Low Income Housing Tax Credits & Transit in Florida, 2011

Florida Housing Finance Corporation's goal in its 2011 Universal Application Cycle is to have a diversified rental housing portfolio. Included in these goals are three (3) TOD Developments.

In order for a proposed Development to qualify as a TOD Development for purposes of this Application all of the following criteria must be met: (i) the Local Government must certify that the proposed Development is located within one of the following areas designated as a Transit-Oriented Development, Transit Oriented Development District, Rapid Transit Zone, Transit Village, or Rapid Transit Development Impact Zone by a Local Government planning agency in its comprehensive plan, land use plan, land development code, or zoning code, (ii) the proposed Development must meet the scoring criteria outlined in the Proximity section of the Application to achieve a Transit Service Score of at least 6 points, based on the proposed Development’s proximity to a Public Rail Station, (iii) the Applicant’s Competitive HC request amount stated at Part V.A.1. of the Application must be at least 40 percent of the Maximum Competitive HC Request for the applicable county inclusive of any DDA/QCT bonus (as set out at Part V.A.1. of the Instructions), and (iv) at least 50 of the proposed Development’s set-aside units must be located within the designated TOD area. The properly completed and executed Local Government Verification of Qualification as a TOD Development form must be provided behind a tab labeled “Exhibit 20”

For purposes of the 2011 Universal Application Cycle, the designated TOD areas are:

  • Designated Areas in Broward County: Deerfield Beach TOD and Sheridan Station TOD; Designated Areas in Miami-Dade County: Allapattah Station, Brickell Station, Brownsville Station, Civic Center Station, Coconut Grove Station, Culmer Station, Dadeland North Metrorail, Dadeland South Metrorail, Douglas Rd. Station, Dr. Martin Luther King, Jr. Station, Earlington Heights Station, Government Center Station, Northside Station, Okeechobee Metrorail Station, Overtown Arena Station, Santa Clara Station, South Miami Station, Tri-Rail MetroRail Station, University Station, and Vizcaya Station;
  • Designated Area in Palm Beach County: West Palm Beach Station/Seaboard Station; and
  • Designated Area in Seminole County: City of Longwood Transit Village.

Applications are eligible for proximity tie-breaker points by selecting one of the following four Transit Services on which to base the Transit Score:

1) Public Bus Stop – maximum 2 points: a public bus stop means a fixed location at which passengers may access one or two routes of public transportation via buses. The Public Bus Stop must service at least one bus route with schedules stops at least hourly during the times of 7am to 9am and also during the times of 4pm to 6pm Monday through Friday, excluding holidays, on a year-round basis. Bus routes must be established or approved by a Local Government department that manages public transportation. Buses that travel between states will not be considered. Proximity tie-breaker points for Public Bus Stop will be awarded as follows:

Proximity of Proposed Development's Tie-Breaker 

Measurement Point to a Public Bus Stop

Proximity Tie-Breaker Points Awarded
If less than or equal to 0.2 miles2
If greater than 0.2 and less than or equal to 0.3 miles1.5
If greater than 0.3 and less than or equal to 0.2 miles1
If greater than 0.4 and less than or equal to 0.5 miles0.5
If greater than 0.5 miles0

 

2) Public Bus Transfer Stop – maximum 6 points: a public bus transfer stop means a fixed location at which passengers may access at least three routes of public transportation via buses. Each route must have a scheduled stop at the Public Bus Transfer Stop at least hourly during the times of 7am to 9am and also during the times of 4pm to 6pm Monday through Friday, excluding holidays, on a year-round basis. This would include both bus stations (i.e. hubs) and bus stops with multiple routes. Bus routes must be established or approved by a Local Government department that managed public transportation. Buses that travel between states will not be considered.

3) Public Bus Rapid Transit Stop – maximum 6 points: a public bus rapid transit stop means a fixed location at which passengers may access public transportation via bus. The public bus rapid transit stop must service at least one bus that travels at some point during that route in either a lane or corridor that is exclusively used by buses and the public bus rapid transit stop must service at least one route that has schedules stops at the public bus rapid transit stop at least every 20 minutes during the times of 7am to 9am and also during the times of 4pm to 6pm Monday through Friday, excluding holidays, on a year-round basis. Proximity tie-breaker points for the public bus rapid transit stop and public bus transfer stop will be awarded as follows: 

Proximity of Proposed Development's Tie-Breaker Measurement

Point to Public Bus Transfer Stop of Public Bus Rapid Transit Stop

Proximity Tie-Breaker Points Awarded
If less than or equal to 0.25 miles6
If greater than 0.25 and less than or equal to 0.5 miles5.5
If greater than 0.5 and less than or equal to 0.75 miles5
If greater than 0.75 and less than or equal to 1.0 miles4.5
If greater than 1.0 and less than or equal to 1.25 miles4
If greater than 1.25 and less than or equal to 1.5 miles3.5
If greater than 1.5 and less than or equal to 1.75 miles3
If greater than 1.75 and less than or equal to 2.0 miles2.5
If greater than 2.0 miles0

 

4) Public Rail Station – maximum 7 points: a public rail station means a fixed location provided by a public transportation entity at which passengers may access the schedules public rail transportation on a year-round basis. Only MetroRail located in Miami-Dade County, TriRail located in Miami-Dade, Broward and Palm Beach Counties, and SunRail located in Orange, Seminole and Volusia Counties will be eligible for this service.

Proximity of Proposed Development's Tie-Breaker

Measurement Points to Public Rail Station

Proximity Tie-Breaker Points Awarded
If less than or equal to 0.125 miles*7

If greater than 0.125 miles and less than or equal

to 0.25 miles

7

If greater than 0.25 miles and less than or equal

to 0.5 miles

6.5

If greater than 0.5 miles and less than or equal

to 0.75 miles

6

If greater than 0.75 miles and less than or equal

to 1.0 mile

5.5

If greater than 1.0 mile and less than or equal

to 1.25 miles

5

If greater than 1.25 mile and less than or equal

to 1.5 miles

4.5

If greater than 1.5 mile and less than or equal

to 1.75 miles

4

If greater than 1.75 mile and less than or equal

to 2.0 miles

3.5

If greater than 2.0 miles

0

*an application that achieves this measurement may be eligible for preference when competing in the TOD Goal, as outlined in the Ranking and Selection Criteria Section.

Additionally, Transit-Oriented Developments are targeted (along with developments located in the Florida Keys Area).

** Please note that for a variety of reasons, Florida Housing Finance Corporation has not adopted a Universal Application Cycle and its related Rules, which govern the allocation of Low Income Housing Tax Credits, since 2011. **

Contributed By: 
National Housing Trust

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