Lake Mann Hope VI Q & A 

Monday,  August 3rd 2009   9:00 a.m.
Tuesday,  August 4th 2009  11:00 a.m.

  1. What is the occupancy rate at Lake Mann Homes?

The occupancy rate for Lake Mann is 99% as of July 1st 2009. 

  1. What are the demographics and family composition?

Available upon request. Please contact Ayub Fleming at afleming@orl-oha.org. 

  1. What will be the combination of homeownership, affordable and market?

OHA is seeking a developer partner who can bring an innovative design to the Lake Mann HOPE VI project. There is not a set amount of homeownership versus rental on any given HOPE VI project. Part of the final unit mix, homeownership and ratio between market and affordable will be driven by the current market and innovative design.   

  1. What types of housing and rental property will be included? Flat, row houses, single family homes?

OHA would encourage each applicant to do a tour of Hampton Park located off Bumby and Robinson and Carver Park located at the corner of Gore and Westmoreland. Each HOPE VI is designed based on the land, resident participation, market conditions, creativity of the developer, local government input and OHA staff participation.  

Hampton Park design and unit mix is different from Carver Park. We expect that the development of Lake Mann would be equally innovative. Our goal is to provide innovative design, a development that works for the residents, and a development that improves the surrounding neighborhood.   

  1. How will market conditions affect the homeownership piece?

Market conditions will directly affect the homeownership part of the project. If the market is not conducive to homeownership, OHA may decide not to include it in the design.  

  1. Is OHA looking for tax credits, LIHTC, 9%, bonds or what type of financing?

OHA is seeking a developer to provide the finance scenarios and to bring in the financial partners. This is not to say that OHA does not participate through by providing HOPE VI dollars, land, residents and in some cases tax abatement.  

The HOPE VI development is a mixed finance, mixed income project; the developer should be prepared to bring in considerable financial expertise and opportunities.  

  1. What is the difference between affordable and market rate housing? How is that achieved?

In a HOPE VI project, our goal is to make the project seamless. Our ultimate goal is for someone to go through our project and not be able to tell what homes are affordable versus market. 

The difference is usually in the amenities, finishes and subsidy that make one affordable. OHA may contribute the land as part of the subsidy to make the property affordable. 

  1. Are we expecting residents to move back to the development either in rental or homeownership?

OHA, through the Uniform Relocation Act, will permanently displace the renters from the property. However, we will offer to those who can participate in the homeownership program an opportunity to come back and purchase a home.  

OHA will be in contact with Lake Mann former residents to see who wants to return to the site in rental units.  

  1. What is the amount of subsidy given for relocation? Is there a concern about the costs?

Each responder applicant is encouraged to read the URA. The relocation costs can be substantial. OHA is a good relocation partner in that OHA has public housing units that residents can be relocated into the other units.  

  1. What is the cost of services? How do you want the pricing to be done between Phase I and Phase II?

Each applicant is encouraged to read and become familiar with Safe Harbor rules on cost of services for developers. This will provide a basic guideline for associated costs. For Phase II each applicant may turn in a detailed methodology of how costs of services would be calculated.  

  1.  Will the cost proposals be presented for Phase I and Phase II?

Yes, both phases should be represented at the same time meeting the August 14th 2009 deadline.   

  1.  If we apply for this HOPE VI and someone is selected would you use them for longer term and use them for another HOPE VI application and development?

OHA would do what is in the best interest of the residents and future projects.   

  1. What is the financial arrangement of Phase I application? Do we expect the developer to front the costs of the Phase I application?

OHA would bear the costs of the grant application. Developer fees to put together the application with OHA staff participation are to be negotiated.

  1. Is there a date when the developer will be selected?

The developer partner will be selected on or about August 22nd 2009.  Notification of the selection of successful RFQ proposal will be announced on or about August 22, 2009.

  1. In Section 3.8 under the heading “Development Capacity” the term “concept” is listed as part of the evaluation criteria, can you expound on what you are looking for in terms of an appropriate response, ie.  are you looking for our concept/approach to revitalizing communities similar to Lake Mann Homes? 

The applicant should consider “Concept” as an initial concept for the redevelopment of Lake Mann Homes that will achieve the HOPE VI objectives as outlined in the NOFA.  

  1. In Section 4.4 titled “Cost Detail”, is this solely referring to costs associate with Phase I, or the costs for completion of both Phases?

“Cost Detail” should include Phase 1 and Phase II. Please see question for more clarification.  

  1. Section 3.6 ORGANIZATION OF PROPOSALS – States that all required certification on forms should be includes as attachments as described in Section 3.8.  There are no Certifications listed in Section 3.8.  Are all required certifications listed in Section 3.5?  If not, where are the remaining certifications?

Applicant should determine what certifications or licenses should be required to respond to the RFQ application as well as being able to perform as a developer partner in fulfilling the HOPE VI requirements as outlined in the NOFA.

  1. In Section 3.4 you ask for an “Application Development Schedule”, is this schedule/timeline to include the application process alone, or to include a development timeline as well?

Applicant should review the NOFA for required deadlines and provide a schedule that will meet the application deadline for PHAS I. Applicant should also provide a schedule from receiving the grant award to the time that the NOFA requires that the project be completed.

  1. In Section 3.4 it states that a recent financial report is required for the entity designated as the Project Manager, and in Section 3.6 it states that financial statements are required for the individual designated as the project manager. Since the individual will be performing work on behalf of the entity, it would seem that only financials would be needed for the entity?

Applicant should consider the entity and individual interchangeable with the exception of any corporate structural arrangements were an individual may be required to produce financials. However, in most cases it is understood that the entity or corporation should provide recent financials.  

  1. Are all the units currently rentals?

Lake Mann Homes is currently a public housing site with all rental units.

  1.  What is the total land area?

Lake Mann Homes is approximately 20 acres.

  1. What is the current unit mix (total units, 1 bedroom, 2 bedrooms, etc.)?

o       20 1 bedroom units

o       90 2 bedroom units

o       80 3 bedroom units

o       18 4 bedroom units

o       2   5 bedroom units

  1. What is the anticipated unit mix?

It is the applicant’s role to provide conceptual design that will include property amenities and unit mix.

  1. Who was the developer?

Colonialtown Community Builders, Inc.

  1. What was the development fee? What was the developer’s overhead and expense fee?

No response

  1. Who were the architects/land planners?

            Architect: Fugleberg Koch

            Land Planner: SK Consortium, Inc.

  1. What is the total land area?

Approx 18 acres

  1. What is the final unit mix (single-family, multi-family, etc.)?

Hampton Park contains 103 residential units as follows:  Multi-family (48) units for seniors, Single Family (42) units, Detached Townhomes (10) units,  Attached Townhomes (8) units, Live-work units (5)

  1. When was the project conceived?

The project was conceived prior to submission of the HOPE VI application in 1997.

  1. When was the project it completed?

Housing component was completed August 2004

Briefing Attendance List