Professional Documents
Culture Documents
This application was prepared using Excel, Microsoft Office 2003. Please note that using the active Excel
workbook does not eliminate the need to submit the required PDF of the signed hardcopy of the application and
related documentation. A more detailed explanation of application submission requirements is provided
below and in the Application Manual.
Please Note:
Applicants should submit all application materials in electronic format only.
There should be distinct files saved to 1 or more CDs (as needed) which should include the following:
1. Application For Reservation – the active Microsoft Excel workbook
2. A PDF file which includes the following:
- Application For Reservation – Signed version of hardcopy
- All application attachments (i.e. tab documents, excluding market study and plans & specs)
3. Market Study – PDF or Microsoft Word format
4. Plans - PDF or other readable electronic format
5. Specifications - PDF or other readable electronic format (may be combined into the same file as the plans if
necessary)
6. Unit-By-Unit work write up (rehab only) - PDF or other readable electronic format
Notes:
-Do not submit any files on a flash or thumb drive.
-Do not submit any application materials via TaxCreditApps@VHDA.com or to any email address unless
specifically requested by the VHDA Allocation Department staff.
Disclaimer:
VHDA assumes no responsibility for any problems incurred in using this spreadsheet or for the
accuracy of the calculations. Check your application for correctness and completeness before
submitting the application to VHDA.
Entering Data:
Enter numbers or text as appropriate in the blank spaces highlighted in yellow. All other cells are
protected and will not allow any changes. The format for cells has been set to accept text, currency,
percentages, etc. as appropriate. Enter any number without commas or dollar signs. Enter
percentages beginning with a decimal point. There is no text wrap-around feature, so care must be
taken to enter text so that it does not extend beyond the right margin of the page. Enter in only enough
text to fill one line and then drop to the first yellow cell of the next line. Each page of the application is a
separate sheet in the spreadsheet. The spreadsheet contains numerous error checks which are
designed to assist you in identifying potential mistakes in your application. Please note that these may
appear as you enter data because many are dependent on entries later in the application. Do not be
concerned with these messages until all data has been entered. Also note that some cells contain
error messages such as "#DIV/0!" before you begin. These warnings will disappear as you enter
numbers necessary to complete the application.
Assistance:
If you have any questions, please call Jim Chandler at (804) 343-5786, Dale Wittie at (804)
343-5876, Cara Wallo at (804) 343-5714, Jaynell Pittman-Shaw at (804) 343-5733 or Rebecca Rowe
at (804) 343-5518. Please note that we cannot release the copy protection password.
9% Competitive Credits
Applications Must Be Received At VHDA No Later Than 2:00
PM Richmond, VA Time On March 11, 2011
v1.1.2011
Low Income Housing Tax Credit Application for Reservation
Please indicate if the following items are included with your application by checking the appropriate boxes. Your assistance in organizing the
submission in the following order, and actually using tabs to mark them as shown, will facilitate review of your application. Please note that
all mandatory items must be included for the application to be processed. The inclusion of other items may increase the number of points for
which you are eligible under VHDA's point system of ranking applications, and may assist VHDA in its determination of the appropriate
amount of credits that it may reserve for the development.
3. If complete address is not available, provide longitude and latitude coordinates (x,y) from
location on site your surveyor deems appropriate.
Documentation from surveyor attached (TAB A) (Only necessary if street address or street intersections are not available)
4. The Circuit Court Clerk's office in which the deed to the property is or will be recorded:
City/County of Fairfax County (ie; Richmond City, Chesterfield County; see application manual)
5. Does the site overlap one or more jurisdictional boundaries? Yes No
If yes, what other City/County is the site located in besides the one mentioned above?
6. Census Tract the development is located in: 4216
Is this a Qualified Census Tract: Yes No (If yes, attach required form in TAB A)
7. Is the development located in a Difficult Development Area? No If no, applicant may request that the property be treated
as if it is located in a DDA. If so, indicate by checking this box: (Note: This provision is NOT applicable to tax exempt bond deals.)
8. Is the development located in a revitalization area? Yes No (If yes, attach required form in TAB A)
9. Is the development an existing RD or HUD S8/236 development? Yes No (If yes, attach required form in TAB Q)
Note to #9: If there is an identity of interest between the applicant and the seller in this proposal, and the applicant is seeking points in
this category, then the applicant must either waive their rights to the developer's fee or other fees associated with acquisition and/or
rehabilitation, or obtain a waiver of this requirement from VHDA prior to application submission to receive these points.
a. Applicant agrees to waive all rights to any developer's fee or
other fees associated with acquisition and/or rehab. Yes n/a
b. Applicant has obtained a waiver of this requirement from VHDA
prior to the application submission deadline. Yes n/a
10. Is the development located in a census tract with a poverty
rate <10% with no tax credit units currently present? Yes No
11. Is the development listed on the RD 515 Rehabilitation Priority List? Yes No
12. Is the proposed development located in an urban development area as defined in §15.2-2223.1of the Code of Virginia?
Yes No (If yes, attach required form in TAB U)
13. Will the proposed development participate in a locally adopted affordable housing dwelling unit program area as described in
either §15.2-2304 or §15.2-2305 of the Code of Virginia? Yes No (If yes, attach required form in TAB U)
B. Project Description:
In the space provided below, give a brief description of the proposed project.
Mt. Vernon Apartments, a 183-unit garden apartment community in Alexandria, Virginia, is located along the Route 1 corridor approximately
3 miles from Fort Belvoir. The property was originally constructed in 1965 and consists of 7 buildings on 7.773 acres of land. As Fairfax
County desires a revitalization of the Route 1 corridor, the objective in acquiring and redeveloping Mt. Vernon Apartments is to
substantially improve it as a vital affordable housing resource as part of the area’s revitalization process.
v1.1.2011 Page 1
Low Income Housing Tax Credit Application For Reservation
C. Reservation Request
1. Total annual credit amount request (Must be the same as Part IX-D8) $1,500,000
Federal Subsidies
The development will not receive federal subsidies.
some buildings.
1. Regular Allocation
All of the buildings in the development are expected to be placed
in service this year. For those buildings the owner will, this year, request an
allocation of 2011 credits for new construction, or
rehabilitation, or
acquisition and rehabilitation.
2. Carryforward Allocation
All of the buildings in the development are expected to be placed
in service within two years after the end of this calendar year, 2011, but the
owner will have more than 10% basis in the development before the end of twelve
months following allocation of credits. For those buildings, the owner requests
a carryforward allocation of 2011 credits pursuant to Section 42(h)(1)(E) for:
new construction, or
rehabilitation, or
acquisition and rehabilitation (even if you acquired a building this year and
"placed it in service" for the purpose of the acquisition credit, you cannot receive
the 8609 form for it until the rehab 8609 is issued for that building once the rehab
work is "placed in service" in 2012 or 2013).
3. Federal Subsidies
The development will not receive federal subsidies.
This development will receive federal subsidies for:
all buildings or
some buildings.
v1.1.2011 Page 2
Low-Income Housing Tax Credit Application For Reservation
The 10-year rule in IRC Section 42 (d)(2)(B) for all buildings does not apply pursuant to IRC Section 42(d)(6).
Different circumstances for different buildings: Attach a separate sheet and explain for each building.
NOTE: If no credits are being requested for rehabilitation expenditures, so indicate and go
on to Section II. No Rehabilitation
Proposed development is designed to serve as a replacement for housing being demolished through
redevelopment. Documentation Attached (TAB U)
Proposed development is housing that is an integral part of a neighborhood revitalization project sponsored by
a local housing authority. Documentation Attached (TAB U)
v1.1.2011 Page 3
Low-Income Housing Tax Credit Application For Reservation
NOTE: VHDA may allocate credits only to the tax-paying entity which owns the development at the time of the allocation. The term "Owner" herein refers to that entity. Please fill in the legal
name of the owner. The ownership entity must be formed prior to submitting this application. Any transfer, direct or indirect, of partnership interests (except those involving the admission of
limited partners) prior to the placed-in-service date of the proposed development shall be prohibited, unless the transfer is consented to by VHDA in its sole discretion. IMPORTANT:
The Owner name listed on this page must match exactly the owner name listed on the Virginia State Corporation Commission Certification.
A. Owner Information:
Name Wesley Mt. Vernon Owner LLC
Contact Person First: Leslie Middle: A. Last: Steen
Address 5515 Cherokee Avenue, Suite 200
(Street)
Alexandria Virginia 22312
(City) (State) (Zip Code)
Principal(s) involved (e.g. general partners, LLC members, controlling shareholders, etc.):
Names ** Phone Type Ownership % Ownership
Wesley Mt. Vernon Managing Member LLC 703-642-3830 Sole Member 100.00%
Wesley Housing Development Corporation 703-642-3830 Sole Member 0.00%
of Northern Virginia 0.00%
0.00%
**Wesley Housing Development Corp of No. VA is 100% owner of managing member 0.00%
**Shelley Murphy, President/CEO of Wesley Housing Development Corp. of No. VA 0.00%
0.00%
This should be 100% of the GP or managing member interest: 100.00%
** These should be the names of individuals who comprise the GP or managing members, not simply the names of
separate partnerships or corporations which may comprise those components.
B. Seller Information:
Name Russell Road Limited Partnership Contact Person David Smith
Address 4919 Bethesda Avenue, Suite 200 C/O Woodmont Properties
Bethesda, MD 20814 Phone 301-652-2302
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Low-Income Housing Tax Credit Application For Reservation
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Low-Income Housing Tax Credit Application For Reservation
D. Nonprofit Involvement:
Applications For 9% Credits - Must be completed in order to compete in the nonprofit tax credit pool.
All Applicants - Must be completed for points for nonprofit involvement under the ranking system.
Tax Credit Nonprofit Pool Applicants: To qualify for the nonprofit pool, an organization described in IRC Section 501
(c)(3) or 501 (c)(4) and exempt from taxation under IRC Section 501 (a), whose purposes include the fostering of low-income housing:
1. Must "materially participate" in the development and operation of the project throughout the compliance period,
2. Must own all general partnership interests in the development .
3. Must not be affiliated with or controlled by a for-profit organization.
4. Must not have been formed for the principal purpose of competition in the nonprofit pool, and
5. Must not have any staff member, or member of the nonprofit's board of directors materially participate in the proposed project
as a for-profit entity.
All Applicants: To qualify for points under the ranking system, the nonprofit's involvement need not necessarily
satisfy all of the requirements for participation in the nonprofit tax credit pool
3. Type of involvement
Nonprofit meets eligibility requirement for points only, not pool or
Nonprofit meets eligibility requirements for nonprofit pool and points
v1.1.2011 Page 6
Low-Income Housing Tax Credit Application For Reservation
4. Total Floor Area For The Entire Development 228,995.60 (Sq. ft.)
10. Project consists primarily of a building(s) which is (are) (CHOOSE ONLY ONE)
B. Building Systems:
Please describe each of the following in the space provided.
Community Facilities: Community Programs Space, Tot Lots, Laundries
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Low-Income Housing Tax Credit Application For Reservation
C. Amenities:
1. Specify the average size per unit type: (Including pro rata share of heated common area)
Assisted Lvg 0.00 SF 1Bdrm Eld 0.00 SF 3-Bdrm Gar 1,246.58 SF
1-Sty-Eff-Eld 0.00 SF 2Bdrm Eld 0.00 SF 4-Bdrm Gar 0.00 SF
1-Sty 1BR-Eld 0.00 SF Eff-Gar 0.00 SF 2+Sty 2BR TH 0.00 SF
1-Sty 2BR-Eld 0.00 SF 1-Bdrm Gar 864.33 SF 2+Sty 3BR TH 0.00 SF
Eff-Eld 0.00 SF 2-Bdrm Gar 1,037.76 SF 2+Sty 4BR TH 0.00 SF
2. Total gross usable, heated square feet for the entire project less nonresidential commercial area:
188,051.82 Documentation attached (TAB F) Mandatory
(Sq. ft.)
NOTE: All developments must meet VHDA's Minimum Design and Construction Requirements.
By signing and submitting the Application For Reservation of Low Income Housing Tax Credits the
applicant certifies that the proposed project budget, plans & specifications and work write-ups incorporate
all necessary elements to fulfill these requirements.
g. Water expense is sub-metered (the tenant will pay monthly or bi-monthly bill)
h. Each bathroom consists only of low-flow faucets (2.2 gpm max.) and showerheads (2.5gpm max.)
i. Provide necessary infrastructure in all units for high speed cable, DSL or wireless internet sevice
j. All water heaters meet the EPA's Energy Star qualified program requirements
k. Every unit in the development will be heated and cooled with a geothermal heat pump that meets
EPA Energy Star qualified program requirements.
l. The development will have a solar electric system that will remain unshaded year round, be oriented
to within 15 degrees of true south, and be angled horizontally within 15 degrees of latitude.
v1.1.2011 Page 8
Low Income Housing Tax Credit Application For Reservation
For all projects exclusively serving elderly and/or handicapped tenants, upon completion
of construction/rehabilitation: (Optional Point items)
For all rehabilitation and adaptive reuse projects, upon completion of construction or
or rehabilitation: (Optional Point items)
Accessibility
For any non-elderly property, or any elderly rehabilitation property, in which the greater of 5 or 10% of the units will be subjec
to federal project-based rent subsidies or equivalent assistance in order to ensure occupancy by extremely low-income persons
and (ii) the greater of 5 units or 10% of the units will conform to HUD regulations interpreting accessibility requirements o
section 504 of the Rehabilitation Act; and be actively marketed to people with special needs in accordance with a plan submitted
as part of the Application. (All of the units described in (ii) above must include roll-in showers and roll under sinks and fron
controls for ranges, unless agree to by the Authority prior to the applicant's submission of its application). (50 points
For any non-elderly property, or any elderly rehabilitation property, in which the greater of 5 or 10% of the units (i) have rent
within HUD’s Housing Choice Voucher (“HCV”) payment standard; (ii) conform to HUD regulations interpreting accessibilit
requirements of section 504 of the Rehabilitation Act; and (iii) are actively marketed to people with mobility impairments
including HCV holders, in accordance with a plan submitted as part the Application. (30 points
For any non-elderly property, or any elderly rehabilitation property, in which at least four percent (4%) of the units conform
to HUD regulations interpreting accessibility requirements of section 504 of the Rehabilitation Act and are actively
marketed to people with mobility impairments in accordance with a plan submitted as part of the Application. (15 points)
(30 Points)
LEED Gold Certification
Earthcraft Certification - new construction development will be 20% more energy efficient than 2004 IECC.
Earthcraft Certification - rehabilitation development will be 40% more energy efficient post-rehabilitation
(45 Points)
LEED Platinum Certification
Earthcraft Certification - new construction development will be 25% more energy efficient than 2004 IECC.
Earthcraft Certification - rehabilitation development will be 50% more energy efficient post-rehabilitation
If seeking any points associated with LEED or Earthcraft certification, attach appropriate documentation at TAB F
Yes No N/A The market-rate units' amenities are substantially equivalent to those of the
low-income units. If no, explain differences:
v1.1.2011 Page 9
Low-Income Housing Tax Credit Application For Reservation
1. If 100% of the low-income units will be occupied by either or both of the following special needs
groups as defined by the United States Fair Housing Act, so indicate:
Yes Elderly (age 55 or above)
Yes Physically or mentally disabled persons (must meet the requirements of the federal
Americans with Disabilities Act)
2. Specify the number of low-income units that will serve individuals and families with children by
providing three or more bedrooms: 21 Number of units 12% of total low-income units
3. If the development has existing tenants, VHDA policy requires that the impact of economic and/or physical
displacement on those tenants be minimized, in which Owners agree to abide by the Authority's Relocation
Guidelines for LIHTC properties. Relocation Plan Documentation attached (TAB G)
4. If leasing preference will be given to applicants on public housing waiting list and/or Section 8
waiting list, so indicate:
Yes
No
Locality has no such waiting list; If yes, provide the following information:
Organization which holds such waiting list: Fairfax County Redevelopment and Housing Agency
Contact person (Name and Title) Carol Erhard, Rental Services Division Director
Phone Number 703-246-5217 Required documentation attached (TAB H)
v1.1.2011 Page 10
Low-Income Housing Tax Credit Application For Reservation
Note: Please refer to the Application Manual for specific instructions and deadlines for pertaining to locality
notification of proposed Low income Housing Tax Credit developments.
A. Provide the name and the address of the chief executive officer (City Manager, Town Manager, or
County Administrator) of the political jurisdiction in which the development will be located:
Chief Executive Officer's Name Anthony Griffen
Chief Executive Officer's Title County Executive
Street Address Office of the County Executive, 12000 Government Ctr. Pkwy Phone 703-324-2531
City Faifax State VA Zip 22035
Name and title of local official you have discussed this project with who could answer questions for the
local CEO: Paula Sampson, Director of Department of Housing and Community Developmen
Name and title of local official you have discussed this project with who could answer questions for the
local CEO:
B. Project Schedule
ACTUAL OR NAME OF
ACTIVITY ANTICIPATED PERSON
DATE RESPONSIBLE
Site
Option/Contract 1/21/11 Erik Hoffman
Site Acquisition 3/29/12 Leslie Steen
Zoning Approval na
Site Plan Approval na
Financing
A. Construction Loan
Loan Application 4/15/11 Gerry Joseph
Conditional Commitment 8/15/11 Gerry Joseph
Firm Commitment 12/31/11 Gerry Joseph
B. Permanent Loan - First Lien
Loan Application 4/15/11 Gerry Joseph
Conditional Commitment 8/15/11 Gerry Joseph
Firm Commitment 12/31/11 Gerry Joseph
C. Permanent Loan-Second Lien
Loan Application 2/15/11 Leslie Steen
Conditional Commitment 5/15/11 Leslie Steen
Firm Commitment 7/1/11 Leslie Steen
D. Other Loans & Grants
Type & Source, List
Application
Award/Commitment
Formation of Owner 3/8/11 Erik Hoffman
IRS Approval of Nonprofit Status
Closing and Transfer of Property to Owner 3/29/12 Erik Hoffman
Plans and Specifications, Working Drawings 10/15/11 Hsien-Yuan Chen
Building Permit Issued by Local Government 2/15/12 Hamel Builders
Start Construction 4/1/12 Gerry Joseph
Begin Lease-up 4/1/12 Frank Mooney
Complete Construction 3/31/13 Gerry Joseph
Complete Lease-Up 5/31/13 Frank Mooney
Credit Placed in Service Date 5/13/13 Frank Mooney
v1.1.2011 Page 11
Low-Income Housing Tax Credit Application For Reservation
Note: Site control by the Owner identified herein is a mandatory precondition of review of this application. Documentary evidence of it,
in the form of either a deed, option, purchase contract, or lease for a term longer than the period of time the property will be subject to
occupancy restrictions must be included herewith. (9% Competitive Credits - An option or contract must extend beyond the
application deadline by a minimum of four months.)
Warning: Site control by an entity other than the Owner, even if it is a closely related party, is not sufficient. Anticipated future transfers
to the Owner are not sufficient. The Owner, as identified in Subpart II-A, must have site control at the time this Application is
submitted.
NOTE: If the Owner receives a reservation of credits, the property must be titled in the name of or leased by (pursuant to a long-term
lease) the Owner before the allocation of credits is made this year.
Contact us before you submit this application if you have any questions about this requirement.
Applicant controls site by (select one and attach document - Mandatory TAB K)
Deed - attached
Long-term Lease - attached (expiration date: )
Option - attached (expiration date: )
Purchase Contract - attached (expiration date: 03/29/12 )
If more than one site for the development and more than one form of site control, please so indicate
and attach a separate sheet specifying each site, number of existing buildings on the site, if any,
type of control of each site, and applicable expiration date of form of site control. A site control
document is required for each site.
Owner is to acquire property by deed (or lease for period no shorter than period property
will be subject to occupancy restrictions) no later than 03/29/12
If more than one site for the development and more than one expected date of acquisition by
Owner, please so indicate and attach separate sheet specifying each site, number of existing
buildings on the site, if any, and expected date of acquisition of each site by the Owner.
Obtain the following information from the Market Study conducted in connection with this tax credit application and enter below:
v1.1.2011 Page 12
Low-Income Housing Tax Credit Application For Reservation
C. Site Description
4. Will the proposal seek to qualify for points associated with proximity to public transportation?
Yes No
Required documentation form attached (TAB A)
Minimum submission requirements for all properties (new construction, rehabilitation and adaptive reuse)
v1.1.2011 Page 13
Low-Income Housing Tax Credit Application For Reservation
A. Rental Assistance
1. Do or will any low-income units receive rental assistance?
Yes No
2. If yes, indicate type of rental assistance:
B. Utilities
1. Monthly Utility Allowance Calculations
v1.1.2011 Page 14
Low-Income Housing Tax Credit Application For Reservation
C. Revenue
1. Indicate the estimated monthly income for the Low-Income Units: **
Total Number of Total Monthly
Unit Type Tax Credit Units Rental Income
Efficiency Units 0 $0
1 Bedroom Units 34 $35,360
2 Bedroom Units 119 $145,180
3 Bedroom Units 21 $30,135
4 Bedroom Units 0 $0
Total Number of Tax Credit Units 174
** Beginning at Row 75 enter the appropriate data for both tax credit and market rate units in the yellow shaded cells.
2. Indicate the estimated monthly income for the Market Rate Units: **
Total Number of Total Monthly
Unit Type Market Units Rental Income
Efficiency Units 0 $0
1 Bedroom Units 2 $2,080
2 Bedroom Units 7 $8,540
3 Bedroom Units 0 $0
4 Bedroom Units 0 $0
Total Number of Market Units 9
1 STY-EFF-ELD 1 STY-1 BR-ELD 1 STY-2 BR-ELD Note: Please be sure to enter the number of units in the
0 0 0 appropriate unit category. If not, you will find an error on
the scoresheet at 5a, 6a & 6b.
List number of units by type: TAX CREDIT UNITS
ASSISTED LVG EFF-ELD 1 BD RM-ELD 2 BD RM-ELD EFF-GAR 1 BD RM-GAR
0 0 0 0 0 34
Efficiency Units
Unit Type / Net Rentable Monthly Rent Total
Rent Targeting Number Units Square Feet Per Unit Monthly Rent
1-Bedroom Units
Net Rentable Monthly Rent Total
Rent Targeting Number Units Square Feet Per Unit Monthly Rent
v1.1.2011 Page 15
1 BR - 40% 4 747.01 $ 1,040 $ 4,160
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
3-Bedroom Units
Net Rentable Monthly Rent Total
Rent Targeting Number Units Square Feet Per Unit Monthly Rent
4-Bedroom Units
Net Rentable Monthly Rent Total
Rent Targeting Number Units Square Feet Per Unit Monthly Rent
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
v1.1.2011 4 BR - 60% 0 0.00 $ - $ - Page 15
Total 4-BR Total Monthly 4-BR
Tax Credit Units: 0 0.00 Tax Credit Rent: $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
Total 4-BR
Market Units: 0 0.00 Total Monthly
4-BR Market Rent: $ -
v1.1.2011 Page 15
Low-Income Housing Tax Credit Application For Reservation
D. Operating Expenses
Administrative:
1. Advertising/Marketing $7,632
2. Office Salaries $57,240
3. Office Supplies $5,300
4. Office/Model Apartment (type______) $0
5. Management Fee $122,753
4.89% of EGI 670.7814208 Per Unit
6. Manager Salaries $63,939
7. Staff Unit (s) (type______) $0
8. Legal $5,300
9. Auditing $12,720
10. Bookkeeping/Accounting Fees $636
11. Telephone & Answering Service $11,660
12. Tax Credit Monitoring Fee $0
13. Miscellaneous Administrative $30,300
Total Administrative $317,480
Utilities
14. Fuel Oil $0
15. Electricity $23,850
16. Water $91,160
17. Gas $74,200
18. Sewer $0
Total Utility $189,210
Operating:
19. Janitor/Cleaning Payroll $0
20. Janitor/Cleaning Supplies $0
21. Janitor/Cleaning Contract $0
22. Exterminating $0
23. Trash Removal $15,780
24. Security Payroll/Contract $14,006
25. Grounds Payroll $0
26. Grounds Supplies $0
27. Grounds Contract $0
28. Maintenance/Repairs Payroll $106,000
29. Repairs/Material $57,522
30. Repairs Contract $24,045
31. Elevator Maintenance/Contract $0
32. Heating/Cooling Repairs & Maintenance $31,800
33. Pool Maintenance/Contract/Staff $0
34. Snow Removal $6,890
35. Decorating/Payroll/Contract $47,700
36. Decorating Supplies $0
37. Miscellaneous $0
Operating & Maintenance Totals $303,743
Taxes & Insurance
38. Real Estate Taxes $136,150
39. Payroll Taxes $22,116
40. Miscellaneous Taxes/Licenses/Permits $1,699
41. Property & Liability Insurance $42,400
42. Fidelity Bond $0
43. Workman's Compensation $5,460
44. Health Insurance & Employee Benefits $34,077
45. Other Insurance
Total Taxes & Insurance $241,902
6544
Total Operating Expense $1,052,335
D1. Total Oper. Ex. Per Unit $5,750 D2. Total Oper. Ex. As % EGI (from E3) 41.92%
Replacement Reserves (Total # Units X $300 or $250 New Const. Elderly Minimum) $55,200
v1.1.2011 Page 16
Low-Income Housing Tax Credit Application For Reservation
Stabilized
Year 1 Year 2 Year 3 Year 4 Year 5
Eff. Gross Income 2,510,107 2,560,309 2,611,516 2,663,746 2,717,021
Less Oper. Expenses 1,107,535 1,140,761 1,174,984 1,210,233 1,246,540
Net Income 1,402,572 1,419,548 1,436,532 1,453,512 1,470,480
Less Debt Service 1,171,708 1,171,708 1,171,708 1,171,708 1,171,708
Cash Flow 230,865 247,841 264,824 281,805 298,773
Debt Coverage Ratio 1.20 1.21 1.23 1.24 1.25
v1.1.2011 Page 17
Low-Income Housing Tax Credit Application For Reservation
Complete cost column and basis column(s) as appropriate through A12. Check if the following
documentation is attached at TAB S:
Executed Construction Contract
Executed Trade Payment Breakdown
Appraisal
Other Cost Documentation
Environmental Studies
NOTE: Attorney must opine, among other things, as to correctness of the inclusion of each cost item in eligible basis, type
of credit and numerical calculations of this Part VIII.
A. Off-Site Improvements 0 0 0 0
B. Site Work 0 0 0 0
C. Geothermal System 0 0 0 0
D. Unit Structures (New) 0 0 0 0
E. Unit Structures (Rehab) 7,898,972 0 0 7,898,972
F. Solar Electric System 0 0 0 0
G. Asbestos Removal 0 0 0 0
H. Demolition 0 0 0 0
I. Commercial Space Costs 0 0 0 0
J. Structured Parking Garage 0 0 0 0
K. Subtotal A: (Sum 1A..1J) 7,898,972 0 0 7,898,972
L. General Requirements 427,887 0 0 427,887
M. Builder's Overhead 171,287 0 0 171,287
( 2.2% Contract)
N. Builder's Profit 428,218 0 0 428,218
( 5.4% Contract)
O. Bonding Fee 0 0 0 0
P. Other 40,636 0 0 40,636
Q. Contractor Cost
Subtotal (Sum 1K..1P) $8,967,000 $0 $0 $8,967,000
2. Owner Costs
A. Building Permit 0 0 0 0
B. Arch./Engin. Design Fee 542,504 0 0 542,504
( 2,965 /Unit)
C. Arch. Supervision Fee 0 0 0 0
( 0 /Unit)
D. Tap Fees 0 0 0 0
E. Soil Borings 0 0 0 0
v1.1.2011 Page 18
Low-Income Housing Tax Credit Application For Reservation
If this application seeks rehab credits only, in which there is no acquisition and no change in ownership, enter the greater of
appraised value or tax assessment value here: $0 Land
(Attach documentation at Tab K) $0 Building
1.1.2011 Page 19
Low-Income Housing Tax Credit Application For Reservation
v1.1.2011 Page 20
Low-Income Housing Tax Credit Application For Reservation
B. Sources of Funds
1. Construction Financing: List individually the sources of construction financing, including any such
loans financed through grant sources:
2. Permanent Financing: List individually the sources of all permanent financing in order of lien position:
v1.1.2011 Page 21
Low-Income Housing Tax Credit Application For Reservation
5. Net amount which will be used to pay for Total Development Cost (4a-4e)
as listed in Part VIII-A5 (same amount as Part IX-D3) $13,048,695
v1.1.2011 Page 22
Low-Income Housing Tax Credit Application For Reservation
1. Are any portions of the sources of funds described above for the development financed directly or indirectly
with Federal, State, or Local Government Funds? Yes No
If yes, then check the type and list the amount of money involved.
Grants Grants
CDBG $0 State $0
UDAG $0 Local $0
Other: $0
This means grants to the partnership. If you received a loan financed by a locality which received one of the
listed grants, please list it in the appropriate loan column as "other" and describe the applicable grant program
which funded it.
2. Subsidized Funding: list all sources of funding for points. Documentation Attached (TAB T)
Other Subsidies
NOTE: Each recipient of an allocation of credits will be required to record an extended use agreement as
required by the IRC governing the use of the development for low-income housing for at least 30 years.
However, the IRC provides that, in certain circumstances, such extended use period may be terminated early.
This development will be subject to the standard extended use agreement which permits early
termination (after the mandatory 15-year compliance period) of the extended use period.
This development will be subject to an extended use agreement in which the owner's right to any
early termination of the extended use provision is waived for 25 additional years after the 15-
year compliance period for a total of 40 years. Do not select if IX.B is checked below.
This development will be subject to an extended use agreement in which the owner's right to any
early termination of the extended use provision is waived for 35 additional years after the 15-
year compliance period for a total of 50 years. Do not select if IX.B is checked below.
1. After the mandatory 15-year compliance period, a qualified nonprofit as identified in the
attached nonprofit questionnaire, or local housing authority will have the option to purchase
or the right of first refusal to acquire the development for a price not to exceed the outstanding
debt and exit taxes. Do not select if extended compliance is selected in IX.A above.
v1.1.2011 Page 24
Low-Income Housing Tax Credit Application For Reservation
$416,870 $0 $1,319,409
Qualified Basis Totals (must agree with VIII-A10)
v1.1.2011 Page 25
Low-Income Housing Tax Credit Application For Reservation
$0 $0 $0
Qualified Basis Totals (must agree with VIII-A10)
$0 $0 $0
Qualified Basis Totals (must agree with VIII-A10)
$0 $0 $0
Qualified Basis Totals (must agree with VIII-A10)
$0 $0 $0
Qualified Basis Totals (must agree with VIII-A10)
$0 $0 $0
Qualified Basis Totals (must agree with VIII-A10)
The following calculation of the amount of credits needed is substantially the same as the calculation which will be made by VHDA to
determine, as required by the IRC, the amount of credits which may be allocated for the development. However, VHDA at all times retains the
right to substitute such information and assumptions as are determined by VHDA to be reasonable for the information and assumptions
provided herein as to costs (including development fees, profits, etc.), sources for funding, expected equity, etc. Accordingly, if the
development is selected by VHDA for a reservation of credits, the amount of such reservation may differ significantly from the amount you
compute below.
6. Equals Annual Tax Credit Required to Fund the Equity Gap $1,500,000
v1.1.2011 Page 26
Low-Income Housing Tax Credit Application For Reservation
F. Statement of Owner
1. that, to the best of its knowledge and belief, all factual information provided herein or in connection
herewith is true and correct, and all estimates are reasonable.
2. that it will at all times indemnify and hold harmless VHDA and its assigns against all losses, costs,
damages, VHDA's expenses, and liabilities of any nature directly or indirectly resulting from, arising out of,
or relating to VHDA's acceptance, consideration, approval, or disapproval of this reservation request and
the issuance or nonissuance of an allocation of credits, grants and/or loan funds in connection herewith.
3. that points will be assigned only for representations made herein for which satisfactory documentation is
submitted herewith and that no revised representations may be made in connection with this application
once the deadline for applications has passed.
4. that this application form, provided by VHDA to applicants for tax credits, including all sections herein
relative to basis, credit calculations, and determination of the amount of the credit necessary to make the
development financially feasible, is provided only for the convenience of VHDA in reviewing reservation
requests; that completion hereof in no way guarantees eligibility for the credits or ensures that the amount
of credits applied for has been computed in accordance with IRC requirements; and that any notations
herein describing IRC requirements are offered only as general guides and not as legal authority.
5. that the undersigned is responsible for ensuring that the proposed development will be comprised of
qualified low-income buildings and that it will in all respects satisfy all applicable requirements of federal
tax law and any other requirements imposed upon it by VHDA prior to allocation, should one be issued.
6. that, for the purposes of reviewing this application, VHDA is entitled to rely upon representations of the
undersigned as to the inclusion of costs in eligible basis and as to all of the figures and calculations relative
to the determination of qualified basis for the development as a whole and/or each building therein
individually as well as the amounts and types of credit applicable thereof, but that the issuance of a
reservation based on such representation in no way warrants their correctness or compliance with IRC
requirements.
7. that VHDA may request or require changes in the information submitted herewith, may substitute its own
figures which it deems reasonable for any or all figures provided herein by the undersigned and may reserve
credits, if any, in an amount significantly different from the amount requested.
8. that reservations of credits are not transferable without prior written approval by VHDA at its sole
discretion.
v1.1.2011 Page 27
2011 LIHTC SELF SCORE SHEET:
This worksheet is intended to provide you with an estimate of your application score based on the selection criteria described in the
QAP. Most of the data used in the scoring process is automatically entered below as you fill in the application. Other items,
denoted below in the green shaded cells, are items that are typically evaluated by VHDA’s staff during the application review and
feasibility analysis. For purposes of self scoring, it will be necessary for you to make certain decisions and assumptions about your
application and enter the appropriate responses in the green shaded cells of this score sheet. All but two require yes/no responses,
in which case enter Y or N as appropriate. Item 2b pertaining to the Local CEO Letter will require one of the following responses: Y
– the letter indicates unconditional support; N – the letter indicates opposition to the project; NC – no comment from the locality, or
any other response which is neither unconditional support nor opposition. Item 5e1 requires a numeric value to be entered. Please
remember that the score is only an estimate based on the selection criteria using the reservation application data and the
responses you’ve entered on this score sheet. VHDA reserves the right to change application data and/or score sheet responses
where appropriate, which may change the final score.
3. DEVELOPMENT CHARACTERISTICS:
a. Unit size (See calculations below) Up to 100 100.00
b. Amenities (See calculations below) Up to 70 41.20
c. Project subsidies/HUD 504 accessibility for 5 or 10% of units Y 0 or 50 50.00
or d. HCV payment standard/HUD 504 accessibility for 5 or 10% of units N 0 or 30 0.00
or e. HUD 504 accessibility for 4% of units N 0 or 15 0.00
f. Proximity to public transportation Y20 0, 10 or 20 20.00
g. Development will be Earthcraft or LEED certified 0,15,30,45 45.00
h. VHDA Certified Property Management Agent Y 0 or 25 25.00
i. Units constructed to meet VHDA's Universal Design standards 10% Up to 15 1.56
j. Developments with less than 100 units Up to 20 0.00
Total 282.76
5. SPONSOR CHARACTERISTICS:
a. Developer experience - 3 developments with 3 x units or 6 developments with 1 x units Y 0 or 50 50.00
or b. Developer experience - 1 development with 1 x units N 0 or 10 0.00
c. Developer experience - uncorrected hazard N 0 or -50 0.00
d. Developer experience - noncompliance Enter Total Negative N 0 or -15 0.00
v1.1.2011
e1. Developer experience - did not build as represented Points Here: 0 0 or -x 0.00
e2. Developer experience - termination of credits by VHDA N 0 or -10 0.00
f. Management company rated unsatisfactory N 0 or -25 0.00
Total 50.00
Amenities:
All units have:
a. 1.5 or 2 Bathrooms 0.68% 0.10
b. Community Room 0.00
c. Brick Walls 85.50% 17.10
d. Kitchen/Laundry Appl-Energy Star 5.00
e. Windows-Energy Star 5.00
f. Heat/AC-SEER-AFUE 10.00
g. Sub-metered water expense 0.00
h. Low flow faucets & showerheads 3.00
i. High speed cable, DSL, wireless internet 1.00
j. Water heaters meet EPA Energy Star requirements 0.00
k. Geothermal Heat Pump - EPA Energy Star requirements 0.00
l. Solar Electric System - EPA Energy Star requirements 0.00
Total 41.20
All elderly units have:
a. Front-control ranges 0.00
b. Emergency call system 0.00
c. Independent/suppl. heat source 0.00
v1.1.2011
d. Two eye viewers 0.00
Total 0.00
v1.1.2011
$/SF = $152.97 Credits/SF = $8.38 Const $/unit = $49,000
TYPE OF PROJECT FAMILY = 11000; ELDERLY = 12000 11000 If an ERROR message appears here check
LOCATION BELT=100; NVM=110; NVNM=200; RIC=300; TID=400; SMA=500; SMA-C=510; RUR=600 110 spelling of Clerk's Office on pg 1. It must 110
TYPE OF CONSTRUCTION N C=1; ADPT=2;REHAB(35,000+)=3; REHAB*(15,000-35,000)=4 3 match exactly with the Jurisdiction names 4
*REHABS LOCATED IN BELTWAY ($15,000-$50,000) See Below listed in the Application Manual.
ELDERLY
AS LVG EFF-E 1 BR-E 2 BR-E EFF-E-1 ST 1 BR-E-1 ST 2 BR-E-1 ST
AVG UNIT SIZE 0 0 0 0 0 0 0
NUMBER OF UNITS 0 0 0 0 0 0 0
PARAMETER-(COSTS=>35,000) 0 0 0 0 0 0 0
PARAMETER-(COSTS<35,000) 0 0 0 0 0 0 0
PARAMETER-(COSTS=>50,000) 0 0 0 0 0 0 0
PARAMETER-(COSTS<50,000) 0 0 0 0 0 0 0
COST PARAMETER 0 0 0 0 0 0 0
PROJECT COST PER UNIT 0 0 0 0 0 0 0
PARAMETER-(CREDITS=>35,000) 0 0 0 0 0 0 0
PARAMETER-(CREDITS<35,000) 0 0 0 0 0 0 0
PARAMETER-(CREDITS=>50,000) 0 0 0 0 0 0 0
PARAMETER-(CREDITS<50,000) 0 0 0 0 0 0 0
CREDIT PARAMETER 0 0 0 0 0 0 0
PROJECT CREDIT PER UNIT 0 0 0 0 0 0 0
COST PER UNIT POINTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
CREDIT PER UNIT POINTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
FAMILY
EFF-G 1 BR-G 2 BR-G 3 BR-G 4 BR-G 2 BR-TH 3 BR-TH 4 BR-TH
AVG UNIT SIZE 0 864 1,038 1,247 0 0 0 0
NUMBER OF UNITS 0 34 119 21 0 0 0 0
COST PER UNIT POINTS 0.00 3.02 13.60 2.22 0.00 0.00 0.00 0.00
CREDIT PER UNIT POINTS 0.00 13.44 52.70 8.95 0.00 0.00 0.00 0.00
v1.1.2011
$/SF = $152.97 Credits/SF = $8.38 Const $/unit = $49,000
TYPE OF PROJECT FAMILY = 11000; ELDERLY = 12000 11000 If an ERROR message appears here check
LOCATION BELT=100; NVM=110; NVNM=200; RIC=300; TID=400; SMA=500; SMA-C=510; RUR=600 110 spelling of Clerk's Office on pg 1. It must 110
TYPE OF CONSTRUCTION N C=1; ADPT=2;REHAB(35,000+)=3; REHAB*(10,000-35,000)=4 3 match exactly with the Jurisdiction names 4
*REHABS LOCATED IN BELTWAY ($10,000-$50,000) See Below listed in the Application Manual.
ELDERLY
AS LVG EFF-E 1 BR-E 2 BR-E EFF-E-1 ST 1 BR-E-1 ST 2 BR-E-1 ST
AVG UNIT SIZE 0 0 0 0 0 0 0
NUMBER OF UNITS 0 0 0 0 0 0 0
PARAMETER-(COSTS=>35,000) 0 0 0 0 0 0 0
PARAMETER-(COSTS<35,000) 0 0 0 0 0 0 0
PARAMETER-(COSTS=>50,000) 0 0 0 0 0 0 0
PARAMETER-(COSTS<50,000) 0 0 0 0 0 0 0
COST PARAMETER 0 0 0 0 0 0 0
PROJECT COST PER UNIT 0 0 0 0 0 0 0
PARAMETER-(CREDITS=>35,000) 0 0 0 0 0 0 0
PARAMETER-(CREDITS<35,000) 0 0 0 0 0 0 0
PARAMETER-(CREDITS=>50,000) 0 0 0 0 0 0 0
PARAMETER-(CREDITS<50,000) 0 0 0 0 0 0 0
CREDIT PARAMETER 0 0 0 0 0 0 0
PROJECT CREDIT PER UNIT 0 0 0 0 0 0 0
COST PER UNIT POINTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
CREDIT PER UNIT POINTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
FAMILY
EFF-G 1 BR-G 2 BR-G 3 BR-G 4 BR-G 2 BR-TH 3 BR-TH 4 BR-TH
AVG UNIT SIZE 0 864 1,038 1,247 0 0 0 0
NUMBER OF UNITS 0 34 119 21 0 0 0 0
COST PER UNIT POINTS 0.00 3.02 13.60 2.22 0.00 0.00 0.00 0.00
CREDIT PER UNIT POINTS 0.00 13.44 52.70 8.95 0.00 0.00 0.00 0.00
v1.1.2011
TAB A
(Documentation of Development Location)
TAB A.1
(Qualified Census Tract Certification)
Intentionally Blank
TAB A.2
(Revitalization Area Certification)
Revitalization Area Certification to be sent by April 1, 2011 deadline
TAB A.2
(Location Map)
TAB A.2
(Surveyor’s Certification of Proximity To Public Transportation)
TAB B
(Partnership or Operating Agreement)
Wesley Mt. Vernon Owner LLC
Operating Agreement
This Operating Agreement (the “Agreement”) dated as of March 9, 2011 of Wesley Mt.
Vernon Owner LLC (the “Company”), a limited liability company organized pursuant to Chapter
12 of Title 13.1 of the Code of Virginia (the “Act”), is entered into by Wesley Mt. Vernon
Managing Member LLC, a limited liability company organized pursuant to the Act and the sole
member of the Company (the “Member”).
1 Purpose and Powers
The sole purpose of the Company is to enter into those certain operating agreements, as
such agreement may be amended from time to time (the “Operating Agreements”) and to
fulfill its obligations thereunder. The Company will acquire, finance, renovate and own
an affordable rental housing complex in Alexandria, Virginia known as Mt. Vernon
Apartments (the “Project”).
2 Separateness
The Company shall conduct its business and operations in its own name and shall
maintain books and records and bank accounts separate from those of any other person.
3 Management
The Company will be managed by the Member as the Company’s manager. The Member
will exercise full and exclusive control over the affairs of the Company. The manager
may appoint officers and agents for the Company and give them such titles and powers as
the manager may choose. Any action taken by the Member in the name of the Company,
and any action taken by an officer or agent of the Company in the name of the Company
and with the proper authorization of the Member, shall be an action of the Company.
4 Development Obligations
The Member or its affiliates will render development services to the Company in
accordance with the roles and compensation laid out in a separate Development Services
Agreement for the Project.
5 Allocations of Profit and Loss
All profits and losses of the Company (and items of income, deduction, gain, or loss) will
be allocated 100% to the Member.
6 Distributions
All distributions with respect to a membership interest in the Company will be made
100% to the Member.
7 Capital Contribution
Owner
Wesley Mt. Vernon Owner LLC,
a Virginia limited liability company
Geographic Service Area Northern Virginia—Arlington and Fairfax Counties; Cities of Fairfax, Falls
Church, Alexandria, and Manassas.
Target Population Very low-, low-, and moderate-income families, individuals, seniors, and
individuals living with chronic disease or disability.
Demographics (multi- Composition of multi-family properties: 45.9% Hispanic; 38.2% African
family communities) American, East African, and West African; 11.2% Asian/Pacific Islander; and
4.7% Caucasian. Females make up 59.7% of adult residents at multi-family
properties.
Median Income Median annual household income of residents = $23,420
Properties and Built or renovated 23 affordable rental communities; served more than 20,000
Households Served low- and moderate-income persons.
Current Housing Units 1,137 units
Current Residents 2,200 (approximate)
Resident Services Over 750 residents have access to educational enrichment, job skills
development, and social services at 3 Community Resource Centers and 4
Resident Services Centers for seniors and disabled persons. 2 staff M.S.W.
Special Needs Housing 18% of Wesley Housing’s portfolio is supportive housing units uniquely designed
for special needs individuals, such as seniors, those living with chronic disease
including HIV/AIDS, and individuals with disabilities. 4 communities are
specifically designed for these residents with extremely affordable rents.
Remainder of Portfolio
Arlington County: Knightsbridge Apartments (37); Whitefield Commons Apartments (63); William Watters
Apartments (21)
City of Alexandria: Beverly Park Apartments (33); Lynhaven Apartments (28); ParcView Apartments (149)
City of Falls Church: Fields of Falls Church (96)
City of Fairfax: Wesley Agape House (12)
City of Manassas: Quarry Station Seniors Apartments (79)
Fairfax County: Ben Franklin (6); Coppermine Place I (22); Coppermine Place II (66); Hiddenbrooke
Condominiums (6); Madison Ridge Apartments (98); Springdale House (6); Wexford
Manor Apartments (74); Strawbridge Square Apartments (128)
Wesley Housing Development Corporation, a leading 501(c)(3) nonprofit Northern Virginia developer, was founded
in 1974 by former school teacher, Virginia S. Peters. Its service-enriched housing mission—now in its fourth
decade—combines affordable rental housing with supportive services to build strong, stable families and
communities. Wesley Housing selects and purchases rental communities, oversees construction or rehabilitation,
manages its properties, and rents its units at 14% to 42% below market rates to help residents pay for other life
necessities, build credit, and enhance employability and self-sufficiency. Wesley Housing accepts housing choice
vouchers to further extend the affordability of its communities.
Recent Accomplishments
• Strawbridge Square (Fairfax): Wesley Housing purchased and renovated this 128-unit multi-family
property, providing larger families with three- and four-bedroom units. This preservation project is a 100%
project-based Section 8 refinance/rehabilitation utilizing tax credit equity. Renovations include an
expanded Community Resource Center, including a second computer lab. Completed Summer 2010.
• Beverly Park Apartments (City of Alexandria): On June 14, 2007, VHDA approved a reservation of low-
income housing tax credits to acquire and renovate this 33-unit garden apartment community. Allocation of
these credits through the Non-Competitive Northern Virginia Preservation Pool allowed the transition of this
market-rate community to affordable units. Renovations included creating larger, family-size units,
upgrading kitchens and bathrooms, replacing windows and roofs, upgrading plumbing/electrical/HVAC
systems, improving building facades, and resurfacing the parking lot. Construction completed Fall 2009.
• Ben Franklin House (Springfield): Wesley Housing and Fairfax-Falls Church Community Services Board
purchased a single-family home on Ben Franklin Road in Springfield and converted it to a six-bedroom
home designed specifically for disabled adults. Construction completed January 2009.
• Madison Ridge (Centreville): This innovative preservation project allowed Wesley Housing to preserve 98
long-term affordable rental units and convert/sell 118 affordable condos.
• ParcView Apartments (City of Alexandria): In November 2006, purchased 159-unit ParcView
Apartments, Wesley Housing’s third community in the City of Alexandria. Eighty percent of units are set
aside for households earning 60% of AMI. The 14-story building renovations include a new mix of 74 two-
bedroom units and 75 one-bedroom units for a total of 149 units, including 10 new handicap-accessible
units. Additionally, Wesley Housing updated the windows, roof, HVAC, and appliances. Rehab started
February 1, 2007 and construction was completed in December 2007.
• Coppermine Place I (Herndon): Completed construction of Coppermine Place I, 22 units of fully accessible
apartments for severely physically disabled individuals. Specifically designed for persons who use
wheelchairs, the community features roll-in showers and lower countertops. The first building of its kind built
to serve the Northern Virginia region’s disabled community, Coppermine Place I opened in June 2006.
• Coppermine Place II: Sharing a campus with Coppermine Place I, it features 66 units of rental housing for
seniors and a resident services center.
Wexford Manor Operate community center 14 project-based Sec. 8; 100% LIHTC 74 x Low-income families Fairfax County Falls Church 1982
New acquisition & rehab; Alexandria's first Housing Trust Fund loan;
collaboration with Carpenter's Virginia Housing Preservation Fund loan Low-income singles, families, 4 units for
Lynhaven Apartments Shelter for rehabilitation 28 x formerly homeless individuals Alexandria Arlandria / Lynhaven 2002
Quarry Station Seniors Apts. Own/operate New construction; 100% LIHTC 79 x Low-income seniors Manassas NoVA regional 2002
New construction; HUD project-based
Coppermine Place I Own/operate section 811 22 x Very low-income disabled persons Herndon (Fairfax Co) NoVA regional 2005
Coppermine Place II Own/operate New construction; 100% LIHTC 66 x Low-income seniors Herndon (Fairfax Co) NoVA regional 2005
HiddenBrooke Own/operate Purchased 9/05; ADUs 6 x Low-income seniors Springfield Fairfax County 2005
ParcView Apartments Own/operate Purchased 11/06; bonds / 80% LIHTC 149 x Mixed-income Alexandria Fairfax County 2007
NEW PROJECTS CURRENT STATUS NOTES UNITS WHDC Manages POPULATION LOCATION SERVICE AREA ACTIVITY
Members At Large
AL-14
Ms. Alexis Gilroy Nelson Mullins Riley & Scarborough LLP CH, Legal/Personnel
Partner Governance/Legal
101 Constitution Ave., NW
Suite 900
Washington, DC 20001
(O) 202-712-2893
(F) 202-712-2849
Alexis.Gilroy@nelsonmullins.com
Renovating Contractor - By accepting the EarthCraft Multifamily certification, I pledge that this project has been remodeled to
the standards listed on this Worksheet.
Property Owner - I have reviewed the EarthCraft Multifamily measures with the renovating contractor.
VA 4.2009 Page 1
POINTS SCORE DOCUMENTATION
1- HIGH PERFORMANCE BUILDING ENVELOPE AND SYSTEMS
1 REQUIRED: All projects must meet an Infiltration threshold of .60 ACH to be eligible for certification
2 REQUIRED: All exposed envelope penetrations or gaps must be air sealed X
1A- AIR TIGHTNESS (must meet threshold of .60 ACH)
1 reduce air infiltration in units by 30% below threshold 10 blower door test
2 reduce air infiltration in units by 40% below threshold 20 blower door test
3 reduce air infiltration in units by 50% below threshold 30 30 blower door test
AIR TIGHTNESS SUBTOTAL 30
1B- IMPROVEMENTS TO EXISTING WINDOWS
1 replace single-paned windows with NFRC low-e double-paned windows (minimum of 75%
12 window label
of windows must be replaced with U=0.40 and SHGC=0.45 or better )
2 replace single-paned windows with NFRC low-e double-paned windows (minimum of 75%
15 15 window label
of windows must be replaced with U=0.35 and SHGC=0.35 or better )
3 install storm windows on single-paned windows 3
4 install low e storm windows 5
5 install solar shade screens on clear glazed windows 5
6 apply window film to clear glazed windows 4
EXISTING WINDOWS SUBTOTAL 15
1C- IMPROVEMENTS TO EXISTING WALLS & NEW INTERIOR WALLS
1 blow insulation into uninsulated walls where wall framing is not exposed (minimum of 75%
15
of uninsulated wall area must be insulated to R-13 or better)
2 air seal and insulate all wall cavities to R-13 or better where wall framing is exposed (air
sealing must include plate penetrations, sheathing seams & penetrations, and the gap 10
between sheathing and plate)
3 air seal and insulated previously uninsulated band joist between floors to R-13 or
better (sometimes band joist is accessible when demolition removes floors, ceilings, or 5
soffits)
4
air seal and insulate previously uninsulated band joist between floors to R-19 or better
8
(sometimes band joist is accessible when demolition removes floors, ceilings or soffits)
5 improve existing roof gutters to discharge water 5 feet away from foundation 3 3
6 install new foundation drain system 5
7 install vapor barrier on floor of crawlspace: 6 MIL minimum, 100% coverage with perimeter,
4 4
seams and all penetrations sealed
EXISTING FLOORS & FOUNDATIONS SUBTOTAL 14
VA 4.2009 Page 2
POINTS SCORE DOCUMENTATION
1E- IMPROVEMENTS TO EXISTING ATTICS
1 REQUIRED: cap, seal and insulate all chases -
2 for attics with R-15 or less existing insulation: air seal all attic pentrations and insulate to R-
copy of insulation
30 (air sealing must include all plumbing electrical, and HVAC penetrations plus any 10
certificate
chases)
3 for attics with R-15 or less existing insulation: air seal all attic pentrations and insulate to R-
copy of insulation
38 (air sealing must include all plumbing electrical, and HVAC penetrations plus any 14
certificate
chases)
4 for attics with R-15 to R-30 existing insulation: air seal all attic pentrations and insulate to R-
copy of insulation
38 (air sealing must include all plumbing electrical, and HVAC penetrations plus any 8 8
certificate
chases)
5
for attics with R-15 or less existing insulation and seal all attic vents and insulate the copy of insulation
20
roofline of house with spray-applied insulation, turning the attic into semi-conditioned space certificate
6
for attics with R-15 to R-30 existing insulation and seal all attic vents and insulate the copy of insulation
12
roofline of house with spray-applied insulation, turning the attic into semi-conditioned space certificate
5
REQUIRED: Maximum oversizing of new heating equipment 25% of Manual J (all)
- X Manual J
VA 4.2009 Page 3
POINTS SCORE DOCUMENTATION
2- VENTILATION
1 REQUIRED: No unvented combustion fireplaces or space heaters are permitted as part of project.
2 REQUIRED: All ducts protected until flooring's completed.
3 install carbon monoxide detectors (one per unit required) 4
4 install radon/soil gas vent system 3
5 install low noise (< 2.0 sones) ENERGY STAR bath fans in additions 2 product literature
6 install low noise (< 2.0 sones) ENERGY STAR bath fans in pre-existing unit 2 2 product literature
7 install new automatic tub/shower room fan controls (e.g. timer) 1 1
8 install new kitchen range hood or downdraft vented to exterior 3 3
9 install new ceiling fans (minimum of 2 fans/unit) 1
10 install new whole unit fan 2
11 install new controlled house ventilation (<0.35 ACH) 4
12 install new dehumidification system (in addition to condensing coil) 5
13 create new vented storage room 1
14 create water heater combustion closet or install power vented unit 6
15 remove power roof vents 1
16 new filter/air cleaner MERV 8 or greater 2 product literature
17 ducts protected until construction is completed 2 2
18 remove all existing unvented fireplaces and space heaters 3 product literature
19 install rigid metal ductwork for all new bath exhaust fans 1
VENTILATION TOTAL 8
3- WATER - INDOOR
1 REQUIRED: All new fixtures must meet National Energy Policy Act standards for low flow.
2 install water filter (NSF certified) 1 product literature
3 install high efficiency clothes washer (in unit) 2 product label
4 replace all existing showerheads with max 1.75 gal/min showerheads 6 6 product literature
5 replace all existing showerheads with max 2.25 gal/min showerheads 4 product literature
6 replace all existing toilets with max 1.30 gal/flush or dual flush toilets 6 6 product literature
7 replace all existing toilets with max 1.45 gal/flush toilets 4 product literature
8 install hot water demand re-circulation system 2
9 install water heater jacket on water heater 1
10 install water heater pipe insulation on first two feet of pipe 1
11 install solar domestic water heating 8
12 install tankless gas water heating system 8
13 install heat pump water heater (De-Superheater) 4
14 install high efficiency water heater (exceed min EF: gas 0.62, electric 0.93) 6 energy guide label
WATER - INDOOR TOTAL 12
4- FIXTURES & FINISHES
1 install ICAT rated recessed integrated ballasts and CFL bulbs 5
2 replace minimum 50% of incandescent interior lights located in high use areas (kitchen,
3
main living areas, foyer,hall, bath) with ENERGY STAR fixtures product literature
3 replace 100% of incandescent interior lights with ENERGY STAR fixtures (including ceiling
6 6
fans and ventilation fans)
4 replace 100% bulbs of incandescent interior lights with compact fluorescent bulbs 2
5 install automatic outdoor lighting controls (motion sensors) 2
6 install automatic outdoor lighting controls (integral photocells) 2
7 install high efficiency exterior lighting 2 product literature
8 install ENERGY STAR dishwasher 1 1 product label
9 install ENERGY STAR refrigerator 5 5 product label
10 reclaimed wood flooring 2 product literature
11 recycled content tiles (min 30% recycled) 2 product literature
12 cork or bamboo flooring 1
13 new carpet (min 50% recycled) 2 2 product literature
14 new carpet pad (min 50% recycled) 1 1
15 all new cabinets, shelves, and countertops are urea formaldehyde free 1 product literature
16 all new and existing surfaces of particle board sealed 1
17 low VOC paints used (less than 150 g/L on 100% of walls) 2 2 product literature
18 low VOC stains and finishes used on wood floors 1 product literature
19 new carpet low VOC certified by the Carpet & Rug Institute 2 2 product literature
FIXTURES & FINISHES TOTAL 19
VA 4.2009 Page 4
POINTS SCORE DOCUMENTATION
5- WASTE MANAGEMENT
1 REQUIRED: No construction materials shall be burned or buried on job site or anywhere but in a state-approved landfill.
5A- RECYCLE CONSTRUCTION WASTE
1 divert 75% beverage containers from work crews 1
2 divert 75% cardboard from new fixtures & appliances 1 1
3 divert 75% metal (copper piping, wires, or sheet metal) 2 2
4 divert 75% wood (grind and use as mulch) 3
5 divert 75% drywall (installers can grind, or remove and recycle) 3 3
6 divert 75% carpet (new carpet installers can recycle old carpet) 2 2
RECYCLE CONSTRUCTION WASTE SUBTOTAL 8
5B- SALVAGE FOR REUSE (On or off jobsite)
1 appliances (refrigerators, and/or dish washers, and/or stoves: min. 50%) 3 if off site, letter
2 cabinets, millwork, or trim (min of 50%) 2 if off site, letter
3 wood floors 3 if off site, letter
4 doors (minimum of 2 doors/unit) 2 if off site, letter
5 bathtubs or sinks (min of 50%) 2 if off site, letter
6 reuse 100% of bathtubs or sinks 2
SALVAGE FOR REUSE SUBTOTAL
WASTE MANAGEMENT TOTAL 8
6- LANDSCAPING/SITE MANAGEMENT PRACTICES
1 soil tested and amended 4 test results
2 native and drought tolerant plants installed (min of 85%) 4 4 species list
3 no irrigation 2 2
4 install drip irrigation system 2
5 install greywater irrigation 5
6 new outdoor decking and porches (min 40% recycled) 2
7 install rainwater harvest system 3
8 erosion control site plan 2 2 site plan
9 regrade land to slope away from building 2 2
10 use of redundant mulch, compost, or straw bales for erosion control 3
11 individual trees fenced at drip line (1 point per tree, max 5 trees) 1 per tree
LANDSCAPING/SITE MANAGEMENT TOTAL 10
7- HOMEOWNER & CONTRACTOR EDUCATION
1 lead paint test performed 2 2 copy of results
2 asbestos test performed 2 2 copy of results
3 perform radon test and provide results to homeowner/leasee 2 copy of results
4 provide energy operations orientation and binder to homeowner/leasee 1 copy of binder
5 install built-in recycling center 2
6 contractor has Certified Land Disturber on site/staff 2 certificate
HOMEOWNER & CONTRACTOR EDUCATION TOTAL 4
VA 4.2009 Page 5
POINTS SCORE DOCUMENTATION
8- BONUS POINTS
1 site located within 1/2 mile of mass transit 3 3
2 sidewalk connects project to business district (max 2 miles) 2 2
3 street trees--minimum interval 40 ft. 3
4 solar electric system providing 10% of project requirements 25
5 alternative fuel vehicles: electric charging station or natural gas pump 4
6 alternative transportation accommodation: bike racks, covered bus stop, etc. 4
7 dedicated pedestrian and bicycle access to surrounding sites 3
8 housing affordability -- 5% 1
9 housing affordability --10% 2 2
10 average density greater than 15 units per acre 3 3
11 centralized community recycling center 5 5
12 community garden areas 3
13 universal design incorporated in minimum 80% of units 5
14 handicapped visitability at least 150% of minimum unit number required by code 3
15 exterior lighting designed to reduce light pollution 4 lighting plan
16 proximity to Regional Bike Path -- Existing 1
17 proximity to Regional Bike Path -- Planned 1
18 common areas use alternative energy (solar pool heater or solar lighting) 5
19 exceeds ENERGY STAR or 30% goal (1 point for each 5%) 2
20 Innovation points - Builder submits specifications for innovative products or design features
to qualify for additional points
BONUS POINTS TOTAL 17
EARTHCRAFT HOUSE TOTALS
HIGH PERFORMANCE BUILDING 89
VENTILATION 8
INDOOR WATER 12
FIXTURES & FINISHES 19
WASTE MANAGEMENT 8
LANDSCAPING/SITE MANAGEMENT 10
HOMEOWNER & CONTRACTOR EDUCATION 4
BONUS POINTS 17
GRAND TOTAL 167
Points Required
100 renovations that do not add conditioned space or alter floor plans
120 renovations that alter floot plans of add conditioned space
VA 4.2009 Page 6
Universal Design Certificate Holder Listing
(This is a list of attendees only as of 2/23/11 and includes persons who are not registered Architects.)
Table of Contents
I. Contact Persons
II. Project Summary and Overview
III. Projected Post-Rehab Changes
IV. Relocation Plan Implementation
V. Construction Impact Minimization
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 1
I. CONTACT PERSONS
The rehabilitation schedule will be coordinated by the Relocation Manager, Property Manager and the Contractor in
order to provide the residents sufficient information throughout the process through notices and meetings so as to
minimize resident inconvenience and confusion during the rehabilitation period.
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 2
II. PROJECT SUMMARY AND OVERVIEW
A. Project Summary
Mount Vernon Apartments is a 183-unit garden apartment community in Alexandria Virginia (Fairfax County). It is
located along the Route 1 corridor approximately 3 miles from Fort Belvoir. The property was originally constructed
in 1965 and consists of seven three-story garden style apartment buildings on 7.773 acres of land. Currently, the
property includes 72 one-bedroom, 90 two-bedroom and 21 three-bedroom units ranging from 747 to 1,066 square
feet.
The property is individually metered for electricity and residents pay for the cost of their own heating and air
conditioning. The landlord, through a central gas fired boiler in each building, provides hot water. Most of the 2- and
3-bedroom units have dishwashers.
Currently, the units feature central air conditioning, garbage disposals, balcony/patio, a mixture of hardwood flooring
and carpeting, and most three-bedroom units contain dishwashers. Property amenities include central laundry in
each building, off-street parking, on-site property management and two playgrounds.
Post-construction, the income mix be 95% (or 174) Low Income Housing Tax Credit (LIHTC) affordable units and 5%
(or 10) market rate rental units. Post-renovation, the LIHTC units will be offered to low to moderate-income
households earning 40, 50 and 60 percent of the AMI, or less. Of the 174 LIHTC units, 19 will be 504 compliant
units.
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 3
III. PROJECTED POST-REHAB CHANGES
Proposed property improvements include new sidewalks and ramps to provide for handicapped accessibility;
replacing existing roof shingles with 25 year anti-fungal roof shingles, wood rot will be removed and wrapped with
vinyl coated aluminum; updates to the common laundry rooms; building façade improvements; upgrade insulation
and site landscaping.
Pre-Construction
1-Bed/1 Bath 72
2-Bed/1 Bath 90
3-Bed/1.5 Bath 21
Total 183
Post-Construction
1-Bed 30
2-Bed 114
3-Bed 20
1-Bed 504 6
2-Bed 504 12
3-Bed 504 1
Total 183
B. Projected Rents
In connection with the proposed rehabilitation program, 95% (or 174) of the units will be assisted under the Federal
Low Income Housing Tax Credit Program which requires that (i) tax credit eligible units be occupied by households
with incomes which, adjusted for family size, do not exceed 60% of the area median income and (ii) rents for such
units do not exceed 30% of 60% of the area median income, adjusted for family size. The remaining 5% (or 9) of the
units will be maintained for market rate rentals.
A small subsection of Mt. Vernon Apartment current residents receive Section 8 subsidies. These residents will
continue to pay 30% of their income in rent per the Section 8 program. Fairfax County will be allocating 36 Section 8
subsidies to the apartment community. Additionally, 19 units of the 36 Project-Based Section 8 30%, 40% and 50%
of AMI units will be allotted to HUD 504 handicap accessible units.
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 4
An initial income certification process will be conducted as soon as feasible in order to determine eligibility for the
LIHTC units and whether a household will be displaced. It is anticipated that this initial certification process will begin
in the Fall of 2011.
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 5
IV. RELOCATION PLAN IMPLEMENTATION
A. General Information
The Mt. Vernon Apartments Relocation Plan (the “Plan”) is designed to retain the largest percentage of residents
possible, while enabling the property renovation essential for the health and safety of all residents involved. All
residents will be treated with the utmost level of respect and concern for their personal lives and family constraints.
Wesley staff is committed to working with each Mt. Vernon resident household to ensure understanding and comfort
throughout each stage of the renovation and relocation while minimizing family life disruption.
To that end, set forth below are specific relocation and resident retention policies and procedures that will govern,
Wesley Housing Development Corporation, the Owner, in the rehabilitation of the above described development. As
such, the Plan addresses the resident-in-place construction, temporary off- or on-site relocation, permanent on-site
relocation, and permanent off-site relocation that may be necessary as part of the renovation process. As Federal
funds will be allocated to this project, the Owner will adhere to the policies and procedures in the 49 CFR Part 24,
Uniform Relocation Assistance and Real Acquisition Policies Act of 1970, as amended (“the URA” or “the Uniform
Relocation Act”) and the Virginia Housing Development Authority’s Relocation Assistance Guidelines.
Eligible Mt. Vernon Apartment residents will be entitled to all services and benefits described in the Plan effective on
the Purchase and Sale Agreement execution date, hereafter known as Initiation of Negotiations. After Wesley
Housing purchases the Mt. Vernon Apartments, all residents residing on the property will be sent a Notice of Intent to
Acquire/General Information Notice (“the GIN”) in accordance with the Uniform Relocation Act. This notice will
establish eligibility for relocation benefits effective on the Initiation of Negotiations date. All eligible residents will
receive direct relocation services and/or the applicable relocation and moving payments in accordance with this Plan
and the URA. Eligibility requires that households remain residents in good standing in accordance with the terms
and conditions of current leases and all household members must be aliens lawfully present in the United States.
The Owner will update the plan as changes are made and will make copies available to all households. The Owner
will maintain adequate records in sufficient detail to demonstrate compliance with all applicable relocation
requirements, including notices and canceled checks. These files will be for monitoring purposes and to ensure Plan
compliance. No later than 30 days after the last tenant is relocated, the Owner will provide to VHDA the final
summary schedule of moving costs made to residents in rent roll format, by tenant, by along with a Certification by
the Owner that it has met VHDA Moving Cost Reimbursement and Relocation Assistance Guidelines.
B. Staffing
Wesley Housing understands the need for resident access to information regarding construction and relocation
before and during the project renovation period. As such, the rehabilitation schedule will be coordinated by the
Relocation Manager, Property Manager and the Contractor in order to provide the residents sufficient information.
Information will be shared through written notices, translated as necessary, and both property-wide and one-on-one
meetings. The staffing aim is to minimize resident inconvenience and confusion during the rehabilitation period.
C. Plan Details
The Mt. Vernon Apartment community currently consists of 183 one-, two- and three-bedroom apartment units
located in garden style apartment buildings. In total there are currently 72 one-bedroom units, 91 two-bedroom units
and 21 three-bedroom located within 7 buildings in the community. The construction schedule will be developed to
accommodate phases of a limited number of resident households and buildings per phase. The small number of
resident households per phase will allow for optimum one-on-one attention to each households’ specific needs
throughout the renovation and relocation process. The Owner will send all required notices as required and
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 6
appropriate, including the Notice of Intent to Acquire/General Information Notice, Notice of Relocation Eligibility, 120-
Day Notice, and 30-Day Notice. Consideration will be given to the school schedule when scheduling units with
school age children.
The majority of the construction will take place with resident households in place. The remaining households may be
temporarily relocated on- or off-site, permanently relocated on-site or permanently relocated off-site, depending on
construction needs, unit availability and LIHTC eligibility. There are four types of situations possible as part of the
Mt. Vernon Apartments Relocation Plan: 1. Resident-in-Place Construction; 2. Temporary On- or Off-Site Relocation;
3. Permanent On-Site Relocation; and 4. Permanent Off-Site Relocation. All four types of relocations are discussed
herein.
During these meetings all pertinent information regarding the construction and relocation process will be discussed
one-on-one, questions answered and concerns eased. A detailed frequently asked questions sheet will be used to
ensure accurate resident understanding. Whenever necessary, the Owner will provide translation of documents
and/or an interpreter to assist residents with limited to no English language skills.
A written summary of the Relocation Plan will be provided to all residents. If necessary, the Summary Plan will be
translated as needed for speakers of other languages.
E. Relocation Categories
1. Resident-in-Place Construction
The Resident-in-Place Construction will likely take place without moving and storing resident belongings. However,
if necessary, the Owner will assume responsibility for reasonable costs directly associated with temporarily moving
and storing belongings during the construction.
In order to most effectively meet the needs of the residents in the community whose units will undergo resident-in-
place construction, the following services will be provided:
• A written explanation and frequently asked questions sheet explaining the renovation process, translated as
needed;
• Thirty day advance written notice as to when the construction is scheduled to take place and subsequent
notices of any construction delays or changes;
• Special attention to individual challenges and needs for families with school age children, senior citizens and
residents with disabilities; and
• Additional advisory services such as interpreter services, as necessary or appropriate depending on the
individual situation and circumstances.
agrees in writing to permanently relocate to the unit which has been designated their temporary unit, then
management is responsible for the costs of the one move. This agreement will be kept by Management in the tenant
file.
In order to most effectively meet the needs of the residents in the community who will be temporarily relocated to a
unit on- or off-site, the following services will be provided:
• A written explanation and frequently asked questions sheet explaining the renovation process, translated as
needed;
• Thirty day advance written notice indicating the exact address of the on- or off-site temporary relocation unit
and the date in which the temporary move is scheduled to take place;
• Written communications regarding returning to the completed unit;
• Special attention to individual challenges and needs for families with school age children, senior citizens and
residents with disabilities; and
• Additional advisory services such as interpreter services, as necessary or appropriate depending on the
individual situation and circumstances.
In order to most effectively meet the needs of the residents in the community who will be permanently relocated to a
unit on-site, the following services will be provided:
• A written explanation and frequently asked questions sheet explaining the renovation process, translated as
needed;
• Thirty day advance written notice indicating the exact address of the on-site permanent relocation unit and
the date in which the permanent move is scheduled to take place;
• Special attention to individual challenges and needs for families with school age children, senior citizens and
residents with disabilities; and
• Additional advisory services such as interpreter services, as necessary or appropriate depending on the
individual situation and circumstances.
a. Advisory Services
In order to meet the needs of the residents who will be permanently relocated off-site, the following benefits and
services will be provided:
• Providing the 120-Day Notice to Vacate with a minimum of 120 days notice including at least one
comparable replacement dwelling;
• Conducting one-on-one personal interview surveys to help residents through the process of determining
permanent off-site relocation needs, preferences and eligibility;
• Disseminating a written explanation and frequently asked questions sheet explaining the permanent off-site
relocation process;
• Providing tenants with all required written notices about the relocation process;
• Providing referrals for tenants to replacement properties and current listings of vacant units within the county
and bordering jurisdictions;
• Conducting inspections of the replacement housing to ensure that it meets decent, safe and sanitary
standards;
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 8
• Providing transportation for tenants needing transportation to look at other housing, especially those who are
elderly or disabled;
• Providing information regarding Federal and state housing or other governmental programs;
• Explaining the appeals process and process for benefits application and disbursement;
• Communicating the name and telephone number of a contact person who can answer questions or provide
other needed help;
• Extending regular business hours, including evenings and weekends, so that tenants won’t have to miss
work;
• Special attention to individual challenges or needs for families with school age children, senior citizens and
residents with disabilities; and
• Additional advisory services such as providing appropriate translation and counseling for tenants who are
unable to read and understand notices, as necessary or appropriate depending on the individual situation
and circumstances.
1. As a fixed payment in accordance with the Federal Highway Administration’s Fixed Residential Moving Cost
Schedule (the “Schedule”) for Virginia. The Fixed Residential Moving Cost Schedule includes moving costs and
utility connection fees and is based on the number of rooms of furniture, not the number of bedrooms per unit; or
2. As reimbursement for the Tenant’s actual reasonable moving and related expenses as defined as a. the lower of
two bids or estimates prepared by a commercial mover or b. receipted bills for labor and equipment, not to exceed
the lower of two bids or estimates prepared by a commercial mover (the “Actual”); or
3. A combination of the Schedule and the Actual cost per the Uniform Relocation Act.
At least one comparable replacement dwelling will be used to calculated the maximum RHP per household. The
comparable replacement dwelling must be:
5. Located in an area generally not less desirable than the location of the displaced person’s dwelling with
respect to public utilities and commercial and public facilities;
6. Reasonably accessible to the person’s place of employment;
7. On a site that is typical in size for residential development with normal site improvements, including
customary landscaping; and
8. The dwelling must be currently available to the displaced person on the private market and within the
financial means of the displaced person.
An eligible displaced resident that rents a replacement dwelling is entitled to a payment not to exceed $5,250 for
rental assistance. The payment is 42 times the amount obtained by subtracting the base monthly rent plus
estimated average monthly cost of utilities for the displacement dwelling from the lesser of the monthly rent and
estimated average monthly cost of utilities for a comparable dwelling or the monthly rent and estimated average
monthly cost of utilities for the decent, safe and sanitary replacement dwelling actually occupied by the displaced
person.
Alternatively, an eligible displaced person that purchases a replacement dwelling is entitled to a down payment
assistance payment in the amount the person would receive, if the person rented a comparable replacement
dwelling. The full amount of the RHP for the down payment assistance must be applied to the purchase price of the
replacement dwelling and related incidental expenses.
F. Eligibility Requirements
In order to be eligible for any of the above mentioned benefits, a household must be in good standing. This means
that all rental payments must be up-to-date and that there are no other lease violations. All household members
must be a citizen, national or alien lawfully present in the United States. Eligibility will be established by the
Purchase and Sale Agreement execution date, otherwise known as the Initiation of Negotiations.
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 10
V. CONSTRUCTION IMPACT MINIMIZATION
Rehabilitation of an occupied housing development is inherently disruptive. To minimize such disruption, the Owner
will implement this Plan in cooperation with the community. All residents will be kept informed of scheduling for
construction through notices delivered to their doors by Property Management and ongoing residents meetings as
necessary after the commencement of rehabilitation. As described above, prior to starting work in units, Property
Management, the General Contractor, and the Relocation Manager will meet with the residents to explain the
rehabilitation process. Additionally, the Owner will establish a hospitality suite for the residents. This will provide a
space for any residents to utilize during the day while construction occurs in tenant units.
Mt. Vernon Apartments Relocation Plan Draft – March 9, 2011 Page 11
TAB H
(PHA/Section 8 Notification Letter)
WBXm
""In. PHA or Section 8 Notification Letter
G e n e r a l Instructions
3. 'Proposed Improvements' should correspond with I.B & D a n d III.A of the Application.
6. NO': ; •! Any c h a n g e to this form letter may result in a reduction of points under the
scoring system.
PHA or Section 8 Notification Letter
DATE: M a r c h 7, 2011
I would like to take this opportunity to notify you of a proposed affordable housing
development to b e c o m p l e t e d in your jurisdiction. We are in the process of applying for
federal low-income housing tax credits from the Virginia Housing Development Authority
(VHDA). We e x p e c t to make a representation in that application that w e will give leasing
preference to households on the l o c a l PHA or Section 8 waiting list. Units are e x p e c t e d to b e
c o m p l e t e d a n d available for o c c u p a n c y beginning: on 6/30/2013 (date),.
Development Address:
8263 Russell Rood. Alexandria, VA 22309 ... ...
Proposed improvements!-
Proposed Rents:
• Efficiencies:; / month
1 Bedroom Units: 1040 / month
2 Bedroom Units: 1150 and /month
1248
3 Bedroom Units: $ 1450 / month
• 4 Bedroom Units: $ / month
642-3830 x 212.
Sincerely yours,
reslie A, Sreen
Phone: "A L
~ ^' /& ' Sc^fJ... ,
Date: S ~ 7 ' / /'
TAB I
(Local CEO Letter)
Local CEO Letter is to be provided by Fairfax County by April 1, 2011.
TAB J
(Homeownership Plan)
Intentionally Blank
TAB K
(Site Control Documentation-
Documentation of Most Recent Real Estate
Tax Assessment – Acq. Rehab. Only)
TAB L
(Plan of Development Certification Letter)
Intentionally Blank
TAB M
(Zoning Certification Letter)
TAB N
(Copies of 8609’s To Certify Developer Experience)
Mt. Vernon Apartments
Total: 498
*At least six tax credit developments that contain at least the number of housing units in
the proposed development.
TAB Q
(Documentation of Rental Assistance)
There is a pending request with Fairfax County for 36 Project-Based Section 8 Units.
TAB R
(Documentation of Operating Budget)
Allowances for U.S. Department of Housing
Tenant-Furnished Utilities and Urban Development
and Other Services Office of Public and Indian Housing
Refrigerator
Other - specify Natural Gas Monthly Fee $12 $12 $12 $12 $12 $12 $12
Actual Family Allowances To be used by the family to compute allowance. Utility or Service per month cost
Complete below for the actual unit rented. Heating $
Name of Family Cooking
Other Electric
Air Conditioning
Address of Use Water Heating
Water
Sewer
Trash Collection
Range/Microwave
Refrigerator
Number of Bedrooms Other
Total $
Gentlemen:
This undersigned firm represents the above-referenced Owner as its counsel. It has received a copy of
and has reviewed the completed application package dated March 10, 2011 (of which this opinion is a part)
(the "Application") submitted to you for the purpose of requesting, in connection with the captioned Development, a
reservation of low income housing tax credits ("Credits") available under Section 42 of the Internal Revenue Code of
1986, as amended (the "Code"). It has also reviewed Section 42 of the Code, the regulations issued pursuant thereto and
such other binding authority as it believes to be applicable to the issuance hereof (the regulations and binding authority
hereinafter collectively referred to as the "Regulations").
Based upon the foregoing reviews and upon due investigation of such matters as it deems necessary in order to
render this opinion, but without expressing any opinion as to either the reasonableness of the estimated or projected
figures or the veracity or accuracy of the factual representations set forth in the Application, the undersigned is of the
opinion that:
1. It is more likely than not that the inclusion in eligible basis of the Development of such cost items or
portions thereof, as set forth in Parts VIII and IX of the Application form, complies with all applicable
requirements of the Code and Regulations.
2. The calculations (a) of the Maximum Allowable Credit available under the Code with respect to the
Development in Part VIII of the Application form and (b) of the Estimated Qualified Basis of each
building in the Development in Part IX of the Application form comply with all . applicable
requirements of the Code and regulations, including the selection of credit type implicit in such
calculations.
3. The appropriate type(s) of allocation(s) have been requested in Subpart I-D of the Application form.
4. The information set forth in Subpart VII-C of the Application form as to proposed rents satisfies all
applicable requirements of the Code and Regulations.
5. The site of the captioned Development is controlled by the Owner, as identified in Subpart II-A of the
Application, for a period of not less than four (4) months beyond the application deadline.
6. The type of the nonprofit organization involved in the Development is an organization described in
Code Section 501(c)(3) or 501(0)(4) and exempt from taxation under Code Section 501(a), whose
purposes include the fostering of low-income housing.
7. The nonprofit organizations' ownership interest in the development is all the managing member
membership interests of the ownership entity of the development as described in Subpart II-D of the
Application form.
www.kteinhornig.com
Page 2
8. It is more likely than not that the representations made under Subpart I-F of the Application form as to
the Development's compliance with or exception to the Code's minimum expenditure requirements for
rehabilitation projects are correct.
9. After reasonable investigation, the undersigned has no reason to believe that the representations made
under Subpart I-E of the Application form as to the Development's compliance with or eligibility for
exception to the ten-year "look-back rule" requirement of Code §42(d)(2)(B) are not correct.
Finally, the undersigned is of the opinion that, if all information and representations contained in the Application
and all current law were to remain unchanged, upon compliance by the Owner with the requirements of Code Section
42(h)(1)(E), the Owner would be eligible under the applicable provisions of the Code and the Regulations to an allocation
of Credits in the amount(s) requested in the Application.
This opinion is rendered solely for the purpose of inducing the Virginia Housing Development Authority
("VHDA") to issue a reservation of Credits to the Owner. Accordingly, it may be relied upon only by VHDA and may
not be relied upon by any other party for any other purpose.
This opinion was not prepared in accordance with the requirements of Treasury
Department Circular No. 230. Accordingly, it may not be relied upon for the purpose of avoiding
U.S. Federal tax penalties or to support the promotion or marketing of the transaction or matters
addressed herein.
This Marketing Plan for Units Which Conform to Section 504 of the Rehabilitation Act
(the “Marketing Plan”) has been designed to convey to current and potential residents with
disabilities that Mt. Vernon Apartments (Mt. Vernon) will be a new rental housing experience,
with a commitment to excellent management and resident service, as well as an expectation of
resident responsibility. Therefore, the majority of this plan will address ways in which property
management will endeavor to secure qualified tenants, ensure quality tenancy, and effective
management and maintenance of the property.
I. Affirmative Marketing
WHDC is pledged to the letter and the spirit of the U.S. policy of the achievement of
equal housing opportunity throughout the Nation and will actively promote fair housing in the
development and marketing of this project. WHDC, its Officers, Directors and employees will
not discriminate on the basis of race, creed, color, sex, religion, familial status, age, disability or
sexual orientation in its programs or housing. They will also comply with all provisions of the
Fair Housing Act (42 U.S.C. 3600, et. Seq.).
Any employee who has discriminated in the acceptance of a resident will be subject to
immediate dismissal. All persons who contact the office will be treated impartially and equally
with the only qualification necessary for application acceptance being income and credit and
background check, and conformity with the requirements of the Tax Credit program. All
interested parties will be provided a copy of the apartment brochure or alternate marketing
materials. Any resident who has questions not answered by the leasing staff will be referred to
the Property Manager assigned by WHDC.
Any unit that is designated as a unit for people with disabilities and conforms to Section
504 of the Rehabilitation Act will be held vacant for 60 days during which ongoing marketing
will be documented. If a qualified household including a person with a disability is not located in
that timeframe, WHDC will submit the evidence of marketing to VHDA’s Program Compliance
Officer and request approval to rent the unit to any income-qualified household. If the request is
approved, the lease will contain a provision that the household must move to a vacant unit if a
household including a person with a disability applies for the unit. The move will be paid for by
the owner.
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II. Marketing and Outreach
Locating people with disabilities to occupy the units that conform to the requirements of
Section 504 of the Rehabilitation Act will be accomplished as follows:
1. Networking
WHDC will contact local centers for independent living and disability services boards
and other service organizations via phone and printed communication. The contacts will include,
but not be limited to, the following organizations:
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2. Print Media
Print media sources will also be identified in Fairfax County that cater to people with
disabilities as well as the public at large. These sources may include, but are not limited to, rental
magazines such as the Apartment Shoppers Guide, Apartments For Rent, local newspapers, etc..
All advertising materials related to the project will contain the Equal Housing Opportunity
logotype, slogan or statement, in compliance with the Fair Housing Act, as well as the fact that
units for people with disabilities are available.
3. Resident Referrals
An effective Resident Referral program will be set up, in which current residents are
rewarded for referring friends, coworkers, and others who may have disabilities to the property.
These referrals are generally the best form of advertising as it attracts friends who will want to
reside together, thus binding the community. Residents will be offered incentives, to be
determined, for referring qualified applicants who rent at the property. Flyers will be
distributed to residents along with the project newsletter announcing the tenant referral program.
4. Marketing Materials
Marketing materials are needed in order to further the specific marketing effort to people
with disabilities. All printed marketing materials will include the EHO logo. The marketing will
also emphasize the physical and administrative compliance with Americans with Disabilities Act.
• Brochures –A simple, two-color brochure may be produced at low cost which will
effectively sell the apartments and community. This brochure will include the floor
plans, a listing of features and amenities. The floor plans should be printed in as large a
format as possible.
• Flyers - As mentioned earlier, a flyer campaign may be used effectively to market the
community. Each flyer should incorporate graphics as well as a small amount of copy
and should be designed to generate traffic. As such, each flyer may include a special
offer with a deadline (e.g. "Bring this flyer with you when you visit this weekend and pay
no application fee!")
• Follow-Up Marketing- All visitors to the Management office will receive a thank you
note from the Property Manager. This can be written on a plain thank you card, or for
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greater impact, on a post card with a photo of the community or a thank you note with the
community's logo.
Equal Housing Opportunity promotions - all Site Signage containing the EHO logo and
Fair Housing posters are displayed in English and Spanish in the Rental Office. Also posted in the
Rental Office are instructions to anyone who feels they have been discriminated against to contact
the Project Manager at WHDC directly. WHDC encourages and supports an affirmative
marketing program in which there are no barriers to obtaining housing because of race, color,
religion, national origin, sex, age, marital status, personal appearance, sexual orientation, family
responsibilities, physical or mental handicap, political affiliation, source of income, or place of
residence or business.
The first contact with the management operations is an important one in attracting
qualified residents; therefore the management/leasing office should convey a sense of
professionalism, efficiency, and cleanliness. The management/leasing office will be designed to
be mobility impaired accessible and to provide a professional leasing atmosphere, with space set
aside specifically for resident interviews and application assistance. The leasing interviews will
be used to emphasize the respect afforded to the resident and the responsibilities which the
resident will be expected to assume.
Times of Operation - the Rental Office will be open Monday through Friday from 9:00
A.M. to 5:00 P.M. Applicants will be processed on site in accordance with approved criteria.
After hours inquiries will be received by the answering services which will take messages and
forward them to the Management Office to handle on the next business day. Applicants meet
with the Community Manager or designated staff to discuss programs available on the property
and will be supplied relevant information to assist them in their move as part of the move-in
process and orientation to property.