Project Name: Click here to enter text.
City of San Antonio
Neighborhood and Housing Services Department
Housing Policy & Programs Division
Application for Multifamily Rental Housing Development
Resolution of Support or No Objection
For Fiscal Year 2018
Release Date: December 15, 2017
Applications Due: January 10, 2018
Updated: December 14, 2017
NOTE:Applications must be completed in their entirety. Any incomplete applications will not be considered.
Project Name: Click here to enter text.
Applicant Information
Applicant (Organization): Click here to enter text.
Address: Click here to enter text.
Address 2: Click here to enter text.
City/State/ZIP: Click here to enter text.
Responsible Officer: Click here to enter text.
Title: Click here to enter text.
Phone: Click here to enter text.
Email: Click here to enter text.
Application Contact (if different from Responsible Officer): Click here to enter text.
Title: Click here to enter text.
Phone: Click here to enter text.
Email: Click here to enter text.
Basic Project Information
Address/Location: Click here to enter text.
City/State/ZIP: Click here to enter text.
Census Tract: Click here to enter text.
City Council District: Choose an item.
Project Type (New Construction/Reconstruction/Rehabilitation): Choose an item.
Development Type (Single Family/Multifamily/Mixed-Use/Senior Housing): Choose an item.
Total # of Units: Click here to enter text.
Total Affordable Units (at or below 60% MFI): Click here to enter text.
Total Development Cost: Click here to enter text.
Total Tax Credit Value (10 year): Click here to enter text.
TDHCA LIHTC Application Number: Click here to enter text.
Project Schedule
Meeting Date for TDHCA Governing Board Consideration: Click here to enter text.
Project Design Completion: Click here to enter text.
Financial Closing: Click here to enter text.
Construction Start: Click here to enter text.
Construction Completion: Click here to enter text.
Project Completion: Click here to enter text.
Application Submission Checklist
☐Completed application, signed by the Certifying Officer
☐Template of Local Government Resolution including language required for project as shown within the approved QAP
☐Completed form demonstrating proof of coordination with the respective City Council member - The template form is included as an appendix to thisRFA and must be signed by the Council member (or designated staff member) for the district in which the project is proposed
☐Map indicating the shortest walking route from the project site to a public park - The walking route must lead to an ADA-accessible entrance to a public park that includes an ADA-accessible playground to qualify
☐Map indicating the shortest walking route from the project site to a public transportation stop/station - The public transportation route that serves the stop/station must provide scheduled service earlier than 6:00 a.m. and later than 7:00 p.m. on weekdays as well as scheduled service on Saturdays and Sundays
☐Map indicating the shortest walking route from the project site to the nearest assigned public elementary or secondary school - To qualify, the nearest school must be the locally assigned public school at the time of the application and must serve at least three grade levels; the school must not utilize a lottery or similar application system for determining attendance, and must not charge tuition
☐Map indicating the shortest walking route from the project site to a full-service grocer - A full-service grocer is defined as “offering a wide variety of fresh, frozen, canned and prepared foods, including but not limited to a variety of fresh meats, poultry, and seafood; a wide selection of fresh produce including a selection of different fruits and vegetables; a selection of baked goods and a wide array of dairy products including cheeses, and a wide variety of household goods, paper goods and toiletry items”
☐Map indicating the shortest walking route from the project site to a community center, senior center, and/or public library - To qualify, a community center, senior center, and/or public library must be publicly accessible during regular business hours and without a cost to visit the facility (this does not prohibit such facilities from charging fees for classes or other special events)
☐Map illustrating the shortest practical driving route AND public transportation route (if available) from the project site to the closest major employment center - A major employment center is defined as an area in San Antonio with an employment density equal to or greater than 4,201 employees per square mile. Applicants can refer to the map linked here:
☐Map indicating the location within or nearest to a City targeted reinvestment area - For the 2018 application period, City targeted reinvestment areas include the 12 Neighborhood Improvement Areas, the Inner City Reinvestment Infill Policy (ICRIP) area, the 13 SA Tomorrow Regional Centers, REnewSA Target Areas (includes areas from the FY 2014-2015 program and FY 2016-2017 program), and the Northeast Corridor Revitalization Area
☐Screen capture from the Bexar County Appraisal District website highlighting the parcel(s) to be developed
☐Screen capture from the COSA Development Services Department One-Stop Zoning Map showing the current zoning district and any overlay districts for the parcel(s) to be developed - Applicants can locate the One-Stop Zoning Map on the City’s website or by visiting the following link:
Evaluation Criteria & Scoring
Within the past five (5) years, has the City of San Antonio or any other municipality in the State of Texas disqualified an application submitted by this agency/organization due to false or misleading information?Choose an item.
- Owner/General Partner/Property Management Experience – Up to 15 total points(as determined utilizing the below general partner and property manager point tables)
- General Partner – up to 8 of the 15 total experience points. To receive experience points under this category, the proposed general partner(s), or a key individual(s) (officer, managing member or principal) within the proposed general partner organization (the “general partner”), must meet one of the following tests for each counted project.
To obtain points for a current project owned by the proposed general partner, the applicant must certify that the development has: 1) been in service and continuously operated for three or more years; 2) yielded positive operating cash flow from typical residential income alone (e.g. rents, rental subsidies, late fees, forfeited deposits, etc.); and 3) held reserves as required by the partnership agreement and any/all applicable loan agreements.
To obtain points for projects previously owned by the proposed general partner, the applicant must certify that: 1) the ending date of ownership or participation was no more than 10 years before the deadline associated with the subject application; 2) the previously owned development was yielding positive operating cash flow from typical residential income alone (e.g. rents, rental subsidies, late fees, forfeited deposits, etc.) at the time of disposition; and 3) the project was holding reserves as required by the partnership agreement and any/all applicable loan agreements at the time of disposition.
Owner/General Partner/Developer Experience / Points- At least seven (7) affordable multifamily housing developments and/or Section 42/142/HOME projects in service for more than three (3) years
- At least three (3) affordable multifamily housing developments and/or Section 42/142/HOME projects in service for more than three (3) years
- At least one (1) affordable multifamily housing development and/or Section 42/142/HOME project in service for more than three (3) years
- None of the above are applicable
Selection: Choose an item.
“Sec.42/142/HOME” means Internal Revenue Code §42 “Low-income housing credit”, §142 “Exempt facility bond – qualified residential rental project”, and/or 24 CFR Part 92 - HOME Investment Partnerships Program (“HOME”)
“Multifamily housing” means any multifamily rental housing project of 20 units or more that is not subject to IRC §42, IRC §142, or 24 CFR Part 92 requirements.
- Property Manager– Up to 7 of the 15 total experience points. Toreceive experience pointsunderthiscategory, theproposed property management entity must meet one of the following tests for each counted project.
To obtain points for a current project managed by the proposed property management entity, the applicant must certify that the property has: 1) been in service and continuously managed by the proposed property management entity for three or more years; 2) yielded positive operating cash flow from typical residential income alone (e.g. rents,rentalsubsidies,late fees, forfeited deposits,etc.); and 3) held reserves as required by any/all applicable partnership agreement and loan agreements.
To obtainpointsforprojectspreviouslymanagedby theproposed property manager, the applicant must certify that: 1) theending dateof management agreement was nomorethan10years before the deadline associated with the subject application; 2) the previously managed development was yielding positive operating cash flow from typical residential income alone (e.g. rents,rentalsubsidies,late fees, forfeited deposits,etc.) at the time of termination of the management agreement; and 3) the project was holding reserves as required by the partnership agreement and any/all applicable loan agreements at the time of termination of the management agreement.
Property Manager Experience / Points- At least seven (7) affordable multifamily housing developments and/or Section 42/142/HOME projects managed for more than three (3) years
- At least three (3) affordable multifamily housing developments and/or Section 42/142/HOME projects managed for more than three (3) years
- At least one (1) affordable multifamily housing development and/or Section 42/142/HOME project managed for more than three (3) years
- None of the above are applicable
Selection: Choose an item.
“Sec. 42/142/HOME” means Internal Revenue Code §42 “Low-Income Housing Credit”, §142 “Exempt facility bond – qualified residential rental project”, and/or 24 CFR Part 92 - HOME Investment Partnerships Program (“HOME”)
“Multifamily housing” means any multifamily rental housing project of 20 units or more that is not subject to §42, §142, or 24 CFR Pat 92 requirements.
- Nonprofit Organization or SBEDA/HUB Participation – 5 points
To receive these points, the qualified nonprofit organization, SBEDA-eligible firm, or certified Historically Underutilized Business (HUB) must have controlling interest (e.g., greater than 50 percent ownership in the General Partner) in the project. If ownership is a limited partnership, the nonprofit organization or SBEDA/HUB must be the Managing General Partner. If ownership is a limited liability company, the nonprofit or SBEDA/HUB must be the controlling Managing Member. Additionally, the nonprofit entity, its affiliate or subsidiary, or the SBEDA/HUB must be the developer or a co‐developer of the project.
The nonprofit organization or SBEDA/HUB is not required to elect to apply under the State’s Nonprofit Set-aside in order to receive these points.
SBEDA-eligible firms are defined as firms/businesses that are certified as a Small Business Enterprise (SBE) by the South Central Texas Regional Certification Agency (SCTRCA) and are either headquartered or have a significant business presence within the San Antonio Metropolitan Statistical Area (SAMSA). To have a significant business presence a firm/business must reside in the SAMSA for at least one year from which 20% of its employees are regularly based. The SAMSA consists of Atascosa, Bandera, Bexar, Comal, Guadalupe, Kendall, Medina and Wilson, Texas counties. SBEDA eligibility can be verified through the link
The City of San Antonio has adopted the SBEDA Ordinance (Ordinance No. 2016-05-19-0367 and as amended), which is posted on City’s Economic Development website page and also is available in hard copy form upon request to City ( For further clarification, please contact the Small Business Office at (210) 207-3922.
Nonprofit Organization Participation in the Proposed Development / Points- Nonprofit organization or SBEDA/HUB has controlling interest (at least 50 percent) in the project; OR
- Nonprofit organization or SBEDA/HUB is the Managing General Partner in a limited partnership for the proposed development; OR
- Nonprofit organization or SBEDA/HUB is the controlling Managing Member of the limited liability company proposing the development
- None of the above are applicable
Selection: Choose an item.
- Targeted Reinvestment Area – 10 points
To receive these points, the Project must be located in one of the following targeted reinvestment areas:
- Neighborhood Improvement Area
- Inner City Reinvestment Infill Policy (ICRIP) Area
- SA Tomorrow Regional Center
- REnewSA Target Area (includes areas from the FY 2014-2015 program and FY 2016-2017 program)
- Northeast Corridor Revitalization Area
Selection: Choose an item.
Maps indicating the boundaries for each of the eligible targeted reinvestment areas are included as an appendix to the application.
- Project Amenities & Resident Services– Up to 20 total points
The amenities and services tables below shall be used in scoring the project.
Project Amenities / PointsWalking distance from the Project site to a public park
(To qualify, the walking route must lead to an ADA-accessible entrance to a public park that includes an ADA-accessible playground)
- Less than ¼ mile (to nearest entrance)
- Greater than ¼ mile but less than ½ mile
- Greater than ½ mile
Selection: Choose an item.
Walking distance from the project site to a public transportation stop/station
(To qualify, the public transportation route that serves the stop/station must provide scheduled service earlier than 6:00 a.m. and later than 7:00 p.m. on weekdays as well as scheduled service on Saturdays and Sundays)
- Less than ¼ mile
- Greater than ¼ mile but less than ½ mile
- Greater than ½ mile
Selection: Choose an item.
Walking distance from the project site to the nearest assigned public elementary or secondary school
(To qualify, the nearest school must be the locally assigned public school at the time of the application and must serve at least three grade levels; the school must not utilize a lottery or similar application system for determining attendance, and must not charge tuition)
- Less than ¼ mile
- Greater than ¼ mile but less than ½ mile
- Greater than ½ mile
Selection: Choose an item.
Walking distance from the project site to a full-service grocer
(To qualify, a full-service grocer is defined as “offering a wide variety of fresh, frozen, canned and prepared foods, including but not limited to a variety of fresh meats, poultry, and seafood; a wide selection of fresh produce including a selection of different fruits and vegetables; a selection of baked goods and a wide array of dairy products including cheeses, and a wide variety of household goods, paper goods and toiletry items”)
- Less than ½ mile
- Greater than ½ mile but less than 1 mile
- Greater than 1 mile
Selection: Choose an item.
Walking distance from the project site to a community center, senior center, and/or public library
(To qualify, a community center, senior center, and/or public library must be publicly accessible during regular business hours and without a cost to visit the facility—this does not prohibit such facilities from charging fees for classes or other special events)
- Less than ½ mile
- Greater than ½ mile but less than 1 mile
- Greater than 1 mile
Selection: Choose an item.
Shortest practical driving route and public transportation route to the closest major employment center
(A major employment center is defined as an area in San Antonio with an employment density equal to or greater than 4,201 employees per square mile. Applicants can refer to the map linked here: )
- Less than 10 minute commute (during peak hours)
- Greater than 10 minutes but less than 20 minutes
- Greater than 20 minutes
Selection: Choose an item.
Points may be received for each of the items listed in (a.) through (c.) below.
Resident Services / Points- On-site licensed childcare or after-school program operating a minimum of 20 hours per week
Does ‘A’ apply? Choose an item.
- On-site educational, wellness, or skills-building classes offered at least once per week
Does ‘B’ apply? Choose an item.
- One FTE resident service coordinator for every 600 project bedrooms or 200 units, whichever is fewer
Does ‘C’ apply? Choose an item.
- None of the above are applicable
Does ‘D’ apply? Choose an item.
- Area Income Criteria – 10 points
To receive these points, the Project must be located in a Census Tract for which the poverty rate is less than 20 percent or is located within a four-mile radius of the main municipal government administration building (as defined within the 2018 QAP).
Selection: Choose an item.
- Project Site Characteristics – 10 points
To receive these points, the subject property must be zoned appropriately for the proposed development type and density at the time the application is submitted.
Selection: Choose an item.
- Project Feasibility & Readiness– Up to 20 total points
Points may be received for each of the items listed in (a.) through (f.) below.
Project Feasibility & Readiness Criteria / Points- Applicant has secured site control, as defined by TDHCA HTC program
Does ‘A’ apply? Choose an item.
- Environmental report(s) has/have been completed
Does ‘B’ apply? Choose an item.
- Rent schedule is consistent with current program limits (TDHCA rent limits on rent-restricted units)
Does ‘C’ apply? Choose an item.
- Appropriate vacancy and collection loss assumptions are used in the pro forma (as consistent with TDHCA requirements)
Does ‘D’ apply? Choose an item.
- Appropriate reserves used (as consistent with TDHCA requirements)
Does ‘E’ apply? Choose an item.
- Market Feasibility Study/Report is complete or in progress, showing support for the applicable project
Does ‘F’ apply? Choose an item.
- None of the above are applicable
Does ‘G’ apply? Choose an item.
- Public Engagement–Up to 10 total points
Points are awarded to applications demonstrating evidence that the applicant took appropriate actions to inform the surrounding community of the proposed development, in the form of a project information package (letter) or a developer-initiated public meeting. The tables below shall guide the points offered within this section.