HomeMy WebLinkAboutHCDC 10-11-18 PacketAgenda
Housing & Community Development
Commission (HCDC)
Thursday, October 11, 2018
6:30 P.M.
Senior Center, Room 202
28 S. Linn Street, Iowa City
Use the Washington Street entrance or
2nd floor skywalk via Tower Place parking garage
1. Call meeting to order
2. Approval of the September 20, 2018 minutes*
3. Public comment of items not on the agenda
4. Review CDBG projects without agreements**
5. Consider recommendation to City Council regarding commitment of local funds
to proposed Low Income Housing Tax Credit projects*
6. Consider amendments to FY2016-2020 CITY STEPS**
7. Initial discussion of FY20 Aid to Agencies Submittals
8. Staff/commission comment
9. Adjournment*
* Indicates Action Item
**Indicates Possible Action Item
If you will need disability-related accommodations to participate in this program or event, please
contact Kirk Lehmann at kirk-lehmann@iowa-city.org or 319-356-5230. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Date: October 5, 2018
To: Housing and Community Development Commission (HCDC)
From: Neighborhood Service Staff
Re: October 11, 2018 meeting
The following is a short description of the agenda items. If you have any questions about the
agenda, or if you are unable to attend the meeting, please contact Kirk Lehmann at 319-356-
5247 or Kirk-Lehmann@Iowa-City.org.
Item 4. Review CDBG projects without agreements**
The City’s Unsuccessful or Delayed Projects Policy requires CDBG subrecipients who have
not entered a formal agreement by September 30 to report to HCDC. HCDC will determine
whether extenuating circumstance exist, and if so, whether the project is anticipated to
proceed. HCDC may recommend the recapture and re-use of funds to City Council. For FY19,
one CDBG project has not yet signed a formal agreement for the use of funds: Arthur Street
Healthy Life Center (public facility rehab to create a health clinic).
Item 5. Consider recommendation to City Council regarding commitment of local
funds to proposed Low Income Housing Tax Credit projects *
One proposal is attached for your reference. To summarize, the following table provides basic
information about the proposal.
Project NEX Apartments
IC Housing Group
Planning District Northeast
Units 36
Affordable 32 = 4 (30%), 11 (40%), 17 (60%)
Market Rate 4
Rezoning Required Yes
Project cost $8,437,281
City funds requested $200,000
Target demographic General occupancy, single heads of households
with children, families/ individuals of color,
single men and women
Sidewalk access Yes
Transit Service No
Walking distance to elem. 1.1 miles
Item 6: Consider amendments to FY2016-2020 CITY STEPS**
Each year the City is required to consider amendments to the adopted Consolidated Plan
(CITY STEPS). Included in the packet is a summary of input gathered at two events. Staff
does not propose any amendments at this time.
Item 7. Initial discussion of FY20 Aid to Agencies Applications
FY20 Aid to Agency applications are available online at www.icgov.org/actionplan. At
this meeting, HCDC will discuss initial thoughts related to FY20 applications.
Applications requiring additional questions will be identified for next meeting. Funding
recommendations and completed ranking sheets are not needed for this meeting, and no
action will be taken.
Item 8: Staff/Commission Comment
MINUTES PRELIMINARY
HOUSING AND COMMUNITY DEVELOPMENT COMMISSION
September 20, 2018 – 6:30 PM
SENIOR CENTER, ASSEMBLY ROOM
MEMBERS PRESENT: Megan Alter, Mitch Brouse, Charlie Eastham, Christine Harms, John
McKinstry, Maria Padron and Paula Vaughan
MEMBERS ABSENT: Bob Lamkins, Vanessa Fixmer-Oraiz
STAFF PRESENT: Kirk Lehmann, Erika Kubly, Steve Rackis
OTHERS PRESENT: Sara Barron
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission recommends amendments to the Iowa City Housing Authority’s Housing
Choice Voucher Program Administrative Plan.
CALL MEETING TO ORDER:
Vaughn called the meeting to order at 6:30 PM.
APPROVAL OF THE JULY 20, 2018 MINUTES:
Eastham moved to approve the minutes of July 20, 2018. Harms seconded the motion. A vote was
taken and the motion passed 7-0.
PUBLIC COMMENT FOR TOPICS NOT ON THE AGENDA:
None.
SARA BARRON TO PRESENT ON THE AFFORDABLE HOUSING COALITION:
Sara Barron (Executive Director, Johnson County Affordable Housing Coalition) was asked to present
about the Affordable Housing Coalition and what services it might be able to provide the Commission.
She first thought she would talk about the racial equity question but saw on today’s agenda that HCDC
will discuss what an outstanding example of a racial equity assessment can look like for a proposed
policy. Instead, Barron said she would discuss what the Coalition is, their mission, and services. She will
answer why the Affordable Housing Coalition exists though there are so many housing groups in the
area, and specifically how the Coalition benefits groups like HCDC and the City. The Affordable Housing
Coalition is a 501(c)(3) nonprofit focused on advocacy, education, partnership and policy development.
The mission of the Coalition is to provide or create affordable housing opportunities for people in Johnson
County, particularly those who are at 80% of the median income or below. Barron noted it can be
confusing because there are many housing organizations, but the Coalition does not provide housing and
rather focuses on community education, community advocacy, and partnership development. For
example, the Coalition produced a video that features residents and other members of the community
about the value of affordable housing and the impact it has on individual households and the community.
Housing and Community Development Commission
September 20, 2018
Page 2 of 11
That video is an example of how any one housing provider might not have the time or resources to create
it, but as a coalition they put their resources together to create larger scale community advocacy
resources. Barron also noted she attends Planning & Zoning and HCDC meetings both in Iowa City and
Coralville because few housing providers and residents can attend all these meetings , so she works as
an advocate to gather and share information and to see the big picture of housing throughout Johnson
County. They look for not only gaps in housing, but gaps in knowledge, and making sure that knowledge
gets disseminated to the broader community. Barron shared the example of a recent League of Women
Voters forum where City Council candidates were asked a question about affordable housing options and
what the City could do to help stimulate more housing opportunities for people at or below 30% of the
area median income; several candidates didn’t know discriminating against people who have a Housing
Choice Voucher is not allowed in Iowa City because they did not know that Council made it a protected
class. That is why the Coalition wants to make sure that information is available to people in addition to
changing attitudes about affordable housing. Attitudes have already changed, people talk about
affordable housing and are generally supportive of it which wasn’t the case 10 years ago. The next step
is to take that support of affordable housing and translate that into support for peop le living in affordable
housing throughout the community. There are always people who say they support affordable housing,
but then don’t want it down the street from them , so the Coalition is educating the community on why and
how affordable housing can be safe and appropriate throughout the community and how it benefits
everyone. Barron stated the Coalition has an advocacy and policy development piece, but it is looking
with a broader view, noting there are many groups in the area that have a tremendous knowledge of
housing issues (City Staff, City Councilors, Housing Trust Fund, Shelter House, The Housing Fellowship,
etc.). The Coalition is not going to be impacted if a specific funding decision is being made, or if a
specific policy is made that privileges one type of housing over another, so they can look at the general
impact and not be too tied to the outcome. Their goal is to bring all the stakeholders of the community
together and join forces to move forward together. Barron next discussed how t he Coalition might be
helpful to HCDC. First the Coalition pays attention to what is happening throughout Johnson County, and
if one municipal makes a housing decision, it can look at impacts on neighboring communities. If Iowa
City has lots of restrictions for example, the Coalition can explore if people will just go to another city.
Therefore the Coalition is working in neighboring communities to make the same types of advancements
Iowa City is doing in an effort to make all communities favorable for r esidents who need affordable
housing. Currently Barron is putting together a survey for business owners to see what employer’s needs
and thoughts are regarding housing options, and the impact for them to attract and retain workers.
Coralville for example has built a significant amount of their economy around the service industry which
are low wage jobs, so are their housing options for those workers. Barron noted it is important to
remember there are many ways affordable housing affects people as well as businesses and employers.
The Coalition can also assist the Commission promote news about new housing policies and options the
City is doing. The Coalition is a membership organization, everyone is welcome to join, either as an
individual or as an organization, and they represent around 100 different organizations and individuals
throughout the community ranging from banks to cities to faith organizations to service clubs, etc. Barron
noted one of her goals is this year to work more on the connection to the residents themselves.
Eastham stated a measure of success on providing affordable housing is the number of families who are
not housing cost burdened (that is, who spend less than 30% of their income on housing expenses), and
a way to reduce cost burden without creating new or replacing homes is providing other assistance.
Eastham asked what the Coalition thinks. Barron stated two things impact whether someone can afford
their housing: the cost of the housing and household income. Therefore, the Coalition is paying attention
to discussions about minimum wage because one way to make sure people can afford their housing is to
raise wages as well as creating more rental assistance. Barron noted the Coalition represents a di verse
number of members, so it can be difficult to come to consensus about what the favorite strategies should
be. But what they can do is provide information about lots of different strategies, noting things that have
been successful in other places, talk about the implementation of ideas, share information and provide
support to those doing the affordable housing work in the communities. The Coalition is open to
proposals that would provide additional rental assistance, but it has not yet signed off on a specific
proposal they would stand behind 100%.
Housing and Community Development Commission
September 20, 2018
Page 3 of 11
Barron did want to say one thing about racial equity and how people’s access to affordable housing looks
very different depending on who they are in the community and the search for affordable housing for a
single mom with three kids is very different than the search for a person with a disability, someone without
documentation, someone that comes from a family who has never been a homeowner, all people who
may need affordable housing but coming from different circumstances. This can create potential threats
to one’s ability to achieve affordable housing. Barron noted that homeownership for black families is now
as low as it was when the Fair Housing Act was created 50 years ago, there has been no progres s made
in eliminating the gap of white homeownership and black homeownership in the United States.
Barron thanks HCDC and shared brochures and membership applications with HCDC as well as a letter
that describes some of the things the Coalition accomplished in the last year.
CONSIDERATION OF AMENDMENTS TO THE IOWA CITY HOUSING AUTHORITY’S HOUSING
CHOICE VOUCHER PROGRAM ADMINISTRATIVE PLAN:
Rackis stated the City is proposing these changes because when the Local Homeless Coordinating
Board first started strategic planning a couple years ago, one item that came out was how to address a
Housing First project. The original name of the project was FUSE for Frequent Users, serving the
chronically homeless. These are homeless people with diagnosed disabilities, the hardest of hardest to
serve in the population. Rackis was on the FUSE steering committee and when the idea of providing
vouchers was raised, he suggested implementing a secondary preference for targeted admission
because it would administratively be the easiest way. However, National Housing Trust Fund regulations
account for projects that have tenant based vouchers, like the City’s Housing Choice Voucher, and
project based vouchers, like Ecumenical Towers, Capital House and Pheasant Ridge. Once the
legislation was finalized, a project with project based vouchers could charge rents up to the HUD
published fair market rents, but if they were tenant based vouchers, they had to use rents established
under the National Housing Trust Fund legislation. Cross Park Place will have 24 units one-bedroom
units; the 2019 fair market rent for a one-bedroom unit is $684, but under the National Housing Trust
Fund rules, if a project has tenant based vouchers the maxim um rent they can charge is $380. The City
already committed to tenant based vouchers with what they are calling a secondary preference as all
these individuals would be disabled which is part of the primary preference category. The City tried to
make that work with the Iowa Finance Authority but it did not. Therefore Rackis is before HCDC to modify
the City’s Administrative Plan to allow the Iowa City Housing Authority to project base a portion of the
tenant based vouchers. This will not create additional vouchers (they have 1,215 Housing Choice
Vouchers) but will rather allow project based vouchers at Cross Park Place which permits higher rents
and therefore higher subsidy from the Housing Authority, ensuring better cash flow for that project. The
project needs to maintain a healthy income flow as it will be used to pay for the services that will be
available to residents housed in Cross Park Place. Rackis noted that services will not be mandatory for
the residents, but will still be needed. This modification is the City reacting to the realities of the National
Housing Trust Fund legislation and finding a solution that allows better cash flow for the project. This
project meets many of HUD’s priorities in how it funds Continuum of Care initiatives, which is now focused
on homeless prevention, rapid rehousing and permanent supportive housing rather than shelter and
transitional housing. Rackis said this amendment allows the City to do the project based vouchers and to
provide a vehicle that can quickly provide support to homeless and disabled persons found eligible by the
Continuum of Care coordinated entry, the hardest to serve population.
Rackis noted the second part of the amendment clarifies what they have been doing, formerly called
special admissions, which is a secondary or targeted preference. All City preference categories are
weighted, with the elderly, disabled, and families with children under the age of 18 who live or work in
their jurisdiction weighted as the highest preference category. When the City takes people on the waiting
list that is who they are typically taking. By clarifying and making minor changes to the secondary
targeted preference, it opens it up to anyone coming out of the Continuum of Care coordinated entry for
those who meet the definition of homeless and disabled. The determination will be up to Shelter House
and other partners, but once decided it allows the City to provide vouchers more quickly.
Harms asked for more clarification about benefits of the Iowa City Housing Authority’s PBV program and
how families secure units where it might be hard to use vouchers . Rackis said that benefit is from the
Housing and Community Development Commission
September 20, 2018
Page 4 of 11
HUD handbook for project based vouchers and the Housing Authority stress es housing choice as a
priority, believes in scattered site housing, and does not want to create programs that concentrate
housing. Project based vouchers can concentrate housing, so they looked at the hard to serve homeless
population; but if there is a low-income housing tax credit project, the Housing Authority may want to
partner. The Housing Authority has two ways to partner with project based vouchers, they can issue a n
RFP and take bids, or they can select a project that has gone through a competitive bid process. Shelter
House went through a competitive process with the Iowa Finance Authority, so the City was able to select
them for project based vouchers. If the City wants to sponsor a project in a neighborhood that has higher
rents and that otherwise our population of tenants and families cannot get into, the City can find a
developer to work with and create a project based project in that neighborhood. That is the benefit to
help families secure units in areas where it might otherwise be hard to use vouchers.
Eastham asked if the Iowa Finance Authority, in their awarding process, take away points from awarding
funds for project based voucher projects. Rackis said it changes, it can be based on the percentage of
project based vouchers proposed or simply if there are project based vouchers, points are awarded or if
none than no points awarded.
Eastham asked if it was possible for the Housing Authority to change a project based voucher to a tenant
based voucher. Rackis stated the Iowa Finance Authority was concerned about tenant based vouchers
because after the 12 month lease expires, the tenant can just leave, so what happens to that voucher.
Rackis explained that the City has a waiting list for vouchers and if someone leaves and gives up their
voucher then the next person/family on the list gets the voucher. Rackis added with project based
vouchers, if an individual or family in good standing with the landlord and Housing Authority requests to
move with continued assistance after the completion of a year lease, they must be issued a tenant based
voucher and allowed move. So in reality tenant based and project based vouchers work the same in
these types of projects.
Eastham asked if the City would stick with the 100 project based vouchers or would that number change.
Rackis said the amount will be 5% of the total 1,215 vouchers, which is around 60, that at any given time
could support two project based voucher projects. Eastham asked if this change would result in fewer
vouchers being used because a project based voucher may be used for a unit that is not rented out 6
months out of the year or so. Rackis replied that with a project based voucher if someone moves out and
the unit is vacant, no housing assistance payment is made until another tenant is in that unit. However
they can continue to pay on a vacant unit for an additional month while they are looking for a new tenant
to fill the space. That would not be done for a tenant based voucher, the voucher would leave with the
tenant. Rackis added this year they received more funds from HUD than previous years and the
communication coming from Congress states they intend to keep the funds at this level s o he does not
feel there is any need for concern for the tenant based vouchers.
Brouse asked how they transition tenant based vouchers into project based and are there enough vouchers
in each program. Rackis said in the case of Cross Park Place, there are 24 units so there will be 24
vouchers committed. If somebody gets to the point where they leave Cross Park Place for other supported
or permanent housing, they will convert from a project based to a tenant based voucher and Cross Park
Place will then refill that unit and the City will give Cross Park Place another project based voucher. The
project based vouchers will also be on a one year cycle with renewal so they are treated administratively the
same as tenant based vouchers. He noted there is always turnover in the voucher system.
McKinstry moved to recommend to City Council amendments to the Iowa City Housing Authority’s
Housing Choice Voucher Program Administrative Plan, Eastham seconded. A vote was taken and
the motion passed 7-0.
TENTATIVE SCHEDULE OF HCDC MONITORING UPDATES IN FY19:
Lehmann stated that for projects that HCDC funds, the City likes to have organizations come to a meeting
and update HCDC on their projects. Lehmann created this tentative schedule for monitoring updates:
November 15
• Little Creations Academy, FY18 Daycare Rehab
Housing and Community Development Commission
September 20, 2018
Page 5 of 11
• Crisis Center, FY18 Food Bank Rehab
• Neighborhood Centers of Johnson County
o FY19 Aid to Agencies
o FY19 Siding Improvement
• Successful Living
o FY18 Rental Acquisition
o FY18 Rental Rehab
o FY19 Rental Acquisition
January 17
• Domestic Violence Intervention Program, FY19 Aid to Agencies
• Shelter House
o FY17 FUSE land acquisition and construction
o FY19 Aid to Agencies
o FY19 Rental Acquisition
• The Housing Fellowship
o FY17, FY18, and FY19 Rental Rehab
o FY19 Rental Acquisition
o FY19 CHDO Operating
• Habitat for Humanity
o FY17 Property acquisition and construction on N. Governor Street
o FY18 Property acquisition and construction on Blazing Star Drive
o FY19 Property acquisition and construction of 2 homes on Blazing Star Drive
February 21
• Mayor’s Youth Empowerment Program, FY19 Rental Acquisition
• Prelude, FY19 Transitional Housing Improvements
• Arthur Street Healthy Life Center, FY19 Clinic Rehab
• 4Cs, FY19 Daycare Technical Assistance
March 21
• City of Iowa City
o FY17 Tenant Based Rental Assistance
o FY18 and FY19 Park Improvements
o FY18 and FY19 Homeowner Rehab
o FY19 South District Investment Partnership
Lehmann will invite the organizations to either submit a written update of the project or to come to the
meeting and present.
UPDATE ON ANNUAL INPUT FOR THE 2016-2020 CITY STEPS CONSOLIDATED PLAN:
Kubly stated each year Staff solicits input regarding the five-year CITY STEPS Consolidated Plan, the
goal is to get input from actual residents rather than service providers and work with local nonprofits to
meet people and get that input. Next week Staff will go to a Housing Authority voucher briefing meeting
which will have residents present who are trying to get on the voucher program. Then on October 6 Staff
will attend the Center for Worker Justice meeting and will solicit input there as well. The goal is to see if
the findings are consistent with the goals of the CITY STEPS Plan and if there is a significant change , the
plan can be amended.
Housing and Community Development Commission
September 20, 2018
Page 6 of 11
UPDATE ON RACIAL EQUITY ANALYSIS FOR THE SOUTH DISTRICT INVESTMENT
PARTNERSHIP:
Kubly noted the City was allocated $100,000 in HOME Funds to rehab and sell four duplex units on
Taylor and Davis Streets as owner-occupied, HCDC had some concerns about the racial impact that may
have. Staff utilized the City’s Equity Toolkit to look at that along with soliciting guidance from the Human
Rights Equity office.
The first question in the Toolkit is who is affected. Kubly said she focused on racial and ethnic equity for
this report rather than looking at income. She began by looking at census blocks as close to Taylor and
Davis Streets as possible. The census data is from 2010 because anything newer covers broader areas.
This data shows blacks or African Americans comprise 35% of the population in the Taylor/Davis area
whereas it is only around 6% in all of Iowa City. Additionally, the Hispanic population is higher in the
Taylor/Davis area than in the rest of Iowa City. Kubly also looked at the housing stock and rental permits
in that area and a large percentage of the Taylor/Davis area has duplexes with rental permits. There are
96 total parcels in that area with 188 units, and 168 of those are rentals (89%). Converting four units to
homeownership through the HOME project would reduce the rentals to 86% of units.
Next Kubly looked at housing tenure based on race, changes in assessed values in the neighborhood,
and the use of housing choice vouchers in the area. Those results are noted in the report in HCDC’s
agenda packets. Kubly stated the next step was to conduct neighborhood outreach and they attended a
South District Neighborhood Meeting in July, though it wasn’t well-attended with only three residents
present, none of whom live on Taylor or Davis Streets. Due to the low attendance, Tracy Hightshoe (NDS
Director) and Henry Harper (Community Outreach Assistant) did a neighborhood walk-through to talk to
residents. The question posed to the residents as they walked the neighborhood was: Which of the two
housing activities would neighbors prefer? 1) Rental rehabilitation where the City would work with the
landlord to remodel/make repairs to homes and the City would require that the landlord couldn’t raise
rents for a specific period of time, or 2) Homeownership where the City would buy two duplexes (4
homes), make repairs/remodel and sell the homes at approximately what it takes to rent the homes – goal
would be about $850/month if possible. Six preferred homeownership, two preferred rental and two were
okay with either, they were just happy the City was investing in their neighborhood.
After data was collected, staff did the analysis in the Toolkit and identified African Americans, Hispanics,
low income residents, and renters as potentially disproportionately affected populations. Per the Toolkit,
staff identified affordable homeownership possibilities and neighborhood improvements (housing quality,
fewer housing code violations, reduced police calls and nuisance complaints, increased property values)
as potential positive impacts. Staff identified displacement of current residents or residents no longer
being able to afford to live in the neighborhood as potential negative impacts. From that analysis, staff
developed recommendations to mitigate negative impacts and enhance positive impacts. These included
limiting tenant displacement by acquiring vacant properties; providing relocation assistance to displaced
tenants (per HOME requirements); giving current residents of the South District preference in purchasing
the homes; fostering partnerships with Habitat, Horizons, or related agencies for ho meowner education
opportunities; continuing to work with Henry Harper for ongoing communication with neighborhood
residents; looking for additional opportunities for future investment in the neighborhood; and reviewing the
Equity Toolkit prior to undertaking any additional phase of the South District Partnership in the future.
Harms noted if these four rentals are turned into four owner-occupied homes, the rental percentage would
fall from 89% to 86% and wondered if the City has a goal of percentage of rentals. Kubly said there is no
specific goal set and rather take an incremental approach and see how this goes or identify if there is
more interest in homeownership opportunities. She noted they would not do more than 35% in the
neighborhood to ensure/preserve affordable rental options.
Alter asked if any preliminary data was collected on adjacent streets in that area and the percentage of
homeowners or property values in those areas. Kubly said they did not review that data. Eastham stated
when he reviewed the data earlier his opinion is Taylor and Davis have a much higher percentage of
rental permits than any of the surrounding areas. Lehmann directed them to the map of rental permits for
that area and it is significant in the Taylor/Davis area.
Housing and Community Development Commission
September 20, 2018
Page 7 of 11
Eastham directed to section S.II.B.2 of the report to the table labeled Douglass Court Neighborhood
Assessed Values and the discussion of a similar program that was done in the Douglass Court/Douglass
Street neighborhood where assessed values increased. Eastham does not believe that table proves
there was an increase in assessed values by this program, it is misleading, and the percentage of
increase for the assessed values for the properties in the Douglass Court area between 2011 and 2018 is
actually less than 2% per year which is close to the average increase throughout the City. Lehmann
noted perhaps it should show it stabilized assessments more so than increased them. Eastham said the
table should also so the comparison to the overall City’s assessed values as the decline between 2006
and 2011 included the housing crisis time period. Kubly said they will revise the table.
Eastham also noted that in the report section Stage III.A Worksheet it shows potential positive impact and
neighborhood improvements and that is a general statement and doesn’t refer to specific properties so he
doesn’t understand how these four homes will aid in improving housing quality, fewer housing code
violations and fewer police calls at those four homes. Kubly said the impact is intended to be on the
neighborhood in general, not just those four properties. Eastham believes it is speculative. Brouse noted
that the goals of these programs often go beyond just the properties directly affected.
McKinstry asked if the City is collecting information on this neighborhood anyway, not just for this
analysis. Kubly said yes, they can track all this data, and they can find specific data on those four
properties with regards to housing code violations and police calls. She said they are working with the
Police Department to identify the problem properties, however the City cannot just acquire a property that
is not for sale, but having the information is helpful.
Eastham noted this area is tricky, they are dealing with an area that is primarily African American so he
asks that City Staff be very careful and deliberate about what they are saying about what the conditions
are now and what the conditions would be if this project moves forward.
Vaughn noted that four units may not make a difference regarding the number of p olice calls in a
neighborhood and it may take more units than that before an actual change was seen. McKinstry agreed
but noted at least there is a baseline for data. Lehmann noted this is part of a broader neighborhood
stabilization project and the benefit is not only on the four units that are changing from rental to owner-
occupied, there is a larger impact to gain. Kubly noted with project they are targeting units where the
mortgage would be comparable to the fair market rents to make it affordable homeownership. Eastham
noted the people in this area are predominately black and therefore the preference for the home
ownership should state the buyers will be black residents. Lehmann said that may not be possible, the
City attorney would have to be consulted. Alter noted that can be achieved by giving preference to the
residents of the neighborhood without stating a race preference since many residents in the
neighborhood are of one race.
Vaughn asked how the City will find the buyers for these homes once converted from rentals. Kubly said
that will come with communication with the neighborhood association and residents. And the priority
would be for residents already in the South District, which encompasses more than just Taylor and Davis
Streets.
Padron noted that the City can prioritize residents in the neighborhood but what if none of them want to
buy a house or qualify then it has to be available for others.
Harms asked if there was a possibility of someone buying the units and turning th em into rentals.
Lehmann said it must be the buyer’s primary residence and any sale within 10 years would have to be
approved by the City for an income qualified buyer.
Eastham asked about the Douglass Court/Douglass Street UniverCity project and how converting those
rentals into owner-occupied affect the racial equity in that neighborhood. Kubly did not have that data
readily available.
McKinstry thanked the Staff for gathering this data and presenting it, he is supportive of the transition of
rentals to owner-occupied and feels the impacts on racial equity will be seen after the project is complete.
Housing and Community Development Commission
September 20, 2018
Page 8 of 11
Harms asked if there are any other rental units the might possibility be available to be bought by the City
and transitioned to owner-occupied. Kubly said they are going to look at a unit next week, she is not sure
of the address, but before they move forward on any other units they want to make sure there is a
positive outcome on this particular project.
INTRODUCTION TO THE ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING:
Lehmann shared with the Commission a presentation on the Fair Housing Study, what the study is, what
it entails and how the City plans to carry it out. The City strives to affirmatively further fair housing, which
is also a legal requirement as the City is the recipient of federal funds. However, fair housing does not just
apply to those items funded by federal funds but by any activity of the City. Affirmatively furthering fair
housing means the City has to take meaningful actions over historical patterns of segregation, promote
fair housing choice and strive to foster inclusive communities free from discrimination.
Fair housing means one has the right to choose housing free from discrimination and for housing
protections are stronger than for other categories such as credit or employment. In Iowa City, there are
more housing protections than are federally required and what the State requires, for example public
assistance as a source of income is a protected class in Iowa City in addition to age, disability, color,
race, marital or family status in addition to other. These protections extend to owners, renters, and even
includes those seeking financing or insurance for housing.
This Fair Housing Study will update one completed in 2014, the City tries to update it every five years,
and it will look at all barriers to fair housing, not just zoning laws, public regulations and policies the City
uses but also the private market (landlords, banks, insurance companies). The Study also looks at the
availability of affordable housing and range of unit sizes because that is an important component to fair
housing choices. Staff intends to complete this study by May 2019 so it can inform the update to the
Consolidated Plan the next year.
Lehmann noted when this study was conducted last year, five major barriers were identified. The
following are those barriers and what the City has done to address them, which is also reported to HUD:
1. Racial and ethnic concentrations in Iowa City. The City is trying to disperse affordable housing
throughout the city to avoid concentrations and since FY15 they have created 397 new affordable
units dispersed throughout the community; the Affordable Housing Location Model helps disperse
certain kinds of housing throughout the City by preventing concentrations of units.
2. The Affordable Housing Location Model disperses affordable housing but can reduce where new
affordable housing can be made. In 2017 HCDC and Council revised the Model and decreased
the areas in which affordable housing was restricted and this will continue to be an ongoing
conversation.
3. African American and Hispanic individuals may experience unfair treatment in home mortgage
loan denials and high-cost loans. This came up initially based on denial rates so the Office of
Equity and Human Rights reviewed the lending data with more detail and information than the
City originally had; their analysis showed banks classify any kind of loan not moving forward as a
denial, so there is an inflated percentage of denials for some of these groups and the Office of
Equity and Human Rights didn’t find the same discrepancies as at first identified.
4. Barriers to mobility and free housing choice for protected classes and persons of low income.
This is the reason public assistance as a source of income (Housing Choice Voucher receipients)
became a protected class. Since that change, the City has seen 92 new landlords accept
Housing Choice Vouchers and there is less turnover of vouchers as people search for housing.
The City has also started surveying voucher holders about their experience using the program.
5. Fair housing violations go unreported either because there is a lack of confidence something will
change or someone doesn’t know they are a protected class and there is some form of
discrimination going on. The City tries to do public education and make sure landlords are aware
of what are and are not violations, trying to ensure tenants know what their rights are and
publishing those things in multiple languages, and auditing sites for discriminatory ads.
Housing and Community Development Commission
September 20, 2018
Page 9 of 11
The City is starting the process and is collecting data, they have not begun analyzing data yet as they
want to also get some public input to find information. They are meeting with stakeholder groups, so far
the local Homeless Coordinating Board, and they are reaching out to landlords, realtors, home builders,
apartment owners, they attended a Job Fair to talk with people trying to find jobs, and will host a public
meeting on September 27. Lehmann noted there will also be a survey, so efforts are both broad and
targeted to experts. Once data is collected and analyzed, they will begin drafting the report and receiving
feedback. The timeline is to have an initial draft in February with a final draft in April and May.
Eastham noted that if this Commission is going to be making a recommendation to Council regarding this
study he hopes to see the document before May in order to have sufficient time to review. Lehmann
agreed and noted the Commission will be reviewing the document through the multiple drafts.
Lehmann asked the Commission their first blush feedback, any initial thoughts on what the City should
first examine, and what are barriers to fair housing the Commission sees. Lehmann encourages the
Commission to send him any comments.
Vaughn suggested Lehmann email the Commission the documentation thus far so they can review and
think about possible ideas and suggestions.
Eastham noted that he feels zoning has been a barrier to affordable housing but does feel in the past
couple years the Zoning Commission has not denied many multifamily zoning requests.
Padron noted that many of people who are opposed to affordable housing in their neighborhoods have
are very vocal with a good command of English and can prepare elaborate arguments whereas other
constituents may not have a way to attend Council meetings or be able to speak in public, so perhaps the
City can work for find a way to help those constituents be able to express their feelings and concerns.
McKinstry noted a report that was in the paper a few months ago about Hills Bank having a higher rate of
loan denials in Hispanic and Black applicants. McKinstry talked to Tim Feener at Hills Bank, and
suggests Lehmann talk to him as well, and he explained how the process of reporting is discretionary and
a lot of banks don’t report denials on cases where people are have not even completed t he application
process, and Hills Bank does report that even through it is not that the bank denied the loan, it is the
customer halting the procedures. Eastham added perhaps banks will deny people before any application
process is started and therefore there is no paper trail and no reporting.
Lehmann noted the public kickoff event for this study will be September 27 from 5:30 to 7:00 pm at the
Assembly Room at the Senior Center and encourages the Commission to attend.
CONSIDER APPROVAL OF THE FY18 CONSOLIDATED ANNUAL PERFORMANCE & EVALUATION
REPORT (CAPER)* – ONLINE AT www.icgov.org/actionplan
Lehmann shared with the Commission a revised PR26 report which is included as an appendix to the
CAPER to show the HUD income match what the City says because they are different standards of
accounting, accrual versus cash basis. The CAPER is a report that shows what the City has
accomplished in the past year and what projects from FY18 or earlier progressed or were completed.
Lehmann focused his report to the Commission on the summary tables in the report, first showed the
goals established in the Consolidated Plan which all funding decisions must meet. The table shows many
goals were modest, 90 homeowner units rehabilitated, 5 households having direct homeowner
assistance, and so forth; it also shows progress towards the goals and given what they expect in FY19
the City should reach its goals. The only category where it is unlikely to reach the goal is to Remove Slum
and Blight, initially the City was doing façade programs for businesses downtown and there has been a
step back from that. There is still talk of doing façade programs downtown but will not be funded through
CDBG funds. Not only are we reporting the number of organizations we fund each year, we report the
number of individuals we are assisting. The second table looks at specific projects from FY18, where
they stand, what is complete, what still needs to be completed. Many projects are done, especially those
for public facility and public service projects, affordable housing projects take longer to progress. The
Housing and Community Development Commission
September 20, 2018
Page 10 of 11
next table reports projects completed during FY18 by HOME and CDBG funds, regardless of the fiscal
year the project was awarded and the other table shows the projects that are still underway as of the end
of FY18.
Lehmann noted the Race and Ethnicity Composition table shows that about 36% of the households the
City assists are black or African American, about 47% are white, about 9% are Hispanic. Eastham asked
if the statistics in that table are for projects that are only assisted with HOME or CDBG funds. Lehm ann
confirmed it was and showed only the projects completed in that particular fiscal year. He added public
facility projects like with the Crisis Center helps many people so it inflates the numbers somewhat.
The next table shows the resources available, in FY18 there were less new resources available, there
were some holdover funds which will be expended this upcoming fiscal year.
Eastham inquired if it was possible just to get a simple table to show for affordable housing the number of
beneficiaries that actually reduced cost burden. Lehmann stated cost burden is not reported in the
CAPER but it could be if it fits within the HUD structure of the report. Cost burden could be examined.
Alter moved to approve and submit to HUD the FY18 Consolidated Annual Performance &
Evaluation Report (CAPER), Eastham seconded the motion. A vote was taken and passed 7-0
STAFF/COMMISSION COMMENT:
Lehmann noted the next meeting is October 11 and will be looking at one LITHC application and CDBG
projects that don’t have agreements. There may be a Consolidated Plan Amendment if an update is
needed, and the FY20 Aid to Agencies applications have been received so those will be sent out for
review. There is an affordable housing memo being drafted to show the progress the City has made in all
its affordable housing programs and that will be shared with the Commission. The Affordable Housing
Location Model memo is being forwarded to Council along with the South District Partnership Equity
Review.
ADJOURNMENT:
Eastham moved to adjourn. Brouse seconded. Passed 7-0.
Housing and Community Development Commission
September 20, 2018
Page 11 of 11
Housing and Community
Development Commission
Attendance Record
• Resigned from Commission
Key:
X = Present
O = Absent
O/E = Absent/Excused
--- = Vacant
Name Terms Exp. 7/10 9/20
Alter, Megan 7/1/21 X X
Brouse, Mitch 7/1/21 X X
Eastham, Charlie 7/1/20 X X
Fixmer-Oraiz, Vanessa 7/1/20 X O/E
Harms, Christine 7/1/19 X X
Lamkins, Bob 7/1/19 O/E O/E
McKinstry, John 7/1/17 X X
Padron, Maria 7/1/20 X X
Vaughan, Paula 7/1/19 X X
Agency FY20 United Way FY20 Iowa City FY20 Coralville4 Cs Community Coordinated Child Care $35,000 $20,000 $3,000Abbe Center for Community Mental Health $30,000Arc of Southeast Iowa $50,000 $20,000 $5,000Big Brothers Big Sisters of Johnson County $50,000 $25,000 $6,500Coralville Community Food Pantry $16,000 $22,500Crisis Center of Johnson County $141,716 $66,000 $16,280Domestic Violence Intervention Program $74,550 $50,000 $6,000Elder Services Inc. $50,000 $40,000 $5,000Free Lunch Program $17,000 $16,000Geriatric & Special Needs Dental Program $10,000Goodwill of the Heartland $35,000HACAP $30,000 $25,000 $15,000Handicare Inc. $30,000Healthy Kids School-Based Health Clinics $80,000Hillcrest Family Services $10,000Housing Fellowship $50,000Housing Trust Fund of Johnson County (HTFJC) $30,000 $25,000ICCSD Family Resource Centers$30,000Inside Out Reentry Community $30,000 $30,000Iowa City Free Medical Clinic/Dick Parrott Free Dental Clinic $120,000 $17,500 $5,500Iowa Legal Aid $40,000Iowa Valley Habitat for Humanity $25,000 $25,000 $25,000Joan Buxton School Children's Aid $15,000Johnson County Visiting Nurse Association $70,000National Alliance on Mental Illness of Johnson County $10,000Neighborhood Centers of Johnson County $130,000 $55,000 $1,500North Liberty Community Pantry $40,000Pathways Adult Day Health Center/ Aging Services, Inc. $60,000 $25,000 $5,000Prelude Behavioral Services $40,000 $20,000 $2,000Rape Victim Advocacy Program $35,000 $23,000 $9,000Shelter House $85,000 $85,000 $17,500Table to Table $49,000 $20,000 $6,500United Action for Youth $80,000 $33,000 $5,000Total $1,508,266 $605,500 $241,280
Proposal for Housing Trust Fund of
Johnson County
for Revolving Loan Program
NEX Apartments
September 14, 2018
Iowa City, Iowa
2
Project Name: NEX Apartments Project Neighborhood:N/A
Project Address / Street Boundaries: Herbert Hoover Highway, east of Eastbury Drive
I. APPLICANT
Describe the applicant’s mission, programs and years in existence. Provide a description of its experience with other
projects. Identify staff members who will be involved with the project. Include their past experience and their role in this
project. Attach list of Board Members and their occupations.
IC Housing Group, LLC (ICHG), combined with its managing member (SCI Associates, LLC) and
individual members, has over 20 years of experience as a low-income housing tax credit developer
with more than 25 projects completed to date consisting of over 1,500 units. ICHG works with Sand
Architects, LLC, Sand Construction, LLC and Sand Property Management, LLC (Sand) to design,
construct and manage its properties. Sand is a fully integrated real estate development company
with almost 25 years of experience. Recently, SCI Associates, LLC completed multiple LIHTC
projects in St. Paul, MN, St. Michael, MN and Dayton, MN, and Coralville, IA. Jamie Thelen, Megan
Carr and Nikki Sand will all be leading the development of this community. Jamie has almost 20
years, Nikki has been over 8 years and Megan has over 4 years of low income housing tax credit
development experience. Together the development team analyzes and determines the financials
and projections for the projects, works with local city and county government officials, local groups
and neighborhoods to determine the building and community design, arranges and solidifies financing
and brings the project to closing, and then finally works with the teams through construction and into
management to ensure a smooth transition and full lease-up of the community. During the
compliance period, our teams work together to ensure compliance and other requirements are met
for all financing sources. Attached are the Board Members and their occupations.
II. IDENTIFICATION OF PROJECT TEAM
Please provide complete relevant contact information, as applicable, for members of the overall project team such as
the Developer, General Partner, General Contractor, Architect, Property Management, etc. Complete as fully as
possible given the project team may not be fully formed.
Developer
St. Michael Development Group, LLC
366 South 10th Avenue, PO Box 727
Waite Park, MN 56387
Owner
IC Housing Group, LLC
366 South 10th Avenue, PO Box 727
Waite Park, MN 56387
Managing Members
IC Housing Partners, LLC
366 South 10th Avenue, PO Box 727
Waite Park, MN 56387
3
Belisle Development, LLC
12315 Heather Avenue North
Hugo, MN 55038
General Contractor
Sand Construction, LLC
366 South 10th Avenue, PO Box 727
Waite Park, MN 56387
Architect
Sand Architects, LLC
366 South 10th Avenue, PO Box 727
Waite Park, MN 56387
Property Management
Sand Property Management, LLC
366 South 10th Avenue, PO Box 727
Waite Park, MN 56387
III. PROJECT DESCRIPTION
If requested information is not available provide statement detailing project & status. Describe the major
components of the project (location, what will be accomplished, who will it serve, when will it start/finish, total project
cost). Describe neighborhood and surrounding community. Indicate why this site was selected. Attach Location
Map indicating project location. Attach Project Development Timetable that outlines the stages of the project (i.e.
acquisition of site, temporary relocation, financial closing, construction start, construction completion, rent up, etc.).
For assistance type programs (i.e. downpayment or rapid rehousing), include a detailed description of the criteria the
applicant will use to identify assistance recipients, how the program will be managed and who will be in charge of
administering it.
Tax credits from Iowa Finance Authority (IFA) were awarded to IC Housing Group, LLC in August 2018 and last year
the Housing Trust Fund of Johnson County awarded the project $325,000 for infrastructure improvements that need
to be kept outside of the housing project. This is an additional request for the Housing Trust Fund of Johnson
County to fill the remaining gap funding.
The proposed development in Iowa City is located on Herbert Hoover Highway, just east of Eastbury Drive on
approximately 2.25 acres. The development will consist of 36 units, within one building and will target general
occupancy, single heads of households with children, families/individuals of color, single men and women.
According to CITY STEPS, the most common housing problem in Iowa City is cost-burdened households with 8,155
renter occupied households with housing costs greater than 30% of their income. The current proposal targets these
household by providing a mixed income community consisting of 30% area median income, 40% area median
income, 60% area median income and market rate, which allows households at various income levels to find
affordable housing in Iowa City. The project with benefit low and moderate income residents in Iowa City and
Johnson County communities by providing affordable housing for individuals and families, which consists of one,
two, and three bedroom units.
Unit amenities will include Energy Star appliances, washer, dryer, dishwasher, and microwave, as well as HERS
rating less than 62, and meeting Olmstead goals through Iowa Finance Authority. Other resident amenities include a
community room, outdoor children’s play area with picnic area, storage lockers and secure access. The building will
be three stories above grade and will incorporate wood frame construction. The exterior of the building will be
texture stone and steel or cement board siding and will incorporate accents and decorative louvers. All of these
features are designed to make the building accessible, affordable and sustainable.
Sand will develop, design, build and manage the property. Sand has twenty years of experience in low and
moderate income housing in Minnesota and Iowa. Currently Sand Property Management, LLC manages forty (1,567
units) housing communities, of which thirty-four are low and moderate income communities.
This request is for gap funding, since the project has already been awarded tax credits and $325,000 from the
Housing Trust Fund of Johnson County. If awarded funds from the Housing Trust Fund, land closing and
4
construction will likely commence in winter/spring 2019, with a spring 2020 opening. No tenants will be displaced by
this project.
Because this is an IFA LIHTC project, the application process will be very structured, formal and well documented.
All prospective tenants will have criminal background checks, credit checks and confirmation of rent/income
eligibility. This will be conducted by the management company, Sand Property Management, LLC who currently
manages 25+ LIHTC projects totaling approximately 1,500 units.
Additionally, under the Iowa City’s Affordable Housing Location Model, the site meets all three of City Council’s
goals for affordable housing. First, NEX is located in the Helen Lemme Elementary School zoning and according to
the Iowa Department of Education for 2016-2017 school year, Helen Lemme had a free and reduced lunch
participation rate of 30.67, which is below the maximum 50% under the Model. Second, NEX is not located within
400 feet of two or more existing subsidized units. Third and finally, the crime densities for the location of NEX are
not within the 95th-percentile. While NEX site is not shown on the location map, it has become annexed after the
publication and given its proximity to other qualifying sites, NEX should meet the requirements.
IV. DEGREE OF NEED
Describe the need for the activity proposed and demonstrate the need for the financial assistance requested. Without
the requested level of funding at the terms requested, what changes/modifications would be made to the project?
Describe how the proposed project meets a need not addressed by similar programs in Johnson County.
Iowa City lacks affordable housing to fulfill the growing needs of the community. The area is also restricted because of the
high acquisition costs and construction pricing, making it difficult to develop and build quality affordable housing. This
project would serve a great unmet demand and help with the absorption of future growth. In addition, it would reduce or
eliminate any financing gap, which would prevent the project from moving forward to closing and ultimately construction.
In addition, all of the other funding is in-place for NEX Apartments so it can quickly move forward with the land closing and
construction, which will get the project opened sooner than projects requesting tax credits in January 2019.
V. BENEFITS
Identify the population and income groups to be served and services provided by the project.
The population to be served are individuals and families. There will be units set aside for persons at 30%, 40% and
60% AMI as well as some market rate units. There will be a mix of one, two, and three bedroom units. Amenities
may include in-unit laundry, full kitchen, outdoor space, on-site parking, community room, on-site manager and
many others. IFA has conducted a formal market study and found a demand for the project.
There are no known interest conflicts between the Applicant and members of the Board of Directors of the HTFJC.
VI. CONFLICT OF INTEREST
Describe any conflicts of interest that may exist between Applicant and members of the Board of Directors of the HTFJC.
VI. PROJECT INFORMATION
Type of Activity (check all that apply):
Acquisition Conversion /Adaptive Re-Use Demolition Historic Pres. / Renov.
X New Construction Refinance Rehabilitation
Other – Explain:
VII. BUILDING & SITE INFORMATION
Total Number of Buildings - 1 Total Site Area (Acres) - Approximately 2.35
acres
Year Built - 2019 Density (Units/Acres) - 15.3 units/acre
5
VIII. SITE CONTROL
Does the applicant currently have site control of the property/building?
X Yes No
(Attach As-Is Appraisal, Attach Evidence of Site Control)
If yes, what type of site control: (Include Attachments III. A-B)
Own Date and Purchase Price
Lease Please Outline Terms
X Option Please Outline Terms Purchase Agreement, closing is anticipated in January
If no, explain your plans and timeline for obtaining site control:
Are Property Taxes on the property/building(s) current? X Yes No
(If no, please include in the chart below)
Name & Address of
Lender
Original
Loan
Amount
Monthly
Payment Term Int.
rate
Fixed or
Variable
Unpaid
Balance
Maturity
Date
Are Buildings Vacant or Occupied? N/A
Number of Bedrooms per Unit
6 – 1 bedroom
12 – 2 bedroom
18 – 3 bedrooms
Total number of units per building - 36 units
IX. PROPERTY ZONING
Is the property in compliance with current zoning requirements? Yes X No
If no, please explain necessary zoning changes and the progress of the re-zoning process.
The site was annexed into the City and zoned Interium Development. Sand is working to rezone
the land to RM-12 or RM-20. Sand has met with the City of Iowa City and the City has indicated
that the site could be used for multifamily housing per the zoning/overlay.
Are variances, conditional use permits, or special use permits required? Yes X No
Is property located in historic district or designated a historic building? Yes X No
Unusual Site Features (check all that apply)
30 year Flood Plain
X None
100 year Flood Plain
Industrial / Envir. Hazard Explain:
Other Explain:
X. CURRENT INDEBTEDNESS OF PROPERTY
6
Original
Loan
Amount
Monthly
Payment Term Interest
rate
Maturity
Date
Not applicable.
TOTALS:
XII. PROPOSED SOURCES OF FUNDING
Identify proposed sources of funding for the project and the status of securing proposed funding.
Attach funding commitments, preliminary loan commitments, etc.
Funder/Program Amount Uses
Describe
Type &
Terms (1)
Committed
(Y or N) (2)
If No,
Expected
Date
% Total
Sources
HTFJC – new request $450,000 Construction Loan, 17
years, 1%
N 9/28/2018
HTFJC $325,000 Infrastructure,
Construction
Loan, 17
years, 1%
Y
IOWA CITY
(LIHTC PROJECTS ONLY)
$200,000 Construction Loan, 17
years, 1%
N 10/16/2018
Permanent Mortgage $1,425,000 Acquisition,
Constructions
Loan, 17
years,
5.75%
Y
LIHTC Equity $5,710,960 Construction,
Payment of
Construction Loan
Y
Owner Equity/Deferred
Developer Fee
$326,321 Construction and
Development Costs
Y
TOTAL AMOUNT $8,437,281
Total Cost Per Unit $234,368
HTFJC Cost Per Unit $21,527
(1). Deferred, Amortizing, Grant, Loan, etc., Maturity & Terms (2). An attachment is required for all committed funding
sources.
XI. CURRENT DEBTS OWED TO HTFJC
7
XIII. TAX INCREMENT FINANCING
Is Tax Increment Financing being considered? Describe proposed TIF assumptions and status of application.
No, the project inquired about tax increment financing and the City of Iowa City, at that time, did
not have any available.
XIV. ESTIMATED ANNUAL INCOME AND EXPENSES
(Transitional and Rental Only)
Attach the 10-year Cash Flow Proforma –PROGRAM TEMPLATE IS AVAILABLE AT WWW.HTFJC.ORG
(if mixed use: housing and commercial cash flows should be provided separately).
Unit Type
(0BR,
1BR,
2BR,
etc.)
# of
Units
Approx
Size (Net
Rentable
Sq. Ft.) of
Units
Proposed
Monthly
Contract
Rent / Unit
Income
Limit
(% AMI) if
applicable
Rent Limit
(% AMI) if
applicable
1 BR 1
1
2
2
719
719-788
$448
$611
$774
$937
30%
40%
60%
MR
30%
40%
60%
MR
2 BR 1
5
5
1
1,100 $532
$728
$923
$1,119
30%
40%
60%
MR
30%
40%
60%
MR
3 BR 2
5
10
1
1,421 $619
$837
$1,062
$1,288
30%
40%
60%
MR
30%
40%
60%
MR
TOTALS 36
Utilities to be paid by occupant (excluding telephone/internet/ cable):
Water & Sewer By Landlord Heat - Type By Landlord
Hot Water By Landlord Air Conditioning By Tenant
Household Electric By Tenant Other - Specify Internet – By Landlord
XV. PROJECT BUDGET
NOTE: If mixed use, please separate Housing and Non-Housing Costs. Applicant may submit a development budget
created for another funding source for the same project. HTFJC may require additional information from applicants who
use alternative forms and for projects in excess of $500,000.
1. CONSTRUCTION COSTS HOUSING NON-HOUSING
a. Hard $5,491,618
b. Soft
c. Contingency $274,581
d. Construction Interest
TOTAL CONSTRUCTION $5,766,199
2. FEES
a. Architectural / Engineering $291,000
b. Developer’s Fee $700,000
8
c. Legal / Appraisal $55,470
d. Other (Specify) – Syndicator Fees $25,000
TOTAL FEES $1,071,470
3. OTHER HOUSING NON-HOUSING
a. Construction Period Interest $150,000
b. Marketing $22,200
c. Initial Equipment and Furniture Budget (Submit Detail) $20,000
d. Real Estate Taxes During Construction $10,000
e. Feasibility Study $7,000
f. Appraisal $10,000
g. Soil Borings
h. Lead Risk Assessment (For units built before 1978)
i. SAC/WAC Charges
j. Survey $5,000
k. Rental Attainment Gap
[Difference between income and expenses from completion of construction (i.e.; Certificate of Occupancy) to breakeven].
l. Prepaid Interest
m. Interest Rate Buy Down
n. Relocation Expenses
o. Construction Contingency See above
(10% of [1. A. a.] for rehab; 3% of [1. A. a.] for new)
p. Off Site Construction Costs (street) 325,000
q. Letter of Credit Fees (Specify)
r. Developer Fee
s. Developer Overhead (Please Submit Detail & Fee)
t. Debt Service Reserve $163,000
u. Perm. Interest
v. Other – Insurance, construction loan origination, perm loan
origination, title and recording, environmental report, application
fee, IFA Pre-closing Review Fee, IFA Compliance Fee, Tax
Credit Reservation Fee, IFA Construction Monitoring Fee, 8609
Fee, Furnishings and Equipment
$202,912
TOTAL OTHER $590,112
4. LAND
a. Land Cost $684,500
b. Value of Improvements on Land (Not Included Above)
c. Special Assessments
d. Demolition
e. Other (Specify)
TOTAL LAND $684,500
5. TOTAL DEVELOPMENT COST OF PROJECT (TOTAL 1-4) $8,437,281
XVI. CERTIFICATIONS
The undersigned applicant hereby certifies with respect to this application and the project for which the Housing Trust
Fund assistance is requested as follows:
All information and representations contained in this application and the attachments hereto are true and
accurate.
Applicant will comply with all the applicable federal, state, and local laws and regulations in completing and
operating the project/program, including, without limitation, local zoning laws and codes and Fair Housing Laws.
Applicant certifies that the funds requested will be used only for eligible costs associated with the
project/program.
Applicant has the ability and capacity to implement the project/program and have duly committed its own human
and financial resources to the project/program as described in the application.
Initial Equipment and Furniture Detail:
Maintenance and Janitor Supplies $5,000
Maintenance Equipment (snow blower, shovels, power washer, leaf blower, etc.) $7,000
Office Supplies (computer, paper, ink, pens, files, etc.) $8,000
$20,000
10
XVII. ATTACHMENTS
Include the following clearly readable attachments. Attachments must be submitted in the following
sequence and be printed on 8.5” x 11” paper. If requested document is not available provide
detailed explanation to substantiate its absence.
I. Applicant Attachments
A. One of the following financial documents
1. HUD Previous Participation Form for general partner or applicant
2. Financial statement for most recent fiscal year
3. Audit letter
B. List of Board Members and their occupations
II. Project Description Attachments
A. Location Map
B. Project Timeline
III. Site Control Attachments (If applicable)
A. As-Is Appraisal (if new purchase)
B. Evidence of Site Control
C. Other (Explain)
IV. Documentation of Committed Funds
V. 10-year Cash Flow Projections - if mixed use, Housing and Commercial projections should be submitted separately
(transitional and rental projects only).
Application Instructions
The application deadline is 4:00 p.m. on September 14, 2018.
It is anticipated that funding decisions will be made no later than September 28, 2018.
Please submit one electronic copy of the application and one hard copy of the
application including all attachments; ccooper@htfjc.org and PO Box 2446, Iowa City,
IA 52244. Please note the change in contact information from previous applications.
Contact Casey Cooper at 358-0212 prior to submitting an application.
Exhibit I
Iowa City, Iowa
NEX Apartments
IC Housing Group, LLC
Housing Trust Fund of Johnson County
EXHIBIT I
Financial Documents:
Attached please find the HUD Previous Participation Form for SCI Associates, LLC. SCI Associates, LLC
is the member of the IC Housing Partners, LLC, who is the managing member of IC Housing Group,
LLC.
List of Board Members for Applicant and Occupation
Leo M. Sand, Chief Manager – Chairman of the Board for Sand Companies, Inc.
Jamie J. Thelen, Secretary/Treasurer – CEO/President for Sand Companies, Inc.
James W. Sand, Vice President – Retired
Nicole D. Sand, Vice President – Sr. Business Development Manager for Sand Companies, Inc.
Exhibit II
Iowa City, Iowa
NEX Apartments
IC Housing Group, LLC
Housing Trust Fund of Johnson County
EXHIBIT II
Location Maps:
The site is near groceries, parks, schools and other services, as shown on the maps below.
NEX Apartments
IC Housing Group, LLC
Housing Trust Fund of Johnson County
NEX Apartments
IC Housing Group, LLC
Housing Trust Fund of Johnson County
Project Timeline:
NEX was awarded tax credits from Iowa Finance Authority in August 2018 and previously received
$325,000 from the Housing Trust Fund of Johnson County. Almost all of the financing is in place for
this project to start soon; however, there remains $650,000 gap after the Ownership/Developer
contribution of $326,221. The project is anticipated to start construction in early 2019 and there will
be approximately a 12 month construction timeline. Construction is anticipated to be complete in
early 2020.
Exhibit III
Iowa City, Iowa
NEX Apartments
IC Housing Group, LLC
Housing Trust Fund of Johnson County
EXHIBIT III
Site Control Attachments:
Attached is the purchase agreement for the property.
Exhibit IV
Iowa City, Iowa
714.662.5565 714.662.4412 F
17782 Sky Park Circle, Irvine, California 92614
wncinc.com
November 16, 2017
Mr. Jamie Thelen
IC Housing Group, LLC
366 South Tenth Avenue
Waite Park, Minnesota 56387
Re: NEX
Iowa City, Iowa
Dear Mr. Thelen:
Thank you for giving us the opportunity to present this offer to provide equity financing for NEX. WNC
& Associates, Inc. has been investing in affordable housing for over 45 consecutive years and has capital
to invest in quality tax credit properties. We have acquired over $7.6 billion of real estate assets
representing more than 1,350 properties nationwide.
This Letter of Understanding is designed to address the basic business terms under which WNC, on behalf
of an affiliate (the “Investment Member”) and WNC Housing, L.P., as the Special Member (the “SM”),
will acquire limited liability company interests in IC Housing Group, LLC (the “Project LLC”) which owns
NEX. Based on the terms specified below, the Investment Member and the SM agree to make a capital
contribution payment to the Project LLC in the amount of $5,524,731 (“Capital Contribution”) (includes
the SM’s Capital Contribution) based on a price of $0.89 for each dollar of Tax Credits (based upon a
corporate tax rate of 25% commencing in 2018) allocated to the Investment Member over the Tax Credit
Period. The Capital Contribution will be payable in installments based upon the schedule and conditions
set forth below:
1. $1,104,949 will be payable upon the Investment Member’s admittance into the Partnership.
2. $4,143,546 will be payable upon the later of March 10, 2020 or the Investment Member’s
receipt and approval of the following: (a) documents substantiating lien free construction
completion; (b) the issuance of a permanent certificate of occupancy; (c) payoff letter from
the contractor; and (d) insurance required during operations.
3. $251,236 will be payable upon the later of April 10, 2020 or the Investment Member’s receipt
and approval of the following: (a) verification that all the conditions referenced above have
been met; (b) fully signed permanent mortgage documents; (c) verification the Project LLC
has maintained a debt service coverage of 1.15 for 90 consecutive days; (d) an updated title
insurance policy; (e) 100% tax credit qualified occupancy and 90% actual occupancy for 90
consecutive days; (f) construction cost certification; (g) an as-built survey; (h) tenant files to
determine that 100% of the tax credit apartment units in the Apartment Complex qualify
under Section 42 of the Internal Revenue Code; (i) a fully executed IRS Form 8609; (j) the
first year tax return in which Tax Credits are taken; and (k) a copy of the Project LLC’s
property audited financial statement.
4. $25,000 will be payable upon the SM receipt and approval of initial tenant files.
November 15, 2017
NEX
Page 2
Funds from the Capital Contribution payments through completion of construction will be used to pay
acquisition, hard and soft costs, including up to 20% of the cash portion of the development fee (subject to
underwriting). Funds will be held by WNC or the construction lender and disbursed to the Project Partnership
or the contractor upon the submission of draw requests.
A. ASSUMPTIONS
1. The Project LLC will own, or owns, a 36 unit, new apartment complex intended for use as
family housing in Iowa City, Iowa (the “Apartment Complex”). The Project LLC is duly formed under the
laws of the State of Minnesota and validly existing under the laws of the State of Minnesota and Iowa. The
Project LLC holds, or will hold, legal title to the Apartment Complex as evidenced by an Owners ALTA
Title Insurance Policy.
The managing member (the "Managing Member") and an acceptable guarantor (identified below)
shall have sufficient financial resources to meet the obligations required by the Investment LLC.
• IC Housing Group, LLC
• TBD
The Apartment Complex will be managed by a property management company (identified below)
that is experienced in managing tax credit properties.
• Sand Property Management, LLC
2. The Project LLC will obtain permanent mortgage financing from a qualified commercial
lender(s). Permanent mortgage loan(s) shall have a fixed interest rate and must be approved by the SM.
The Project LLC will maintain a debt service coverage of 1.15, excluding any “soft” debt that is payable
only from available cash flow based on an operating budget approved by the SM. The first mortgage loan
will be from Lincoln Savings Bank in the amount of $1,725,000 for a term of 17 years at an interest rate
equal to 5.32% and amortized over 360 months All of the permanent debt financing for the Project will be
nonrecourse to the Project LLC and its members. None of the permanent debt financing constitutes related
party debt. No financing secured in whole or in part by the property may be cross-collateralized or cross-
defaulted with any other financing. In addition, the permanent loan commitment or documents evidencing
the permanent loan must not require any ongoing debt coverage maintenance provisions.
We have utilized the above referenced loan terms in order to determine pricing. In the event that any of the
terms change prior to the Investment Partnership’s admission into the Project Partnership, then an
adjustment in price may need to be made in order to ensure a consistent yield.
3. The housing tax credits, depreciation, operating profits, and losses shall be allocated
99.99% to the Investment Member and SM and 0.01% to the Managing Member. This allocation assumes
that the local state statutes allow for this structure.
4. The construction and rent-up schedule will be as follows:
Start Construction 3/1/2019
Complete Construction 3/1/2020
100% Qualified Occupancy 8/1/2020
November 15, 2017
NEX
Page 3
5. The allocation of Tax Credits to the Apartment Complex, the Investment Member, and SM
shall be as follows:
(a) Total Tax Credits to Apartment
Complex during Tax Credit Period
$6,207,560
(b) Total Tax Credits to Investment
Partnership and SLP during Tax
Credit Period (99.99%)
$6,206,939
(c) Annual Tax Credits to Investment
Partnership and SLP during Tax
Credit Period
$258,622 for 2020
$620,694 for 2021 – 2029
$362,071 for 2030
We have utilized this projected schedule in order to determine pricing. In the event that this schedule
changes prior to the Investment Member’s admission into the Project LLC, then an adjustment in price may
need to be made in order to ensure a consistent yield.
6. During construction, the Project LLC shall obtain liability insurance and the Investment
Member shall be named as an additional insured. In addition, the Investment Member shall be named as
an additional insured on the contractor’s builder’s risk insurance and liability insurance. The contractor
shall also maintain workers’ compensation. During operations, the Project LLC shall obtain liability
coverage, hazard coverage, business interruption coverage and worker’s compensation (all insurance
collectively referred to as “insurance”). The Investment Member shall be a named insured on all the
insurance policies. All such insurance policies shall be purchased from a company rated A or better for
financial safety by A.M. Best or Standard & Poor’s, and shall prohibit cancellation without at least a 30 day
prior written notice to the Investment Member. The Project LLC shall also carry an umbrella liability
insurance policy.
B. ADJUSTMENTS
1. The total Capital Contribution will be adjusted in the event that the total tax credits to the
Investment Member and the SM are different than the amount set forth above in Section A.5 (b) based upon
Form 8609. In this event, the Investment Member's and the SM’s capital contributions shall be adjusted so
that it equals $0.89 of the actual total tax credits allocated to the Investment Member and the SM during
the Tax Credit Period. Notwithstanding the foregoing, any increase in the Capital Contribution of the
Investment Member and the SM shall be subject to the following: (a) the Investment Member having funds
available to pay any such increase; (b) the price per credit will be the lesser of the actual price per credit
paid at the closing of the LLC Agreement or the current market price as determined by the Special Member;
and (c) in no event will the Investment Member’s additional Capital Contribution exceed 5% of its
aggregate Capital Contribution.
2. In the event the tax credits received by the Investment Member and SM in 2020 and 2021
are less than the amount set forth in Section A.5(c) for these years, then the total Capital Contribution from
the Investment Member and SM shall be reduced by $0.79 of each dollar of tax credits below such amounts.
C. GUARANTEES AND RESERVES
November 15, 2017
NEX
Page 4
1. The Managing Member and an acceptable guarantor will guarantee: a) lien free completion
of construction at a fixed price amount in accordance with the plans and specifications and the construction
budget approved by the SM; (b) the lease-up of the property and ensure the Project LLC achieves three
consecutive months of 1.15 debt service coverage; (c) the conversion of all permanent mortgages
(“Permanent Mortgage Commencement”); (d) funding of all required reserves; and (e) all covenants,
representations, and warranties of the Managing Member pursuant to the LLC Agreement. The Project
LLC shall bear the cost of the monthly construction inspections of the SM’s third party engineer. The SM
will provide invoices to the Project LLC for payment and the Project LLC will reimburse the SM upon
completion of construction.
2. The Managing Member and acceptable guarantor will fund operating deficits (“Operating
Loans”) for five years following the later of: (a) Permanent Mortgage Commencement or (b) The
achievement of three consecutive months of 1.15 debt service coverage (the “Operating Deficit Guarantee
Period”); provided however, the Operating Deficit Guarantee Period shall not expire unless the Apartment
Complex has achieved a 1.10 debt service coverage for the most recent period of 12 consecutive months
based on an audit. The guarantee is for a maximum cumulative amount equal to twelve months operating
expenses, including debt service and reserves. Such advances shall constitute interest-free loans repayable
out of future cash flow or sale or refinancing proceeds as described in Sections D and E below.
3. The Managing Member and an acceptable guarantor shall guarantee the annual Tax Credit
amount.
4. In the event of a recapture of Tax Credits, the Managing Member and an acceptable
guarantor will fund any loss of Tax Credit and associated costs that are incurred during the compliance
period.
5. In the event the development fee is not paid in full from loan proceeds and/or Capital
Contribution proceeds, then the unpaid portion of the development fee will be deferred, evidenced by a
development fee agreement and payable to the developer, or designee (the “Developer”). If on the 14th
anniversary of the placed-in-service date the deferred development fee has not been fully repaid, the
Managing Member and/or guarantor will be required to advance to the Project LLC, as a guarantee payment,
an amount equal to the unpaid balance of the deferred development fee so that the deferred development
fee is repaid in full.
6. The Managing Member and the acceptable guarantor shall be obligated to repurchase the
LLC interests of the Investment Member and the SM in the Project LLC as more fully described in the LLC
Agreement.
7. The Managing Member and the acceptable guarantor hereby agree to indemnify and hold
harmless the Project LLC, the Investment Member, and the SM, and their respective partners, directors,
officers, employees, and agents from and against any and all liability directly or indirectly arising out of
the use, generation, manufacture, storage, or disposal of Hazardous Substance on, under or about the
November 15, 2017
NEX
Page 5
project. The foregoing indemnification obligation of the Managing Member and the acceptable guarantor
shall survive the termination of the compliance period.
8. The Managing Member shall cause the Project LLC to deposit into a rent up reserve
account an amount equivalent to four months of rental income. The rent up reserve will be released upon
3 consecutive months of stabilized operations.
9. The Project LLC will fund an operating deficit reserve account at closing in an amount
equal to six (6) months of operating expenses, debt service and reserves. This account is to be used
subsequent to the funding of all Operating Loans. Any unused portion of this reserve will be released to
the Project LLC upon the termination of the compliance period.
10. The Managing Member shall cause the Project LLC to deposit into a replacement and
reserve account an annual amount equal to a minimum of $400 per unit per year (to be funded in twelve
monthly installments) and escalated at 3% per year.
11. Intentionally Omitted [Project-Based Section 8 Re-tenanting Reserve]
D. FEES AND CASH FLOW
Fees and net cash flow (after payment of operating expenses, debt service an d reserves) will be allocated
as follows:
1. To pay any Voluntary Funding made by the Investment Member;
2. To pay any unpaid tax credit adjusters;
3. To pay the Investment Member an annual Asset Management Fee equal to $3,600
increased by 3% per year, which shall accrue if not paid;
4. To pay the interest at 0% and then principal on the deferred development fee (as described
in Section C.5), if any;
5. To pay any Operating Loans made by the Managing Member (from 50% of the remaining
cash flow);
6. 90% of the remaining cash flow to pay the Managing Member Incentive Management Fee
and the Tax Credit Compliance Fee; and
7. The balance 99.98% to the Investment Member, 0.01% to the SM and 0.01% to the
Managing Member.
E. PROFITS, LOSSES, TAX CREDITS AND DISTRIBUTIONS
Profits, losses, and Tax Credits commencing with entry of the Investment Member and SM as the limited
members of the Project LLC shall be allocated 99.99% to the Investment Member and the SM and 0.01%
to the Managing Member. Proceeds upon sale or refinancing of the Apartment Complex shall be distributed
in the following sequence:
1. Retirement of mortgage debt (if applicable) and all expenses related to the transaction;
2. To pay any unpaid tax credit adjusters and any Voluntary Funding;
3. Payment of priority debts, Operating Loans, and reserves in accordance with state law; and
4. Thereafter 10% to the Investment Member and 90% to the Managing Member.
November 15, 2017
NEX
Page 6
F. FINANCIAL AND OTHER CONSIDERATIONS
1. By March 1st of each calendar year, including during construction, the Managing Member
shall provide to the Investment Member a copy of the Project LLC’s audited financial statement that shall
be issued by an accounting firm experienced in auditing Tax Credit properties and approved by the SM.
The cost of such audits shall be considered as a cost of operations for the Project LLC and shall be satisfied
out of cash flow.
2. By February 20th of each calendar year, the Managing Member will provide to the
Investment Member all information necessary for the preparation of the Investment Member’s income tax
return. The Project will constitute “residential rental property” eligible for 27.5 year depreciation under the
Internal Revenue Code. In light of existing legislation the Project will elect bonus depreciation.
3. Prior to admission, the Project LLC, the Investment Member and/or the construction lender
will establish a procedure for the disbursement of construction funds.
4. Intentionally Omitted [P&P Bonds]
5. The Project Partnership shall be responsible for legal fees associat ed with the preparation
of the LLC Agreement and other related documents incorporating the terms of this Letter of
Understanding. Upon closing, the LLC will furnish an invoice for such costs, which shall be payable from
the first Capital Contribution. Additionally, in the event the Project LLC is closed by WNC prior to the
closing of the Investment LLC, the Managing Member will agree to additional commercially reasonable
modifications to the existing terms of the LLC Agreement at the time of closing if required by the investors
in the Investment LLC.
6. During rent-up, the Managing Member will send to the Investment Member: (a) copy of
the previous month's rent roll (through the last day of the month), (b) Tax Credit compliance certification
reports and tenant certifications, (c) worksheet with copies of all initial tenant files including completed
applications, completed questionnaires, documentation of third party verification of income and assets, and
executed lease agreements.
7. Within thirty days of the end of each quarter, the Managing Member will send to the
Investment Member a report on operations including (a) Tax Credit compliance report, (b) unaudited
income statement and balance sheet, and (c) rent roll and schedule of reserves, as of the end of the previous
quarter. The Managing Member shall provide financial statements or trial balances in a consistent,
electronic file format to WNC or its designee.
8. The Project LLC shall pay the SM a Due Diligence fee in the amount of $25,000 for
underwriting costs.
9. On or before November 1 of each calendar year, the Managing Member will send to the
Investment Member a copy of the following year’s proposed operating budget. Each such budget shall
contain an amount required for reserves and for payment of real estate taxes, insurance, debt service , and
other payments.
10. The Investment Member may provide voluntary loans or capital contributions (“Voluntary
Funding”) to the Project LLC if it determines, in its sole discretion, that such funding would be of benefit
November 15, 2017
NEX
Page 7
to the Project LLC or the Apartment Complex. If such Voluntary Funding is provided in the form of a loan,
the terms of such loan shall be mutually satisfactory to the Managing Member and the Investment Member
and shall be evidenced by a written agreement.
G. DUE DILIGENCE REVIEW
1. Commencing upon the receipt in our offices of this executed Letter of Understanding and
terminating 45 days after the date WNC has received the documents listed in the Due Diligence Checklist
(provided by WNC’s underwriting team) (“Project Documents”), WNC shall have the exclusive right to
acquire the interests in the Project Partnership. Accordingly, by executing this Letter of Understanding, you
agree on your own behalf and on behalf of any persons associated with or employed by you or the Project
LLC, not to disclose any of the terms or provisions in this letter to any other person or entity other than
those prospective parties having a direct and immediate need to review the information for the purpose of
evaluating and underwriting the transaction.
2. The acquisition of the Investment Member’s interests in the Project LLC is subject to the
satisfactory review of the Project Documents by WNC’s Underwriting Group, approval of the Project
Documents by WNC’s Investment Committee and the admittance of the Investment Member into the
Project LLC through the execution of the LLC agreement for the Project LLC.
Again, thank you for considering WNC as your equity member for NEX. If this Letter of Understanding
meets with your approval, please execute and return via e-mail.
Very truly yours, ACCEPTED BY:
IC Housing Group, LLC
Dan Garrett By: ____________________________
Vice President - Originations
Date: ___11/16/2017________________________
284,100.00
284,000.00
Exhibit V
Iowa City, Iowa
123456789101112131415Year 202020212022202320242025202620272028202920302031203220332034GROSS POTENTIAL RENTTOTAL GROSS POTENTIAL RENT 391,008 398,828 406,805 414,941 423,240 431,704 440,339 449,145 458,128 467,291 476,637 486,169 495,893 505,811 515,927RENTAL LOSSTOTAL VACANCY LOSS 27,371 27,918 28,476 29,046 29,627 30,219 30,824 31,440 32,069 32,710 33,365 34,032 34,712 35,407 36,115TOTAL NET REVENUES 363,637 370,910 378,328 385,895 393,613 401,485 409,515 417,705 426,059 434,580 443,272 452,137 461,180 470,404 479,812GENERAL & ADMINISTRATE EXPENSESTOTAL G & A EXPENSES 62,200 63,816 65,475 67,180 68,930 70,727 72,573 74,468 76,415 78,415 80,469 82,578 84,744 86,970 89,255REPAIRS & MAINTENANCE EXPENSESTOTAL R & M EXPENSES 30,400 31,312 32,251 33,219 34,215 35,242 36,299 37,388 38,510 39,665 40,855 42,081 43,343 44,643 45,983UTILITIESTOTAL UTILITIES 44,000 45,320 46,680 48,080 49,522 51,008 52,538 54,114 55,738 57,410 59,132 60,906 62,733 64,615 66,554OTHER OPERATING EXPENSES (Real Estate Taxes, Insurance)TOTAL OTHER OPERATING EXPENSE 56,208 57,894 59,631 61,420 63,263 65,160 67,115 69,129 71,203 73,339 75,539 77,805 80,139 82,543 85,020TOTAL EXPENSES 192,808 198,342 204,038 209,899 215,930 222,137 228,526 235,100 241,866 248,829 255,995 263,370 270,960 278,772 286,812Total Expenses Per Unit5,3565,5105,6685,831 5,9986,1706,3486,531 6,7186,912 7,111 7,3167,5277,744 7,967NET OPERATING INCOME 170,829 172,568 174,291 175,996 177,683 179,348 180,989 182,605 184,194 185,752 187,277 188,768 190,220 191,632 193,000Nex ApartmentsIowa City, Iowa15 Year ProformaSeptember 11, 2018NOTE: FOR DISCUSSION PURPOSES ONLY. THESE PROJECTIONS ARE BASED ON ESTIMATES. ACTUAL RESULTS MAY DIFFER OR MAY BE AFFECTED BY FUTURE OR UNFORESEEN EVENTS.