low-Income Community:Active in Low Income Community: Five (5) tests reasonably expected to be satisfied throughout the Compliance Period:
– Gross Income Test
Services Test– Services Test
– Tangible Property Test
– Collectibles Test
– Nonqualified Financial Property Test
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D. Project Financing Structure
• Key Parties:Key Parties:
- DV VNB Community Investment Fund, LLC (“Investor”)( Investor )
- River East Ventures, Inc NFP (“Lender”)
- DV-ESLHA QEI, LLC (“Fund”)
- People’s Ventures, L.L.C. (“CDE”)
- Eco Jazz, Inc NFP (“QALICB”)
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Project Financing Structure
• Upper Tier Equity:Upper Tier Equity:- $4,587,960 equity investment from Investor to Fund
• Upper Tier Debt:- $12,412,040 loan from ESLHA to Lender, ,
of public housing development funds
- $12,412,040 Leverage Loan from Lender to Fund, , gsecured by Fund’s 99.99% membership interest in CDE
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Project Financing Structure
• Lower Tier Equity:Lower Tier Equity:- $17,000,000 Qualified Equity Investment (QEI)
from Fund to CDE in exchange for 99.99%from Fund to CDE in exchange for 99.99% membership interest in CDE
- $1 700 equity investment from Allocatee to CDE$1,700 equity investment from Allocatee to CDEin exchange for .01% membership interest in CDE
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Project Financing Structure
• Lower Tier Debt/Grant:Lower Tier Debt/Grant:
- $16,490,000 QLICI Loan from CDE to QALICBfor development and construction of mixed usefor development and construction of mixed use facility secured by leasehold mortgage
• First Priority A Note: $12 412 040First Priority A Note: $12,412,040
• Second Priority B Note: $4,077,960
- $1,707,276 Soft Loan from ESLHA to QALICB
- $1,400,000 Grant from ESLHA to QALICB
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Project Financing Structure
• Ground Lease:- 48,000 sq. ft. of land owned by ESLHA - ESLHA 99 year ground lease to QALICBy g
• Commercial Space Master Lease (80/20 Rule):- 100,000 sq. ft. of rentable space in mixed use facility owned , q p y
by QALICB- QALICB 40 year master lease to ESLHA of 18,000 sq. ft.
rentable commercial spacep- ESLHA sublease of commercial space to commercial
tenants
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Jazz @ Walter Circle Financing Structure
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IV Mixed FinanceIV. Mixed Finance Legal Challenges:g g
Lila G. Shapiro-Cyr, Esquirep y qPartner, Housing Practice
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Jazz @ Walter Circle 15th & Bowman
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V Conclusion and QuestionsV. Conclusion and Questions
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