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Affordable Multifamily Housing Loan Funding

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1. How should the scoring criteria be applied to a hybrid LIHTC deal? Do the requirements apply to the 9% and 4% portion separately or for the entirety of the development?

The criteria apply to the entire project. If an application only needed loan funds for one side (e.g. just the 9% side), then only those units would be scored. If an applicant plans to apply the loan funds to the entire project, then the criteria apply to the entire project.

2. When should developers apply for project-based-vouchers (PBVs) if they are planning to include PBVs in their LIHTC 9% application?

Because Loudoun County issues the Requests for Proposals (RFP) for PBVs in the fall, developers should apply in the fall prior to their 9% application submission, following the timeline laid out in the RFP.

3. Is there a specific definition of “entry-level worker unit”?

The County is always looking for affordability and diversity of housing, including units for single person households and for family households in the County. The scoring criteria awards points for entry-level worker units of 1 bedroom or studios.

4. Does a loan program application require the site to be appropriately zoned at the time of application?

 Yes. The application guidelines require that zoning approval, including special exception, that demonstrates that the proposed development is a matter of right is included as part of the application.

5. Does the Loudoun County loan program require Davis Bacon wages?

Loudoun County does not require Davis Bacon wages on its own; if they apply to projects, it is because of other funding sources being used in the project.

6. How are partial points awarded when scoring a Housing Fund application?

For the scoring criteria, if an element of the criteria is not fully met, partial points will be given. 

 

7. In Section 1 of the Scoring Criteria, must each of the percentages of units be unique? For instance, can the 20% for seniors also be the 20% for disabled units, or must they be separate units?

Each criterion is treated separately. If a project has 100 units and 20 units are for seniors and 20 units are accessible for people with disabilities, the application would receive full points for each criterion, even if the units overlap.

8. What does the term “Project Manager” refer to in the Application Requirements list?

This term refers to the entity overseeing the development of the project to completion/occupancy.

9. When can an off-cycle loan application be submitted?

Off-cycle applications will only be considered for “time-sensitive third-party acquisition”, which for the purposes of the Program means real estate currently listed on the open market, or to be listed on the open market in the immediate future.

10. Are there any restrictions or scoring considerations related to a property developed on a long-term ground lease rather than fee simple ownership of the site?

Ground lease as a form of ownership is an issue that the Board would need to consider in its review of a project’s application.

11. Are hard copy applications required?

Yes, applicants must submit one original and three hard copies along with the application payment. One electronic copy, either submitted online at: https://lfportal.loudoun.gov/Forms/Application or via email to [email protected] is also required.

12. Is there a requirement that proposed projects must be located within a specified distance of an existing bus stop or commercial center?

The scoring criteria provides points for proposed projects located within walking distance (approximately .25 mile) to either public transportation or existing employment opportunities, public schools, and other amenities that could include, but not be limited to library, hospital, food store, park, community center.

13. Is there an application process in place for seeking Amazon funding (via the County, who must make that application)? And if so, or not, is there any relationship between receiving funding from the

Loudoun County solicited applications from developers on April 15, 2021 during the Loudoun County Multi-Family Loan Program and Unmet Housing Needs Strategic Plan discussion. At that time, the deadline to apply for Amazon Reach funding was June 30, 2021. However, the deadline was extended to September 30, 2021 and developers are once again invited to submit proposed projects to Loudoun County. Please email [email protected] for more information. Proposed projects do not need to receive Loudoun County funds to apply for Amazon Reach funds.

14. Must Universal Design standards apply to all units and common spaces within the project to earn the full 5 points?

For all scoring criteria, full points will be given if the criteria are fully met.

15. Can you expand on the affordability period and are points given on a sliding scale?

Points are given on a sliding scale. Highest points are awarded for 60+ years commitment to maintaining affordability of units consistent with targeted households as proposed.

16. For sources of funds, does a Letter of Intent (LOI) proving tax credit pricing and debt serve as enough proof?

As a proof of available sources of funds, Loudoun County accepts a LOI that states the tax credit pricing and loan/grant amount and the proposed rate of interest. Notwithstanding, points are given on a sliding scale and a firm financial commitment from other sources of financing will fully meet the criteria.  

17. Can you give examples of the public participation requirement and how civic organizations should be included?

Community support and engagement contributes to the success of the project and sustainable outcomes. This engagement can be in many forms to include community meetings, materials and presentations, and forums for input and questions. Access to specific civic organizations that work in the area and provide social services, if any, or are able to partner with the non-profit organization/developer for the provision of social services to the tenants may be mentioned in the application.  

18. How much is currently available as part of the Trust? Will money also become available as part of the end-of-year fund balance?

There is approximately $17.5 million currently available in the Trust. Additional amounts cannot be predicted.

19. For site control documentation, is an MOU enough?

No, an MOU is not legally binding. A legally binding purchase agreement would be considered.

20. For the pro forma, is there a template or can applicants provide their own Excel document?

Applicants may provide their own Excel document. The document should be in Excel so Loudoun County can see the formulas.

21. Will there be a recording or presentation materials made available from the August 20th pre-application meeting?

The August 20^th pre-application meeting was not recorded. The Affordable Multi-Family Housing Loan Program Guidelines, online application, and Frequently Asked Questions are available online at https://www.loudoun.gov/4998/Affordable-Multi-Family-Housing-Loan-Pro. Questions can also be sent to Housing Analyst Paul Newman at [email protected].