California Legislature—2015–16 Regular Session

Assembly Bill No. 2140

Introduced by Assembly Members Roger Hernández, Alejo, and Eduardo Garcia

February 17, 2016

An act to amend Section 50199.7 of the Health and Safety Code, and to amend Sections 12206, 17058, and 23610.5 of the Revenue and Taxation Code, relating to taxation, to take effect immediately, tax levy.

LEGISLATIVE COUNSEL’S DIGEST

AB 2140, as introduced, Roger Hernández. Income taxes: insurance tax: credits: low-income housing: farmworker housing assistance.

Existing law establishes a low-income housing tax credit program pursuant to which the California Tax Credit Allocation Committee provides procedures and requirements for the allocation of state insurance, personal income, and corporation tax credit amounts among qualified low-income housing projects in modified conformity to federal law that have been allocated, or qualify for, a federal low-income housing tax credit, and for farmworker housing. Existing law authorizes the California Tax Credit Allocation Committee to allocate the credit for buildings located in designated difficult development areas or qualified census tracts that are restricted to having 50% of its occupants be special needs households even if the taxpayer receives specified federal credits provided the credit does not exceed 30% of the eligible basis of the building. Existing law limits the total annual amount of the state low-income housing credit for which a federal low-income housing credit is required to the sum of $70,000,000, as increased by any percentage increase in the Consumer Price Index for the preceding calendar year, any unused credit for the preceding calendar years, and the amount of housing credit ceiling returned in the calendar year. Existing law additionally allows a state credit, which is not dependent on receiving a federal low-income housing credit, of $500,000 per calendar year for projects to provide farmworker housing. Existing law defines “farmworker housing” to mean housing for agricultural workers that is available to, and occupied by, only farmworkers and their households.

This bill, under the insurance taxation law, the Personal Income Tax Law, and the Corporation Tax Law, would modify the definition of applicable percentage relating to qualified low-income buildings that are farmworker housing projects, as provided. The bill would authorize the California Tax Credit Allocation Committee to allocate the farmworker housing credit even if the taxpayer receives federal credits for buildings located in designated difficult development areas or qualified census tracts. The bill would also redefine farmworker housing to mean housing for agricultural workers that is available to, and occupied by, not less than 50% of farmworkers and their households.

This bill would include a change in state statute that would result in a taxpayer paying a higher tax within the meaning of Section 3 of Article XIII A of the California Constitution, and thus would require for passage the approval of 2⁄3 of the membership of each house of the Legislature.

This bill would take effect immediately as a tax levy.

Vote: ²⁄₃. Appropriation: no. Fiscal committee: yes. State-mandated local program: no.

The people of the State of California do enact as follows:

SECTION 1.  

Section 50199.7 of the Health and Safety Code
is amended to read:

50199.7.  

As used in this chapter:

(a) “Committee” means the Mortgage Bond and Tax Credit
Allocation Committee, which is renamed the California Tax Credit
Allocation Committee. All references to “committee” shall mean
the California Tax Credit Allocation Committee.

(b) “Household” has the same meaning as defined in Section
7602 of Title 25 of the California Code of Regulations.

(c) “Housing credit” means the tax credit for low-income rental
housing provided under Section 42 of the federal Internal Revenue
Code (26 U.S.C. Sec. 42).

(d) “Housing credit applicant” means any owner, sponsor, or
developer of a qualifying low-income building or project who
applies to the committee for either of the following:

(1) An allocation of a portion of the current state housing credit
ceiling.

(2) A reservation of a portion of the anticipated state housing
credit ceiling of a subsequent year.

(e) “Housing credit ceiling” means the amount specified in
Section 42(h)(3)(C) of the federal Internal Revenue Code (26
U.S.C. Sec. 42(h)(3)(C)).

(f) “Qualified low-income building” or “project” has the
meaning specified in Section 42(c)(2) of the federal Internal
Revenue Code (26 U.S.C. Sec. 42(c)(2)).

(g) “Agricultural worker” or “farmworker” shall have the same
meaning as specified in subdivision (b) of Section 1140.4 of the
Labor Code.

(h) “Farmworker housing” means housing for agricultural
workers that is available to, and occupied by, begin delete only end delete begin insert not less than
50 percent of end insert farmworkers and their households. The committee
may permit an owner to temporarily house nonfarmworkers in
vacant units in the event of a disaster or other critical occurrence.
However, such emergency shelter shall only be permitted if there
are no pending qualified farmworker household applications for
residency.

SEC. 2.  

Section 12206 of the Revenue and Taxation Code is
amended to read:

12206.  

(a) (1) There shall be allowed as a credit against the
begin delete “tax” (as end delete begin insert “tax,” as end insert described by Section begin delete 12201) end delete begin insert 12201, end insert a state
low-income housing tax credit in an amount equal to the amount
determined in subdivision (c), computed in accordance with Section
42 of the Internal Revenue begin delete Code, end delete begin insert Code end insert except as otherwise
provided in this section.

(2) “Taxpayer,” for purposes of this section, means the sole
owner in the case of a “C” corporation, the partners in the case of
a partnership, and the shareholders in the case of an “S”
corporation.

(3) “Housing sponsor,” for purposes of this section, means the
sole owner in the case of a “C” corporation, the partnership in the
case of a partnership, and the “S” corporation in the case of an “S”
corporation.

(b) (1) The amount of the credit allocated to any housing
sponsor shall be authorized by the California Tax Credit Allocation
Committee, or any successor thereof, based on a project’s need
for the credit for economic feasibility in accordance with the
requirements of this section.

(A) Except for projects to provide farmworker housing, as
defined in subdivision (h) of Section 50199.7 of the Health and
Safety Code, that are allocated credits solely under the set-aside
described in subdivision (c) of Section 50199.20 of the Health and
Safety Code, the low-income housing project shall be located in
California and shall meet either of the following requirements:

(i) The project’s housing sponsor begin delete shall have end delete begin insert has end insert been allocated
by the California Tax Credit Allocation Committee a credit for
federal income tax purposes under Section 42 of the Internal
Revenue Code.

(ii) It begin delete shall qualify end delete begin insert qualifies end insert for a credit under Section
42(h)(4)(B) of the Internal Revenue Code.

(B) The California Tax Credit Allocation Committee shall not
require fees for the credit under this section in addition to those
fees required for applications for the tax credit pursuant to Section
42 of the Internal Revenue Code. The committee may require a
fee if the application for the credit under this section is submitted
in a calendar year after the year the application is submitted for
the federal tax credit.

(C) (i) For a project that receives a preliminary reservation of
the state low-income housing tax credit, allowed pursuant to
subdivision (a), on or after January 1, 2009, and before January 1,
2016, the credit shall be allocated to the partners of a partnership
owning the project in accordance with the partnership agreement,
regardless of how the federal low-income housing tax credit with
respect to the project is allocated to the partners, or whether the
allocation of the credit under the terms of the agreement has
substantial economic effect, within the meaning of Section 704(b)
of the Internal Revenue Code.

(ii) This subparagraph shall not apply to a project that receives
a preliminary reservation of state low-income housing tax credits
under the set-aside described in subdivision (c) of Section 50199.20
of the Health and Safety Code unless the project also receives a
preliminary reservation of federal low-income housing tax credits.

(iii) This subparagraph shall cease to be operative with respect
to any project that receives a preliminary reservation of a credit
on or after January 1, 2016.

(2) (A) The California Tax Credit Allocation Committee shall
certify to the housing sponsor the amount of tax credit under this
section allocated to the housing sponsor for each credit period.

(B) In the case of a partnership or an “S” corporation, the
housing sponsor shall provide a copy of the California Tax Credit
Allocation Committee certification to the taxpayer.

(C)  begin insert (i) end insert begin insert   end insert The taxpayer shall attach a copy of the certification to
any return upon which a tax credit is claimed under this section.

begin delete

(D)

end delete

begin insert (ii) end insert  In the case of a failure to attach a copy of the certification
for the year to the return in which a tax credit is claimed under this
section, no credit under this section shall be allowed for that year
until a copy of that certification is provided.

begin delete

(E)

end delete

begin insert (D) end insert  All elections made by the taxpayer pursuant to Section 42
of the Internal Revenue Code shall apply to this section.

begin delete

(F)

end delete

begin insert (E) end insert  (i) Except as described in clause begin delete (ii), end delete begin insert (ii) or (iii), end insert for
buildings located in designated difficult development areas (DDAs)
or qualified census tracts (QCTs), as defined in Section 42(d)(5)(B)
of the Internal Revenue Code, credits may be allocated under this
section in the amounts prescribed in subdivision (c), provided that
the amount of credit allocated under Section 42 of the Internal
Revenue Code is computed on 100 percent of the qualified basis
of the building.

(ii) Notwithstanding clause (i), the California Tax Credit
Allocation Committee may allocate the credit for buildings located
in DDAs or QCTs that are restricted to having 50 percent of its
occupants be special needs households, as defined in the California
Code of Regulations by the California Tax Credit Allocation
Committee, even if the taxpayer receives federal credits pursuant
to Section 42(d)(5)(B) of the Internal Revenue Code, provided
that the credit allowed under this section shall not exceed 30
percent of the eligible basis of the building.

begin insert

(iii) Notwithstanding clause (i), the California Tax Credit
Allocation Committee may allocate the credit pursuant to
paragraph (4) of subdivision (c) even if the taxpayer receives
federal credits, pursuant to Section 42(d)(5)(B) of the Internal
Revenue Code.

end insert begin delete

(G)

end delete

begin insert (F) end insert  (i) The California Tax Credit Allocation Committee may
allocate a credit under this section in exchange for a credit allocated
pursuant to Section 42(d)(5)(B) of the Internal Revenue Code in
amounts up to 30 percent of the eligible basis of a building if the
credits allowed under Section 42 of the Internal Revenue Code are
reduced by an equivalent amount.

(ii) An equivalent amount shall be determined by the California
Tax Credit Allocation Committee based upon the relative amount
required to produce an equivalent state tax credit to the taxpayer.

(c) Section 42(b) of the Internal Revenue Code shall be modified
as follows:

(1) In the case of any qualified low-income building that receives
an allocation after 1989 and is a new building not federally
subsidized, the term “applicable percentage” means the following:

(A) For each of the first three years, the percentage prescribed
by the Secretary of the Treasury for new buildings that are not
federally subsidized for the taxable year, determined in accordance
with the requirements of Section 42(b)(2) of the Internal Revenue
Code, in lieu of the percentage prescribed in Section 42(b)(1)(A)
of the Internal Revenue Code.

(B) For the fourth year, the difference between 30 percent and
the sum of the applicable percentages for the first three years.

(2) In the case of any qualified low-income building that receives
an allocation after 1989 and that is a new building that is federally
subsidized or that is an existing building that is “at risk of
conversion,” the term “applicable percentage” means the following:

(A) For each of the first three years, the percentage prescribed
by the Secretary of the Treasury for new buildings that are federally
subsidized for the taxable year.

(B) For the fourth year, the difference between 13 percent and
the sum of the applicable percentages for the first three years.

(3) For purposes of this section, the term “at risk of conversion,”
with respect to an existing property means a property that satisfies
all of the following criteria:

(A) The property is a multifamily rental housing development
in which at least 50 percent of the units receive governmental
assistance pursuant to any of the following:

(i) New construction, substantial rehabilitation, moderate
rehabilitation, property disposition, and loan management set-aside
programs, or any other program providing project-based assistance
pursuant to Section 8 of the United States Housing Act of 1937,
Section 1437f of Title 42 of the United States Code, as amended.

(ii) The Below-Market-Interest-Rate Program pursuant to
Section 221(d)(3) of the National Housing Act, Sections
1715l(d)(3) and (5) of Title 12 of the United States Code.

(iii) Section 236 of the National Housing Act, Section 1715z-1
of Title 12 of the United States Code.

(iv) Programs for rent supplement assistance pursuant to Section
101 of the Housing and Urban Development Act of 1965, Section
1701s of Title 12 of the United States Code, as amended.

(v) Programs pursuant to Section 515 of the Housing Act of
1949, Section 1485 of Title 42 of the United States Code, as
amended.

(vi) The low-income housing credit program set forth in Section
42 of the Internal Revenue Code.

(B) The restrictions on rent and income levels will terminate or
the federal insured mortgage on the property is eligible for
prepayment any time within five years before or after the date of
application to the California Tax Credit Allocation Committee.

(C) The entity acquiring the property enters into a regulatory
agreement that requires the property to be operated in accordance
with the requirements of this section for a period equal to the
greater of 55 years or the life of the property.

(D) The property satisfies the requirements of Section 42(e) of
the Internal Revenue Code regarding rehabilitation expenditures,
except that the provisions of Section 42(e)(3)(A)(ii)(I) shall not
apply.

begin insert

(4) In the case of any qualified low-income building that is (A)
farmworker housing, as defined by Section 50199.7 of the Health
and Safety Code, and (B) is federally subsidized, the term
“applicable percentage” means for each of the first three years,
20 percent of the qualified basis of the building, and for the fourth
year, 15 percent of the qualified basis of the building.

end insert

(d) The term “qualified low-income housing project” as defined
in Section 42(c)(2) of the Internal Revenue Code is modified by
adding the following requirements:

(1) The taxpayer shall be entitled to receive a cash distribution
from the operations of the project, after funding required reserves,
begin delete which, end delete begin insert that, end insert at the election of the taxpayer, is equal to:

(A) An amount not to exceed 8 percent of the lesser of:

(i) The owner equity begin delete which end delete begin insert that end insert shall include the amount of the
capital contributions actually paid to the housing sponsor and shall
not include any amounts until they are paid on an investor note.

(ii) Twenty percent of the adjusted basis of the building as of
the close of the first taxable year of the credit period.

(B) The amount of the cashflow from those units in the building
that are not low-income units. For purposes of computing cashflow
under this subparagraph, operating costs shall be allocated to the
low-income units using the “floor space fraction,” as defined in
Section 42 of the Internal Revenue Code.

(C) Any amount allowed to be distributed under subparagraph
(A) that is not available for distribution during the first five years
of the compliance period may begin delete accumulate and be end delete begin insert be accumulated
and end insert distributed any time during the first 15 years of the compliance
period but not thereafter.

(2) The limitation on return shall apply in the aggregate to the
partners if the housing sponsor is a partnership and in the aggregate
to the shareholders if the housing sponsor is an “S” corporation.

(3) The housing sponsor shall apply any cash available for
distribution in excess of the amount eligible to be distributed under
paragraph (1) to reduce the rent on rent-restricted units or to
increase the number of rent-restricted units subject to the tests of
Section 42(g)(1) of the Internal Revenue Code.

(e) The provisions of Section 42(f) of the Internal Revenue Code
shall be modified as follows:

(1) The term “credit period” as defined in Section 42(f)(1) of
the Internal Revenue Code is modified by substituting “four taxable
years” for “10 taxable years.”

(2) The special rule for the first taxable year of the credit period
under Section 42(f)(2) of the Internal Revenue Code shall not apply
to the tax credit under this section.

(3) Section 42(f)(3) of the Internal Revenue Code is modified
to read:

If, as of the close of any taxable year in the compliance period,
after the first year of the credit period, the qualified basis of any
building exceeds the qualified basis of that building as of the close
of the first year of the credit period, the housing sponsor, to the
extent of its tax credit allocation, shall be eligible for a credit on
the excess in an amount equal to the applicable percentage
determined pursuant to subdivision (c) for the four-year period
beginning with the begin delete later of the end delete taxable begin delete years end delete begin insert year end insert in which the
increase in qualified basis occurs.

(f) The provisions of Section 42(h) of the Internal Revenue
Code shall be modified as follows:

(1) Section 42(h)(2) of the Internal Revenue Code shall not be
applicable and instead the following provisions shall be applicable:

The total amount for the four-year credit period of the housing
credit dollars allocated in a calendar year to any building shall
reduce the aggregate housing credit dollar amount of the California
Tax Credit Allocation Committee for the calendar year in which
the allocation is made.

(2) Paragraphs (3), (4), (5), (6)(E)(i)(II), (6)(F), (6)(G), (6)(I),
(7), and (8) of Section 42(h) of the Internal Revenue Code shall
not be applicable.

(g) The aggregate housing credit dollar amount that may be
allocated annually by the California Tax Credit Allocation
Committee pursuant to this section, Section 17058, and Section
23610.5 shall be an amount equal to the sum of all the following:

(1) Seventy million dollars ($70,000,000) for the 2001 calendar
year, and, for the 2002 calendar year and each calendar year
thereafter, seventy million dollars ($70,000,000) increased by the
percentage, if any, by which the Consumer Price Index for the
preceding calendar year exceeds the Consumer Price Index for the
2001 calendar year. For the purposes of this paragraph, the term
“Consumer Price Index” means the last Consumer Price Index for
All Urban Consumers published by the federal Department of
Labor.

(2) The unused housing credit ceiling, if any, for the preceding
calendar years.

(3) The amount of housing credit ceiling returned in the calendar
year. For purposes of this paragraph, the amount of housing credit
dollar amount returned in the calendar year equals the housing
credit dollar amount previously allocated to any project that does
not become a qualified low-income housing project within the
period required by this section or to any project with respect to
which an allocation is canceled by mutual consent of the California
Tax Credit Allocation Committee and the allocation recipient.

(4) Five hundred thousand dollars ($500,000) per calendar year
for projects to provide farmworker housing, as defined in
subdivision (h) of Section 50199.7 of the Health and Safety Code.

(5) The amount of any unallocated or returned credits under
former Sections 17053.14, 23608.2, and 23608.3, as those sections
read prior to January 1, 2009, until fully exhausted for projects to
provide farmworker housing, as defined in subdivision (h) of
Section 50199.7 of the Health and Safety Code.

(h) The term “compliance period” as defined in Section 42(i)(1)
of the Internal Revenue Code is modified to mean, with respect to
any building, the period of 30 consecutive taxable years beginning
with the first taxable year of the credit period with respect thereto.

(i) (1) Section 42(j) of the Internal Revenue Code shall not be
applicable and the provisions in paragraph (2) shall be substituted
in its place.

(2) The requirements of this section shall be set forth in a
regulatory agreement between the California Tax Credit Allocation
Committee and the housing sponsor, begin delete which end delete begin insert and the regulatory end insert
agreement shall be subordinated, when required, to any lien or
encumbrance of any banks or other institutional lenders to the
project. The regulatory agreement entered into pursuant to
subdivision (f) of Section 50199.14 of the Health and Safety Code,
shall apply, begin delete providing end delete begin insert provided that end insert the agreement includes all of
the following provisions:

(A) A term not less than the compliance period.

(B) A requirement that the agreement be recorded in the official
records of the county in which the qualified low-income housing
project is located.

(C) A provision stating which state and local agencies can
enforce the regulatory agreement in the event the housing sponsor
fails to satisfy any of the requirements of this section.

(D) A provision that the regulatory agreement shall be deemed
a contract enforceable by tenants as third-party beneficiaries thereto
and begin delete which end delete begin insert that end insert allows individuals, whether prospective, present,
or former occupants of the building, who meet the income
limitation applicable to the building, the right to enforce the
regulatory agreement in any state court.

(E) A provision incorporating the requirements of Section 42
of the Internal Revenue Code as modified by this section.

(F) A requirement that the housing sponsor notify the California
Tax Credit Allocation Committee or its designee and the local
agency that can enforce the regulatory agreement if there is a
determination by the Internal Revenue Service that the project is
not in compliance with Section 42(g) of the Internal Revenue Code.

(G) A requirement that the housing sponsor, as security for the
performance of the housing sponsor’s obligations under the
regulatory agreement, assign the housing sponsor’s interest in rents
that it receives from the project, provided that until there is a
default under the regulatory agreement, the housing sponsor is
entitled to collect and retain the rents.

(H) The remedies available in the event of a default under the
regulatory agreement that is not cured within a reasonable cure
period, include, but are not limited to, allowing any of the parties
designated to enforce the regulatory agreement to collect all rents
with respect to the project; taking possession of the project and
operating the project in accordance with the regulatory agreement
until the enforcer determines the housing sponsor is in a position
to operate the project in accordance with the regulatory agreement;
applying to any court for specific performance; securing the
appointment of a receiver to operate the project; or any other relief
as may be appropriate.

(j) (1) The committee shall allocate the housing credit on a
regular basis consisting of two or more periods in each calendar
year during which applications may be filed and considered. The
committee shall establish application filing deadlines, the maximum
percentage of federal and state low-income housing tax credit
ceiling that may be allocated by the committee in that period, and
the approximate date on which allocations shall be made. If the
enactment of federal or state law, the adoption of rules or
regulations, or other similar events prevent the use of two allocation
periods, the committee may reduce the number of periods and
adjust the filing deadlines, maximum percentage of credit allocated,
and the allocation dates.

(2) The committee shall adopt a qualified allocation plan, as
provided in Section 42(m)(1) of the Internal Revenue Code. In
adopting this plan, the committee shall comply with the provisions
of Sections 42(m)(1)(B) and 42(m)(1)(C) of the Internal Revenue
begin delete Code. end delete begin insert Code, respectively. end insert

(3) Notwithstanding Section 42(m) of the Internal Revenue
Code, the California Tax Credit Allocation Committee shall
allocate housing credits in accordance with the qualified allocation
plan and regulations, which shall include the following provisions:

(A) All housing sponsors, as defined by paragraph (3) of
subdivision (a), shall demonstrate at the time the application is
filed with the committee that the project meets the following
threshold requirements:

(i) The housing sponsor shall demonstrate there is a need and
demand for low-income housing in the community or region for
which it is proposed.

(ii) The project’s proposed financing, including tax credit
proceeds, shall be sufficient to complete the project and that the
proposed operating income shall be adequate to operate the project
for the extended use period.

(iii) The project shall have enforceable financing commitments,
either construction or permanent financing, for at least 50 percent
of the total estimated financing of the project.

(iv) The housing sponsor shall have and maintain control of the
site for the project.

(v) The housing sponsor shall demonstrate that the project
complies with all applicable local land use and zoning ordinances.

(vi) The housing sponsor shall demonstrate that the project
development team has the experience and the financial capacity
to ensure project completion and operation for the extended use
period.

(vii) The housing sponsor shall demonstrate the amount of tax
credit that is necessary for the financial feasibility of the project
and its viability as a qualified low-income housing project
throughout the extended use period, taking into account operating
expenses, a supportable debt service, reserves, funds set aside for
rental subsidies, and required equity, and a development fee that
does not exceed a specified percentage of the eligible basis of the
project prior to inclusion of the development fee in the eligible
basis, as determined by the committee.

(B) The committee shall give a preference to those projects
satisfying all of the threshold requirements of subparagraph (A)
if both of the following apply:

(i) The project serves the lowest income tenants at rents
affordable to those tenants.

(ii) The project is obligated to serve qualified tenants for the
longest period.

(C) In addition to the provisions of subparagraphs (A) and (B),
the committee shall use the following criteria in allocating housing
credits:

(i) Projects serving large families in which a substantial number,
as defined by the committee, of all residential units begin delete is end delete begin insert are end insert
comprised of low-income units with three begin delete and end delete begin insert or end insert more bedrooms.

(ii) Projects providing single-room occupancy units serving
very low income tenants.

(iii) Existing projects that are “at risk of conversion,” as defined
by paragraph (3) of subdivision (c).

(iv) Projects for which a public agency provides direct or indirect
long-term financial support for at least 15 percent of the total
project development costs or projects for which the owner’s equity
constitutes at least 30 percent of the total project development
costs.

(v) Projects that provide tenant amenities not generally available
to residents of low-income housing projects.

(4) For purposes of allocating credits pursuant to this section,
the committee shall not give preference to any project by virtue
of the date of submission of its application except to break a tie
when two or more of the projects have an equal rating.

(k) Section 42(l) of the Internal Revenue Code shall be modified
as follows:

The term “secretary” shall be replaced by the term “California
Franchise Tax Board.”

(l) In the case where the begin delete state end delete credit allowed under this section
exceeds the “tax,” the excess may be carried over to reduce the
“tax” in the following year, and succeeding years if necessary,
until the credit has been exhausted.

(m) The provisions of Section 11407(a) of Public Law 101-508,
relating to the effective date of the extension of the low-income
housing credit, shall apply to calendar years after 1993.

(n) The provisions of Section 11407(c) of Public Law 101-508,
relating to election to accelerate credit, shall not apply.

(o) This section shall remain in effect for as long as Section 42
of the Internal Revenue Code, relating to low-income housing
credits, remains in effect.

SEC. 3.  

Section 17058 of the Revenue and Taxation Code is
amended to read:

17058.  

(a) (1) There shall be allowed as a credit against the
“net begin delete tax” (as end delete begin insert tax,” as end insert defined in Section begin delete 17039) end delete begin insert 17039, end insert a state
low-income housing credit in an amount equal to the amount
determined in subdivision (c), computed in accordance with begin delete the
provisions of end delete Section 42 of the Internal Revenue begin delete Code, end delete begin insert Code end insert except
as otherwise provided in this section.

(2) “Taxpayer” for purposes of this section means the sole owner
in the case of an individual, the partners in the case of a partnership,
and the shareholders in the case of an “S” corporation.

(3) “Housing sponsor” for purposes of this section means the
sole owner in the case of an individual, the partnership in the case
of a partnership, and the “S” corporation in the case of an “S”
corporation.

(b) (1) The amount of the credit allocated to any housing
sponsor shall be authorized by the California Tax Credit Allocation
Committee, or any successor thereof, based on a project’s need
for the credit for economic feasibility in accordance with the
requirements of this section.

(A) The low-income housing project shall be located in
California and shall meet either of the following requirements:

(i) Except for projects to provide farmworker housing, as defined
in subdivision (h) of Section 50199.7 of the Health and Safety
Code, that are allocated credits solely under the set-aside described
in subdivision (c) of Section 50199.20 of the Health and Safety
Code, the project’s housing sponsor has been allocated by the
California Tax Credit Allocation Committee a credit for federal
income tax purposes under Section 42 of the Internal Revenue
Code.

(ii) It qualifies for a credit under Section 42(h)(4)(B) of the
Internal Revenue Code.

(B) The California Tax Credit Allocation Committee shall not
require fees for the credit under this section in addition to those
fees required for applications for the tax credit pursuant to Section
42 of the Internal Revenue Code. The committee may require a
fee if the application for the credit under this section is submitted
in a calendar year after the year the application is submitted for
the federal tax credit.

(C) (i) For a project that receives a preliminary reservation of
the state low-income housing tax credit, allowed pursuant to
subdivision (a), on or after January 1, 2009, and before January 1,
2016, the credit shall be allocated to the partners of a partnership
owning the project in accordance with the partnership agreement,
regardless of how the federal low-income housing tax credit with
respect to the project is allocated to the partners, or whether the
allocation of the credit under the terms of the agreement has
substantial economic effect, within the meaning of Section 704(b)
of the Internal Revenue Code.

(ii) To the extent the allocation of the credit to a partner under
this section lacks substantial economic effect, any loss or deduction
otherwise allowable under this part that is attributable to the sale
or other disposition of that partner’s partnership interest made prior
to the expiration of the federal credit shall not be allowed in the
taxable year in which the sale or other disposition occurs, but shall
instead be deferred until and treated as if it occurred in the first
taxable year immediately following the taxable year in which the
federal credit period expires for the project described in clause (i).

(iii) This subparagraph does not apply to a project that receives
a preliminary reservation of state low-income housing tax credits
under the set-aside described in subdivision (c) of Section 50199.20
of the Health and Safety Code unless the project also receives a
preliminary reservation of federal low-income housing tax credits.

(iv) This subparagraph shall cease to be operative with respect
to any project that receives a preliminary reservation of a credit
on or after January 1, 2016.

(2) (A) The California Tax Credit Allocation Committee shall
certify to the housing sponsor the amount of tax credit under this
section allocated to the housing sponsor for each credit period.

(B) In the case of a partnership or an “S” corporation, the
housing sponsor shall provide a copy of the California Tax Credit
Allocation Committee certification to the taxpayer.

(C) The taxpayer shall, upon request, provide a copy of the
certification to the Franchise Tax Board.

(D) All elections made by the taxpayer pursuant to Section 42
of the Internal Revenue Code apply to this section.

(E) (i) Except as described in clause begin delete (ii), end delete begin insert (ii) or (iii), end insert for
buildings located in designated difficult development areas (DDAs)
or qualified census tracts (QCTs), as defined in Section 42(d)(5)(B)
of the Internal Revenue Code, credits may be allocated under this
section in the amounts prescribed in subdivision (c), provided that
the amount of credit allocated under Section 42 of the Internal
Revenue Code is computed on 100 percent of the qualified basis
of the building.

(ii) Notwithstanding clause (i), the California Tax Credit
Allocation Committee may allocate the credit for buildings located
in DDAs or QCTs that are restricted to having 50 percent of its
occupants be special needs households, as defined in the California
Code of Regulations by the California Tax Credit Allocation
Committee, even if the taxpayer receives federal credits pursuant
to Section 42(d)(5)(B) of the Internal Revenue Code, provided
that the credit allowed under this section shall not exceed 30
percent of the eligible basis of the building.

begin insert

(iii) Notwithstanding clause (i), the California Tax Credit
Allocation Committee may allocate the credit pursuant to
paragraph (4) of subdivision (c) even if the taxpayer receives
federal credits, pursuant to Section 42(d)(5)(B) of the Internal
Revenue Code.

end insert

(F) (i) The California Tax Credit Allocation Committee may
allocate a credit under this section in exchange for a credit allocated
pursuant to Section 42(d)(5)(B) of the Internal Revenue Code in
amounts up to 30 percent of the eligible basis of a building if the
credits allowed under Section 42 of the Internal Revenue Code are
reduced by an equivalent amount.

(ii) An equivalent amount shall be determined by the California
Tax Credit Allocation Committee based upon the relative amount
required to produce an equivalent state tax credit to the taxpayer.

(c) Section 42(b) of the Internal Revenue Code shall be modified
as follows:

(1) In the case of any qualified low-income building placed in
service by the housing sponsor during 1987, the term “applicable
percentage” means 9 percent for each of the first three years and
3 percent for the fourth year for new buildings (whether or not the
building is federally subsidized) and for existing buildings.

(2) In the case of any qualified low-income building that receives
an allocation after 1989 and is a new building not federally
subsidized, the term “applicable percentage” means the following:

(A) For each of the first three years, the percentage prescribed
by the Secretary of the Treasury for new buildings that are not
federally subsidized for the taxable year, determined in accordance
with the requirements of Section 42(b)(2) of the Internal Revenue
Code, in lieu of the percentage prescribed in Section 42(b)(1)(B)
of the Internal Revenue Code.

(B) For the fourth year, the difference between 30 percent and
the sum of the applicable percentages for the first three years.

(3) In the case of any qualified low-income building that receives
an allocation after 1989 and that is a new building that is federally
subsidized or that is an existing building that is “at risk of
conversion,” the term “applicable percentage” means the following:

(A) For each of the first three years, the percentage prescribed
by the Secretary of the Treasury for new buildings that are federally
subsidized for the taxable year.

(B) For the fourth year, the difference between 13 percent and
the sum of the applicable percentages for the first three years.

(4) For purposes of this section, the term “at risk of conversion,”
with respect to an existing property means a property that satisfies
all of the following criteria:

(A) The property is a multifamily rental housing development
in which at least 50 percent of the units receive governmental
assistance pursuant to any of the following:

(i) New construction, substantial rehabilitation, moderate
rehabilitation, property disposition, and loan management set-aside
programs, or any other program providing project-based assistance
pursuant to Section 8 of the United States Housing Act of 1937,
Section 1437f of Title 42 of the United States Code, as amended.

(ii) The Below-Market-Interest-Rate Program pursuant to
Section 221(d)(3) of the National Housing Act, Sections
1715l(d)(3) and (5) of Title 12 of the United States Code.

(iii) Section 236 of the National Housing Act, Section 1715z-1
of Title 12 of the United States Code.

(iv) Programs for rent supplement assistance pursuant to Section
101 of the Housing and Urban Development Act of 1965, Section
1701s of Title 12 of the United States Code, as amended.

(v) Programs pursuant to Section 515 of the Housing Act of
1949, Section 1485 of Title 42 of the United States Code, as
amended.

(vi) The low-income housing credit program set forth in Section
42 of the Internal Revenue Code.

(B) The restrictions on rent and income levels will terminate or
the federal insured mortgage on the property is eligible for
prepayment any time within five years before or after the date of
application to the California Tax Credit Allocation Committee.

(C) The entity acquiring the property enters into a regulatory
agreement that requires the property to be operated in accordance
with the requirements of this section for a period equal to the
greater of 55 years or the life of the property.

(D) The property satisfies the requirements of Section 42(e) of
the Internal Revenue Code regarding rehabilitation expenditures,
except that the provisions of Section 42(e)(3)(A)(ii)(I) do not apply.

begin insert

(5) In the case of any qualified low-income building that is (A)
farmworker housing, as defined by Section 50199.7 of the Health
and Safety Code, and (B) is federally subsidized, the term
“applicable percentage” means for each of the first three years,
20 percent of the qualified basis of the building, and for the fourth
year, 15 percent of the qualified basis of the building.

end insert

(d) The term “qualified low-income housing project” as defined
in Section 42(c)(2) of the Internal Revenue Code is modified by
adding the following requirements:

(1) The taxpayer shall be entitled to receive a cash distribution
from the operations of the project, after funding required reserves,
that, at the election of the taxpayer, is equal to:

(A) An amount not to exceed 8 percent of the lesser of:

(i) The owner equity that shall include the amount of the capital
contributions actually paid to the housing sponsor and shall not
include any amounts until they are paid on an investor note.

(ii) Twenty percent of the adjusted basis of the building as of
the close of the first taxable year of the credit period.

(B) The amount of the cashflow from those units in the building
that are not low-income units. For purposes of computing cashflow
under this subparagraph, operating costs shall be allocated to the
low-income units using the “floor space fraction,” as defined in
Section 42 of the Internal Revenue Code.

(C) Any amount allowed to be distributed under subparagraph
(A) that is not available for distribution during the first five years
of the compliance period may be accumulated and distributed any
time during the first 15 years of the compliance period but not
thereafter.

(2) The limitation on return applies in the aggregate to the
partners if the housing sponsor is a partnership and in the aggregate
to the shareholders if the housing sponsor is an “S” corporation.

(3) The housing sponsor shall apply any cash available for
distribution in excess of the amount eligible to be distributed under
paragraph (1) to reduce the rent on rent-restricted units or to
increase the number of rent-restricted units subject to the tests of
Section 42(g)(1) of the Internal Revenue Code.

(e) The provisions of Section 42(f) of the Internal Revenue Code
shall be modified as follows:

(1) The term “credit period” as defined in Section 42(f)(1) of
the Internal Revenue Code is modified by substituting “four taxable
years” for “10 taxable years.”

(2) The special rule for the first taxable year of the credit period
under Section 42(f)(2) of the Internal Revenue Code does not apply
to the tax credit under this section.

(3) Section 42(f)(3) of the Internal Revenue Code is modified
to read:

If, as of the close of any taxable year in the compliance period,
after the first year of the credit period, the qualified basis of any
building exceeds the qualified basis of that building as of the close
of the first year of the credit period, the housing sponsor, to the
extent of its tax credit allocation, shall be eligible for a credit on
the excess in an amount equal to the applicable percentage
determined pursuant to subdivision (c) for the four-year period
beginning with the taxable year in which the increase in qualified
basis occurs.

(f) The provisions of Section 42(h) of the Internal Revenue
Code shall be modified as follows:

(1) Section 42(h)(2) of the Internal Revenue Code does not
apply and instead the following provisions apply:

The total amount for the four-year period of the housing credit
dollars allocated in a calendar year to any building shall reduce
the aggregate housing credit dollar amount of the California Tax
Credit Allocation Committee for the calendar year in which the
allocation is made.

(2) Paragraphs (3), (4), (5), (6)(E)(i)(II), (6)(F), (6)(G), (6)(I),
(7), and (8) of Section 42(h) of the Internal Revenue Code do not
apply to this section.

(g) The aggregate housing credit dollar amount that may be
allocated annually by the California Tax Credit Allocation
Committee pursuant to this section, Section 12206, and Section
23610.5 shall be an amount equal to the sum of all the following:

(1) Seventy million dollars ($70,000,000) for the 2001 calendar
year, and, for the 2002 calendar year and each calendar year
thereafter, seventy million dollars ($70,000,000) increased by the
percentage, if any, by which the Consumer Price Index for the
preceding calendar year exceeds the Consumer Price Index for the
2001 calendar year. For the purposes of this paragraph, the term
“Consumer Price Index” means the last Consumer Price Index for
All Urban Consumers published by the federal Department of
Labor.

(2) The unused housing credit ceiling, if any, for the preceding
calendar years.

(3) The amount of housing credit ceiling returned in the calendar
year. For purposes of this paragraph, the amount of housing credit
dollar amount returned in the calendar year equals the housing
credit dollar amount previously allocated to any project that does
not become a qualified low-income housing project within the
period required by this section or to any project with respect to
which an allocation is canceled by mutual consent of the California
Tax Credit Allocation Committee and the allocation recipient.

(4) Five hundred thousand dollars ($500,000) begin insert end insert per calendar year
for projects to provide farmworker housing, as defined in
subdivision (h) of Section 50199.7 of the Health and Safety Code.

(5) The amount of any unallocated or returned credits under
former Sections 17053.14, 23608.2, and 23608.3, as those sections
read prior to January 1, 2009, until fully exhausted for projects to
provide farmworker housing, as defined in subdivision (h) of
Section 50199.7 of the Health and Safety Code.

(h) The term “compliance period” as defined in Section 42(i)(1)
of the Internal Revenue Code is modified to mean, with respect to
any building, the period of 30 consecutive taxable years beginning
with the first taxable year of the credit period with respect thereto.

(i) Section 42(j) of the Internal Revenue Code does not apply
and the following requirements of this section shall be set forth in
a regulatory agreement between the California Tax Credit
Allocation Committee and the housing sponsor, begin delete which end delete begin insert and the
regulatory end insert agreement shall be subordinated, when required, to any
lien or encumbrance of any banks or other institutional lenders to
the project. The regulatory agreement entered into pursuant to
subdivision (f) of Section 50199.14 of the Health and Safety Code
shall apply, provided that the agreement includes all of the
following provisions:

(1) A term not less than the compliance period.

(2) A requirement that the agreement be recorded in the official
records of the county in which the qualified low-income housing
project is located.

(3) A provision stating which state and local agencies can
enforce the regulatory agreement in the event the housing sponsor
fails to satisfy any of the requirements of this section.

(4) A provision that the regulatory agreement shall be deemed
a contract enforceable by tenants as third-party beneficiaries thereto
and that allows individuals, whether prospective, present, or former
occupants of the building, who meet the income limitation
applicable to the building, the right to enforce the regulatory
agreement in any state court.

(5) A provision incorporating the requirements of Section 42
of the Internal Revenue Code as modified by this section.

(6) A requirement that the housing sponsor notify the California
Tax Credit Allocation Committee or its designee if there is a
determination by the Internal Revenue Service that the project is
not in compliance with Section 42(g) of the Internal Revenue Code.

(7) A requirement that the housing sponsor, as security for the
performance of the housing sponsor’s obligations under the
regulatory agreement, assign the housing sponsor’s interest in rents
that it receives from the project, provided that until there is a
default under the regulatory agreement, the housing sponsor is
entitled to collect and retain the rents.

(8) The remedies available in the event of a default under the
regulatory agreement that is not cured within a reasonable cure
period, include, but are not limited to, allowing any of the parties
designated to enforce the regulatory agreement to collect all rents
with respect to the project; taking possession of the project and
operating the project in accordance with the regulatory agreement
until the enforcer determines the housing sponsor is in a position
to operate the project in accordance with the regulatory agreement;
applying to any court for specific performance; securing the
appointment of a receiver to operate the project; or any other relief
as may be appropriate.

(j) (1) The committee shall allocate the housing credit on a
regular basis consisting of two or more periods in each calendar
year during which applications may be filed and considered. The
committee shall establish application filing deadlines, the maximum
percentage of federal and state low-income housing tax credit
ceiling that may be allocated by the committee in that period, and
the approximate date on which allocations shall be made. If the
enactment of federal or state law, the adoption of rules or
regulations, or other similar events prevent the use of two allocation
periods, the committee may reduce the number of periods and
adjust the filing deadlines, maximum percentage of credit allocated,
and the allocation dates.

(2) The committee shall adopt a qualified allocation plan, as
provided in Section 42(m)(1) of the Internal Revenue Code. In
adopting this plan, the committee shall comply with the provisions
of Sections 42(m)(1)(B) and 42(m)(1)(C) of the Internal Revenue
begin delete Code. end delete begin insert Code, respectively. end insert

(3) Notwithstanding Section 42(m) of the Internal Revenue
Code, the California Tax Credit Allocation Committee shall
allocate housing credits in accordance with the qualified allocation
plan and regulations, which shall include the following provisions:

(A) All housing sponsors, as defined by paragraph (3) of
subdivision (a), shall demonstrate at the time the application is
filed with the committee that the project meets the following
threshold requirements:

(i) The housing sponsor shall demonstrate there is a need and
demand for low-income housing in the community or region for
which it is proposed.

(ii) The project’s proposed financing, including tax credit
proceeds, shall be sufficient to complete the project and that the
proposed operating income shall be adequate to operate the project
for the extended use period.

(iii) The project shall have enforceable financing commitments,
either construction or permanent financing, for at least 50 percent
of the total estimated financing of the project.

(iv) The housing sponsor shall have and maintain control of the
site for the project.

(v) The housing sponsor shall demonstrate that the project
complies with all applicable local land use and zoning ordinances.

(vi) The housing sponsor shall demonstrate that the project
development team has the experience and the financial capacity
to ensure project completion and operation for the extended use
period.

(vii) The housing sponsor shall demonstrate the amount of tax
credit that is necessary for the financial feasibility of the project
and its viability as a qualified low-income housing project
throughout the extended use period, taking into account operating
expenses, a supportable debt service, reserves, funds set aside for
rental subsidies and required equity, and a development fee that
does not exceed a specified percentage of the eligible basis of the
project prior to inclusion of the development fee in the eligible
basis, as determined by the committee.

(B) The committee shall give a preference to those projects
satisfying all of the threshold requirements of subparagraph (A)
if both of the following apply:

(i) The project serves the lowest income tenants at rents
affordable to those tenants.

(ii) The project is obligated to serve qualified tenants for the
longest period.

(C) In addition to the provisions of subparagraphs (A) and (B),
the committee shall use the following criteria in allocating housing
credits:

(i) Projects serving large families in which a substantial number,
as defined by the committee, of all residential units begin delete is comprised
of end delete begin insert are end insert low-income units with three begin delete and end delete begin insert or end insert more bedrooms.

(ii) Projects providing single-room occupancy units serving
very low income tenants.

(iii) Existing projects that are “at risk of conversion,” as defined
by paragraph (4) of subdivision (c).

(iv) Projects for which a public agency provides direct or indirect
long-term financial support for at least 15 percent of the total
project development costs or projects for which the owner’s equity
constitutes at least 30 percent of the total project development
costs.

(v) Projects that provide tenant amenities not generally available
to residents of low-income housing projects.

(4) For purposes of allocating credits pursuant to this section,
the committee shall not give preference to any project by virtue
of the date of submission of its application.

(k) Section 42(l) of the Internal Revenue Code shall be modified
as follows:

The term “secretary” shall be replaced by the term “California
Franchise Tax Board.”

(l) In the case in which the credit allowed under this section
exceeds the net tax, the excess begin delete credit end delete may be carried over to reduce
the net tax in the following year, and succeeding taxable years, if
necessary, until the credit has been exhausted.

(m) A project that received an allocation of a 1989 federal
housing credit dollar amount shall be eligible to receive an
allocation of a 1990 state housing credit dollar amount, subject to
all of the following conditions:

(1) The project was not placed in service prior to 1990.

(2) To the extent the amendments made to this section by the
Statutes of 1990 conflict with any provisions existing in this section
prior to those amendments, the prior provisions of law shall prevail.

(3) Notwithstanding paragraph (2), a project applying for an
allocation under this subdivision is subject to the requirements of
paragraph (3) of subdivision (j).

(n) The credit period with respect to an allocation of credit in
1989 by the California Tax Credit Allocation Committee of which
any amount is attributable to unallocated credit from 1987 or 1988
shall not begin until after December 31, 1989.

(o) The provisions of Section 11407(a) of Public Law 101-508,
relating to the effective date of the extension of the low-income
housing credit, apply to calendar years after 1989.

(p) The provisions of Section 11407(c) of Public Law 101-508,
relating to election to accelerate credit, do not apply.

(q) The amendments to this section made by the act adding this
subdivision apply only to taxable years beginning on or after
January 1, 1994.

(r) This section shall remain in effect on and after December 1,
1990, for as long as Section 42 of the Internal Revenue Code,
relating to low-income housing begin delete credits, end delete begin insert credit, end insert remains in effect.
Any unused credit may continue to be carried forward, as provided
in subdivision (l), until the credit has been exhausted.

SEC. 4.  

Section 23610.5 of the Revenue and Taxation Code
is amended to read:

23610.5.  

(a) (1) There shall be allowed as a credit against the
begin delete “tax” (as end delete begin insert “tax,” as end insert defined by Section begin delete 23036) end delete begin insert 23036, end insert a state
low-income housing tax credit in an amount equal to the amount
determined in subdivision (c), computed in accordance with Section
42 of the Internal Revenue Code begin delete of 1986, end delete except as otherwise
provided in this section.

(2) “Taxpayer,” for purposes of this section, means the sole
owner in the case of a “C” corporation, the partners in the case of
a partnership, and the shareholders in the case of an “S”
corporation.

(3) “Housing sponsor,” for purposes of this section, means the
sole owner in the case of a “C” corporation, the partnership in the
case of a partnership, and the “S” corporation in the case of an “S”
corporation.

(b) (1) The amount of the credit allocated to any housing
sponsor shall be authorized by the California Tax Credit Allocation
Committee, or any successor thereof, based on a project’s need
for the credit for economic feasibility in accordance with the
requirements of this section.

(A) The low-income housing project shall be located in
California and shall meet either of the following requirements:

(i) Except for projects to provide farmworker housing, as defined
in subdivision (h) of Section 50199.7 of the Health and Safety
Code, that are allocated credits solely under the set-aside described
in subdivision (c) of Section 50199.20 of the Health and Safety
Code, the project’s housing sponsor has been allocated by the
California Tax Credit Allocation Committee a credit for federal
income tax purposes under Section 42 of the Internal Revenue
Code.

(ii) It qualifies for a credit under Section 42(h)(4)(B) of the
Internal Revenue Code.

(B) The California Tax Credit Allocation Committee shall not
require fees for the credit under this section in addition to those
fees required for applications for the tax credit pursuant to Section
42 of the Internal Revenue Code. The committee may require a
fee if the application for the credit under this section is submitted
in a calendar year after the year the application is submitted for
the federal tax credit.

(C) (i) For a project that receives a preliminary reservation of
the state low-income housing tax credit, allowed pursuant to
subdivision (a), on or after January 1, 2009, and before January 1,
2016, the credit shall be allocated to the partners of a partnership
owning the project in accordance with the partnership agreement,
regardless of how the federal low-income housing tax credit with
respect to the project is allocated to the partners, or whether the
allocation of the credit under the terms of the agreement has
substantial economic effect, within the meaning of Section 704(b)
of the Internal Revenue Code.

(ii) To the extent the allocation of the credit to a partner under
this section lacks substantial economic effect, any loss or deduction
otherwise allowable under this part that is attributable to the sale
or other disposition of that partner’s partnership interest made prior
to the expiration of the federal credit shall not be allowed in the
taxable year in which the sale or other disposition occurs, but shall
instead be deferred until and treated as if it occurred in the first
taxable year immediately following the taxable year in which the
federal credit period expires for the project described in clause (i).

(iii) This subparagraph does not apply to a project that receives
a preliminary reservation of state low-income housing tax credits
under the set-aside described in subdivision (c) of Section 50199.20
of the Health and Safety Code unless the project also receives a
preliminary reservation of federal low-income housing tax credits.

(iv) This subparagraph shall cease to be operative with respect
to any project that receives a preliminary reservation of a credit
on or after January 1, 2016.

(2) (A) The California Tax Credit Allocation Committee shall
certify to the housing sponsor the amount of tax credit under this
section allocated to the housing sponsor for each credit period.

(B) In the case of a partnership or an “S” corporation, the
housing sponsor shall provide a copy of the California Tax Credit
Allocation Committee certification to the taxpayer.

(C) The taxpayer shall, upon request, provide a copy of the
certification to the Franchise Tax Board.

(D) All elections made by the taxpayer pursuant to Section 42
of the Internal Revenue Code apply to this section.

(E) (i) Except as described in clause begin delete (ii), end delete begin insert (ii) or (iii), end insert for
buildings located in designated difficult development areas (DDAs)
or qualified census tracts (QCTs), as defined in Section 42(d)(5)(B)
of the Internal Revenue Code, credits may be allocated under this
section in the amounts prescribed in subdivision (c), provided that
the amount of credit allocated under Section 42 of the Internal
Revenue Code is computed on 100 percent of the qualified basis
of the building.

(ii) Notwithstanding clause (i), the California Tax Credit
Allocation Committee may allocate the credit for buildings located
in DDAs or QCTs that are restricted to having 50 percent of its
occupants be special needs households, as defined in the California
Code of Regulations by the California Tax Credit Allocation
Committee, even if the taxpayer receives federal credits pursuant
to Section 42(d)(5)(B) of the Internal Revenue Code, provided
that the credit allowed under this section shall not exceed 30
percent of the eligible basis of the building.

begin insert

(iii) Notwithstanding clause (i), the California Tax Credit
Allocation Committee may allocate the credit pursuant to
paragraph (4) of subdivision (c) even if the taxpayer receives
federal credits, pursuant to Section 42(d)(5)(B) of the Internal
Revenue Code.

end insert

(F) (i) The California Tax Credit Allocation Committee may
allocate a credit under this section in exchange for a credit allocated
pursuant to Section 42(d)(5)(B) of the Internal Revenue Code in
amounts up to 30 percent of the eligible basis of a building if the
credits allowed under Section 42 of the Internal Revenue Code are
reduced by an equivalent amount.

(ii) An equivalent amount shall be determined by the California
Tax Credit Allocation Committee based upon the relative amount
required to produce an equivalent state tax credit to the taxpayer.

(c) Section 42(b) of the Internal Revenue Code shall be modified
as follows:

(1) In the case of any qualified low-income building placed in
service by the housing sponsor during 1987, the term “applicable
percentage” means 9 percent for each of the first three years and
3 percent for the fourth year for new buildings (whether or not the
building is federally subsidized) and for existing buildings.

(2) In the case of any qualified low-income building that receives
an allocation after 1989 and is a new building not federally
subsidized, the term “applicable percentage” means the following:

(A) For each of the first three years, the percentage prescribed
by the Secretary of the Treasury for new buildings that are not
federally subsidized for the taxable year, determined in accordance
with the requirements of Section 42(b)(2) of the Internal Revenue
begin delete Code, end delete begin insert Code end insert in lieu of the percentage prescribed in Section
42(b)(1)(A) of the Internal Revenue Code.

(B) For the fourth year, the difference between 30 percent and
the sum of the applicable percentages for the first three years.

(3) In the case of any qualified low-income building that receives
an allocation after 1989 and that is a new building that is federally
subsidized or that is an existing building that is “at risk of
conversion,” the term “applicable percentage” means the following:

(A) For each of the first three years, the percentage prescribed
by the Secretary of the Treasury for new buildings that are federally
subsidized for the taxable year.

(B) For the fourth year, the difference between 13 percent and
the sum of the applicable percentages for the first three years.

(4) For purposes of this section, the term “at risk of conversion,”
with respect to an existing property means a property that satisfies
all of the following criteria:

(A) The property is a multifamily rental housing development
in which at least 50 percent of the units receive governmental
assistance pursuant to any of the following:

(i) New construction, substantial rehabilitation, moderate
rehabilitation, property disposition, and loan management set-aside
programs, or any other program providing project-based assistance
pursuant to Section 8 of the United States Housing Act of 1937,
Section 1437f of Title 42 of the United States Code, as amended.

(ii) The Below-Market-Interest-Rate Program pursuant to
Section 221(d)(3) of the National Housing Act, Sections
1715l(d)(3) and (5) of Title 12 of the United States Code.

(iii) Section 236 of the National Housing Act, Section 1715z-1
of Title 12 of the United States Code.

(iv) Programs for rent supplement assistance pursuant to Section
101 of the Housing and Urban Development Act of 1965, Section
1701s of Title 12 of the United States Code, as amended.

(v) Programs pursuant to Section 515 of the Housing Act of
1949, Section 1485 of Title 42 of the United States Code, as
amended.

(vi) The low-income housing credit program set forth in Section
42 of the Internal Revenue Code.

(B) The restrictions on rent and income levels will terminate or
the federally insured mortgage on the property is eligible for
prepayment any time within five years before or after the date of
application to the California Tax Credit Allocation Committee.

(C) The entity acquiring the property enters into a regulatory
agreement that requires the property to be operated in accordance
with the requirements of this section for a period equal to the
greater of 55 years or the life of the property.

(D) The property satisfies the requirements of Section 42(e) of
the Internal Revenue Code regarding rehabilitation expenditures,
except that the provisions of Section 42(e)(3)(A)(ii)(I) shall not
apply.

begin insert

(5) In the case of any qualified low-income building that is (A)
farmworker housing, as defined by Section 50199.7 of the Health
and Safety Code, and (B) is federally subsidized, the term
“applicable percentage” means for each of the first three years,
20 percent of the qualified basis of the building, and for the fourth
year, 15 percent of the qualified basis of the building.

end insert

(d) The term “qualified low-income housing project” as defined
in Section 42(c)(2) of the Internal Revenue Code is modified by
adding the following requirements:

(1) The taxpayer shall be entitled to receive a cash distribution
from the operations of the project, after funding required reserves,
that at the election of the taxpayer, is equal to:

(A) An amount not to exceed 8 percent of the lesser of:

(i) The owner equity, that shall include the amount of the capital
contributions actually paid to the housing sponsor and shall not
include any amounts until they are paid on an investor note.

(ii) Twenty percent of the adjusted basis of the building as of
the close of the first taxable year of the credit period.

(B) The amount of the cashflow from those units in the building
that are not low-income units. For purposes of computing cashflow
under this subparagraph, operating costs shall be allocated to the
low-income units using the “floor space fraction,” as defined in
Section 42 of the Internal Revenue Code.

(C) Any amount allowed to be distributed under subparagraph
(A) that is not available for distribution during the first five years
of the compliance period may be accumulated and distributed any
time during the first 15 years of the compliance period but not
thereafter.

(2) The limitation on return applies in the aggregate to the
partners if the housing sponsor is a partnership and in the aggregate
to the shareholders if the housing sponsor is an “S” corporation.

(3) The housing sponsor shall apply any cash available for
distribution in excess of the amount eligible to be distributed under
paragraph (1) to reduce the rent on rent-restricted units or to
increase the number of rent-restricted units subject to the tests of
Section 42(g)(1) of the Internal Revenue Code.

(e) The provisions of Section 42(f) of the Internal Revenue Code
shall be modified as follows:

(1) The term “credit period” as defined in Section 42(f)(1) of
the Internal Revenue Code is modified by substituting “four taxable
years” for “10 taxable years.”

(2) The special rule for the first taxable year of the credit period
under Section 42(f)(2) of the Internal Revenue Code shall not apply
to the tax credit under this section.

(3) Section 42(f)(3) of the Internal Revenue Code is modified
to read:

If, as of the close of any taxable year in the compliance period,
after the first year of the credit period, the qualified basis of any
building exceeds the qualified basis of that building as of the close
of the first year of the credit period, the housing sponsor, to the
extent of its tax credit allocation, shall be eligible for a credit on
the excess in an amount equal to the applicable percentage
determined pursuant to subdivision (c) for the four-year period
beginning with the later of the taxable years in which the increase
in qualified basis occurs.

(f) The provisions of Section 42(h) of the Internal Revenue
Code shall be modified as follows:

(1) Section 42(h)(2) of the Internal Revenue Code does not
apply and instead the following provisions apply:

The total amount for the four-year credit period of the housing
credit dollars allocated in a calendar year to any building shall
reduce the aggregate housing credit dollar amount of the California
Tax Credit Allocation Committee for the calendar year in which
the allocation is made.

(2) Paragraphs (3), (4), (5), (6)(E)(i)(II), (6)(F), (6)(G), (6)(I),
(7), and (8) of Section 42(h) of the Internal Revenue Code do not
apply.

(g) The aggregate housing credit dollar amount that may be
allocated annually by the California Tax Credit Allocation
Committee pursuant to this section, Section 12206, and Section
17058 shall be an amount equal to the sum of all the following:

(1) Seventy million dollars ($70,000,000) for the 2001 calendar
year, and, for the 2002 calendar year and each calendar year
thereafter, seventy million dollars ($70,000,000) increased by the
percentage, if any, by which the Consumer Price Index for the
preceding calendar year exceeds the Consumer Price Index for the
2001 calendar year. For the purposes of this paragraph, the term
“Consumer Price Index” means the last Consumer Price Index for
All Urban Consumers published by the federal Department of
Labor.

(2) The unused housing credit ceiling, if any, for the preceding
calendar years.

(3) The amount of housing credit ceiling returned in the calendar
year. For purposes of this paragraph, the amount of housing credit
dollar amount returned in the calendar year equals the housing
credit dollar amount previously allocated to any project that does
not become a qualified low-income housing project within the
period required by this section or to any project with respect to
which an allocation is canceled by mutual consent of the California
Tax Credit Allocation Committee and the allocation recipient.

(4) Five hundred thousand dollars ($500,000) per calendar year
for projects to provide farmworker housing, as defined in
subdivision (h) of Section 50199.7 of the Health and Safety Code.

(5) The amount of any unallocated or returned credits under
former Sections 17053.14, 23608.2, and 23608.3, as those sections
read prior to January 1, 2009, until fully exhausted for projects to
provide farmworker housing, as defined in subdivision (h) of
Section 50199.7 of the Health and Safety Code.

(h) The term “compliance period” as defined in Section 42(i)(1)
of the Internal Revenue Code is modified to mean, with respect to
any building, the period of 30 consecutive taxable years beginning
with the first taxable year of the credit period with respect thereto.

(i) Section 42(j) of the Internal Revenue Code does not apply
and the following shall be substituted in its place:

The requirements of this section shall be set forth in a regulatory
agreement between the California Tax Credit Allocation Committee
and the housing sponsor, and begin delete this end delete begin insert the regulatory end insert agreement shall
be subordinated, when required, to any lien or encumbrance of
any banks or other institutional lenders to the project. The
regulatory agreement entered into pursuant to subdivision (f) of
Section 50199.14 of the Health and Safety Code shall apply,
provided that the agreement includes all of the following
provisions:

(1) A term not less than the compliance period.

(2) A requirement that the agreement be recorded in the official
records of the county in which the qualified low-income housing
project is located.

(3) A provision stating which state and local agencies can
enforce the regulatory agreement in the event the housing sponsor
fails to satisfy any of the requirements of this section.

(4) A provision that the regulatory agreement shall be deemed
a contract enforceable by tenants as third-party beneficiaries
thereto, and that allows individuals, whether prospective, present,
or former occupants of the building, who meet the income
limitation applicable to the building, the right to enforce the
regulatory agreement in any state court.

(5) A provision incorporating the requirements of Section 42
of the Internal Revenue Code as modified by this section.

(6) A requirement that the housing sponsor notify the California
Tax Credit Allocation Committee or its designee if there is a
determination by the Internal Revenue Service that the project is
not in compliance with Section 42(g) of the Internal Revenue Code.

(7) A requirement that the housing sponsor, as security for the
performance of the housing sponsor’s obligations under the
regulatory agreement, assign the housing sponsor’s interest in rents
that it receives from the project, provided that until there is a
default under the regulatory agreement, the housing sponsor is
entitled to collect and retain the rents.

(8)  begin delete A provision that the end delete begin insert The end insert remedies available in the event of
a default under the regulatory agreement that is not cured within
a reasonable cure period include, but are not limited to, allowing
any of the parties designated to enforce the regulatory agreement
to collect all rents with respect to the project; taking possession of
the project and operating the project in accordance with the
regulatory agreement until the enforcer determines the housing
sponsor is in a position to operate the project in accordance with
the regulatory agreement; applying to any court for specific
performance; securing the appointment of a receiver to operate
the project; or any other relief as may be appropriate.

(j) (1) The committee shall allocate the housing credit on a
regular basis consisting of two or more periods in each calendar
year during which applications may be filed and considered. The
committee shall establish application filing deadlines, the maximum
percentage of federal and state low-income housing tax credit
ceiling that may be allocated by the committee in that period, and
the approximate date on which allocations shall be made. If the
enactment of federal or state law, the adoption of rules or
regulations, or other similar events prevent the use of two allocation
periods, the committee may reduce the number of periods and
adjust the filing deadlines, maximum percentage of credit allocated,
and allocation dates.

(2) The committee shall adopt a qualified allocation plan, as
provided in Section 42(m)(1) of the Internal Revenue Code. In
adopting this plan, the committee shall comply with the provisions
of Sections 42(m)(1)(B) and 42(m)(1)(C) of the Internal Revenue
begin delete Code. end delete begin insert Code, respectively. end insert

(3) Notwithstanding Section 42(m) of the Internal Revenue
Code, the California Tax Credit Allocation Committee shall
allocate housing credits in accordance with the qualified allocation
plan and regulations, which shall include the following provisions:

(A) All housing sponsors, as defined by paragraph (3) of
subdivision (a), shall demonstrate at the time the application is
filed with the committee that the project meets the following
threshold requirements:

(i) The housing sponsor shall demonstrate begin delete that end delete there is a need
for low-income housing in the community or region for which it
is proposed.

(ii) The project’s proposed financing, including tax credit
proceeds, shall be sufficient to complete the project and shall be
adequate to operate the project for the extended use period.

(iii) The project shall have enforceable financing commitments,
either construction or permanent financing, for at least 50 percent
of the total estimated financing of the project.

(iv) The housing sponsor shall have and maintain control of the
site for the project.

(v) The housing sponsor shall demonstrate that the project
complies with all applicable local land use and zoning ordinances.

(vi) The housing sponsor shall demonstrate that the project
development team has the experience and the financial capacity
to ensure project completion and operation for the extended use
period.

(vii) The housing sponsor shall demonstrate the amount of tax
credit that is necessary for the financial feasibility of the project
and its viability as a qualified low-income housing project
throughout the extended use period, taking into account operating
expenses, a supportable debt service, reserves, funds set aside for
rental subsidies and required equity, and a development fee that
does not exceed a specified percentage of the eligible basis of the
project prior to inclusion of the development fee in the eligible
basis, as determined by the committee.

(B) The committee shall give a preference to those projects
satisfying all of the threshold requirements of subparagraph (A)
if both of the following apply:

(i) The project serves the lowest income tenants at rents
affordable to those tenants.

(ii) The project is obligated to serve qualified tenants for the
longest period.

(C) In addition to the provisions of subparagraphs (A) and (B),
the committee shall use the following criteria in allocating housing
credits:

(i) Projects serving large families in which a substantial number,
as defined by the committee, of all residential units are low-income
units with three and more bedrooms.

(ii) Projects providing single-room occupancy units serving
very low income tenants.

(iii) Existing projects that are “at risk of conversion,” as defined
by paragraph (4) of subdivision (c).

(iv) Projects for which a public agency provides direct or indirect
long-term financial support for at least 15 percent of the total
project development costs or projects for which the owner’s equity
constitutes at least 30 percent of the total project development
costs.

(v) Projects that provide tenant amenities not generally available
to residents of low-income housing projects.

(4) For purposes of allocating credits pursuant to this section,
the committee shall not give preference to any project by virtue
of the date of submission of its application except to break a tie
when two or more of the projects have an equal rating.

(5) Not less than 20 percent of the low-income housing tax
credits available annually under this section, Section 12206, and
Section 17058 shall be set aside for allocation to rural areas as
defined in Section 50199.21 of the Health and Safety Code. Any
amount of credit set aside for rural areas remaining on or after
October 31 of any calendar year shall be available for allocation
to any eligible project. No amount of credit set aside for rural areas
shall be considered available for any eligible project so long as
there are eligible rural applications pending on October 31.

(k) Section 42(l) of the Internal Revenue Code shall be modified
as follows:

The term “secretary” shall be replaced by the term “California
Franchise Tax Board.”

(l) In the case in which the begin delete state end delete credit allowed under this section
exceeds the “tax,” the excess may be carried over to reduce the
“tax” in the following year, and succeeding begin insert taxable end insert years if
necessary, until the credit has been exhausted.

(m) A project that received an allocation of a 1989 federal
housing credit dollar amount shall be eligible to receive an
allocation of a 1990 state housing credit dollar amount, subject to
all of the following conditions:

(1) The project was not placed in service prior to 1990.

(2) To the extent the amendments made to this section by the
Statutes of 1990 conflict with any provisions existing in this section
prior to those amendments, the prior provisions of law shall prevail.

(3) Notwithstanding paragraph (2), a project applying for an
allocation under this subdivision shall be subject to the
requirements of paragraph (3) of subdivision (j).

(n) The credit period with respect to an allocation of credit in
1989 by the California Tax Credit Allocation Committee of which
any amount is attributable to unallocated credit from 1987 or 1988
shall not begin until after December 31, 1989.

(o) The provisions of Section 11407(a) of Public Law 101-508,
relating to the effective date of the extension of the low-income
housing credit, apply to calendar years after 1989.

(p) The provisions of Section 11407(c) of Public Law 101-508,
relating to election to accelerate credit, do not apply.

(q) (1) A corporation may elect to assign any portion of any
credit allowed under this section to one or more affiliated
corporations for each taxable year in which the credit is allowed.
For purposes of this subdivision, “affiliated corporation” has the
meaning provided in subdivision (b) of Section 25110, as that
section was amended by Chapter 881 of the Statutes of 1993, as
of the last day of the taxable year in which the credit is allowed,
except that “100 percent” is substituted for “more than 50 percent”
wherever it appears in the section, as that section was amended by
Chapter 881 of the Statutes of 1993, and “voting common stock”
is substituted for “voting stock” wherever it appears in the section,
as that section was amended by Chapter 881 of the Statutes of
1993.

(2) The election provided in paragraph (1):

(A) May be based on any method selected by the corporation
that originally receives the credit.

(B) Shall be irrevocable for the taxable year the credit is allowed,
once made.

(C) May be changed for any subsequent taxable year if the
election to make the assignment is expressly shown on each of the
returns of the affiliated corporations that assign and receive the
credits.

(r) Any unused credit may continue to be carried forward, as
provided in subdivision (l), until the credit has been exhausted.

This section shall remain in effect on and after December 1,
1990, for as long as Section 42 of the Internal Revenue Code,
relating to low-income housing begin delete credits, end delete begin insert credit, end insert remains in effect.

(s) The amendments to this section made by begin insert Chapter 1222 of end insert
the begin delete act adding this subdivision end delete begin insert Statutes of 1993 end insert shall apply only
to taxable years beginning on or after January 1, 1994, except that
paragraph (1) of subdivision (q), as amended, shall apply to taxable
years beginning on or after January 1, 1993.

SEC. 5.  

This act provides for a tax levy within the meaning
of Article IV of the Constitution and shall go into immediate effect.