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Stark Metropolitan Housing AuthoritySECTION 8 PROJECT-BASED VOUCHER PROGRAM (PBV)January 2021Project# 01262021-COCCPROPOSAL PACKAGEPROGRAM DESCRIPTION, PROPOSAL FORMS, CHECKLIST AND SCORINGFACTORS FOR OWNER/DEVELOPER SUBMISSION OF PBV PROPOSALSPROPOSALS DUE March 11, 2021, 2:00 PM ESTSubmit one original and three copies to:Stark Metropolitan Housing Authority400 E Tuscarawas StCanton, OH 44702bids@starkmha.org
TABLE OF CONTENTSPAGE1.Introduction32.Program Overview and RequirementsA. PurposeB. FundingC. Number of PBV Units AvailableD. Cap on Number of PBV Units in ProjectE. Definition of Disabled and Elderly Households and Families with SupportiveServicesF. PBV Program Contact Assistance and TermG. Occupancy and Vacant PBV UnitsH. Rent LimitsI. Threshold Project EligibilityJ. Ineligible ProjectsK. Site Inspection and Site Selection StandardsL. Federal RequirementsM. Federal Program Regulations and SMHA Program Policies33.Proposal Submittal and ProcessingA. Organization of Submitted MaterialsB. Submittal DeadlineC. Proposal Review and SelectionD. Incomplete and Non-Responsive /Non-Compliant ProposalsE. Withdrawal of ProposalF. Proposal CostG. Affirmative ActionH. Post Award ConditionsI. Post Award Costs104.Owner/Developer ProposalProposal Section A: Applicant Statement, Certifications, and NotarySection 1: General and Summary InformationSection 2: Applicant InformationSection 3: Project InformationSection 4: Required Local Approvals & Development TimetableSection 5: Construction FinancingSection 6: Permanent FinancingSection 7: Project RevenueSection 8: Existing and/or Occupied Rehabilitation Only135Factors for Scoring and Ranking Proposals6.Required Attachments to Proposal (Documents Checklist)SMHA PBV RFPPage 2 of 44
Stark Metropolitan Housing AuthoritySECTION 8 PROJECT-BASED VOUCHER PROGRAM (PBV)January 2021REQUEST FOR PROPOSALS (RFP)1. INTRODUCTIONThe Stark Metropolitan Housing Authority (SMHA) is inviting owners and developers of rentalprojects in Stark County, Ohio to submit proposals for participation in the Section 8 ProjectBased Voucher Program (PBV). PBV assistance is available for up to 81 units under thisRFP. Applications will be accepted only for historic rehabilitation projects which include lowincome tax credit funding.All financing of project costs and operating expenses will be the responsibility of the owner.The units will be leased to eligible families referred by SMHA. All families must be eligible.Rents for PBV units cannot exceed the maximum allowable Payment Standard as established bySMHA for the PBV Program. In addition, to meet HUD’s requirements for “rentreasonableness,” rents must be comparable to those for similar rental units in the area in whichthe project is located. Rent reasonableness determinations will be made in accordance withHUD regulations.2. PROGRAM OVERVIEW AND REQUIREMENTSA. PurposeThe primary purpose of the PBV Program is to create designated rental units that are decent, safeand sanitary for families earning no more than 50% AMI. For previously and continuouslyassisted families, earnings can be up to 80% AMI. Units are “created” by attaching PBVassistance to identified rental unitsSMHA PBV RFPPage 3 of 44
B. FundingHUD does not allocate separate or additional funding for PBV units. Instead, funding comesfrom funds already obligated by HUD to SMHA’s Housing Choice Voucher Program AnnualContributions Contract (ACC). SMHA may use a limited number of its voucher allocation for aPBV program.C. Number of PBV Units AvailableSMHA will make up to 81 total units available.SMHA PBV RFPPage 4 of 44
F. PBV Program Contract Assistance and TermRehabilitation Housing TermSelected projects may not begin rehabilitation until all post-selection requirements are met andSMHA and the owner have executed an AHAP. HUD regulations do not allow any exceptionto this “no-start” rule.Upon satisfactory compliance with all post-selection requirements, satisfactory compliance withprovisions of the AHAP, completion of rehabilitation and a successful HQS inspection, the HAPcontract will be executed, and agreed upon, between SMHA and the owner for specified units,for an initial term of up to 10 years (maximum), with potential extension(s).Existing Housing TermSelected existing projects must enter into a HAP contract with SMHA before SMHA can providerental assistance. The initial term can be for up to 10 years with potential extension(s). AnAHAP is not required.Contract AssistanceRental assistance is provided while eligible families occupy the units. An eligible family’sincome must not exceed the HUD-established low income limit (80% AMI), adjusted for familysize. A family who resides in a PBV unit for at least one year may move with continued rentalassistance under the tenant-based Section 8 Program if assistance is available. The PBV unit thefamily occupied must then be rented to an eligible family from SMHA's wait list. PBV unitsmust be leased to eligible families for the full term of the HAP contract.The HAP contract establishes the initial rents for the units and describes the responsibilities ofSMHA and the owner. HAP contract renewal may occur at the sole option of SMHA for suchperiod as SMHA determines appropriate to expand housing opportunities and to achieve longterm affordability of the assisted housing. All HAP contract renewals are contingent upon thefuture availability of appropriated HUD funds for the Housing Choice Voucher Program.SMHA PBV RFPPage 5 of 44
G. Occupancy and Vacant PBV UnitsInitial vacancies for any project as well as all ongoing vacancies will be filled using SMHA’swait list. Owners may refer applicants to SMHA’s waiting list during periodic openings of thelist. Both the owner and the tenant of a PBV assisted unit must notify SMHA if the tenant willbe moving from the PBV unit. SMHA will notify appropriately-sized households at the top of itswait list that a unit is available. Once a tenant is approved by the owner, the owner must referthe family back to SMHA for final eligibility.H. Rent LimitsExcept for certain Low Income Housing Tax Credit (LIHTC) units (discussed below), the rent toowner must not exceed the lowest of the following: An amount determined by SMHA, not to exceed 110 percent of the applicable HUD FairMarket Rent (FMR) (or any HUD-approved exception payment standard) for the unitbedroom size (“SMHA Payment Standards”) minus any utility allowance; The reasonable rent; or The rent requested by the owner.Certain LIHTC UnitsFor certain LIHTC units, the rent limits are determined differently than for other PBV units.These different limits apply to contract units that meet all of the following criteria: The contract unit receives a LIHTC under the Internal Revenue Code of 1986; The contract unit is not located in a qualified census tract (QCT). A QCT is any censustract (or equivalent geographic area defined by the Bureau of the Census) in which atleast 50% of households have an income of less than 60% of the Area Median GrossIncome or where the poverty rate is at least 25% and where the census tract is designatedas a QCT by HUD. There are comparable LIHTC units of the same bedroom size as the contract unit in thesame building, and the comparable LIHTC units do not have any form of rentalassistance other than the LIHTC; and The LIHTC rent exceeds the SMHA Payment Standards.For contract units that meet all of these criteria, the rent to owner must not exceed: The LIHTC rent minus any utility allowance; The reasonable rent; or The rent requested by the owner.SMHA PBV RFPPage 6 of 44
2021 PAYMENT STANDARD r5-Br 506 600 761 980 1020 1169I. Threshold Project EligibilityIn order to be considered under this RFP, a project must meet all of the following:1. Proposed project must be located in SMHA’s jurisdiction within Stark County.2. For rehabilitation, the proposed project must not have started at the time of selection for PBV(and cannot start until all post-award conditions are met and an AHAP is signed). Beforeselecting a rehabilitation project and before an AHAP is signed SMHA will make a siteinspection to verify this condition.3. Proposed project must be ready to start rehabilitation within two years of selection for PBV.4. Proposed project must be located in a census tract with a poverty rate no higher than 20%.An exception to this requirement is possible if certain other conditions exist, i.e., there hasbeen an overall decline in the poverty rate over the past five years; the area is undergoingsignificant revitalization; new market rate units are being developed that would positivelyimpact the poverty rate; and other conditions.5. Applicant must have site control or submit evidence to indicate that the neededapproval/documentation for site control is likely to be obtained and will not delay the project.6. Applicant must submit evidence that the proposed rehabilitation is permitted by currentzoning ordinances or regulations, or submit evidence to indicate that the needed rezoning islikely to be obtained and will not delay the project.7. Proposed project must be financially feasible.SMHA PBV RFPPage 7 of 44
J. Ineligible ProjectsIneligible Housing Types (24 CFR 983.53)SMHA may not attach PBV assistance to: Shared housing units; Units on the grounds of a penal reformatory, medical, mental, or similar public or privateinstitution; Nursing homes or facilities providing continuous psychiatric, medical, nursing services,board and care, or intermediate care (except that assistance may be provided in assistedliving facilities); Units that are owned or controlled by an educational institution or its affiliate and aredesignated for occupancy by students of the institution; Manufactured homes; Cooperative housing; or Transitional housing.In addition, SMHA may not attach PBV assistance to a unit occupied by an owner and SMHAmay not select or enter into an AHAP or HAP contract for a unit occupied by a family ineligiblefor participation in the PBV program. Also, SMHA will not assist high-rise elevator projects forfamilies with children.Ineligible Subsidized Housing (24 CFR 983.54)SMHA may not attach PBV assistance to any of the following types of subsidized housing: A public housing unit; A unit subsidized with any other form of Section 8 assistance; A unit subsidized with any governmental rent subsidy; A unit subsidized with any governmental subsidy that covers all or any part of theoperating costs of the housing; A unit subsidized with Section 236 rental assistance payments (except that SMHA mayattach assistance to a unit subsidized with Section 236 interest reduction payments); A Section 202 project for non-elderly households with disabilities; Section 811 project-based supportive housing for persons with disabilities; Section 202 supportive housing for the elderly; A Section 101 rent supplement project; A unit subsidized with any form of tenant-based rental assistance; or A unit with any other duplicative federal, state, or local housing subsidy, as determinedby HUD or SMHA in accordance with HUD requirements.K. Site Inspection and Site Selection StandardsDeconcentration of PovertySMHA may not select a proposal for rehabilitated PBV housing on a site or enter into an AHAPor HAP contract for units on the site unless SMHA has determined that PBV assistance forhousing at the selected site is consistent with its goal of deconcentrating poverty and expandinghousing and economic opportunities. In complying with this goal SMHA will limit approval ofsites for PBV housing to census tracts that have poverty concentrations of 20 percent or less.SMHA PBV RFPPage 8 of 44
SMHA will consider exceptions to the 20 percent standard where it determines that the PBVassistance will complement other local redevelopment activities designed to deconcentratepoverty and expand housing and economic opportunities such as activities located in: A census tract that is a HUD-designated Enterprise Zone, Economic Community, orRenewal Community; A census tract where the concentration of assisted units will be or has decreased as aresult of public housing demolition and HOPE VI redevelopment; A census tract that is undergoing significant revitalization, under an approved regulatoryagreement, as a result of state, local, or federal dollars invested in the area; A census tract where new market rate units are being developed where such market rateunits will positively impact the poverty rate in the area; A census tract where there has been an overall decline in the poverty rate within the pastfive years; or A census tract where there are meaningful opportunities for educational and economicadvancement.L. Federal RequirementsCertain other Federal requirements also apply to PBV assistance, including, but not limited to:1. Fair Housing: Nondiscrimination and equal opportunity. See 24 CFR 5.105(a) andSection 504 of the Rehabilitation Act.2. Environmental Review: See 24 CFR parts 50 and 58 and 24 CFR part 983.58.3. Labor Standards: Regulations implementing the Davis-Bacon Act, Contract Work Hoursand Safety Standards Act (40 U.S.C. 3701-3708), 29 CFR part 5, and other federal lawsand regulations pertaining to labor standards applicable to an AHAP covering nine ormore assisted units.4. Debarment: Prohibition on use of debarred, suspended, or ineligible contractors. SeeCFR 5.105(c) and 24 CFR part 24.5. Uniform Relocation Act: A displaced person must be provided relocation assistance atthe levels described in and in accordance with the requirements of the UniformRelocation Assistance and Real Property Acquisition Polices Act of 1970 (URA) (42U.S.C. 4201-4655) and implementing regulations at 49 CFR part 24.M. Federal Program Regulations and SMHA Program PoliciesThe information contained in this RFP is a summary overview of the PBV Program. SMHAdoes not warrant that it is exhaustive and bears no responsibility for its accuracy orcompleteness. All persons submitting proposals are encouraged to read the HUD regulations onthe PBV Program for a full description of the Program’s requirements. The regulations can befound at: 24 CFR part 983 as revised per Federal Register Notice FR-4633-F-02, dated October13, 2005. It is available online athttp://www.access.gpo.gov/nara/cfr/waisidx 08/24cfr983 08.html.For a complete copy of SMHA’s PBV program policies, please see Chapter 17 of SMHA’sSection 8 Administrative Plan. The PHA will give selection preference to proposal that wereSMHA PBV RFPPage 9 of 44
previously selected based on a competition. This may include selection of a proposal for housingassisted under a federal, state, or local government housing assistance program that was subjectto a competition in accordance with the requirements of the applicable program, communitydevelopment program, or supportive services program that requires competitive selection ofproposals (e.g., HOME, and units for which competitively awarded LIHTCs have beenprovided), where the proposal has been selected in accordance with such program's competitiveselection requirements within three years of the PBV proposal selection date, and the earliercompetitive selection proposal did not involve any consideration that the project would receivePBV assistance.3. PROPOSAL SUBMITTAL AND PROCESSINGA. Organization of Submitted MaterialsAll proposals must be legibly typed and neatly organized and presented. Use the formsprovided; do not use your own except where the form instructions permit you to do so. Attach allattachments in the order shown. REQUIRED ATTACHMENTS TO PROPOSAL (DOCUMENTCHECKLIST).B. Submittal DeadlineProposals are due by 2:00 p.m. EST on March 11, 2021. Submit an original and three copiesto:Stark Metropolitan Housing Authority400 E Tuscarawas StCanton, Oh 44702ATTN: Procurement & Contracting Dept.Only proposals submitted in response to this RFP will be accepted for consideration. Proposalsmust respond to all requirements as outlined in the RFP. SMHA will date and time stamp allproposals upon receipt. Proposals submitted after the deadline will not be accepted. Proposalswill not be accepted via a facsimile machine or based on mail postmark. Delays in mail serviceor other methods of delivery will not excuse late proposal delivery.C. Proposal Review and SelectionSMHA will review, evaluate, rank, and select the proposals according to this RFP. If a SMHAaffiliated project is selected for PBV, the local HUD field office or approved designee mustreview and approve the selection procedures.Prior to selecting units, SMHA will determine that each proposal is responsive to and incompliance with SMHA’s written selection criteria as stated in this RFP, and in conformity withHUD program regulations and requirements at 24 CFR part 983 as promulgated by FederalRegister Notice FR-4633-F-02, dated October 13, 2005.Proposals that meet the Project Thresholds outlined in Section 2.I above will be evaluated andranked according to the factors described in Section 6 of this RFP. A Ranking List will beprepared according to points awarded to each proposal.The proposals scoring the highest points within each of the categories will be eligible to beawarded project-based vouchers up to the amount requested and in accordance with the specifiedlimits. If SMHA determines that a proposal is eligible for PBV funding but cannot be fullySMHA PBV RFPPage 10 of 44
funded at the amount requested by the applicant, the owner will be given the opportunity toaccept partial funding.SMHA may, at its discretion, select one or more of the proposals submitted, or none of theproposals submitted. SMHA reserves the right to postpone or cancel the final award of theproposals at SMHA’s convenience.SMHA will promptly notify the selected owner(s) in writing of their selection for the PBVprogram.Documents regarding SMHA’s basis of selection for PBV proposals will be made available forpublic inspection, excluding sensitive owner information such as financial statements and similarinformation about the owner.D. Incomplete and Non-Responsive/Non-Compliant ProposalsIf SMHA determines that a proposal is non-responsive or non-compliant with this RFP, writtenselection criteria and procedures or HUD program regulations, the proposal will be rejected andreturned to the applicant with notification stating the reason for rejection. In cases where theproposal meets the minimum information requirements but is defective through typographical orminor calculation errors the proposal will be processed.SMHA reserves the right to reject a proposal at any time for misinformation, errors or omissionsof any kind, no matter how far such proposal has been processed.E. Withdrawal of ProposalApplicants may withdraw their proposals before or after the RFP submittal deadline bysubmitting a written request to SMHA.F. Proposal CostAll costs incurred in the preparation of the proposal are the responsibility of the applicant. Alldocuments submitted as part of the proposal will become property of SMHA. Any materialsubmitted that is confidential must be clearly marked as such.G. Affirmative ActionSMHA is an Equal Opportunity Business Enterprise which promotes competitive solicitationsand does not discriminate on the basis of race, color, religion, creed, national origin, sex,disability, age or sexual orientation.SMHA encourages Minority, Small, Women- and/or Disabled-owned Business Enterprises torespond to this solicitation.SMHA PBV RFPPage 11 of 44
H. Post Award CostsAll costs for the SLR, environmental review, appraisal (if required for establishment of rent),Davis Bacon monitoring and any and all other costs that may be associated with processing andapproval of the proposal are the responsibility of the owner and shall not be paid by SMHA.SMHA PBV RFPPage 12 of 44
Stark Metropolitan Housing AuthorityMarch, 2021SECTION 8 PROJECT-BASED VOUCHER PROGRAM (PBV)4. OWNER/DEVELOPER PROPOSALPROPOSAL SECTION A: APPLICANT STATEMENT,
SECTION 8 PROJECT-BASED VOUCHER PROGRAM (PBV) January 2021 . Project# 01262021-COCC . PROPOSAL PACKAGE . PROGRAM DESCRIPTION, PROPOSAL FORMS, CHECKLIST AND SCORING FACTORS FOR OWNER/DEVELOPER SUBMISSION OF PBV PROPOSALS . PROPOSALS DUE March 11, 2021, 2:00 PM EST . Subm
