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Dixie Court Apartments, Fort Lauderdale, Florida

Carlisle’s partnership with the HACFL began with Dixie Court and has evolved to include an entire portfolio of aging public housing stock. The HACFL and Carlisle are currently working asco-developers to build or rehab more than 800 units of affordable housing, which the HACFL will own and manage for the long term.

The success of this public-private partnership is driven by Carlisle’s innovative financing solutions, proven commitment to the HACFL’s mission and community needs, and consistently superior performance.

When Carlisle signed on as HCAFL’s developer partner for the first phase of Dixie Court, the existing public housing had already been demolished using a HUD HOPE VI Demolition Grant. The
development had been awarded an allocation of 9% Tax Credits from the Florida Housing Finance Corporation (FHFC) and was ready to move forward with entitlements when Carlisle noted that more sources were needed. By splitting the development into two phases, Carlisle was able to apply the existing tax credits to the first phase, and finance the second with Tax exempt Bonds and Rental Recovery Loan Program funds from FHFC’s 2006 supplemental tax credit application cycle.

Both phases proceeded with enough sources to accommodate rising construction costs, and also to generate a significant land payment to the HACFL. In November 2008, both phases were completed ahead of schedule, under budget, and with significant upgrades. These included ceramic tile floors, low-flow/green fixtures, and attractive landscaping.

The third phase of Dixie Court broke ground in late 2008 with sufficient financing to allow for another significant land payment to the HACFL. Carlisle also helped the HACFL negotiate rights-of-way agreements with the City and County while maintaining use of the land for resident parking.

Commitment to Community

The redevelopment of Dixie Court was phased to minimize disruption of the residents’ lives, allowing many to relocate directly from their existing to new apartments literally across the street. This permitted families, neighbors and the community to remain intact as much as possible. In recognition of Dixie Court’s history and to honor longtime residents, the HACFL and Carlisle installed an exhibit of historic photographs of the development’s “early days” in the new clubhouse and common areas. The partners are also dedicating a commemorative flagpole and seating area to honor the development’s historic significance to former residents of the neighborhood and to the greater Fort Lauderdale community.

The involvement of the YouthBuild and Step-Up programs in the construction process was a unique element in the Dixie Court redevelopment. Step-Up, an HACFL program, employs public housing residents to perform construction and maintenance on properties across the HACFL portfolio. Employees of Step-Up built and installed the kitchen and bathroom cabinetry for nearly 200 units at Dixie Court. Based on this success, Carlisle and HACFL have committed to providing Step-Up cabinetry as part of all their ongoing partnership projects, and to expanding Step-Up’s role to other areas such as landscape design and maintenance.

The YouthBuild Program gives at-risk high school students a chance to take GED courses and gain exposure to construction jobsite experience. Dixie Court serves as a demonstration site for this Department of Labor program, administered by the Urban League of Broward County in conjunction with the HACFL and Carlisle. Outstanding candidates from the YouthBuild pilot program were given the opportunity to join HACFL’s Step-Up program.

Development Details

Green building elements, a new community center/library, and innovative financing solutions have made this redevelopment of the city’s 1930s-era public housing a national model.

Partner:
Housing Authority of the City of Fort Lauderdale (HACFL)

Location:
950 NW 4th Court, Ft. Lauderdale, FL

Number of Units:
154

Completion Date:
2009

Total Development Cost:
$16,186,000

Financing:
9% LIHTC Equity $ 12,011,000
Permanent Debt $ 2,650,000
FHFCGO Zone SAIL $ 1,025,000
HACFL $ 250,000

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