Low Income Housing Tax Credits & Sustainable Development in Indiana, 2018-2019

The Indiana 2018-2019 Qualified Allocation Plan (QAP) awards up to an additional 14 points for sustainable development characteristics.

Thresholds

A full Phase I Environmental Assessment must be completed prior to Application submission for 9% or 4% funding from the Authority.

Required Documentation:

1. Environmental Phase I completed by an experienced and qualified disinterested third-party hired by the Applicant. The Environmental Phase I must address wetlands and flood plains. Wetland Delineation and USGS maps are required to document the existence of wetlands areas on the site, and must be included in the Environmental Phase I. If there are no wetlands areas on the site, a wetlands delineation is not required but in all cases USGS maps must be included in the Environmental Phase I AND

2. A FEMA flood plain map with the proposed Development site identified must be submitted and placed in Tab K. If a flood plain and/or wetlands are located anywhere on the site, the site plan must show where the buildings, commons areas, and any land improvements will be located in relation to the flood plain and/or wetlands. 100-year Flood Plains (Zone A1-30, AE, A, AH, AO, AR, or A99 as defined by HUD): Applications that propose the placement of buildings in a 100-year flood plain must submit the following documentation:

a) All areas of the 100-year flood plain must be documented by the FEMA map for the areas in which the site is located. The proposed site for development must be located on that map.

b) A qualified licensed surveyor or civil engineer must document mitigation for impacts to existing floodplains planned for the Development. A FEMA Conditional Letter of reclassification must be obtained for the property that shows that the property is eligible for reclassification out of the flood plain area.

c) A financing plan and costs for the site work involved in the reclassification.

For all properties that receive an award of RHTCs and are located in a 100-year flood plain at the time of initial application, a final letter of reclassification from FEMA along with an elevation certification must be provided to IHCDA at the completion of the Development. If wetlands or hazardous substances exist on the site, the Applicant must submit: 1) evidence that the wetlands or hazardous substances can be mitigated; and 2) a plan, that includes financing, of how the Applicant anticipates mitigating the wetlands or hazardous substances. Developments in a 100 year flood plain (Zone A) are not eligible for HOME funding.

Minimum Design Requirements

Minimum design requirements for all new construction and rehabilitation (where the following items are proposed as part of the rehabilitation): NOTE: For rehabilitation, new components, systems, appliances, etc. that will be utilized in one or more units will be required to be utilized in every unit of the site

1) The use of low maintenance exterior building finishes including brick, stone, hardy board, fiber cement siding or vinyl siding. If vinyl siding is used it must be at least Residential Grade (.044”) in thickness and carry a lifetime warranty.

2) Minimum HVAC standards: gas heating system with a minimum 90% AFUE rating; air conditioning system with a minimum 14 SEER rating; and a minimum 8.0 HSPF electric heat pump system that is properly sized for the unit. Electric furnaces must have a primary heating system that includes a heat pump. All space heating/cooling systems must be sized using ACCA Manual J, GAMA H-22, equivalent, or an accredited design professional’s and Manufacturer’s recommendations.

3) Thermal insulated windows and entry doors with a minimum U value of 0.35 or below.

4) All buildings to have attic insulation of R-38 or better – New Constructions and Rehabilitation. This standard does not apply to buildings entitled to claim Federal historic rehabilitation tax credits.

5) All new construction building(s), energy efficiency must be demonstrated by meeting the minimum standards established by:

i. LEED rating system;

ii. Bronze rating under the National Green Building Standards;

iii. Enterprise Green Communities;

iv. Equivalent under a system rating that is accredited by the American National Standards Institute. Any development wishing to use an alternative rating system to those listed is advised to consult with IHCDA prior to application to determine if that rating system will be considered acceptable.

6) Roofing products with anti-fungal shingles and a minimum 30 year warranty.

7) Buildings and units must be identified using clearly visible signage and/or numbers, where unit and building identification signage must be well lit from dusk until dawn.

8) Exterior railings shall be of heavy duty steel, aluminum, composite, or wood, materials capable of supporting all vertical and horizontal loads per Indiana Code.

9) Where trees and large bushes/shrubs are closer than 40-feet to foundation walls, quality gutter guards must be installed on all storm drainage gutters for the affected buildings.

10) Exterior stairways, including the landings and approaches, shall be designed so that water will not accumulate on the walking surfaces.

11) All primary unit entry doors must have roof covering a minimum of 3-feet deepby 5 feet wide and contain a landing of the same minimum dimensions.

12) Fire places are prohibited in residential units.

13) Residential demising floors and walls separating units must be framed and insulated to prevent sound transmission of STC 50.

14) New cabinets must include dual slide tracks on drawers. Door fronts, styles, and drawer fronts must be made with quality materials other than particle board.

15) Clothes dryer vent transition duct from flex to hard duct shall be made through recessed clothes dryer boxes.

16) If a Development is going to utilize or store flammables, gasoline, and/or gasoline powered equipment, the gasoline, flammables, and/or gasoline powered equipment must not be stored in the same structure housing residential units unless separated by a 4- hour fire wall and the storage space is not accessible from inside the residential structure. Exception: may be a 2 hour wall if the storage facility is equipped with fire sprinkler system compliant with NFPA13R.

17) Water heater installations must have heat traps in the piping connection design.

18) All new construction developments must be built in accordance with the accessibility requirements of the Fair Housing Amendments Act of 1988. In addition, rehabilitation developments must also meet the design and construction standards of the Fair Housing Amendments Act of 1988 if the first use of the building was after March 13, 1991. Section 100.205 of the United States Department of Housing and Urban Development (HUD) regulation at 24 CFR part 100 implements the Fair Housing Act’s design and construction requirements. These specific design and construction standards can also be found in the appropriate requirements of the International Building Code (IBC) with the ICC A117.1 Accessible and Usable Building and Facilities, Fair Housing Accessibility Guidelines (FHAG), and in HUD’s Fair Housing Act Design Manual. If a Development will receive federal funds or HUD Program funding, the Development must be designed and built in accordance with appropriate accessibility requirements of Section 504. These specific design and construction standards can be found in the Uniform Federal Accessibility Standards (UFAS) and at 24 CFR Part 8.

19) For rehabilitation of buildings constructed of a masonry shell, all exterior walls must contain an air barrier between the masonry and partition walls with properly aligned thermal and pressure boundaries, or be coated with materials that prevent air movement while allowing vapor transmission to escape the interior of the buildings shells. Additionally, there must be a 1” air space between the masonry and air barrier on the partition walls that are within the building shell. This standard does not apply to buildings entitled to claim Federal historic rehabilitation tax credits.

20) For developments using fluorescent, high pressure sodium, mercury vapor, and/or metal halide lamps/lighting, a proper collection and recycling program must be in place and the EPAs’ Resource Conservation & Recovery Act must be followed for the proper disposal of the luminaries.

Sustainable Development Characteristics

Up to 2 Points will be awarded if the Development commits to going beyond the minimum green standards and all buildings register and receive one of the following certification(s). For projects with multiple buildings, all buildings must meet one of the eligible certifications below to qualify for 2 points.

 

Certification

  • LEED Silver Rating – 2 points
  • Silver Rating National Green Building Standard – 2 points
  • Enterprise Green Communities – 2 points
  • Equivalent under a rating for systems that are accredited by the American National Standards Institute may earn equivalent points for equivalent end results of the above listed items.* – 2 points

*applicants wishing to use an alternative to those listed must consult with IHCDA prior to application to verify if that system will be accepted

Required Documentation: Completed Form A (Application). The Green Professional chosen for the project must be part of the design team (but a separate person from the project architect or engineer) and that person must acknowledge all building certifications that are committed to in the team member’s affidavit.

 

Water Conservation

To promote sustainable water use practices, up to 1 point may be earned for the integration of the following water conservation methods: installing one of the following types of high efficiency toilets:

  • Ultra low flush (</=1 gal per flush) - 1 Point
  • Dual Flush toilets - 1 Point

Required Documentation: Completed Form A (Application). The Green Professional chosen for the project must be part of the design team (but a separate person from the project architect or engineer) and that person must sign off on all energy efficiency/water conservation items that are committed to in the application.

Contributed By: 
National Housing Trust

Other Items of Interest