Title
Shelton Knoll Apartments Naturally Occurring Affordable Housing Preservation and Rental Subsidy Support
Action
Action:
A. Approve a $1,100,000 Housing Trust Fund allocation to Arrowhawk NOAH, LLC, an affiliate of Ascent Housing, LLC, for the acquisition and rehabilitation of Shelton Knoll Apartments,
B. Approve an annual reimbursement to Housing Collaborative in an amount not to exceed the development’s city tax bill for a Naturally Occurring Affordable Housing Rental Subsidy Program over a 20-year period for seven new long-term rental subsidies at Shelton Knoll Apartments for households earning 30 percent and below the area median income, and
C. Authorize the City Manager, or his designee, to negotiate, execute, amend, and renew contracts as needed to complete these transactions.
Body
Staff Resource(s):
Rebecca Hefner, Housing and Neighborhood Services
Warren Wooten, Housing and Neighborhood Services
Explanation
§ In May 2023, the city issued a rolling NOAH Acquisition, Rehabilitation and Subsidy Request for Proposal (NOAH RFP), which serves to provide opportunities to NOAH developers/owners to be responsive to quickly changing market conditions and allows the city to evaluate proposals on a rolling basis as market opportunities arise.
§ Arrowhawk NOAH, LLC, an affiliate of Ascent Housing, LLC (Developer), proposes to acquire and renovate Shelton Knoll Apartments, including creating new long-term rental subsidies for 30 percent Area Median Income (AMI) households (currently $31,800 total annual household income for a family of four).
§ Shelton Knoll Apartments is a 45-unit existing garden style multi-family naturally occurring affordable housing (NOAH) development on approximately seven acres located at 516 Arrowhawk Drive in Council District 3 (parcel identification number 205-231-01) (Property) and meets the city’s NOAH preservation criteria which include:
- Property’s age is greater than 15 years;
- Rents are in the AMI range that are at risk due to surrounding neighborhood dynamics;
- Property can be rehabilitated to maintain a good quality of life for residents for the next 20 years or more;
- Property is located in an area with close proximity to quality jobs, schools, and transportation infrastructure; and
- Property is located in an area experiencing transformative change and property appreciation.
§ The Property was originally developed in the 1980s using low-income housing tax credits (LIHTC) and was owned and operated by INLIVIAN until 1996. Since that time the property has been a part of the portfolio of DreamKey Partners (Seller) who is now selling the Property. With the Property’s history of mission-oriented ownership and restricted rents, affordability preservation is crucial to avoid displacement.
§ The Developer, in response to the city’s NOAH RFP, is requesting the following city support for the development:
- Action A - Acquisition and Rehabilitation:
§ A city funding allocation of $1,100,000 for the acquisition and rehabilitation of the Property.
§ The city investment will be contingent upon a current Property appraisal of no less than $5.9 million, and will be used towards acquisition and rehabilitation costs and include a 20-year deed restriction for the preservation of the 45 units at the following AMI levels:
- 14 units at or below 30 percent AMI,
- 22 units at or below 60 percent AMI, and
- 9 units at or below 80 percent AMI.
§ The proposed rehabilitation will consist of the following:
- HVAC replacements,
- Roof repairs and upgrades,
- Staircase and parking lot improvements, and
- Appliances and other internal upgrades.
- Action B - Rental Subsidies:
§ Of the 14 total units set aside for 30 percent AMI households, the Developer has agreed to specifically set aside seven units for 30 percent AMI households that do not have existing vouchers or other forms of rental assistance, for a period of 20 years.
§ To create new, long-term rental subsidies for these seven units, the city is being asked to commit to annual funding for the length of the property’s 20-year deed restriction at an amount not to exceed the development’s annual city property tax bill. The maximum amount of the reimbursement will be adjusted each year in correspondence with the actual amount of the current year’s property taxes. While the Property has been exempt from property taxes due to the non-profit status of the Seller, the Developer’s 2025 city property tax bill is estimated to be approximately $48,150.
§ The rental subsidies will pay the difference between what the resident household can afford (30 percent of their income) and the lesser of the property’s asking rent or fair market rent.
§ Funds will be provided to Housing Collaborative, a local non-profit organization, who will identify eligible tenants and administer the rental subsidy on behalf of the city.
§ Additionally, pursuant to the NOAH Rental Subsidy Program Guidelines, the Developer has agreed to:
- Allocate a minimum of 80 percent of all units to residents earning 80 percent AMI (currently $84,800 total annual household income for a family of four) and below, with the majority of units set aside for 60 percent AMI (currently $63,600 total annual household income for a family of four) and below, through a 20-year long-term deed restriction,
- Distribute rental subsidies evenly across two-bedroom and three-bedroom units as applicable, and
- Commit to housing new residents who qualify for the rental subsidy as units come available through natural turnover to avoid displacement.
§ The city’s rental subsidy is contingent on Mecklenburg County’s participation for the county’s portion of the property taxes for 20 years.
§ Support of the Shelton Knoll development aligns with the rolling NOAH RFP criteria and supports City Council’s Housing Charlotte Framework, which recommends preserving NOAH properties, particularly in areas with strong pathways to opportunity. It also aligns with Guidelines for Preserving Naturally Occurring Affordable Housing, which sets forth guidelines to limit displacement of current residents by preserving existing affordability, and Guidelines for the NOAH Rental Subsidy Program that expands opportunities for low-income households to live in high-quality NOAH developments through the creation of new long-term rental subsidies.
Fiscal Note
Funding: Housing Trust Fund
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