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City of Fargo Housing and Redevelopment Authority
Request for Proposals for Affordable Housing Development Co-Developer
Submission deadline: Monday, November 16, 2020 at 3:00 p.m. (Central time)
The Fargo Housing & Redevelopment Authority invites qualified real estate development firms to submit proposals for the disposition and redevelopment of the Lashkowitz High Rise public housing site in collaboration with the housing authority. The development comprises 247 units of federally subsidized public housing in one 22-story building, including community spaces and a management office, all of brick and concrete construction. The entire site occupies approximately 2 acres in downtown Fargo. The parcel is approved for disposition by the U.S. Department of Housing and Urban Development (HUD) and subject to certain conditions for its future use. RFP packages are available via email request to [email protected] free of charge. Hard copy RFP packets may be obtained for a non-refundable fee of $100.00 payable by check or money order to Fargo Housing on or after Tuesday, August 18, 2020, from the Fargo Housing main office, 325 Broadway N, Fargo, ND 58102. The RFP packet will be mailed to prospective respondents or other interested parties upon request for an additional $15.00 fee. Questions or requests for clarification regarding this RFP will be accepted in writing only until Friday, September 18, 2020 at 3:00 pm and must be submitted to Matthew Pike, Executive Director, Fargo Housing, 325 Broadway N, Fargo, ND 58102 or via email to [email protected]. Complete proposals subject to the requirements herein are due Monday, November 16, 2020 at 3:00 p.m. (Central time). Fargo Housing reserves the right to reject any proposals and waive any informalities if it be in the public interest to do so.
An Equal Opportunity Employer
An Equal Housing Provider
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Table of Contents
1 Overview 1.1 General 1.2 Request for Proposals 1.3 Submission Requirements 1.4 Milestones 1.5 Contact
2 Site Opportunity and Requirements 2.1 General 2.2 The Site 2.3 Development Requirements 2.4 HUD Contact 2.5 Ownership and Pre-Development Funding 2.6 Fargo Housing’s Co-Developer Oversight and Participation 2.7 Co-Developer’s Role 2.8 Financing
3 Contents of Submission 3.1 General 3.2 Executive Summary 3.3 Approach 3.4 Financial Feasibility 3.5 Experience and Qualifications 3.6 Key Business Terms
4 Evaluation 4.1 General 4.2 Disqualification Criteria
5 Submittal Methods and Rules 5.1 General 5.2 Questions from Co-Developers 5.3 Pre-Contractual Expenses
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5.4 Reservations, including No Commitment to Award
6 Attachments & Appendices 6.1 HUD Disposition Approval Letter dated March 18, 2020 (with attachments) 6.2 Reports and Studies
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1 Overview 1.1 General Fargo Housing and Redevelopment Authority (Fargo Housing) seeks to redevelop a site in downtown Fargo (the Site) containing a 22-story, 247-unit residential apartment building known as Lashkowitz High Rise (or “the High Rise”), sitting on approximately 2-acres, to more sustainable affordable housing site with possibly additional uses that will be an asset to the community. Important highlights include:
• Fargo Housing recently obtained approval (the Approval) from the U.S. Department of Housing and Urban Development (HUD) for disposition of the Site because of the obsolescence of the High Rise for use as public housing. (A 2019 obsolescence study is included here as part of Section 6.2.)
• The Approval authorizes Fargo Housing to ground lease the Site to a related entity, Lashkowitz High Rise LLLP, which will sub-ground lease the Site for redevelopment. The Approval requires that the redevelopment include at least 110 affordable housing units, for households whose incomes do not exceed 80 percent of Area Median Income as defined by HUD, for at least thirty years. Fargo Housing desires to continue that requirement for the life of the ground lease to the developer (the Affordable Housing Requirement). The Site will be vacated prior to the commencement of the sub-ground lease.
• Fargo Housing has increasing expertise in affordable residential development and is currently undertaking multiple co-developed projects.
• Fargo Housing seeks the participation of a collaborative Co-Development team in the redevelopment of the Site.
• This RFP is intended for procurement of a Co-Developer and possible Co-general partner (the Co-Developer) for the redevelopment of the Site, including for planning, implementation and funding within parameters set by Fargo Housing. Fargo Housing or an entity related to Fargo Housing will serve as the co-developer and possibly co-general partner or in another ownership role with the procured development company that is experienced in redevelopments of at least similar size and in the use of affordable housing programs. Fargo Housing and the Co-Developer will select the other key members of the team that may include architectural, legal, construction, management, and financial services. The Co-Developer may propose team members as part of its RFP response.
1.2 Request for Proposals • Fargo Housing intends to co-develop the Site, which presents a unique opportunity to make a
positive impact on the Downtown Fargo community, restore or replace a treasured piece of Fargo’s history, and provide vital affordable housing to the area.
• Each potential Co-Developer should assess the Site and then present an approach to transform the Site into an attractive, multifaceted community that interconnects with the surrounding neighborhood and downtown vicinity.
• Co-Developers must provide at least 110 affordable units serving low-income residents at or below 80 percent of area median income, and may include additional mixed income/mixed-use development.
• Co-Developers may propose to demolish and replace or to substantially rehabilitate the High Rise. • The Co-Developer must demonstrate how it will capitalize on public/private partnerships as
needed to implement its proposal, including assembling layers of affordable and conventional financing products; implementing phases of a master plan with any proposed mixed-use
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components; and creating sustainable communities that preserve affordability for low-income households.
1.3 Submission Requirements Proposers responding to this RFP are required to submit eight (8) copies and one (1) original of their proposal and shall provide one (1) electronic copy of of their proposal via email or portable media. This electronic submission should be in Adobe PDF format, although Microsoft Office files (Word, Excel) are also acceptable.
Proposers must submit their proposals on or before Monday, November 16, 2020, at 3:00 p.m. (Central time zone) by mail or hand delivery to: G. Matthew Pike, Executive Director, Fargo Housing & Redevelopment Authority, 325 Broadway N, Fargo, ND 58102. Each proposal must be in a sealed enveloped marked with the Proposer’s name, address, and telephone number.
Proposals must comply with the requirements of this RFP as set forth herein. Fargo Housing is not required to accept or review proposals received after the designated submission deadline; however, Fargo Housing reserves the right to extend the time for receipt of proposals.
1.4 Milestones (unless extended) • Issuance of this RFP for Affordable Housing Development Co-Developer: August 18, 2020 • Written questions due: Friday, September 18, 2020 at 3:00 pm (Central) • Proposals due: Monday, November 16, 2020 at 3:00 p.m. (Central) • Review of proposals: Tuesday, November 17, 2020 – Monday, November 30, 2020 • Notification of selection: Friday, December 4, 2020
1.5 Contact Fargo Housing’s primary point of contact for this RFP is Brenda Waterworth. Email Brenda at [email protected].
2 Site Opportunity and Requirements 2.1 General
Fargo Housing has 480 public housing residential units divided into three Asset Management projects ranging from single-family homes to the Lashkowitz High Rise. Fargo Housing also operates an additional 235 affordable residential units.
In addition to these affordable residences, Fargo Housing manages the following housing voucher programs:
• Housing Choice Vouchers – 1,194 vouchers • U.S. Veterans Administration Supportive Housing – 100 vouchers • “Mainstream” Vouchers – 50 vouchers • Family Unification Vouchers (FUP) – 40 vouchers • Continuum of Care Vouchers – 57 vouchers • Project-Based Vouchers (PBV) – 225 vouchers
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Fargo Housing has previous and recent experience with repositioning of a HUD Public Housing building through the Rental Assistance Demonstration (RAD) with the completed New Horizons Manor rehabilitation project, a 97-unit fully accessible residential apartment building at 2525 Broadway N in Fargo.
Fargo Housing is currently developing Elliott Place, a new 84-unit, affordable new building for seniors, funded in part through both 4% and 9% Low-Income Housing Tax Credits, Housing Trust Fund, Housing Incentive Fund, and HOME monies. That project is in the design phase and scheduled for completion at the end of 2021.
Redevelopment of the High Rise Site presents a unique opportunity for a Co-Developer to collaborate with Fargo Housing’s team to develop affordable housing through creative, thoughtful planning, community engagement, and strategic investment.
2.2 The Site
• The 1.99-acre Site is located within the downtown Fargo community. • The High Rise was constructed in 1969 and first inhabited by residents in 1971. • The High Rise includes 247 dwelling units, one non-dwelling unit, and one merged unit. The units
are one-bedroom. The High Rise also includes a dining/activity room, common areas, and several office spaces for Fargo Housing staff and other partners and service providers.
• The obsolescence study undertaken in connection with the HUD Section 18 disposition approval process is discussed in Section 6.2 below.
• The area is served by bus stops and nearby shopping, banking institutions, hospitals, and churches.
Fargo Housing encourages and welcomes interested Co-Developers to explore the Site and surrounding area fully and to familiarize themselves with adjacent pending or future development through contacts with the City of Fargo. Fargo Housing relies on the Co-Developer’s expertise to independently obtain and fully analyze real estate market data, potential partners for developing the physical and social components of the sites, and creative financing tools and approaches.
2.3 Development Requirements Fargo Housing will collaborate closely with the selected Co-Developer, as well as the City of Fargo, to implement a comprehensive plan for the Site that:
• Meets or exceeds the Affordable Housing Requirement mandated by HUD’s letter of approval for disposition of the High Rise dated March 18, 2020 (included at section 6.1 below)
• Ensures the long-term financial viability and environmental sustainability for both the project and Fargo Housing
• Fully leverages the Site’s location, value, as well as other investments and opportunities in the immediate and adjacent area to create the optimal investment and experience for the residents
Fargo Housing is interested in inclusion of office space on the Site for a new headquarters (approximately 10,000 square feet) and would look favorably on proposals that include this option.
The items listed below are mandatory and will be included in any successful proposal as part of a Master Development Agreement (MDA). Each element below shall be subject to Fargo Housing’s approval.
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Units
• Provide at least 110 affordable units serving low-income residents at or below 80 percent of area median income, for the life of the ground lease. Fargo Housing expects to make available up to 110 Project-Based Vouchers (PBVs) for this purpose. Respondents are encouraged to consider and include other types of affordable units as part of their proposals. Where market and financially feasible, the proposal may include additional mixed income/mixed-use development to bolster the viability of the Site.
• Focus on addressing the needs of senior/elderly residents from both a residential as well as services point of view.
• Submit a viable and diversified bedroom mix of residential unit sizes, which shall be for general occupancy (not set aside for affordable elderly households).
Design
• Co-developers may design a viable mix of affordable and market rate rental apartments that reflects the current and future needs of downtown residents, while ensuring effective strategies that allow for the long-term retention of a range of household incomes reflected at the redeveloped Site.
• Ensure environmental sustainability using green design practices and construction, optimal energy efficiency through the incorporation of water conservation, waste management and on-site renewable energy, and adherence to LEED and/or Green Communities certification standards.
• Ensure the number of accessible units meets the need of prospective residents; incorporate accessibility features compliant with all regulations during site planning and construction to make apartments adaptable to serve a variety of residents.
• Develop a design that maximizes the Site’s assets. • Install community broadband internet, security systems, and technology infrastructure to meet
the future needs of the Site. • If feasible, commercial spaces to provide services and enhanced experience of residents.
Financing
• Leverage the present real estate value, as well as other incentives and opportunities, to finance demolition/new construction and/or rehabilitation of the High Rise property.
• Develop a financially feasible plan that to be executed within a reasonable timeline reached in collaboration with and approved by Fargo Housing.
Contracting Opportunities and Partnerships
• Be consistently and reliably available for and often conduct various calls and meetings, provide updates, and fully engage community stakeholders in coordination with Fargo Housing throughout the development process.
• Provide Section 3 and MBE/WBE opportunities. Where applicable, ensure that the developer considers Fargo Housing residents first for construction jobs and apprenticeships and then offers opportunities to other low-income people before opening to the applicant pool.
• Capitalize on and facilitate new partnerships at the neighborhood, City, State, and Federal levels.
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2.4 HUD Contact Fargo Housing will be responsible for all communications with HUD related to meeting the obligations of the approval for disposition and development of the Site, as well as the submission of program and closing documents that require HUD approval. To the extent any such documents or supporting documents are within the knowledge or responsibility of the Developer, Fargo Housing will expect the Developer to prepare such documents, in coordination with Fargo Housing.
2.5 Ownership and Pre-Development Funding
Land ownership
Subject to the conditions set forth in HUD letter of March 18, 2020, Fargo Housing will enter a long-term ground lease with Lashkowitz High Rise LLLP, which will sub-ground lease with the Developer entity expected to include the Co-Developer and Fargo Housing or its related entity. The amount of capitalized and/or annual rent under the ground lease is subject to negotiation. Fargo Housing will determine the term of the sub-ground lease and will include all required affordability and other necessary restrictions. The ground lease and Right of First Refusal/Option to Purchase will include terms required by HUD and/or Fargo Housing, but with respect to any tax credit component will permit Fargo Housing to acquire the property and the price equal to the debt plus investor taxes in accordance with Section 42(1)(7) or the Internal Revenue Code. At the end of the term of the ground lease, all improvements will revert to Fargo Housing or to Lashkowitz High Rise LLLP. HUD thus far has approved a 30-year ground lease; Fargo Housing will work with the Co-Developer to ensure that the reasonable financing for the development can be effectuated, and Fargo Housing acknowledges that the term of this ground lease may need to be extended to accomplish a tax credit syndication.
Pre-Development Considerations Participation in schematic design, design development, and construction documents
Fargo Housing will review all due diligence completed by the Co-Developer and will be involved in the design process to finalize the master plan, site plans, the building designs, and floor plans. Fargo Housing will review and approve the construction drawings and the specifications, and any proposed revisions if they affect programming, budget, or schedule significantly.
Pre-Development Funding
The Co-Developer will be responsible for its pre-development funding, which may be considered a development cost eligible for reimbursement at closing.
Gap Financing
Fargo Housing is seeking innovative approaches/concepts that maximize private financing and financial structuring. Outside of potential ground lease payment deferment, Fargo Housing does not anticipate that any HUD capital resources will be available to fund the redevelopment. Because Fargo Housing is not expecting to provide capital resources, the Co-Developer will be required to identify the funding to cover all costs of redevelopment, including but not limited to possible demolition and other third-party costs.
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Financial Benefit
Fargo Housing and the Co-Developer will negotiate Fargo Housing’s participation in the development. Fargo Housing anticipates receiving compensation for all phases including, but not limited to: capitalized ground lease payments; shares of the developer and asset management fees; receiving cash flow during operations and on sale or refinancing. In addition, Fargo Housing requires a Right of First Refusal/Option to Purchase or other arrangements regarding any Co-Developer exit at the end of the Low-Income Housing Tax Credit compliance period, on terms satisfactory to Fargo Housing (further discussed under Land Ownership).
2.6 Fargo Housing’s Co-Developer Oversight and Participation Ownership Role Co-Developer shall propose an ownership role in the development for Fargo Housing that will be in the best interests of Fargo Housing and the development and satisfactory to Co-Developer. Fargo Housing prefers to have a strong ownership role, such as a co-general partner role.
Contract Administration Fargo Housing will be actively involved from the conceptual/pre-development process through lease up and occupancy of each phase. Fargo Housing will review all project contracts/agreements, as well as invoices/draws for approval, as Fargo Housing deems appropriate.
Selection of General Contractor and Construction Fargo Housing will be actively involved with the selection of the General Contractor from proposals to award/notice to proceed to contract closeout. Fargo Housing generally will attend construction meetings and will be provided with the opportunity to review all construction draws and any amendments to plans and specifications related to site preparation, infrastructure, and building construction.
Selection of Investors and Lenders Fargo Housing will review, provide comments, and approve:
• The construction/permanent financing and equity investor solicitations; • The list of potential investors and lenders; and • The subsequent investor and lender responses.
The Co-Developer will conduct each investor solicitation process in a form that ensures maximum participation. Fargo Housing will be involved in selecting the investors and lenders that provide the best terms for the project and Fargo Housing will approve the final selection of the investor and lender for each phase. This process will be outlined in the Master Development Agreement (MDA).
Asset Manager Fargo Housing will monitor and enforce the terms of the Ground Lease, Use Agreements, Partnership Documents and Loan Documents, in addition to all other closing documents as applicable. Fargo Housing will oversee the Co-Developer as needed to ensure that the site and all improvements are managed in accordance with applicable local, state, and federal requirements.
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Property Management Fargo Housing will work with the Co-Developer to determine what role Fargo Housing will play in the property management. Fargo Housing reserves the right to approve the selection of all management companies. In addition, Fargo Housing will review and approve all management documents.
Section 3 Compliance, MBE/WBE Subcontracting Fargo Housing will monitor the Co-Developer’s compliance with applicable Section 3 numerical goals for hiring and subcontracting (as discussed more broadly in 2.3 above and more specifically in 2.7 below). Fargo Housing will also monitor the Co-Developer’s plans and efforts for reaching eligible minority-owned business enterprises (MBE) and women-owned business enterprises (WBE) and including such businesses in contracting opportunities.
The Co-Developer’s strategy must be coordinated and integrated with compliance efforts throughout the development process. The Co-Developer will submit a monthly Section 3 report to Fargo Housing to demonstrate compliance with applicable Section 3 commitments.
2.7 Co-Developer’s Role The roles and responsibilities will be specified in the MDA and will be negotiated with the selected Co-Developer.
Through the redevelopment effort the Co-Developer will work closely with Fargo Housing, Fargo Housing’s residents, the surrounding community, Fargo Housing’s consultants, and other City, State, and Federal agencies as necessary and directed by Fargo Housing. The Co-Developer will be responsible for ensuring that the redevelopment plan is approved, financed, and implemented in a timely fashion.
Oversee and Implement Redevelopment Efforts
The Co-Developer will provide the necessary staffing, expertise, supervision, and guarantees to implement all aspects of the redevelopment fully and expeditiously, which will be outlined in the MDA. The Co-Developer will ensure that the plan meets Fargo Housing’s Development Requirements listed in Section 2.3.
Hire and Manage Consultants and Contractors for Planning and Implementation
The Co-Developer, in coordination with Fargo Housing, will procure consultants and/or contractors and coordinate all tasks necessary to obtain financing, finalize planning, and implementation tasks. The Co-Developer will need to procure, oversee, and manage all consultants as necessary to complete funding applications, master planning, architectural, environmental review, market analysis, geo-technical studies, civil, mechanical and electrical engineering, and any other activities deemed necessary by the Co-Developer and Fargo Housing. Proposers are strongly encouraged to demonstrate local expertise or an intent to secure local expertise in the areas of planning and the development process, including LIHTC financing, design, entitlement, and construction matters.
Maintain Communication Regarding Project Progress
Fargo Housing will establish a regular schedule of team meetings, in which the Co-Developer will participate. The Co-Developer also will submit monthly progress reports to Fargo Housing in such formats
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and media as Fargo Housing directs, on the project status and schedule, including but not limited to design, permits, financing, etc.
Develop and Maintain Quality Control Measures
The Co-Developer is responsible for ensuring that the Project is constructed and managed with the highest quality materials and workmanship. The Co-Developer will be required to implement quality assurance and control measures to ensure effective performance by all parties in all aspects of the program.
Develop and Maintain a Detailed Development Schedule and Critical Path Schedule
The Co-Developer shall establish and maintain a detailed schedule of events, predicated on financing deadlines that include pre-development activities, construction start, project stabilization, and permanent loan close. In addition, the Co-Developer shall develop a Critical Path Schedule for all phases of construction, and lease-up stabilization.
Be Responsive to Local Community, Neighborhood, and Governmental Interests
In cooperation with Fargo Housing, the Co-Developer shall promote and maintain good relations with community and neighborhood groups, and federal, state, and local governments. The Co-Developer will maintain an active relationship with City Departments.
Compliance with Laws
The Co-Developer will comply with all applicable local, state, and federal rules and regulations applying to the activities that will be included in the MDA.
Section 3 Compliance (24 CFR Part 135)
The Co-Developer will be required to comply with applicable requirements of Section 3 of the Housing and Urban Development Act of 1968. The purpose of Section 3 is to ensure that employment, contracting, and other economic opportunities generated because of Section 3 applicable projects to the greatest extent feasible shall be directed to Section 3 residents and to Section 3 business concerns.
The Co-Developer will be expected to develop a strategy in coordination with Fargo Housing for fostering Section 3 employment, training, and contracting opportunities throughout the redevelopment process that are consistent with the requirements of 24 CFE Part 135. The Co-Developer, and all tier subcontractors and service providers, unless otherwise agreed upon by Fargo Housing, will be subject to applicable Section 3 requirements.
Prepare Feasibility Assessments, Market Analyses, and Appraisals
To finalize the overall redevelopment approach, the Co-Developer will prepare such feasibility assessments, market analyses, and appraisals at its cost as necessary to confirm the respective redevelopment approach. The Co-Developer also will be responsible for any additional analyses to develop and obtain financing for each redevelopment phase.
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HUD Approvals
The Co-Developer will fully support Fargo Housing’s efforts to obtain any needed HUD approvals, in the manner requested by Fargo Housing.
Local/State Approvals
The Co-Developer is responsible for obtaining all required City and utility approvals and permits, including all required easements.
Obtain Environmental Clearances
The Co-Developer will procure the necessary consultants and assist in preparing the necessary documents to obtain environmental clearances from all agencies. The Co-Developer will obtain all local, state, and federal environmental clearances, including but not limited to the National Environmental Policy Act (NEPA) and any local requirements.
Plans and Specifications
The Co-Developer will be responsible for the preparation of all necessary infrastructure and building plans and specifications that comply with the requirements of all permitting and regulatory entities. These documents and designs will be subject to Fargo Housing review and approval. The Co-Developer shall comply with the following criteria: LEED Certification, Enterprise Green Communities, and most recent Green Building Standards Code requirements.
2.8 Financing Produce an Overall Financing Plan
The Co-Developer will produce an attainable financing plan for the overall redevelopment effort. The financing plan will be developed in conjunction with the redevelopment plan and the market analysis. The plan must demonstrate a sensitivity and approach to using local funds in the most efficient manner, maximizing leveraging of HUD funds and tax credits to the greatest extent possible.
Maximize the Leveraging of Public and Private Resources
The Co-Developer will pursue all reasonable sources of financing and will utilize a variety of partners and partnerships, as needed. The Co-Developer will take full responsibility for securing all financing sources in a timely fashion and will coordinate discussion and negotiations with financial institutions and private partners. All financing terms are subject to review and approval by Fargo Housing.
The Co-Developer will be responsible for securing multiple federal, state, and local sources to the extent needed, including but not limited to NDHFA Tax Credit Allocations, NDHFA bonds, Federal Home Loan Bank-Affordable Housing Program, New Market Tax Credits, Renewable Energy/Energy Tax Credits, Home, and CDBG. The Co-Developer is expected to identify and secure creative financing sources.
Obtain Lender and Equity Investments
The Co-Developer will use an open and competitive process to obtain any equity financing commitments with the best terms currently available and subject to Fargo Housing’s approval. Fargo Housing will review and provide comments regarding the Co-Developer’s construction financing and equity investor
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solicitation; the list of potential investors/lenders; and investor/lender subsequent responses. The Co-Developer will conduct the investor solicitation process in a form that ensures maximum participation. Fargo Housing will be involved in selecting the investors that provide the best terms for the project and shall approve the final selection of investors and lenders.
Construction The Co-Developer must competitively solicit proposals/bids for the construction of the development, or otherwise demonstrate the competitiveness of the construction price. The Co-Developer must engage in a competitive procurement process meeting Fargo Housing’s approval; for example, this may include advertising and providing notice to at least three general contractors to obtain competitive price proposals/bids. Beyond qualifications and cost, the primary criteria for general contractor selection will be general conditions, overhead, and project markups.
Fargo Housing will also require that the Co-Developer provide a cost estimate developed by a qualified professional for each standard design milestone, including schematic design, design development, and construction documents. This process will provide the estimated cost to confirm that the proposal is feasible, based on the Co-Developer’s proposed plan and identified funding sources.
Hire Qualified General Contractors and Oversee Construction Activities
The Co-Developer, in coordination with Fargo Housing, will create and implement a competitive process for selecting the most qualified General Contractor. During construction, the Co-Developer will provide oversight and management of construction activities by coordination with the development team members and attending job-site meetings as needed to ensure the expeditious implementation of construction activities.
Implement Development Program
In accordance with the final redevelopment plans, the Co-Developer will develop all improvements associated with the development program proposed by the Co-Developer and approved by Fargo Housing.
Ownership and Asset Management Unless the parties agree otherwise, Fargo Housing will organize the ownership entity and will be responsible for marketing, lease-up, and management of the development. These tasks will be subject to approval and other participation as specified elsewhere in this RFP.
3 Contents of Submission 3.1 General The materials package submitted should not exceed 50 pages, including all required content listed immediately below.
Contents:
• Letter of Interest • Table of Contents • Executive Summary
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• Approach • Financial Feasibility • Experience and qualifications • Key Business Terms
Letter of Interest
After gaining significant familiarity with the Lashkowitz High Rise and Fargo Housing’s primary objectives, briefly describe how the Co-Developer has the best proposal to transform the site in coordination with Fargo Housing and the community. The letter should state proposer understands the scope of services, the commitment to perform the services expeditiously, and include a brief statement indicating why the Co-Developer is best qualified to perform the engagement.
The letter should be addressed to Mr. Matthew Pike, Fargo Housing Executive Director and CEO, and must be signed by a principal or officer authorized to represent and commit on behalf of the firm(s).
Table of Contents
Immediately following the cover letter, include a table of contents that corresponds with the tabs listed below.
3.2 Executive Summary Provide a description of proposed uses, project vision, timing, and phasing. Discuss how the development program relates to the larger neighborhood and complements the City of Fargo’s plan for the area.
Provide a summary of the proposed development program, including subsidized units and any otherwise unsubsidized tax credit units, workforce housing, and market rate units and any non-housing uses.
Describe the anticipated tasks and assignment of responsibilities. Describe how Co-Developer will bring expertise into various phases or activities needed to produce the development and how the Co-Developer will be accountable to Fargo Housing to deliver the development on schedule and within budget.
Describe the proposed financial plan and its feasibility.
3.3 Approach Development Proposal
Describe in more depth the proposed redevelopment. Describe the conceptual design and include schematic drawings and site maps as warranted. Describe what choices were made and why the proposed redevelopment is the most advantageous for meeting Fargo Housing’s objectives.
Describe how your team will undertake the revitalization of the site within the context of any existing or planned public and private investments after researching what is planned for the area. Describe any guiding principles that will be included in the revitalization strategy. Describe construction strategy. To the extent that your proposal may involve a joint venture with another for profit or nonprofit developer, please similarly describe such joint venture.
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Project Schedule
Provide a schedule of the estimated time for each phase and step, including a high-level timeline or other similar graphic representation of the development process. The schedule should recognize the time involved in finalizing development agreements, receiving project entitlements, designing the project, financing the project, commencing construction, lease negotiations, marketing, and final occupancy.
Stakeholder Engagement Plan and Communication Plan
Provide detailed strategies for community outreach activities, the target audience for each strategy, and the expected outcome. Describe the tools that will be used to provide information to the broader community and how a cohesive and consistent message will be conveyed through the different methods.
Resident Services Strategy and Partnership Plan
Describe any unique resources that the Co-Developer will commit or any innovative successful approaches the Co-Developer will apply during the various phases of the project to build the social capital of the residents and form meaningful partnerships with the appropriate stakeholder organizations.
Describe potential partnerships that the Co-Developer will form to create a larger community impact. Provide detail about how the Co-Developer will identify, engage, and keep these partnerships active.
Asset and Onsite Property Management
Describe how the Co-Developer will ensure long-term oversight and asset management of the site as a whole and the approach to the onsite property management of the various proposed components.
Describe the proposed property management terms that will likely meet lender and/or investor requirements and incorporate opportunities for Fargo Housing residents and employees where possible. Discuss how day-to-day operations will be handled. Describe how excellent property management will be insured.
3.4 Financial Feasibility Submit a financing plan narrative and a preliminary financial model including sources and uses and an operating pro forma.
In determining financial feasibility, Co-Developers should consider all available sources of financing or other private or federal assistance that may benefit the project. Fargo Housing will not guarantee any public subsidy to fill any funding gaps or shortfalls, and will evaluate Co-Developers in part on proposals to fill any such funding gaps.
The financing models should include a comprehensive project financing strategy, including the following:
Uses
A detailed project budget that breaks down all costs to be incurred, including the following: hard costs, soft costs, acquisition, and financing costs. Include debt repayment and potential funding of reserves.
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Sources
A breakdown of all funds to be obtained during Predevelopment, Construction, and Permanent Financing, and the assumptions used to size them (including interest rates, amortization type, period and debt coverage ratio, tax credit amounts and pricing, and all other relevant source information), for the payment of Uses in the project. Please specify any request for a commitment of PBV and indicate the impact on the proposal of Fargo Housing granting or not granting this request. Nothing in this Request for Proposals is intended to limit the types of sources that Co-Developers can propose.
Operating Assumptions
Proposers shall submit as part of the Financial Workbook key operating assumptions, including operating expenses and trending assumptions. These will be subject to review by Fargo Housing to determine whether the Co-Developer’s proposed assumptions vary from Fargo Housing’s assumptions.
Guarantees
Provide a narrative description identifying all guarantees projected to be needed and the specific individuals and/or entities providing guarantees for all phases. Fargo Housing is not obligated to provide any guarantees with respect to the development.
3.5 Experience and Qualifications Organizational Structure and Profile Provide a description or chart of the organizational structure and staffing of the respondent’s team. Provide profiles of the principles and key staff members that will be involved in the development effort, what roles they would serve for Fargo Housing, and their level of experience. Highlight their involvement in similar projects and activities, including their experience in processing HUD applications in securing approvals for public housing authority and/or multifamily revitalization projects and/or submitting successful affordable housing development proposals through NDHFA. Indicate their familiarity with state (North Dakota) and local (Fargo) rules and regulations for all aspects of development. Identify any experience working for or with public housing authorities.
Previous Housing Development and/or Development Consulting Experience Provide information on five or more residential rental development/revitalization projects in which the respondent has participated. Attempt to provide the most recent projects and the most pertinent to Fargo Housing’s scope. Inclusion of projects that required processing applications and securing HUD approvals for public housing authority and/or multifamily revitalization projects and/or submitting successful affordable housing development proposals through NDHFA would be helpful.
Certify that all key staff members will be available to start immediately or describe existing time commitments that would impair the respondent’s ability to proceed expeditiously.
Financial Experience and Qualifications Describe the Co-Developer’s experience and qualifications applying for and integrating different subsidies such as LIHTC, tax-exempt bonds, HIF, HTC, HOME, CDBG, FHLB AHP, PBV or other sources.
Describe the Co-Developer’s experience with proposed methods for filling financing gaps.
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Procurement Describe the process the respondent proposes to select a general contractor, architect, engineer, environmental firm, legal, equity investor, financial advisors, and accountants. If Co-Developer responds as a team with any of these firms, please provide a brief history of each firm, similar projects with comparable services, and extent that respondent has worked with the firm before. Provide resumes for key staff of team.
Litigation Disclosure Indicate whether the respondent or any respondent team member ever sued or been sued by a HUD or a public housing agency, and if so, describe the circumstances and outcome. (Mandatory) Previous Default: Include a statement disclosing and describing any instance of non- compliance or default in any public housing or affordable housing transaction, including mixed finance or HOPE VI transaction, by the proposer, its affiliates or assigns.
References Provide at least three references including the entity’s name and mailing address along with the contact person’s name, email address, and telephone number for the most comparable projects – preferably a recent HUD public housing authority and/or multifamily revitalization project. Provide at least one tax credit investor and one housing finance agency, if Co-developer proposes to use tax credits. Provide references for all key team members.
Fargo Housing reserves the right to reject any proposals received solely on the basis of past poor performance as reported by the references. Fargo Housing further reserves the right to refuse to consider any claimed item(s) of work that, determined in the sole discretion of Fargo Housing, was not substantially similar to the work described in this RFP; was not successfully performed to the reasonable satisfaction of other customers; was not performed by the proposer under its present name (or by a differently-named but essentially identical business entity); or is not verifiable through Fargo Housing’s reasonable efforts.
Financial Statements Provide copy of financial statements for the last three years, demonstrating no less than $1,000,000 of liquidity and $5 million of net worth.
3.6 Key Business Terms Fargo Housing will participate in the ownership of the project, enabling Fargo Housing to take an active role in planning, construction, and ongoing asset management. Fargo Housing also desires to be assigned work product during predevelopment.
Fargo Housing and the Co-Developer will negotiate Fargo Housing’s participation in the development. Fargo Housing will evaluate the Co-Developer’s proposed business terms and willingness to collaborate with Fargo Housing in this effort. Please describe your proposed terms for the following items.
Fargo Housing Financial Participation
In a section separate and divisible from the rest of your proposal, please describe your financial terms and compensation of Fargo Housing in the following or other areas as applicable, including:
• Predevelopment split
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• Developer fee split • Asset management fees • Property management fees • Ground lease payment • Anticipated cash flow distribution position/split • Option and Right of First Refusal
Proposed Legal and Ownership Structure
Please describe the proposed ownership structure identifying the various legal entities involved in the ownerships of the development. Describe the co-General Partner or other role proposed for Fargo Housing, including specific development responsibilities.
If a joint venture is proposed, describe any joint venture arrangements, including how decisions will be made and how each party fits into the proposed structure.
Co-Developer Fee Structure Please describe the Co-Developer’s expectation of fees or other compensation on rental unit development. Describe both the calculation basis of any fees (e.g., if there is a fee expressed as a percentage, indicate to which specific items the percentage would apply) and expectation for timing of payment. Address willingness to perform duties on a fee only basis with appropriate caps. Final fees will be negotiated subject to the best interest of the Fargo Housing.
4 Evaluation 4.1 General Fargo Housing will evaluate and select proposals based on its overall the best interests, taking into account all aspects of each to the extent that it meets the requirements of this RFP and conveys a collaborative process and financially viable concept. Such aspects shall include, without limitation, development vision and program, team capability and experience, financial feasibility and proposed relationship to Fargo Housing. Fargo Housing reserves the right to conduct the evaluation in one phase, two phases (a qualifying phase and a finalist phase) or otherwise as it determines to be in its best interests.
Each Co-Developer respondent must have the following:
• Experience in maximizing the use of various financing vehicles • Experience in development construction and affordable housing operations • Expertise in housing developments that incorporates tax credit and other affordable housing
financing (unless tax credits are not proposed) • Expertise in regulatory compliance issues • Expertise in Davis-Bacon compliance, unless inapplicable • Expertise with local government authorities that regulate the permits and utilities
Under the Freedom of Information Act (Public Act 442), Fargo Housing is obligated to permit review of its certain documents upon request. All information in a submitted proposal is subject to disclosure
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under this provision. The Act also provides for a complete disclosure of contracts and attachments thereto.
Any award is subject to the final approval of Fargo Housing’s Executive Director/CEO.
4.2 Disqualification Criteria The following are grounds for proposal rejection at Fargo Housing’s sole discretion:
• Proposer or any member of proposer’s team has ever owned property upon which the City of Fargo or the other entity foreclosed due to failure to pay real estate taxes or a loan secured by a mortgage.
• Proposer or any member of proposer’s team currently owes the City of Fargo and/or Fargo Housing any monies for incurred real estate taxes, payments in lieu of taxes, fees, rents, water and sewer charges, or other indebtedness.
• Proposer or any member of proposer’s team has ever been convicted of an arson-related crime or is currently under indictment for any such crime.
• Proposer or any member of proposer’s team has been convicted within the last three (3) years of violating any criminal law, code, or ordinance regarding conditions of human habitation, fair housing or housing discrimination, or tenant harassment, or is currently under indictment for any such violations.
5 Submittal Method and Rules 5.1 General Co-Developers should describe any assumptions that are important to their approach/concept materials. Also, list any items needed from third parties, including Fargo Housing among others, to make the Development Program possible.
If there are any requirements of this request to which the Co-Developer objects, list the specific requirements and provide a detailed explanation for Fargo Housing review. Fargo Housing reserves the right to review Co-Developer’s objections to determine if the Agency agrees.
Materials submitted after the submittal due date may, at the sole discretion of Fargo Housing, be rejected and returned without review.
Hand delivered proposals should be date/time stamped/signed by a Fargo Housing representative in order to be considered. Normal business hours are 8:00 a.m. to 4:30 p.m..
Fargo Housing will not be liable to any respondent for any unforeseen circumstances, delivery, or postal delays. Postmarking on the due date will not substitute for receipt of the proposal. Each respondent is responsible for submission of his or her proposal.
Additional time will not be granted to a single respondent; however, additional time may be granted to all respondents when Fargo Housing determines that circumstances warrant it.
The proposal must be signed by an official authorized to bind the respondent to its provisions. Each proposal must remain valid for at least 120 days from the due date of this RFP.
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Proposals should not include any plastic covers, binders, or other non-recyclable materials. Fargo Housing will rate and rank all proposals received by the deadline according to evaluation criteria established herein. Respondents may be asked to participate in a telephone or personal interview if they are among the top-rated responses.
5.2 Questions from Co-Developers Questions must be in writing and can be emailed to [email protected] before Friday, September 18, 2020 at 3:00 pm (Central time). Fargo Housing is not obligated to answer any questions received after this deadline or any questions submitted in a manner other than as instructed.
5.3 Pre-contractual Expenses Pre-contractual expenses are defined as any expenses incurred by the Co-Developer in the following:
• Preparing materials in response to this request • Submitting said materials to Fargo Housing • Negotiating with Fargo Housing any matter related to these materials • Engaging in any other activity prior to the effective date of award, if any, of a contract allowing
for full implementation of development activities resulting from this RFP (i.e. prior to the date of full and complete execution of any written co-development agreement or MDA).
Fargo Housing shall not be liable under any circumstance for any pre-contractual expenses incurred by Co-Developers, and Co-Developers shall not include any such expenses as part of their materials submission or in the predevelopment or development budgets. These expenses are non-reimbursable to the Co-Developers.
5.4 Reservations, including No Commitment to Award Issuance of this request and receipt of the requested materials does not commit Fargo Housing to award any contract or agreement. Fargo Housing expressly reserves the following rights:
• Fargo Housing reserves the right in its sole and absolute discretion to accept or reject any or all proposals or alternative proposals, in whole or in part, with or without cause.
• Fargo Housing reserves the right to waive or not waive informalities in bids or bidding procedures, and to accept or further negotiate cost, terms, or conditions of any bid determined by Fargo Housing to be in the best interests of Fargo Housing even though not the lowest bid.
• Fargo Housing reserves the right to request additional information from any or all respondents. • Fargo Housing reserves the right to determine whether the scope of the project will be as
described in the RFP or a revised scope may be implemented. • Fargo Housing reserves the right to select one or more respondents to perform services. • Fargo Housing reserves the right to negotiate with more than one Developer concurrently. • Fargo Housing reserves the right to make primary and secondary project assignments or to cancel
all or part of this request, with no financial remuneration to any proposer. • Fargo Housing reserves the right to waive any irregularities or informalities, except fraud, in the
offers received. • Fargo Housing reserves the right to postpone or cancel this request for its own convenience. • Fargo Housing reserves the right to retain all proposals submitted and to use any ideas in a
proposal regardless of whether that proposal is selected. Submission of a proposal indicates
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acceptance by the firm of the conditions contained in this RFP, unless clearly and specifically noted in the proposal submitted.
• Fargo Housing reserves the right to disqualify proposals that fail to respond to any requirements outlined in the RFP, or for failure to enclose copies of the required documents outlined within the RFP.
• A respondent's failure to provide accurate information in response to this RFP may disqualify the respondent from further participation in the selection process. Proposals may be corrected, modified or withdrawn, provided that the correction, modification or request for withdrawal is made by the respondent, in writing (e- mail accepted), and is received by Fargo Housing prior to the Proposals submission deadline. After such date and time, the respondent may not change any provision of their response in a manner detrimental to the interest of Fargo Housing and/or fair competition.
• The key personnel specified by the successful respondent will be considered essential to the work to be performed by the successful respondent. Prior to diverting any of the key personnel for any reason(s), the contractor shall notify Fargo Housing in writing, at least thirty (30) calendar days in advance, and shall submit justification (including proposed substitutions) in sufficient detail to permit evaluation of the impact on the contract. Changes in personnel may be grounds for contract termination.
All pertinent exhibits and certifications must be completed as indicated and included with the response. Note that HUD forms may be obtained online.
Responses that do not include all required information may be deemed unresponsive. Each respondent is required to submit a response providing information on the items detailed herein and above
6 Attachments & Appendices 6.1 HUD Disposition Approval Letter dated March 18, 2020 (with attachments) HUD’s letter granting to Fargo Housing permission for disposition of the Lashkowitz High Rise immediately follows this RFP. Its attachments are included.
6.2 Reports and Studies Additional supporting materials are available for download at: https://fargohousing.org/about-fargo-housing/business-partners/development
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HUD Disposition Approval Letter dated March 18, 2020
(with attachments)
U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
Special Applications Center
77 W. Jackson Blvd., Room 2401
Chicago, Illinois 60604-3507
Phone: (312) 353-6236 Fax: (312) 913-8892
OFFICE OF PUBLIC HOUSING
March 18, 2020
Mr. G. Matthew Pike
Executive Director
Fargo Housing and Redevelopment Authority
325 Broadway
Fargo, ND 58102-4714
Dear Mr. Pike:
The Special Applications Center (SAC) of the U.S. Department of Housing and Urban
Development (HUD) has reviewed the Fargo Housing and Redevelopment Authority’s (FHRA)
application for the disposition of 1 dwelling building containing 247 dwelling units; 1 non-
dwelling unit; 1 merged unit and 2 acres of underlying land (the property). This property was
developed, acquired, or assisted by FHRA with funds under the U.S. Housing Act of 1937 (the
Act) and is under Lashkowitz High Rise, ND014000001 in HUD’s Inventory Management
System/Public and Indian Housing Information Center (IMS/PIC) system. HUD received PIC
application DDA0009699 on January 15, 2020 via the IMS/PIC system. In accordance with 24
CFR 970.9(a)(17), supplemental information was received through March 9, 2020.
Environmental Review
The RE made a determination that the project or activity converted to exempt under 24
CFR 58.34(a)(12), because the project or activity is categorically excluded under 24 CFR
58.35(a)(X) and there are no circumstances requiring compliance with any of the related federal
environmental laws and authorities at Part 58.5. The HUD Denver Field Office of Public Housing
(Field Office) accepts this determination.
Civil Rights Compliance Review
HUD’s Office of Fair Housing and Equal Opportunity (FHEO) monitors PHA compliance
with civil rights requirements through or in connection with HUD programs, including Section 18
disposition. Civil rights requirements include, but are not limited to, those outlined at 24 CFR
5.105(a), Title VI of the Civil Rights Act of 1964 and its implementing regulations at 24 CFR part
1, Section 504 of the Rehabilitation Act of 1973 and its implementing regulations at 24 CFR part
8, as well as Titles II and III of the Americans with Disabilities Act, and Executive Order 11063
and its implementing regulations at 24 CFR part 107. On February 14, 2020, the Region VIII
Denver HUD Office of FHEO provided a memorandum to the SAC indicating it had reviewed this
application and had no objection to SAC approving this application.
Visit our World Wide Web Site http://www.hud.gov/offices/pih/centers/sac/
PHA Plan
Public Housing Authorities (PHAs) must include proposed dispositions in a PHA Annual Plan,
Significant Amendment or MTW Annual Plan. Qualified PHAs, as defined by the Housing and
Economic Recovery Act of 2008 (HERA), must discuss the disposition at a public hearing, as
required by 24 CFR 903.7. FHRA submitted an Agency Annual Plan the HUD Denver Field Office
on October 21, 2019, which includes a description of the proposed disposition at the property. The
HUD Denver Field Office approved the Agency Annual Plan on January 27, 2020.
Previous Removals at the Development
FHRA has received the following previous HUD approval for removing property from the
development:
PIC Application
Removal Type Units
Approved Acres
Approved Date of Approval
DDA0007946 Disposition 0 0.29 03/13/2018
Description of Proposed Disposition
FHRA proposes the disposition of 1dwelling building containing 247 dwelling units; 1 non-
dwelling unit; 1 merged unit and 2 acres of underlying land. Details of the proposed disposition
are as follows:
Lashkowitz High Rise, ND014000001
DOFA:03/01/1971
Bedroom Size 0-BR 1-BR 2-BR 3-BR 4+BR Total
Existing Units 0 *248 1 0 0 249
Proposed Units 0 *248 1 0 0 249
Number of Dwelling Buildings Existing 1
Number of Dwelling Buildings Proposed 1
Number of (Dwelling and Non-Dwelling) ACC Units in
PHA’s Total Housing Inventory for All Developments 479
Existing Land 2.00 Acres
Proposed Land 2.00 Acres
* Includes 1 non-dwelling unit and 1 merged unit
Disposition Justification
FHRA proposed the disposition based on the best interests of the PHA and its residents and is
consistent with the PHA Plan and the U.S. Housing Act of 1937 and has justified the disposition
of the property in accordance with the specific criteria of 24 CFR 970.17(c) and PIH Notice 2018-
04.
The FHRA included a physical needs assessment in the application. The property indicated
that the property is in disrepair and that a number of items within the building is in need of
immediate repair. According to the report, the water supply is in poor physical condition with
active leaks. The windows are in poor working condition. The procured consultant reports that the
unit heating system is in need of replacement due to the poor condition of the systems. The building
mechanical systems and electrical system will need to be replaced. The building does not feature
any designated handicapped units.
The Total Development Cost (TDC) limit for the units proposed for disposition is
calculated below. The HUD used the TDC applicable at the time of submission of this disposition
application.
TDC per Notice PIH-2011-38; Year: 2019
Type of Structure: Elevator Area: Fargo
Bedroom
Size
Number of
Unit TDC/Unit Total Cost
1-BR 247 $177,126 $43,750,122
2-BR 1 $227,734 $227,734
TOTAL 248 $43,977,856
FHRA initially provided an estimate of itemized rehabilitation costs, based upon the
existing conditions of the units, which is included in Exhibit - A at the end of this document. SAC
made some adjustments to the items and amounts included, which are also shown on Exhibit - A.
FHRA originally estimated a total of $32,596,343.09 in rehabilitation costs. After the SAC
adjustments, rehabilitation is estimated to cost $29,270,543.54, which is 66.56 percent of the TDC
limit.
Property Valuation, Method of Disposition and Commensurate Public Benefits
In accordance with 24 CFR 970.19(c), FHRA procured an appraisal of the property. RM
Hoefs and Associates, Inc. an independent appraisal company, estimated the Fair Market Value
(FMV) of the property to be $4,500,000, as of August 7, 2019. An executive summary of the
appraisal was included in the application. FHRA proposed the disposition via negotiated ground
lease at below FMV to Lashkowitz High Rise LLLP for 30-years for $1.00 per year.
In accordance with 24 CFR 970.19(d), HUD may authorize a PHA to dispose of property
at less than FMV (where permitted by state law) based on a commensurate public benefit to the
community, the PHA, or the federal government. HUD determines commensurate public benefit
on a case-by-case basis. In its application, FHRA requested that HUD find a commensurate public
benefit based on the proposed future use of the property as 110 units of affordable housing serving
low-income residents at or below 80 percent of area median income. HUD finds that this qualifies
as a commensurate public benefit that justifies the PHA to dispose of the property at below FMV.
Use of Proceeds
Though FHRA will not realize proceeds from this disposition, in the event Lashkowitz
High Rise LLLP realizes a profit from the sale of properties in excess of reasonable total
development costs for the rehabilitation or reconstruction of the property, such profit shall pass to
FHRA and HUD will consider those profits as disposition proceeds. If any changes occur that
result in the generation of proceeds, FHRA is required to request a formal amendment of this
disposition approval from HUD.
Relocation
FHRA indicated it plans to request 247 tenant protection vouchers (TPVs) from HUD
based on this disposition approval to assist in relocating residents with Section 8 tenant-based
assistance. FHRA indicated it would provide displaced residents with the following counseling
and advisory services: relocation benefits that would be provided by FHRA staff. FHRA estimated
the relocation cost to be $382,850, which includes moving expenses and counseling/advisory
services. FHRA indicated that it planned to use Capital Fund Grant (CFP) from FY 2018, and FY
2019.
Resident Consultation
24 CFR 970.9(a) requires that a PHA consult with residents who will be affected by a
proposed disposition, any resident organizations for the development, PHA-wide resident
organizations that will be affected by the disposition, and the Resident Advisory Board (RAB).
The PHA must also submit copies of any written comments submitted to the PHA and any
evaluation that the PHA has made of the comments.
1. Project Specific Resident Organization: Lashkowitz Resident Council (LRC)
2. PHA-wide Resident Organization: None-exists
3. Resident Advisory Board (RAB) in accordance with 24 CFR 903.13: RAB
24 CFR 970.9(a) requires that an application for disposition be developed in consultation
with residents who will be affected by the proposed action, any resident organizations for the
development, PHA-wide resident organizations that will be affected by the disposition, and the
Resident Advisory Board (RAB). The PHA must also submit copies of any written comments
submitted to the PHA and any evaluation that the PHA has made of the comments. The FHRA
mailed letters to the residents and the LRC dated June 6, 2019 inviting them to meetings to be held
on June 12, 2019, and June13, 2019. The FHRA held meetings on June 12, 2019 and June 13, 2019
to discuss the disposition application. The FHRA included sign-in sheets in the application
package. The FHRA held a meeting with the RAB on September 9, 2019. The FHRA included
minutes from the meeting in the application package. 24 CFR 970.9(a) requires submission of any
written comments, and the HA's evaluation of the written comments with the application package.
The FHRA did receive written comments. The residents were concerned about their relocation.
Offer for Sale to the Resident Organization
24 CFR 970.9(b)(1) of the regulation requires that a public housing agency offer the
opportunity to purchase the property proposed for disposition to any eligible resident organization,
eligible resident management corporation as defined in 24 CFR part 964, or to a nonprofit
organization acting on behalf of the residents, if the resident entity has expressed an interest in
purchasing the property for continued use as low-income housing. FHRA has chosen not to provide
an opportunity based on the exception found in 24 CFR 970.9(b) (3) (ii) A PHA seeks disposition
outside the public housing program to privately finance or otherwise develop a facility to benefit
low-income families (e.g., day care center, administrative building, mixed-finance housing under
24 CFR part 905 subpart F, or other types of low-income housing). HUD concurs with FHRA’s
determination that it has complied with the requirements of 24 CFR 970.9.
Mayor/Local Government Consultation and Board Resolution
As part of the consultation process, FHRA met with city officials on May 15, 2019 to
discuss the disposition application. As required by 24 CFR 970.7(a)(14), the application package
includes a letter of support from the Honorable Dr. Timothy J. Mahoney, Mayor of the City of
Fargo, dated May 23, 2019. The last resident consultation was on September 9, 2019. As required
by 24 CFR 970.7(a)(13), FHRA’s Board of Commissioners approved the submission of the
disposition application for the proposed property on January 14, 2020, via Resolution Number
2020-01-03.
Energy Performance Contracting
FHRA does not have an approved Energy Performance Contracting (EPC).
Capital Fund Financing Program (CFFP)
As of March 11, 2020, FHRA did not have HUD approval of a Capital Fund Financing
Program (CFFP) proposal.
Approval
HUD’s review of the application has determined that the proposed disposition is consistent
with Section 18 of the 1937 Act the implementing regulations at 24 CFR part 970, and PIH Notice
2018-04. HUD hereby approves the application as summarized below:
Lashkowitz High Rise, ND014000001
Approved for Disposition: Building 1; 247 Dwelling Units; 1 Non-Dwelling Unit; 1 Merged Unit;
Acres 2
Total Number of Units to be Developed (or
Preserved) on Property: 250 ACC Non-ACC PBV Market Rate
Rental 0 At least 110* 0* Up to 140
Name of Acquiring Entity (Rental Units) Lashkowitz High Rise LLLP
Method of Disposition 30-year ground lease
Lease Price $1.00 per year
Commensurate Public Benefit Develop Affordable Housing
*Some or all PBV may be substituted for Non-ACC.
Conditions
• FRHA must vacate the units in a timely manner which balances the condition of the current
building vs availability in the market. Please note that once a unit has been vacated, it cannot
be reoccupied, unless all of the issues that were identified to as part of the Obsolescence
analysis have been addressed. FRHA may use a vacated unit, in the event a resident waiting
to be relocated needs a temporary place, due to an event (i.e. plumbing issue is existing unit).
• To ensure commensurate public benefit, as indicated in the application, FHRA must issue an
RFQ within 6 months of the date of the disposition approval, or as extended by the HUD
Denver Field Office or the SAC in writing that requires that the land be developed to include
at least 110 affordable units, the property can also include Market Rate units.
• FHRA will apply for TPVs upon commencement of the resident relocation process (generally
no sooner than 30-60 days from the planned start of relocation) before the property is
conveyed pursuant to the timetable as identified under “PIC and Monitoring – FHRA”
section.
• The HUD Denver Field Office, with concurrence from the HUD Office of the General
Counsel (OGC), must approve all terms and conditions in the conveyance of real property,
whether in whole or in part, described in this approval.
• FHRA shall ensure that at least 110 units at the property must be developed and operated as
affordable housing for low-income families with incomes at or below 80 percent of AMI for
not less than 30 years.
• The long-term affordability must be specifically ensured through use agreement, ground
lease or seller-financing notes and/or other legal mechanisms as determined by the HUD
Denver Field Office. Such use restriction documents must be recorded in a first priority
position against the properties, prior to any financing documents or other encumbrances, and
remain in effect even in the event of default or foreclosure on the properties.
• Lashkowitz High Rise LLLP shall maintain ownership and operation of the property during
the use restriction period. The owner shall not convey, sublease or transfer the property
approved for this disposition without prior approval from FHRA and HUD at any point
during the period of use restriction.
• The use restrictions shall be covenants that run with the land, and shall bind and inure to the
benefit of the parties, their successors and assigns, and every party now or hereafter acquiring
any right, title, or interest therein or in any part thereof;
• Certain involuntary transfers of the property, such as to a secured lender upon default under
the security documents, or pursuant to foreclosure, may occur, with the use restrictions
surviving the transfer; and
• Any subsequent transfers shall require prior written approval from FHRA and HUD.
• FHRA is responsible for monitoring and ensuring the long-term affordability of the property
under the Affordability Covenant.
• Notwithstanding this approval, the FHRA shall not convey the property or proceed to enter
into any long-term ground lease or disposition agreement until all residents have been
relocated.
Other Requirements
HUD reminds FHRA that pursuant to 24 CFR 970.21(c)(2), if any of the following types
of federal financial assistance is used in connection with the disposition of public housing, the
project is subject to section 104(d) of the Housing and Community Development Act of 1974, 42
U.S.C. 5304(d) (as amended), including the relocation payment provisions and the anti-
displacement provisions, which require that comparable replacement dwellings be provided within
the community for the same number of occupants as could have been housed in the occupied and
vacant, occupiable low- and moderate-income units converted to another use:
• Community Development Block Grant (CDBG) program, 42 U.S.C. 5301 et seq.
(including loan guarantees under section 108 of the Housing and Community
Development Act of 1974, 42 U.S.C. 5308 et seq.); or
• HOME program, 42 U.S.C. 12701 et seq.
Please contact the HUD Denver Field Office or your HUD Regional Relocation Specialist
for additional guidance, if applicable.
Tenant Protection Vouchers (TPVs)
Applicable appropriations law and HUD guidance provide that PHAs may be eligible to
receive TPVs for dispositions of public housing units that temporarily or permanently remove units
from a PHA’s public housing inventory and distinguishes TPVs into two classes:
• Relocation TPVs: HUD provides relocation TPVs in cases where the public housing units
will be replaced in connection with the disposition. Relocation TPVs assist PHAs with
relocating residents and must be offered to displaced residents. Relocation TPVs cannot be
reissued by the PHA after the initial resident that received the TPV ends participation in the
program. Based on current appropriations law and HUD policy, the maximum number of
relocation TPVs that a PHA is eligible to receive is based occupancy of units on the day of
the disposition approval. The PHA’s maximum relocation TPV award identified below.
• Replacement TPVs: HUD provides replacement TPVs in cases where the public housing
will not be replaced in connection with the disposition and become part of the PHA’s
permanent HCV program. Replacement TPVs must be used first to assist displaced residents.
Any remaining replacement TPVs can then be issued to families on its waiting list and/or
project-based in accordance with all applicable Section 8 rules. Based on current
appropriations law and HUD policy, the maximum number of replacement TPVs that a PHA
is eligible to receive is currently based on units that were occupied within 24 months of day
the disposition application is approved by HUD. A PHA’s replacement TPV award will not
change from the maximum award identified below unless its redevelopment plans change,
and it decides to develop replacement public housing units in connection with the disposition.
FHRA must keep HUD updated on any changes and submit a request to amend this approval
if it’s redevelopment plan change.
On the date of this approval, 195 units are occupied, and 52 vacant units were occupied
within the previous 24 months. FHRA does not intend to redevelop any public housing units at the
property. Based on this, FHRA is eligible for maximum TPVs as follows:
Type of TPVs Relocation TPVs Replacement TPVs
Maximum TPV Award 0 247
HUD will not automatically issue TPVs to FHRA as part of this approval. Instead, FHRA
must apply to HUD separately for TPVs in accordance with PIH Notice 2018-09. FHRA cannot
submit the TPV request until it needs the TPVs for purposes of relocating the residents who will
be displaced (generally no sooner than 30-60 days from the planned start of relocation). The timing
of FHRA’s TPV application submission and the start of relocation noted in this approval should
be consistent.
As part of its TPVs request, FHRA must submit the following to the HUD Denver Field
Office:
a) The name and IMS/PIC application number of the public housing project in this disposition
approval.
b) The number of TPVs requested (subject to the limitations above).
c) Form HUD-52515 (Voucher Funding Application). If lease-up will cover more than one
calendar year, FHRA must submit a separate Form HUD-52515 for each calendar year;
d) A leasing schedule that identifies the number of TPVs to be leased on a month-to-month
basis. If lease-up will cover more than one calendar year, FHRA must submit separate leasing
schedules for each calendar year.
The HUD Denver Field Office will conduct a threshold review of the TPV request prior to
sending the request to HUD’s Financial Management Center (FMC) for a final determination and
processing. HUD’s FMC will notify PHAs in writing of their final TPV award.
Operating Subsidy
Please be aware that in accordance with 24 CFR part 990 (or an MTW Agreement), the
disposition of the property will affect FHRA’s operating subsidy. Please contact the HUD Denver
Field Office for additional guidance.
PIC and Monitoring - FHRA
In accordance with 24 CFR 970.7(a)(4), FHRA provided the following general timetable
based on the number of days major actions will occur following approval of the application:
Milestone
Number of Days
after Approval
A Begin relocation of residents 95
B Complete relocation of residents 455
C Execution of contract for removal
(e.g. sales contract or demolition contract) 475
D Actual Removal Action
(e.g. demolition or sale closing 505
➢ HUD recognizes that a PHA’s plans to start relocation sometimes change. However, because
the Department relies on this information to determine Operating Funds subsidy, PHAs are
responsible for ensuring the days to relocation information in a SAC application is
reasonably accurate. If days to relocation in a SAC application is not reasonably accurate,
asset repositioning fee (ARF) payments under 24 CFR 990.190 may begin prematurely and a
PHA may receive less Operating Fund subsidy than it otherwise would be entitled to receive.
A PHA may even find itself in a situation where it is operating public housing units without
any Operating Fund subsidy. Therefore, it is essential that PHAs make timely requests to the
Department for any necessary modifications to the days to relocation in a SAC application.
Note that after the Operating Fund subsidy revisions deadline in the first year of ARF
eligibility, no further changes to the days to relocation in an approved SAC application or
HUD-52723 can be made.
➢ If FHRA becomes aware that the days to begin relocation information (noted in Field A
above table - Begin relocation of residents) is not reasonably accurate, FHRA must send an
email to the Director of HUD Denver Field Office within five business days, with a copy to
the HUD PIH staff member assigned to the PHA using the following Subject “PHA Code,
SAC application DDA Number, Modification to Days to Relocation”. FHRA must include
the new estimated number for the days to relocation, along with a brief explanation of the
reason for the modification. HUD Denver Field Office will review the request to ensure it is
reasonable/it has no information that is inconsistent with the request (e.g. information from
residents that relocation has started) and that the new estimated days to relocation is not past
the Operating Fund subsidy revisions deadline in the first year of ARF eligibility. If FHRA’s
request is acceptable, SAC will modify the days to relocation in the SAC application in
IMS/PIC and email the PHA notifying it that it has made the change. SAC processes these
modifications as technical corrections and will not issue a formal written amendment to this
approval. If FHRA’s request is not acceptable (e.g. the requested new days to relocation is
past the Operating Fund subsidy revisions deadline in the first year of ARF eligibility),
Denver Field Office will deny the request in writing. FHRA must keep adequate records of
all relocations (including actual relocation start dates) for purposes of HUD monitoring.
➢ In accordance with 24 CFR 970.35 of the regulation, your agency is required to inform the
HUD Denver Field Office of the status of the project (i.e., delays, actual disposition,
modification requests or other problems). Within seven days of disposition completion,
FHRA must enter the “actual” dates of disposition, directly into the IMS/PIC data system,
Inventory Removals sub-module under “Removed from Inventory” tab for the HUD Denver
Field Office approval, using the following procedure:
• On the screen, select the appropriate "Development Number", then select "Add Transaction".
On the next screen, select the appropriate "Application Number" from the drop-down menu.
In the "Action/Closing Date" box, enter the removal date. If the properties in an application
were removed on multiple dates, a separate transaction is needed for each action date. The
remaining steps are as applicable.
• If removal is by building, use “Remove Residential Inventory By Building” section, select
the appropriate building available in the "Complete Buildings Available" box and transfer
them to the "Proposed Buildings" box.
• For removal of some units in a building, use “Remove Residential Inventory By Unit”
section. To select the appropriate units available, use the drop-down "Select the building
number" box which populates the "Units Available" box. Transfer the appropriate units to the
"Proposed Units" box.
• For removal of land and non-dwelling buildings without PIC building numbers, use “Remove
Non-Residential Inventory” section. Fill in the number of acres and non-dwelling buildings
without PIC building numbers.
• Save the information using the "Save" button. The status of this information is then displayed
as "Draft."
• · FHRA supervisory staff submits the information to FHRA Executive Director, or
the designated final reviewer at FHRA, using the Submission sub tab. The status becomes
"Submitted for Review".
• · FHRA Executive Director or designee uses the Review sub tab to reject the
transaction, which places it in a "Rejected" status, or approves, which places it in a
"Submitted for Approval" status.
• If the submission is rejected by HUD, FHRA may modify the information by repeating the
previous procedure. If the transaction is rejected, the status becomes "Rejected." If the HUD
Denver Field Office approves the transaction, the status in IMS/PIC permanently changes to
"Removed from Inventory (RMI)".
➢ When the disposition is completed in its entirety, please submit a report to the HUD Denver
Field Office confirming the action and certifying compliance with all applicable
requirements. Auditable financial statements, expenditures and files for each transaction
relative to the action must be maintained, available upon request and forwarded with the final
report.
➢ FHRA must retain records of the SAC application and its implementing actions of HUD’s
approval of this SAC application for a period of not less than three years following the last
required action of HUD’s approval.
➢ FHRA is responsible for monitoring and enforcing use restrictions identified under
“Conditions” section during the period they are in effect.
PIC and Monitoring – Field Office
In accordance with 24 CFR 970.35 of the regulation, FHRA is required to inform the HUD
Denver Field Office of the status of the project (i.e., delays, actual disposition, modification
requests or other problems). It is the HUD Denver Field Office’s responsibility to monitor this
activity based on its latest risk assessment.
➢ The HUD Denver Field Office must review the relocation change request submitted by
FHRA, within 10 business days, to ensure it is reasonable/it has no information that is
inconsistent with the request (e.g. information from residents that relocation has started) and
that the new estimated days to relocation is not past the Operating Fund subsidy revisions
deadline in the first year of ARF eligibility.
• If FHRA’s request is not acceptable (e.g. the requested new days to relocation is past the
Operating Fund subsidy revisions deadline in the first year of ARF eligibility), the HUD
Denver Field Office will deny the request in writing.
• If FHRA’s request is acceptable, notify [email protected] via an email. The SAC will
modify the days to relocation in the SAC application in IMS/PIC and email FHRA
notifying that change has been made.
➢ The HUD Denver Field Office must verify that the actual removal data is entered in IMS/PIC
by FHRA within seven days of disposition to ensure the Department is not overpaying
operating subsidy and the Capital Fund formula data is correct.
➢ When FHRA submits an Inventory Removal action in IMS/PIC, the HUD Denver Field
Office will be notified seeking inventory removal approval via a PIC system generated
email to the HUD Denver Field Office designated PIC coach or another person. Below is
a sample notification email: “Subject: Inventory Removal Submittal Notification (HA
code) Inventory removals have been submitted for approval by your office on [submission
date] by [HA Code].”
➢ When the above email is received, the HUD Denver Field Office is responsible for the
review and approval or rejection of FHRA’s Inventory Removal submission within seven
days.
➢ The HUD Denver Field Office will conduct a threshold review of the TPV request prior to
sending the request to HUD’s Financial Management Center (FMC) for a final determination
and processing.
➢ The HUD Denver Field Office, with concurrence from the HUD Office of the General
Counsel (OGC) must approve the evidentiary documents, terms and conditions in the
conveyance of real property, whether in whole or in part, described in this approval. If there
are previous land and/or use agreements or encumbrances, other than the Declaration of Trust
(DOT), disposition approval and release of the DOT does not circumvent or supersede those
obligations.
When an amendment to this approval needed, PHAs must comply with all material terms
of the SAC application. If after receiving HUD approval, a PHA’s plan changes on material terms
of the transaction, SAC approval of the change is required. Material terms include, if applicable,
(i) method of disposition; (ii) public bid sale where offer is less than 80 percent of FMV appraisal
submitted in the SAC application. PHA’s request for change in FMV, must include narratives on
its due diligence in offering the public housing property for sale on the open and competitive
market and its rationale for accepting an offer that is less than 80 percent of appraised FMV.
Alternatively, the PHA may submit an updated appraisal); (iii) terms of commensurate public
benefit disposition (the PHA must describe the revised future use of the property so HUD can
confirm the commensurate public benefit); and (iv) use of proceeds. PHAs request amendments
by sending an email to [email protected] with the information noted above and a board resolution
approving the change. On a case-by-case basis, SAC may require additional supporting
documentation to support an amendment (e.g., evidence of local government and/or resident
consultation; confirmation of environmental clearance etc.).
The HUD Denver Field Office has been informed of this approval. Its staff is available to
provide any technical assistance necessary for your agency to proceed with the disposition. As
FHRA starts the process of implementation, I urge you to continue to maintain an open dialogue
with your residents and local officials. If you have to modify your plans, please contact the SAC
at [email protected]. As always, my staff and I are available to assist you in any way possible.
Sincerely,
Jane B. Hornstein
Director
CC: Denver Field Office
Date: 09/10/2019 Gross Square Feet: 162,207
Project: Lashkowitz High Rise Number of Units: 248
Address: 101 Second Street South R.S. Means Location Factor (Building): 0.905
City, State: Fargo, North Dakota 58102 DBWR Type (Residential or Commercial): Commercial
Construction Cost Adjustment Factor: 1.0000
Line Div. Trade Item Trade Item Description Trade Unit Unit Cost - National
AverageQuantity Total Cost Adjusted for Location
1 3 Concrete 28,631.69$ 033053404650 Concrete Concrete slab on grade, (3500 psi), not inc. finish, 4" thick - perimeter sidewalks CY 276.48$ 31 7,722.67$ 033113704300 Concrete Placing concrete - slab on grade, direct chute - building perimeter sidewalks CY 30.53$ 31 852.77$ 033513300150 Concrete Finishing concrete - Broom finish, w/ edging and joints - building perimeter sidewalks SF 0.95$ 2,500 2,149.38$ 031113651000 Concrete Concrete forming, slab on grade, bulkhead forms - building perimeter sidewalks LF 6.20$ 1,000 5,611.00$ 031123752000 Concrete Forms in place, Stairs, cast on sloping ground(length x width) - entry steps at most doors SF 20.33$ 500 9,199.33$ 321123230100 Concrete Base course, drainage layer, crushed 3/4" stone, 6" deep - building perimeter sidewalks SY 7.08$ 139 889.92$ 320610102160 Concrete Load, dump, and spread stone w/skid steer, 200' haul - building perimeter sidewalks CY 79.00$ 31 2,206.64$
2 4 Masonry 551,497.95$ 040120200400 Masonry Pointing masonry, tuck, cut and re-point, hard mortar, common bond SF 10.84$ 45,000 441,459.00$ 040130200220 Masonry Unit masonry cleaning, by chemical, brush and rinse, medium construction dust SF 1.59$ 45,000 64,752.75$ 040505105020 Masonry Selective demolition, masonry, veneers, brick (5% replacement) SF 4.24$ 2,250 8,633.70$
042113132000 Masonry Brick veneer masonry, standard sel. Common, 4"x2-2/3"x8" (selective replacement at
downspouts)
SF 18.00$ 2,250 36,652.50$
3 5 Metals 25,989.79$ 057323500550 Metals Railing, steel, panelized, plain (roof perimeter safety rail) LF 86.50$ 332 25,989.79$
4 6 Rough Carpentry 745,022.84$ Industry Average Rough Carpentry Blocking @ kitchen cabinets & bathrooms Unit 500.00$ 242 121,000.00$ 092213130980 Rough Carpentry Furring, on ceilings, galvanized steel channels with sound isolation clips, 1-5/8" channels, 24" OC LF 5.08$ 50,000 229,870.00$ 092213131200 Rough Carpentry Furring, walls, on steel, galvanized, 7/8" channels, 16" OC LF 2.76$ 157,800 394,152.84$
5 6 Finish Carpentry 333,018.72$ Industry Average Finish Carpentry Apartment punch-out, cleaning, prelease procedures - Industry Average EA 750.00$ 242 181,500.00$ 062213505950 Finish Carpentry Units - Moldings, window & door, window trim sets, 2-1/2" wide, includes casings, header, stops,
stool & apron, pine
Opng. 109.00$ 1,536 151,518.72$
6 7 Waterproofing 106,665.56$ 079213203900 Caulking Joint sealants, caulking and sealants, polyurethane, bulk, in place, 1 or 2 component, 1" x 1/2" LF 4.25$ 15,150 58,270.69$
071919100300 Moisture Protection Silicone water repellants, sprayed on masonry, 2 coats SF 1.09$ 45,000 44,390.25$ 071113100100 Waterproofing Bituminous asphalt coating, for foundation, below grade, brushed on, 2 coats SF 1.77$ 2,500 4,004.63$
7 7 Insulation 345,903.60$ 072129100340 Insulation Insulation, polyurethane foam, 2#/CF density, 4" thick, R26, sprayed Exterior wall insulation) SF 3.82$ 100,056 345,903.60$
8 7 Roofing 97,274.09$ 070505104420 Roofing Selective demolition, thermal & moisture protection, single ply membrane, fully adhered SF 0.69$ 7,694 4,804.52$ 070505102520 Roofing Selective demolition, thermal & moisture protection, roof insulation board, up to 2" thick SF 0.69$ 15,388 9,609.04$ 072216100100 Roofing Roof deck insulation, fiberboard, low density, 2" thick, R5.56 SF 1.89$ 15,388 26,320.40$ 072216103010 Roofing Roof deck insulation, fastening alternatives, coated screws 4", 1 per SF EA 0.32$ 7,694 2,228.18$ 075323204800 Roofing Roofing, single ply membrane, EPDM, 60 mils, fully adhered SF 7.80$ 7,694 54,311.95$
9 7 Roof Accessories 31,999.71$ 077143100500 Roof Flashing Drip edge, galvanized, mill finish, 8" wide LF 2.59$ 200 468.79$ 077119100650 Roof Flashing Aluminum stops, duranodic finish, .050" thick LF 16.45$ 900 13,398.53$ 076510100100 Roof Flashing Sheet metal flashing, aluminum, mill finish, .32" thick, inc. up to 4 bends LF 5.89$ 550 2,931.75$ 075113500100 Roof Walkways Walkways for built-up roofs, 100% recycled rubber, 3' x 3' x 3/4" SF 7.79$ 200 1,409.99$ 221316802060 Roof Flashing Vent flashing, glavanized, 4" pipe, includes neoprene ring EA 67.65$ 22 1,346.91$ 047210100800 Parapet Aluminum coping, stock units, for 12" wall, excludes scaffolding LF 25.00$ 550 12,443.75$
Date: 09/10/2019 Gross Square Feet: 162,207
Project: Lashkowitz High Rise Number of Units: 248
Address: 101 Second Street South R.S. Means Location Factor (Building): 0.905
City, State: Fargo, North Dakota 58102 DBWR Type (Residential or Commercial): Commercial
Construction Cost Adjustment Factor: 1.0000
Line Div. Trade Item Trade Item Description Trade Unit Unit Cost - National
AverageQuantity Total Cost Adjusted for Location
9 7 Sheet Metal $0.00NONE NOTED
10 8 Doors 994,959.04$ 081313150560 Doors Doors, fire, flush, "B" lable, 90-minute, composite, 3'0"x6'8" (Dwelling unit entry, stairs, and common areas)EA 828.50$ 346 259,428.21$ 081313200030 Doors Doors, residential, steel, prehung, insulated, exterior, embossed, full panel, 2'-8" x 6'-8" EA 533.50$ 6 2,896.91$ 080505100202 Doors Door demolition, exterior door, single, 3' - 6" x 7' high, 1-3/4" thick, remove EA 44.00$ 6 238.92$ 081213131200 Doors Standard hollow metal frame, 14 ga., up to 8 3/4" deep (stairs) EA 291.00$ 44 11,587.62$ 080505102000 Doors Selective demolition, door frames, metal, remove EA 83.50$ 44 3,324.97$ 080505102205 Doors Door demolition, door hardware, remove (Dwelling unit entry and stairs) EA 14.60$ 286 3,778.92$ 087120900012 Doors Hinges, full mortise, steel base PR 50.50$ 3036 138,752.79$ 087120400400 Doors Entry Door hardware, lockset, keyed, single cylinder function (dwelling units) EA 232.50$ 242 50,919.83$
087120411000 Doors Door hardware, deadlock, tubular, standard duty, outside key (dwelling units) EA 123.50$ 242 27,047.74$
087120452020 Doors Peepholes, wide view (dwelling units) EA 33.20$ 242 7,271.13$
087120650800 Doors Thresholds, rubber, 2-3/4" x 1/2" (dwelling units) EA 90.00$ 229 18,652.05$ 087120652300 Doors Thresholds, ADA compliant, 4" wide, 36" long EA 83.50$ 13 982.38$
081723106020 Doors Doors, prehung, interior, passage, pine paneled, flush, hollow core, 4-5/8" solid jamb, 1-3/8" x 6'-
8" x 2'-8" wide
EA 376.50$ 726 247,371.80$
080505101500 Doors Door demolition, hollow core, remove (dwelling units) EA 83.50$ 726 54,862.01$ 087120400100 Doors Interior Door hardware, lockset, non-keyed passage, privacy (dwelling units) EA 145.00$ 726 95,269.35$
087120501300 Doors Door stops, wall bumper, 4" dia., w/rubber pad (dwelling units) EA 36.25$ 968 31,756.45$ 087120650011 Doors Thresholds / Saddles, aluminum (3' each) (dwelling units) LF 24.85$ 1815 40,817.99$
11 8 Windows 2,709,830.64$ 084126100050 Windows Window wall, aluminum, stock, including glazing, average SF 90.40$ 26,400 2,159,836.80$ 085113206000 Windows For units with bronze finish add 15% material cost SF 13.56$ 26,400 323,975.52$ 085113206200 Windows For installation in concrete/masonry openings add 8% material cost SF 7.23$ 26,400 172,739.16$ 090505303970 Demolition Curtain wall demolition SF 2.23$ 26,400 53,279.16$
12 8 Glass $0.00NONE NOTED
13 9 Lath and Plaster 107,095.89$ 092813100180 Lath and Plaster Cementitious backerboard, on wall, 3' x 4' x 5/8" sheet - kitchen and bath wet walls SF 4.89$ 24,200 107,095.89$
14 9 Drywall 1,365,785.73$ 092910301050 Drywall Interior wall surface, drywall, taped and finished, standard 1/2" (dwelling units) SF 2.17$ 287,548 564,701.14$
C30102105300 Drywall Wall coating, on drywall, thin coat, textured spray (dwelling units) SF 0.83$ 287,548 215,991.68$ C3030 - RS Means Square
Foot Estimator - 2019 3rd
Quarter
Ceiling Finishes Gypsum board ceilings, 1/2" fire rated gypsum board (dwelling units) SF 3.87$ 92,504 323,981.38$
C30102105300 Drywall Wall coating, on drywall, thin coat, textured spray (dwelling unit ceilings) SF 0.83$ 92,504 69,484.38$
092910301050 Drywall Interior wall surface, drywall, taped and finished, standard 1/2" (elevator lobbies) SF 2.17$ 8,589 16,867.51$
C30102105300 Drywall Wall coating, on drywall, thin coat, textured spray (elevator lobbies) SF 0.83$ 8,589 6,451.63$ C3030 - RS Means Square
Foot Estimator - 2019 3rd Ceiling Finishes Gypsum board ceilings, 1/2" fire rated gypsum board (elevator lobbies) SF 3.87$ 3,801 13,312.43$
C30102105300 Drywall Wall coating, on drywall, thin coat, textured spray (elevator lobby ceilings) SF 0.83$ 3,801 2,855.12$
092910301050 Drywall Interior wall surface, drywall, taped and finished, standard 1/2" (common hallways) SF 2.17$ 36,109 70,912.66$
C30102105300 Drywall Wall coating, on drywall, thin coat, textured spray (common hallways) SF 0.83$ 36,109 27,123.28$ C3030 - RS Means Square
Foot Estimator - 2019 3rd
Quarter
Ceiling Finishes Gypsum board ceilings, 1/2" fire rated gypsum board (common hallways) SF 3.87$ 12,720 44,549.89$
C30102105300 Drywall Wall coating, on drywall, thin coat, textured spray (common hallway ceilings) SF 0.83$ 12,720 9,554.63$
15 9 Ceramic Tile 165,659.80$ 093113102200 Ceramic Tile Ceramic tile, bathtub, adhesive set, 5' w x 8' h, with 4-1/4" x 4-1/4" EA 744.00$ 235 158,230.20$
Date: 09/10/2019 Gross Square Feet: 162,207
Project: Lashkowitz High Rise Number of Units: 248
Address: 101 Second Street South R.S. Means Location Factor (Building): 0.905
City, State: Fargo, North Dakota 58102 DBWR Type (Residential or Commercial): Commercial
Construction Cost Adjustment Factor: 1.0000
Line Div. Trade Item Trade Item Description Trade Unit Unit Cost - National
AverageQuantity Total Cost Adjusted for Location
093413100140 Ceramic Tile Waterproofing membrane ceramic tiling, EPS, sloped shower floor, including thinset (handicapped
units)
SF 7.36$ 325 2,164.76$
093413100130 Ceramic Tile Waterproofing membrane ceramic tiling, 2" flanged drain with 6" stainless grid, including thinset
(handicapped units)
EA 447.50$ 13 5,264.84$
16 9 Acoustical 47,070.35$ 095323300050 Acoustical Acoustical ceiling Class A suspension system, 15/16" T bar, 2' x 4' grid - SF 1.71$ 7,694 11,906.85$
095323300600 Acoustical 1-1/2" carrier channels, 4' O.C., add - SF 1.55$ 7,694 10,792.76$ 095123101125 Acoustical Suspended acoustical ceiling tiles, 2'x2' or 2'x4' x 3/4" thick SF 3.50$ 7,694 24,370.75$
17 9 Wood Flooring $0.00NONE NOTED
18 9 Resilient Flooring 1,133,161.02$ 096519197150 Resilient Flooring Flooring, vinyl composition tile, solid, 12" x 12" x 1/16" (dwelling units) SF 4.73$ 92,507 395,990.09$
096513130700 Resilient Flooring Wall base, vinyl, straight or cove, standard colors, 4" high (dwelling units) LF 3.21$ 37,284 108,311.88$ 096519197150 Resilient Flooring Flooring, vinyl composition tile, solid, 12" x 12" x 1/16" (elevator lobbies) SF 4.73$ 3,801 16,270.75$
096513130700 Resilient Flooring Wall base, vinyl, straight or cove, standard colors, 4" high (elevator lobbies) LF 3.21$ 1,302 3,782.38$ 096519197150 Resilient Flooring Flooring, vinyl composition tile, solid, 12" x 12" x 1/16" (common hallways) SF 4.73$ 12,720 54,449.87$
096513130700 Resilient Flooring Wall base, vinyl, straight or cove, standard colors, 4" high (common hallways) LF 3.21$ 5,200 15,106.26$ 096513232500 Resilient Flooring Stair treads & risers, vinyl, tread & riser combined, 1/8" thick (Common stairways) LF 18.35$ 1,932 32,084.24$ 096510103600 Resilient Flooring Latex underlayment, cementitious for resilient flooring, 1/8" thick SF 5.14$ 109,028 507,165.55$
19 9 Painting 933,991.35$ 099123721670 Painting & Decorating Painting, on plaster or drywall, rollerwork, primer and 2 coats (dwelling units) SF 1.94$ 380,052 667,257.30$ 099123721670 Painting & Decorating Painting, on plaster or drywall, rollerwork, primer and 2 coats (elevator lobbies) SF 1.94$ 12,390 21,753.12$ 099123721670 Painting & Decorating Painting, on plaster or drywall, rollerwork, primer and 2 coats (common hallways) SF 1.94$ 48,829 85,729.08$ 099113700370 Painting and Decorating Exterior painting, doors, panel both sides, incl. frame and trim, primer & 2 finish coats EA 238.15$ 6 1,293.15$ 099123350140 Painting & Decorating Priming/ painting of doors, interior latex (dwelling units) EA 127.65$ 1,072 123,840.92$
099123723200 Painting and Decorating Paints & coatings, walls & ceilings, interior, masonry or concrete block, latex paint, primer plus 2
finish coats, smooth, brush (stairwell)
SF 1.87$ 20,160 34,117.78$
20 10 Specialties 203,350.79$ 102813130200 Specialties Toilet accessories, curtain rod, stainless steel, 1" diameter x 5' long EA 81.50$ 242 17,849.32$ 102813136500 Specialties Toilet accessories, towel bar, stainless steel, 30” long EA 87.50$ 242 19,163.38$ 102813134300 Specialties Toilet accessories, robe hook, regular, single EA 28.95$ 242 6,340.34$ 102816200020 Specialties Bath accessories, medicine cabinet, with mirror, stainless steel frame, unlighted, 16” x 22” EA 153.50$ 242 33,618.04$ 101423131050 Specialties Signs, flexible door sign, adhesive back, w/Braille, 5/8" letters, 6" x 6" EA 69.55$ 242 15,232.15$ Industry Average Specialties Range Queens, pair EA 100.00$ 242 21,901.00$ Industry Average Specialties Stainless-steel splash guards @ ranges EA 100.00$ 242 21,901.00$ 105723190200 Specialties Wood shelving, pine, clear grade, no edge band, 1x12 (Closet shelving, Avg. 25lf/unit) LF 12.30$ 6,050 67,345.58$
21 10 Special Equipment 1,713,588.97$ D40104100620 Sprinklers Wet pipe sprinkler systems, steel, light hazard, 1 floor, 10,000 SF SF 0.23$ 162,207 33,763.39$
D40104100740 Sprinklers Wet pipe sprinkler systems, steel, light hazard, each additional floor, 10,000 SF SF 2.24$ 162,207 328,826.03$
D40104108950 Sprinklers Standard High Rise Accessory Package 16 story SF 0.16$ 162,207 23,487.57$
D40203101580 Stand Pipes Wet standpipe risers, class III, steel, black, sch 40, 6" diam pipe, 1 floor SF 1.37$ 162,207 201,112.35$
D40204103650 Stand Pipes Fire pump, electric, with controller, 5" pump, 100 HP, 1000 GPM SF 0.19$ 162,207 27,891.49$
D40204103700 Stand Pipes Fire pump, electric, for jockey pump system, add SF 0.02$ 162,207 2,935.95$
275119102800 Emergency Call System Emergency call system, annunciator, 12 zone, excl rough-in wires, cables & conduits EA 1,845.00$ 1 1,669.73$
275119103000 Emergency Call System Emergency call system, bell, excl rough-in wires, cables & conduits EA 273.00$ 248 61,272.12$ 275119103200 Emergency Call System Emergency call system, light or relay, excl rough-in wires, cables & conduits EA 159.00$ 248 35,685.96$ 275119103400 Emergency Call System Emergency call system, transformer, excl rough-in wires, cables & conduits EA 477.00$ 248 107,057.88$
Date: 09/10/2019 Gross Square Feet: 162,207
Project: Lashkowitz High Rise Number of Units: 248
Address: 101 Second Street South R.S. Means Location Factor (Building): 0.905
City, State: Fargo, North Dakota 58102 DBWR Type (Residential or Commercial): Commercial
Construction Cost Adjustment Factor: 1.0000
Line Div. Trade Item Trade Item Description Trade Unit Unit Cost - National
AverageQuantity Total Cost Adjusted for Location
D50309100456 Fire Alarm System Communication and alarm systems, fire detection, addressable, 100 detectors, includes outlets,
boxes, conduit and wire (building requires approximately 500 detectors)
EA 81,800.00$ 5 370,145.00$
D50309100640 Intercom System Communication and alarm systems, includes outlets, boxes, conduit and wire, intercom systems,
100 stations
EA 141,500.00$ 3 320,143.75$
118226101100 Waste Handling Equip. Waste handling equipment, compactor, heavy duty industrial, 3 C.Y., chute fed EA 34,650.00$ 1 31,358.25$ 149182103000 Waste Handling Equip. Trash Chute Replacement (Includes Replacement of Chute Doors) Floor 8,450.00$ 22 168,239.50$
22 11 Cabinets 1,649,688.30$ 123223109600 Cabinets Kitchen cabinets, excl. counters and appliances (dwelling units) LF 543.50$ 2,904 1,428,383.22$ 123223109600 Cabinets Kitchen cabinets, excl. counters and appliances (community kitchen) LF 543.50$ 60 29,512.05$ 123623130100 Cabinets Countertops, stock, plastic laminate, 24" wide, include backsplash (dwelling units) LF 71.50$ 2,904 187,910.58$ 123623130100 Cabinets Countertops, stock, plastic laminate, 24" wide, include backsplash (community kitchen) LF 71.50$ 60 3,882.45$
23 11 Appliances $0.00NONE INCLUDED
24 12 Blinds and Shades, Artwork $0.00NONE INCLUDED
25 12 Carpets $0.00NONE INCLUDED
26 13 Special Construction 5,778,461.92$ 024113175200 Special Construction Demolish, remove concrete, up to 6" thick, hydraulic hammer, mesh reinforced - building
perimeter sidewalks
SY 16.43$ 195 2,899.48$
024119210580 Demolition Selective demolition, gutting, building interior SF 7.88$ 162,207 1,156,763.00$ 024119193000 Demolition Selective demolition, rubbish handling, loading & trucking, chute loaded, including 2 mile haul, cost
to be added to demolition cost (Avg. 7 CY per unit)
C.Y. 63.35$ 2540 145,622.65$
Industry Average Special Construction Conversion of existing units to be fully UFAS compliant handicapped accessible units. Cost includes
carpentry, cabinetry, finishes, mechanical, electrical, and plumbing
EA 25,000.00$ 13 325,000.00$
019313031039 Cleaning Stair cleaning, mop or scrub Flight 106.22$ 44 4,229.68$ Owner Provided
Estimate
Special Construction Environmental Abatement - Lead based paint, asbestos, mold, urban soils LS 2,350,000.00$ 1 2,350,000.00$
099646100350 Fire Protection Intumescent coatings, on interior steel, 0.310" dry film thickness SF 4.20$ 68000 258,468.00$ 078413100520 Fire Protection Firestopping, multi trade openings, through walls, 6" x 12" (18 per unit) EA 389.50$ 4356 1,535,479.11$
27 14 Elevators 1,088,883.33$ 142123101625 Elevators Electric traction passenger elevator, base unit, 2000 lb., 4 stop, std. fin. EA 156,800.00$ 2 283,808.00$ 142123101650 Elevators Electric traction passenger elevator, for 2500 lb. capacity, add EA 4,850.00$ 1 4,389.25$ 142123101700 Elevators Electric traction passenger elevator, for 3500 lb. capacity, add EA 6,825.00$ 1 6,176.63$ 142123102025 Elevators Electric traction passenger elevator, for number of stops over 4, add Stop 11,175.00$ 54 546,122.25$ 142810103000 Elevators Elevator options, passenger, automatic controls, 2 car group EA 7,050.00$ 1 6,380.25$ 142810103275 Elevators Elevator options, passenger, automatic emergency power switching EA 4,525.00$ 3 12,285.38$ 142810103625 Elevators Elevator options, passenger, cab finishes, hall finishes, stainless steel doors EA 3,846.00$ 66 229,721.58$
28 15 Plumbing and Hot Water 2,830,924.11$
D20109612100 Plumbing Three fixture bathroom - Lavatory, bathtub & water closet - System includes rough-in (supply,
waste and vent) to connect to supply branches and waste mains (dwelling units)
EA 6,975.00$ 242 1,527,594.75$
D20109201180 Plumbing Two fixture bathroom - Lavatory & water closet - System includes rough-in (supply, waste and
vent) to connect to supply branches and waste mains (common area restrooms)
EA 4,175.00$ 2 7,556.75$
D20104101960 Plumbing Kitchen sink system - Kitchen sink w/trim, countertop, 32"x21" double bowl - systems are
complete w/trim and rough-in (supply, waste, and vent) to connect to supply branches and waste
mains (community kitchen)
SF 2,410.00$ 1 2,181.05$
D2020 - RS Means 2019
3rd Quarter SQ Foot EstimatorDomestic Water Distribution Domestic water supply piping and hot water SF 8.42$ 162,207 1,236,033.56$
Date: 09/10/2019 Gross Square Feet: 162,207
Project: Lashkowitz High Rise Number of Units: 248
Address: 101 Second Street South R.S. Means Location Factor (Building): 0.905
City, State: Fargo, North Dakota 58102 DBWR Type (Residential or Commercial): Commercial
Construction Cost Adjustment Factor: 1.0000
Line Div. Trade Item Trade Item Description Trade Unit Unit Cost - National
AverageQuantity Total Cost Adjusted for Location
D20402102040 Rain Water Drainage Roof drain, DWV PVC, 4" diam, diam, 10' high EA 1,250.00$ 8 9,050.00$ D20402102080 Rain Water Drainage Roof drain, DWV PVC, 4" diam, for each additional foot add EA 33.50$ 1600 48,508.00$
29 15 Heat and Ventilation 1,234,556.16$ D3010 - RS Means Square Foot
Estimator - 2019 3rd QuarterEnergy Supply Apartment building heating system, fin tube radiation, forced hot water SF 7.35$ 162,207 1,078,960.41$
233416107140 Ventilation Replace rooftop ventilation fans Apt 1,475.00$ 10 13,348.75$ 233423106670 Ventilation Bathroom exhaust, grille, back draft damper, 110 cfm EA 195.50$ 242 42,816.46$ 113013194300 Ventilation Range hood, residential appliances, vented, 2 speed, 30" wide EA 454.00$ 242 99,430.54$
30 15 Air Conditioning 56,999.16$ D3030 - RS Means Square Foot
Estimator - 2019 3rd QuarterCooling Generating Systems Packaged chiller, air cooled, with fan coil unit, medical centers, 20,000 SF, 46.66 ton (1st floor only) SF 8.54$ 7,375 56,999.16$
31 16 Electrical 1,716,314.40$ D50102501020 Electrical Panelboard, 4 wire with conductor and conduit, NQOD, 120/208 V EA 4,700.00$ 242 1,029,347.00$
` 262416202082 Electrical Circuit Breakers, arc fault circuit interupter, 1 pole EA 131.50$ 2,420 287,998.15$ ` 262416202110 Electrical Circuit breakers, plug-in high interrupting capacity, 2 pole, 120/240 V, 60 amp EA 109.50$ 242 23,981.60$
260590104350 Electrical Receptacle devices, residential, decorator style, GFI incl cover plate (3 per unit) EA 94.00$ 726 61,760.82$ 260590104670 Electrical Circuit and connection for range hoods EA 175.50$ 242 38,436.26$
260590106210 Electrical Light fixtures, residential, canopy style, economy grade (dwelling units & commons) EA 43.50$ 2,446 96,292.91$
260590106250 Electrical Light fixtures, residential, dining room chandelier, economy grade EA 130.50$ 242 28,580.81$
260590106320 Electrical Light fixtures, residential, kitchen fixture (fluorescent), economy grade EA 193.50$ 484 84,756.87$
D3G Estimate Electrical Building-mounted Site Lighting Upgrades LS 10,000.00$ 1 9,050.00$
Industry Average Security Replacement of existing security system Unit 250.00$ 248 56,110.00$
32 0 Subtotal (Structures) 25,996,324.89$
33 0 Accessory Structures $0.00NONE NOTED
34 0 Total (Lines 32 and 33) 25,996,324.89$
35 31 Earthwork $1,690.09329113233850 Earthwork Spread conditioned Topsoil - 6" deep (building perimeter) MSF 810.00$ 2 1,466.10$ Industry Average Earthwork Fine Grading green areas - building foundation perimeter within 5' SY 7.50$ 33 223.99$
36 Site Utilities $1,058.85221119421050 Water Backflow preventer, double check principle, corrosion resistant, automatic operation, ball valves,
threaded, 2" pipe size, includes valves and four test cocks
EA 857.00$ 1 775.59$
221119382080 Water Water supply meters, 3/4" diameter, to 30 GPM - water supply line replacement EA 156.50$ 1 141.63$
221119382360 Water Water supply meter, domestic/commercial, bronze, threaded/flanged, to 160 GPM, 2" diameter EA 156.50$ 1 141.63$
38 32 Exterior Improvements $0.00NONE NOTED
39 32 Lawns and Plantings $10,000.00Industry Average Lawns and Plantings Landscape repair and replacement within 5' of building LS 10,000.00$ 1 10,000.00$
40 Unusual Site Conditions $0.00NONE NOTED
41 Total Land Improvements $12,748.94
Combined Structure and Land Improvement Cost $26,009,073.83
Contingency (10%) $2,600,907.38
Date: 09/10/2019 Gross Square Feet: 162,207
Project: Lashkowitz High Rise Number of Units: 248
Address: 101 Second Street South R.S. Means Location Factor (Building): 0.905
City, State: Fargo, North Dakota 58102 DBWR Type (Residential or Commercial): Commercial
Construction Cost Adjustment Factor: 1.0000
Line Div. Trade Item Trade Item Description Trade Unit Unit Cost - National
AverageQuantity Total Cost Adjusted for Location
Soft Costs and Fees $3,986,361.88General Conditions 5.00% $1,430,499.06Builder's Profit (Elevator, Mechanical, Electrical, & Plumbing ONLY) 10.00% $410,114.23Architectural Design Fees 5.50% $1,573,548.97PHA Administration Fee 2.00% $572,199.62
TOTAL REHABILITATION / RETROFIT CONSTRUCTION COST BUDGET: $32,596,343.09TOTAL DEVELOPMENT COST 43,977,856.00$ Rehabilitation Cost % (estimated cost of Rehabilitation/Total TDC) x 100 = 74.12%
Rehabilitation Cost Per Unit (Estimated Cost of Rehabilitation/Number of Units) 131,436.87$
Total Development Cost U.S. Department of Housing OMB Approval No. 2577-0075
(TDC) Addendum and Urban Development (exp. 10/31/2010)Office of Public and Indian Housing
1. Inventory Removal Application Number DDA_009699______
Development Name & Number ________________________________________
2. Total Development cost calculation
Based on HUD Notice _PIH-2011-38 (HA)_ For Locality _Fargo, North Dakota_2019
Size - Type Number of units Times TDC Per Unit = TDC
0 - Bdr Detached and Semi detached X $ -
0 - Bdr Row Dwelling X $ -
0 - Bdr Walk-Up X $ -
0 - Bdr elevator X $ -
1 - Bdr Detached and Semi detached X $ -
1 - Bdr Row Dwelling X $ -
1 - Bdr Walk-Up X $ -
1 - Bdr elevator 247 X $ 177,126.00 $ 43,750,122.00
2 - Bdr Detached and Semi detached X $ -
2 - Bdr Row Dwelling X $ -
2 - Bdr Walk-Up X $ -
2 - Bdr elevator 1 X $ 227,734.00 $ 227,734.00
3 - Bdr Detached and Semi detached X $ -
3 - Bdr Row Dwelling X $ -
3 - Bdr Walk-Up X $ -
3 - Bdr Elevator X $ -
4 - Bdr Detached and Semi detached X $ -
4 - Bdr Row Dwelling X $ -
4 - Bdr Walk-Up X $ -
4 - Bdr Elevator X $ -
5 - Bdr Detached and Semi detached X $ -
5 - Bdr Row Dwelling X $ -
5 - Bdr Walk-Up X $ -
5 - Bdr Elevator X $ -
6 - Bdr Detached and Semi detached X $ -
6 - Bdr Row Dwelling X $ -
6 - Bdr Walk-Up X $ -
6 - Bdr Elevator X $ -
$ 43,977,856.00
$ 29,270,543.54
Provide an attachment showing cost breakdown and reference it as Addendum to 52860-B – Rehabilitation Cost Breakdown
4. Rehabilitation Cost % (estimated cost of Rehabilitation/Total TDC) x 100 = 66.56%
Provide attachments as needed. All attachments must reference the form HUD-52860-B (10/2007)Section and line number to which they apply. Previous versions obsolete. Page 1 of 2
Public reporting burden for this collection of information is estimated to average 2 hours per response, including the time for reviewing instructions, searchingexisting data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. HUD may not collect thisinformation, and you are not required to complete this form, unless it displays a currently valid OMB control number.
This information is required to as a supplement to the HUD-52860 for all inventory removal actions that involve a demolition action or a disposition actionjustified by obsolescence based on requirements of Section 18 of the United States housing Act of 1937 as amended (“Act”) and 24 CFR Part 970. HUD willuse this information to determine whether, and under what circumstances, to permit PHAs to remove from their inventories all or a portion of a public housingdevelopment, as well as to track removals for other record keeping requirements. Responses to this collection of information are statutory and regulatory toobtain a benefit. Please refer to the instructions for each section for additional guidance on how to complete this application. HUD approval of the proposedremoval from inventory action in this application does not constitute HUD approval for funding of the proposed action. All capitalized terms not defined in thisform have the meanings as defined in the Act and the HUD Regulations. The information requested does not lend itself to confidentiality.
If Justification is based upon obsolescence of the units/buildings, complete the applicable calculation below for the unit proposed for demolition for each project
TOTAL
3. Estimated Cost of Rehabilitation
Lashkowitz High Rise - Fargo Housing
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