1. home and garden

PLANNING COMMISSION AGENDA
Regular Meeting
May 14th, 2015
6:00PM
Harlem Public Safety Building 110 West Milledgeville Road, Harlem, GA 30814
1. Call to Order & Welcome
2. Invocation
3. Pledge of Allegiance
4. Approval of March 3rd, 2015 Regular Meeting Minutes
Unfinished Business
5. RZ-2015-01-06 (Tabled from February 3rd Meeting)
Location-Portion of Parcel ID 032 100 (Philips Crossing Phase II)
Request: Rezone R-1A Residential to Planned Unit Development (PUD)
Applicant: Larry S. Prather, Sr.
Acreage: 18.3 AC
New Business
6. RZ-2015-04-01
Location-Appling-Harlem Road
Parcel ID-031 066
Request: Rezone R-1A Residential to R-3 Residential
Agent: EGHC Independence Village Harlem L.P.
Owner: Hatcher Properties LLC
Acreage: 25.15 AC
7. RZ-2015-04-02
Location: End of North Bell Street
Parcel ID: H01 068A
Request: Rezone R-1A Residential to I-1 Industrial
Applicant: Georgia Power Company
Acreage: 11.3 AC
8. RZ-2015-04-03
Location: End of North Bell Street
Parcel ID: H01 069
Request: Rezone R-1A Residential to I-1 Industrial
Applicant: Georgia Power Company
Acreage: .89
9. RZ-2015-04-04
Location: North Louisville Street
Parcel ID: H01 068
Request: Rezone R-1A Residential to R-3 Residential
Applicant: Peachtree Housing Communities, LLC
Acreage: 17.75 AC
10. Proposed text amendment to Title XV (Land Usage), Chapter 152 (Planning &
Zoning Code), Section 152.067 pertaining to the keeping of goats.
11. Staff Report
12. Chairman’s Comments
13. Adjourn
nd
The next Planning Commission meeting is scheduled for June 2 , 2015 at 6PM at City Hall.
Please note that any actions taken at this meeting will be forwarded to the Mayor &
City Council for final action at their regular meeting on May 26th, 2015 at 6:30PM in
the Public Safety Building at 110 West Milledgeville Road. If you have any questions
or comments please call City Hall at 706-556-0043.
Planning & Zoning Commission Meeting, City of Harlem, Georgia
March 3, 2015
Harlem City Hall
Page 1
The Planning & Zoning Commission met for their Regular meeting on Tuesday, March 2, 2015 at Harlem
City Hall at 6:00 p.m. with Vice Chairman John Neal presiding.
Present: COMMISSION: Vice Chairman John Neal, Commissioner Tim Farr and Commissioner James
Thomas, Jr.; CITY STAFF: Community Development Director William Butler, City Clerk Debra E. Moore
and City Attorney Adam Nelson; ABSENT: Chairman Dale Arnold and Commissioner Lance Ellis.
The meeting was called to order by Vice Chairman Neal at 6:00 p.m.
Invocation: Vice Chairman Neal
Pledge of Allegiance: Vice Chairman Neal
Approval of February 3, 2015 Regular Meeting Minutes: Commissioner Farr made the motion to
approve the minutes of the February 3, 2015 Regular meeting as written; 2nd by Commissioner Thomas.
Motion carried with Commissioners Farr, Neal and Thomas voting in the affirmative.
CU-2015-02-02: Location: 315 N. Louisville Street; Parcel ID: H02 039; Request: Conditional UseEducational Facility; Applicant: Glorious Jones: The educational facility is proposed for students with
disabilities (including children and adults) and will focus on functional skills (cooking, daily activities, etc.)
and on academics. The applicant indicated that the number of students will typically be one since direct
tutoring works best for students with disabilities. Staff is making the recommendation for approval with
condition. The only concern is with the safety of any pupil of the facility. Because of this, staff
recommends the following condition:
1. Before a business license is issued to the applicant and for subsequent applications, any teacher
or employee of the facility shall submit a criminal background check through the Columbia
County Sherriff’s Office and be forwarded to the City of Harlem prior to issuance of a business
license.
Comments from Applicant: Glorious Jones-520 Kelly Acres: Ms. Jones presented an updated mission
statement and her background criminal check (updated). As an education professional she is required
to have one.
Comments from the Commission: There were no questions or comments from the Commission for Ms.
Jones.
Commission Discussion: The Commission asked for comments from City Attorney Nelson. He spoke
favorably of the application.
With no further discussion, Commissioner Farr made the motion to recommend to Council to approve
the application with the condition of the criminal history check as recommended by staff; 2nd by
Commissioner Thomas. Motion carried with Commissioners Farr, Neal and Thomas voting in the
affirmative. This will go to Council for consideration to approve on March 23rd.
Planning & Zoning Commission Meeting, City of Harlem, Georgia
March 3, 2015
Continued from page 1
Page 2
Proposed text amendment to Title XV (Land Usage), Chapter 155 (Subdivision Regulations), Section
155.04 (F) pertaining to streets within a subdivision: The purpose of this proposed text amendment
stems from a rezoning request (RZ-2015-01-06) that went before the Planning Commission in February
2015. At that meeting the Commission requested that staff make changes to the current ordinance to
give more flexibility and guidance to the Commission when making decisions on existing streets.
The following is recommended to give the Commission flexibility and guidance in making their decisions.
It is also intended to balance the privacy of future residents with connectivity provided by a grid system
of roadways, provide for access by police and emergency personnel, and access by school buses:
(F) Streets. The street and road system of any subdivision shall give due consideration to the Major
Thoroughfare Plan.
(1) Access. Every lot of every subdivision shall abut a public street with a minimum right-of-way as
indicated in subsection (F) (12) of this section, which is or shall be maintained by the appropriate
governing body. Where the subdivision does not immediately adjoin a public street, the sub divider
shall provide a public street from the subdivision to a public street. In special situations, private
roadways will be allowed per division (F) (15). Driveways connecting the public road with adjoining
property are the responsibility of the property owner. Prior to installation, approval of any needed
drainage pipe, under the driveway, must be received from the City Engineer.
(2) Relocation to present, proposed, and future streets. The proposed street system within a
subdivision shall be determined by the Planning Commission to adequately balance the privacy of
the future occupants with connectivity throughout the City, and to adequately provide for access for
public safety by fire, police and emergency medical vehicles, and for school buses. In making such
determination, satisfaction of the following requirements shall be considered by the Planning
Commission:
a. Unless approved otherwise by the Planning Commission, a subdivision shall provide a street
connection to each public street that it adjoins, and shall provide continuity through the
subdivision between each connection.
b. To the greatest extent practical, cul-de-sacs should be avoided in favor of loop streets or a
curvilinear of grid system of streets
Mr. Butler was questioned on the inclusion of City staff and the Fire Marshall. City Attorney Nelson
commented that there may be ISO repercussions/considerations. The text amendment gives flexibility
to the ordinance addressing connectivity.
As there were no further comments, Commissioner Farr made the motion to recommend to Council to
approve the amendment to Title XV (Land Usage), Chapter 155 (Subdivision Regulations), Section 155.04
(F) pertaining to street within a subdivision as proposed and presented by Staff; 2nd by Commissioner
Thomas. Motion carried with Commissioners Farr, Neal and Thomas voting in the affirmative.
Planning & Zoning Commission Meeting, City of Harlem, Georgia
March 3, 2015
Continued from page 2
Page 3
Conceptual Review: Location: Appling-Harlem Road, Parcel ID: 031 066, Zoned: R-1A Residential,
Acreage: 25.12 Acres: The Comprehensive Plan Character Area is that of Low Density Residential. This
area calls for low to moderate density residential uses including single-family, duplexes, and
townhouses. Apartments are not specifically mentioned. However, staff has noted that townhouses are
of a higher permitted density than apartments (8 per gross acre for townhouses; 5 per gross acre for
apartments).
The applicant has requested a conceptual review of a proposed 125 unit apartment development using
tax credits. The applicant has provided a conceptual land use plan showing 125 units, parks and
greenspace, and a relocated historic home (the Wilson House from downtown). The land use plan
indicates that the density will be within current ordinances (5 units per gross acre) and will present a
townhouse appearance. Staff has had preliminary discussions with the applicant and would be
requesting the following before approval:
1.
2.
3.
4.
5.
6.
Elevations of proposed apartments
Verification of setbacks and open space requirements
Location of buildings and proposed stories
Preliminary location of water supply, sanitary, and storm sewer systems
Location of all curb-cuts, driving lanes, and parking areas
Locations and types of all common areas including how they will be maintained in perpetuity
The proposed re-zoning will come up at the April meeting from R-1A (Residential) to R-3 (Multi-Family).
The need re-zoning in order to be able to get tax credits. They will apply by June 1, 2015 and will find
out the results in 2016. They will build in two phases: 80 +/- units in the front; the balance will be in the
back. There will possibly be a connection to Campbell’s Way.
Staff Report: The Urban Redevelopment Plan has gone before Council; it was approved. The next step
is the implementation of the Plan. This could be done by an Urban Redevelopment Agency, by the City
or City Staff.
There will be a meeting on the 17th on the Comprehensive Plan; the steering committee will be formed.
The meetings in June and July will be held at the Public Safety Building.
Training information for the Commission will be forthcoming.
The next meeting will be held on Tuesday, April 14th, at 6 p.m. at City Hall.
Chairman’s Comments: Vice Chairman Neal commented about the moratorium that the County
currently has in place on apartments and how it will affect our area.
Planning & Zoning Commission Meeting, City of Harlem, Georgia
March 3, 2015
Continued from page 3
Page 4
As there was nothing further to come before the Commission, Commissioner Farr made the motion to
adjourn the meeting; 2nd by Commissioner Thomas. Motion carried with Commissioners Farr, Neal and
Thomas voting in the affirmative. The meeting adjourned at 7:00 p.m.
Respectfully submitted,
Debra E. Moore
City Clerk
CITY OF HARLEM PLANNING & ZONING COMMISSION
STAFF RECOMMENDATION
May 14th, 2015 Regular Meeting
Application Number……………………………………………………………………………………….......RZ-2015-01-06
Applicant.………………………………………………………………………………………………………….Larry Prather, Sr.
Request………………………………………………………………………………………………….…Rezoning-R-1A to PUD
Location……………..…………….…….………………..….Phillips Crossing, Morgan Drive, Harlem, GA 30814
Property Information…….…Parcel ID 032 100 (Portion), R-1A Residential, approximately 18.3 AC
Adjacent Use and Zoning…………………………………….………………………..North: PUD (Phillips Crossing)
………..……………………………………………………………………………..South: R-1A Residential (Single Family)
…….……………………….……………………………………………...East: R-1A Residential (Single Family-Vacant)
……….…………………………………………………………..……………West: R-3 Multi-Family & R-1A Residential
Comprehensive Plan Character Area:…….…………..………..……………………..Conservation Subdivision
Staff Recommendation………………………………………..……………………………............................Approval
The Request: The applicant is requesting to rezone 18.3 acres of property adjacent to the
Philips Crossing subdivision for phase II of that subdivision. Applicant is requesting a Planned
Unit Development (PUD) designation, similar to the existing PUD at Philips Crossing.
Existing Conditions: The existing 18.3 acres is a small portion of the tracts 126 acres. The area
is wooded and has not been developed recently. The topography of the land slopes downward
from the west to east of the property towards Sandy Run Creek. Phillips Crossing, an existing
subdivision, is along the northwestern border.
Proposed Narrative: (As submitted by the applicant.)
Phillips Crossing, a planned unit development, is located on the south side of Harlem. It lies on
the east side of GA. Route 47 (South Louisville Street). The site for Phase II consists of 18.3 acres
of terrain that slopes downward from the west to east of the property.
The property is presently zoned R-1A Residential. The site is served by an 8” sanitary sewer and
8” water line from Phillips Crossing Phase I. Developed storm water flows will be controlled
through the installation of a storm water detention pond.
The owner is requesting a PUD zoning classification in order to take advantage of the property
which is suited for development of residential lots and infrastructure. Although a minimum lot
area of 10,000 square feet is requested, the plan submitted contains 35 lots that have an
average lot area of 18,142 square feet, slightly smaller than the average lot area of 19,834
square feet in Phase I. The proposed density for this project is 1.91 lots per acre, slightly higher
than the 1.74 lots per acre of Phase I.
The PUD zoning will allow the developer to reduce the front and side setbacks to 30 feet and 10
feet respectively with a rear setback of 20 feet, the same as in Phase I. Lots along the southern
and western boundaries of the development also have a 20 foot undisturbed buffer. A
reduction of right-a-way width from 60 to 50 feet is proposed. A seven-foot utility easement
will be included along the right-a-way in order to facilitate the installation of 5 foot sidewalks
on both sides of the roadway. The sidewalks are proposed as indicated in the submitted street
section diagram and lot plan. Decorative Street Lights and Signage will be installed once the
street construction is complete.
The developer desires to start construction as quickly as possible after the review and approval
process is complete. A six-month construction period is anticipated for completing the project.
Phillips Crossing, Phase II will be developed under restrictive covenants in order to protect
homeowners’ investments. A sample copy is attached hereto.
The following table sets forth lot requirements and building setbacks:
District
Minimum Lot Area
Front
Setback
Side
Setback
Rear Setback
Maximum Height
PUD
10,000 Sq. Ft.
30 ft.
10 ft.
20 ft.
35 ft.
*All setbacks are from property line and apply to principal structure.
Maximum height is of any structure.
Review of the Request: In reviewing this request, staff utilized Chapter 152, §152.219 (Relevant
Factors in Rezoning Evaluation) and Chapter 155, §155.04 (Minimum Design Standards) of the
Harlem Code of Ordinances to make a recommendation on the proposed conditional use.
In regards to Chapter 152, § 152.219 (Relevant Factors in Rezoning Evaluation) staff offers the
following comments:
The following factors are considered when applying the balancing test which is required to
arrive at a rezoning decision:
A. Existing uses and zoning of nearby property. Would the requested zoning permit land
uses of a similar nature to those uses of similarly situated nearby land?
Staff thinks that the proposal is in line with the uses of nearby land. This is a continuation of an
existing subdivision to the north. To the west are single and multi-family residences. While
multi-family is not a component of this proposal, the density is much less than permitted in the
multi-family area.
B. Extent to which property value is diminished by present zoning. How much more would
the property be worth if the rezoning request was approved?
A subdivision will typically be worth more than raw land, especially when access to sewer and
water is factored in. The property value is diminished by the present zoning and will be
increased with a rezoning.
C. Extent to which destruction of the property value of the petitioner promotes the health,
safety, morality, or general public welfare. How would approval of the request adversely
impact the public interest? Consider the following:
(1) Traffic. Potential increase in congestion.
(2) Diminution of value. Immediate diminution or gradual diminution resulting from
deterioration of a neighborhood over a period of time
(3) Environmental impact. Potential for generation of noise, air pollution, or
deterioration of unique or sensitive environmental conditions.
In terms of traffic, the increased number of homes in the area will increase traffic. According to
ITE Trip Generation the increase will be an additional 333 average daily trips onto South
Louisville Street. South Louisville Street is considered a Rural Minor Arterial road which is
defined as providing links between cities and larger towns and should provide for relatively high
overall travel speeds with minimum interference to through movement. In 2014, a traffic
counter located just south of the intersection of Holleys Road and South Louisville Street
(approximately 4,000 feet south of the proposed subdivision) averaged 2,030 average daily
trips. Models anticipate that the proposed 35 single family residences will add 333 average
daily trips to South Louisville Street. This is a small amount of additional trips, especially
considering the road is designed to handle upwards of 15,000 average daily trips per day. With
that being said, staff is concerned with the subdivision only having one entrance.
There is not any anticipated diminution of value for the surrounding area. Typically a slight
boost is seen with a new subdivision for the area.
The proposal does not encroach on any flood plains or riparian buffers around Sandy Run
Creek. However, with the proximity to the creek there is the potential for deterioration of the
environmental conditions of the area. However, this will be mitigated through erosion and
sedimentation controls which will be checked by the city engineers.
D. Zoning of the property when purchased. Is the request a result of speculative purchase of
the property?
The current owner purchased the property in 1982 according to county records and was
probably zoned agricultural. Staff does not believe this qualifies as a speculative purchase of the
property.
E. The suitability of the subject property for the current zoning. Are natural environmental
features conducive to the type of development permitted by the present zoning? Are the
utilities present for development of the site? Would the topography or other natural
environmental characteristics of the site be conducive to development under the present
zoning?
The current zoning is suitable for the subject property, utilities are present, and topography
is acceptable for development. However, the applicant wishes to continue an existing
subdivision which would require several variances if not submitted as a Planned Unit
Development.
F. Length of time the property has been vacant as zoned. Considered in the context of land
development in the area in the vicinity of the property.
Staff does not know when the property was last developed in any way.
G. The extent to which the rezoning request conforms with the City Comprehensive Plan.
The character area for this site is Conservation Subdivision. The Conservation Subdivision
character area is characterized by residential development with limited commercial supporting
commercial or recreational uses that clusters small building lots on confined portions of the site
in order to preserve larger amounts of open space. This was put into place with the 2006
Comprehensive Plan. Phase I of Phillips Crossing was started in 2008 and does not conform to
the adopted comprehensive plan character area. This proposal does include undisturbed
buffers, so it does have a slight conformity to the character area. However, staff is comfortable
with the proposal because it is a continuation of an existing subdivision that already has an
established character that would be drastically altered if the comprehensive plan character
area was required.
H. Districts. The possible creation of an isolated district unrelated to adjacent and nearby
districts.
This proposed rezoning would not create an isolated district since Phillips Crossing Phase I is
immediately to the north of it and already zoned PUD.
I. Public effects. The population density pattern and possible increase or overtaxing of the
loan on public facilities including, but not limited to, schools, utilities, and streets.
It is not known if the addition of 35 new homes would overtax the local school system.
However, with the information available from the Board of Education, the Harlem schools have
the most room compared to other schools in the county.
The Public Works Department keeps a close watch on usage at our sewer treatment plant.
Estimates based on average gallon per day usage by single family residences indicate that the
development could produce 10,500 average gallons per day of wastewater that would need to
be treated at the Harlem treatment plant. Current usage averages approximately 193,000
gallons per day of our 250,000 allotment. The addition of the estimated usage would bring the
total to an estimated 203,500 leaving 46,500 in reserve. Please note that the figures used here
are projections and typically do not reflect the actual usage. They are used to gauge capacity
needs and when to plan for expansion of sewer treatment plants. For instance, using this
model the City of Harlem would already be over its allotment if each citizen used 100 gallons
per day of wastewater. Because of this, the City has begun plans to double the size of the
wastewater treatment plant to accommodate future growth.
In terms of traffic, the increased number of homes in the area will increase traffic. According to
ITE Trip Generation the increase will be an additional 333 average daily trips onto South
Louisville Street. South Louisville Street is considered a Rural Minor Arterial road which is
defined as providing links between cities and larger towns and should provide for relatively high
overall travel speeds with minimum interference to through movement. In 2014, a traffic
counter located just south of the intersection of Holleys Road and South Louisville Street
(approximately 4,000 feet south of the proposed subdivision) averaged 2,030 average daily
trips. Models anticipate that the proposed 35 single family residences will add 333 average
daily trips to South Louisville Street. This is a small amount of additional trips, especially
considering the road is designed to handle upwards of 15,000 average daily trips per day. With
that being said, staff is concerned with the subdivision only having one entrance.
J. Boundaries. Whether existing district boundaries are illogically drawn in relation to
existing conditions on the property proposed for change.
In staff’s opinion, existing district boundaries in the area are logically drawn. The area is heavily
single family residential with a small multi-family component. The character is maintained with
this proposal.
K. Changing conditions. Whether changed or changing conditions make the passage of the
proposed amendment necessary.
The housing market in Harlem is seeing steady growth and more lots for development are
needed to keep pace. Therefore, staff is comfortable that changing conditions are ripe for new
development.
L. Drainage. Whether the proposed change will create a drainage problem.
With review by both city engineers and the state, it is not anticipated that the proposal will
create a drainage problem.
M. Effects. Whether the proposed change will seriously reduce light and air to adjacent
areas.
Staff does not anticipate any reduction of light and air to adjacent areas.
N. Property values. Whether the proposed change will adversely affect property values in
the adjacent area.
Staff does not anticipate an adverse effect on property values in the area.
O. Adjacent property. Whether the proposed change will be a deterrent to the improvement
or development of adjacent property in accordance with existing regulations.
The proposed change will have little impact on development in adjacent property. The only
potential issue staff sees is if commercial development is proposed on adjacent property and
that is unlikely to occur with the surrounding development pattern.
P. Privilege. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
Staff does not think that the proposed change constitutes a granting of special privilege. The
applicant has submitted a fairly standard PUD.
Q. Need for change. Whether there are substantial reasons why the property cannot be
used in accordance with existing zoning.
The applicant could easily do a by right subdivision development with the property. However,
the proposed setbacks and road width would require several variances to the property. A PUD
zoning is the easier solution for the applicant and provides for a negotiated process between
the applicant and city.
R. Neighborhood. Whether the change suggested is out of scale with the needs of the
neighborhood or would adversely affect living conditions in the neighborhood.
The proposed PUD is very similar to the existing Phillips Crossing Phase I PUD that it connects
to. It is not out of scale. However, staff is concerned with the lack of a connection to Peachtree
Street. There is the opportunity to make a connection there for better connectivity in the area
and this has not been made in the proposal.
S. General. Any other factors relevant to balancing the interest in promoting the public
health, safety, morality, or general welfare against the right to the unrestricted use of
property.
Staff does not have any other relevant factors to add to the recommendation.
In regards to Chapter 155, §155.04 (Minimum Design Standards) staff offers the following
comments:
*Please note that the Planning Commission tabled the request at their February, 2015 meeting
to allow for changes to be made to the above code section. The following comments are drawn
from that revised code section which is presented in its entirety below.
(1) Relation to present, proposed, and future streets. The proposed street system within a
subdivision shall be determined by the Planning Commission to adequately balance the privacy
of the future occupants with connectivity throughout the City, and to adequately provide for
access for public safety by fire, police and emergency medical vehicles, and for school buses. In
making such determination, satisfaction of the following requirements shall be considered by
the Planning Commission:
a. Unless approved otherwise by the Planning Commission, a subdivision shall provide a street
connection to each public street that it adjoins, and shall provide continuity through the
subdivision between each connection.
b. To the greatest extent practical, cul-de-sacs should be avoided in favor of loop streets or a
curvilinear or grid system of streets.
In terms of access, Peachtree Street is not a viable solution in this case. The street includes
approximately 70 feet of roadway that would have to be extended to the applicant’s property
line to make a connection into the subdivision. Since this is a city right of way, it is anticipated
that the applicant would not be required to pay for the extension and the city would be
responsible. After consultation with the City Manager and a review of LMIG & TSPLOST funds
available, it was found that all funds have been allocated to existing repaving projects for this
year. Any allocation of funds for this project would need to come from the City Council due to
the funding source.
Comprehensive Plan Character Area: The Conservation Subdivision Character Area
encompasses an area on the southeast side of Harlem that has seen little development. The
development pattern for the area is residential development with limited commercial
supporting commercial or recreational uses that clusters small building lots on confined
portions of the site in order to preserve larger amounts of open space. This means clustered
development on smaller lots, open space is prevalent, preservation of woodlands, and low
impact development techniques.
Staff Recommendation: Approve
Overall, staff is comfortable with the proposed development.
Planning & Zoning Commission Recommendation-Pending
The Planning & Zoning Commission is tentatively scheduled to hear this request at their May
14th, 2015 meeting. Their recommendation will be forwarded to the Mayor & City Council for
final action on May 26th, 2015 at the Public Safety Building.
Proposed Phillips Crossing Phase II Site
Site Photos
End of Peachtree Street. Phillips Crossing Phase II is proposed for just beyond the pines.
Lot that would be turned into Kelly Greene Drive.
Kelly Greene Drive lot looking towards northwest.
Lot that would be turned into Kelly Greene Drive.
NARRATIVE FOR
PHILLIPS CROSSING, PHASE II
A PLANNED UNIT DEVELOPMENT
Phillips Crossing, a planned unit development, is located on the south side of
Harlem. It lies on the east side of GA. Route 47 (South Louisville Street).
The site for Phase II consists of 18.3 acres of terrain that slopes downward
from the west to east of the property.
The property is presently zoned R-1A Residential. The site is served by an
8” sanitary sewer and 8” water line from Phillips Crossing Phase I.
Developed storm water flows will be controlled through the installation of a
storm water detention pond.
The owner is requesting a PUD zoning classification in order to take
advantage of the property which is suited for development of residential lots
and infrastructure. Although a minimum lot area of 10,000 square feet is
requested, the plan submitted contains 35 lots that have an average lot area
of 18,142 square feet, slightly smaller than the average lot area of 19,834
square feet in Phase I. The proposed density for this project is 1.91 lots per
acre, slightly higher than the 1.74 lots per acre of Phase I.
The PUD zoning will allow the developer to reduce the front and side
setbacks to 30 feet and 10 feet respectively with a rear setback of 20 feet, the
same as in Phase I. Lots along the southern and western boundaries of the
development also have a 20 foot undisturbed buffer. A reduction of right-away width from 60 to 50 feet is proposed. A seven-foot utility easement will
be included along the right-a-way in order to facilitate the installation of 5
foot sidewalks on both sides of the roadway. The sidewalks are proposed as
indicated in the submitted street section diagram and lot plan. Decorative
Street Lights and Signage will be installed once the street construction is
complete.
The developer desires to start construction as quickly as possible after the
review and approval process is complete. A six-month construction period is
anticipated for completing the project.
Phillips Crossing, Phase II will be developed under restrictive covenants in
order to protect homeowners’ investments. A sample copy is attached
hereto.
The following table sets forth lot requirements and building setbacks:
District
PUD
Minimum Lot Area
Front
Setback
Side
Setback
Rear
Setback
Maximum Height
10,000 Sq. Ft.
30 ft.
10 ft.
20 ft.
35 ft.
*All setbacks are from property line and apply to principal structure.
Maximum height is of any structure.
CITY OF HARLEM PLANNING & ZONING COMMISSION
STAFF RECOMMENDATION
May 14th, 2015 Regular Meeting
Application Number……………………………………………………………………………………….......RZ-2015-04-01
Applicant.………………………………………………………………………EGHC Independence Village Harlem L.P.
Request………………………………………………………….…………Rezone R-1A Residential to R-3 Residential
Location……………..…………….…….………………..…………………Appling-Harlem Road, Harlem, GA 30814
Property Information……………………Parcel ID 031 066, R-1A Residential, approximately 25.15 AC
Adjacent Use and Zoning………..…………….………………………..North: R-1A Residential (Single Family)
.………………………………………..South: R-1A Residential (Single Family) & B-2 Local Business (Vacant)
…….……………………….……………………………………….………………...East: R-1A Residential (Single Family)
………………West: R-1A Residential (Single Family), R-1 (Columbia County), R-A (Columbia County)
Comprehensive Plan Character Area:…….…………..………..……………………....Low Density Residential
Staff Recommendation………………………………………..……………………………..................................Deny
The Request: The applicant is requesting to rezone 25.15 acres of land along Appling-Harlem
Road from R-1A Residential to R-3 Residential for the development of 125 apartment units
broken into 80 units in phase one and 45 units in phase two. The 80 units in phase one would
be broken down into the following: 40 one bedroom, 32 two bedroom, and 8 three bedroom.
Phase two breakdowns were not presented. Submitted site plans indicate that the site would
include four buildings of five units each and ten buildings with six units each for eighty overall
units. Applicant has also indicated that the buildings would be a villa style and have included
photos of previous projects. Proposed amenities include a club house, raised “victory gardens”,
nature trail, and pocket parks. Applicant has indicated that the proposed development would
use Georgia Department of Community Affairs tax credits and would have a focus on veteran
housing. The applicant meets initial R-3 standards and would be further evaluated if approved
to meet standards for design.
Existing Conditions: The existing parcel is irregularly shaped. The topography slopes downward
from the southwest to northeast and an intermittent stream is located approximately in the
middle of the parcel. The lot is wooded throughout.
Review of the Request: In reviewing this request, staff utilized Chapter 152, §152.219 (Relevant
Factors in Rezoning Evaluation) of the Harlem Code of Ordinances to make a recommendation
on the rezoning request.
In regards to Chapter 152, § 152.219 (Relevant Factors in Rezoning Evaluation) staff offers the
following comments:
The following factors are considered when applying the balancing test which is required to
arrive at a rezoning decision:
A. Existing uses and zoning of nearby property. Would the requested zoning permit land
uses of a similar nature to those uses of similarly situated nearby land?
As indicated, the existing uses and zoning are predominantly single-family. To the south is a
single parcel zoned commercial. The land of Hardy Station, a Planned Unit Development, is
located approximately 500 feet from the parcel. When originally proposed and approved, Hardy
Station did have a multi-family component that was subsequently removed. While an argument
can be made that this proposal, combined with the existing subdivision Campbell’s Crossing and
the unused commercial property brings a “multi-use” component similar to the original
proposal for Hardy Station, staff does not agree that this proposal is similar and is out of
character with the surrounding land.
B. Extent to which property value is diminished by present zoning. How much more would
the property be worth if the rezoning request was approved?
The property is currently sitting unused. There have been several proposals to redevelop the
parcel as single family, but those have never gone beyond the conceptual stage. If approved, it
can be assumed that the property would be worth more if rezoned considering the proposal
and the fact that the land is currently unused. However, it is unknown what the worth would be
dependent on which residential rezoning was desired by the owner.
C. Extent to which destruction of the property value of the petitioner promotes the health,
safety, morality, or general public welfare. How would approval of the request adversely
impact the public interest? Consider the following:
(1) Traffic. Potential increase in congestion.
(2) Diminution of value. Immediate diminution or gradual diminution resulting from
deterioration of a neighborhood over a period of time
(3) Environmental impact. Potential for generation of noise, air pollution, or
deterioration of unique or sensitive environmental conditions.
In terms of traffic, the addition of 125 proposed apartment units will of course cause a rise in
traffic. Appling-Harlem Road is considered a Rural Minor Arterial road which is defined as
providing links between cities and larger towns and should provide for relatively high overall
travel speeds with minimum interference to through movement. In 2014, a traffic counter
located just south of the intersection of Harlem-Grovetown and North Louisville averaged 6,141
average daily trips. Models anticipate that the proposed 125 units will add 831 average daily
trips to Appling-Harlem Road. While this may seem like a high number, the road is designed to
handle upwards of 15,000 average daily trips per day. Staff is concerned with the increased
traffic, but based on the data it is within limits.
The proposed site does include an intermittent stream running through the property, wetlands,
and backs up to a pond on the western side of the property. The proposed site plan does seek
to impact these areas as little as possible and the applicants engineer has been informed to
design the storm water system in such a way to account for any failure of the adjacent pond
since it would flow through the site.
D. Zoning of the property when purchased. Is the request a result of speculative purchase of
the property?
The property has not been purchased by the applicant, but a contract has been signed
contingent on the approval of the rezoning. Therefore, it is a speculative purchase.
E. The suitability of the subject property for the current zoning. Are natural environmental
features conducive to the type of development permitted by the present zoning? Are the
utilities present for development of the site? Would the topography or other natural
environmental characteristics of the site be conducive to development under the present
zoning?
The current zoning is suitable for the subject property. Water is available to the site, but
sewer will require a pump station for development. The site loses some viability due to the
stream and wetlands, but can be designed to be integrated into a new development if
needed.
F. Length of time the property has been vacant as zoned. Considered in the context of land
development in the area in the vicinity of the property.
Staff does not know when the property was last developed in any way.
G. The extent to which the rezoning request conforms with the City Comprehensive Plan.
The character area for this site is Low Density Residential and includes developed and
undeveloped areas of the city intended for low density residential land uses. The recommended
development pattern in that area is primarily single family housing options in the R-1A, R-1B, R2, and Planned Unit Development (PUD) districts. In terms of design, a variety of architectural
styles are to be promoted, street linkages between arterial streets and adjacent developments
are proposed, and neighborhood parks or recreation space should be part of development.
In terms of the history of the area, the Comprehensive Plan has been followed well with
developments meeting those standards having been approved. Staff must note, however, that
Hardy Station, approved in 2007 by the City of Harlem with subsequent changes, does include a
commercial and townhouse component as part of the overall Planned Unit Development
design. Neither of these phases have been built, but they were approved during this existing
comprehensive plan.
That being said, staff does not view this development as being similar to the previously
approved Hardy Station. They do both have multifamily, Hardy Station with townhomes at eight
dwellings per acre and the submitted proposal with apartments that look like townhomes at
five dwellings per acre. However, the difference is that the townhomes in Hardy Station are
part of an overall development that includes different densities of single-family, multi-family in
the townhomes, and a commercial component, not a stand-alone development of only
apartments. Additionally, R-3 is not a listed appropriate zoning classification. Staff cannot agree
that the submitted proposal, even though it is less dense than a previously approved
development, is in line with the Comprehensive Plan.
H. Districts. The possible creation of an isolated district unrelated to adjacent and nearby
districts.
The proposed rezoning would create an isolated R-3 district and is not in relation to nearby
districts. The closest R-3 zoned property is approximately .5 mile away on Knox Road off of
Harlem-Grovetown Road.
I. Public effects. The population density pattern and possible increase or overtaxing of the
loan on public facilities including, but not limited to, schools, utilities, and streets.
It is not known if the addition of 125 apartments would overtax the local school system. It can
be assumed that these units will attract people with children, but it is not known what impact it
will have on the school system. However, with the information available from the Board of
Education, the Harlem schools have the most room compared to other schools in the county.
The Public Works Department keeps a close watch on usage at our sewer treatment plant.
Estimates based on average gallon per day usage by individuals indicate that the development
could produce 25,600 average gallons per day of wastewater that would need to be treated at
the Harlem treatment plant. Current usage averages approximately 188,000 gallons per day of
our 250,000 allotment. The addition of the estimated usage would bring the total to an
estimated 213,600 leaving an estimated 36,400 in reserve. Please note that the figures used
here are projections and typically do not reflect the actual usage. They are used to gauge
capacity needs and when to plan for expansion of sewer treatment plants. For instance, using
this model the City of Harlem would already be over its allotment if each citizen used 100
gallons per day of wastewater. Because of this, the City has begun plans to double the size of
the wastewater treatment plant to accommodate future growth.
As part of the review process, the Harlem Fire Department is also consulted with. Fire hydrants
are to be placed not any more than 500 feet apart. Turnarounds for emergency vehicles may be
an issue with the submitted site plan and will require further review. A sprinkler system and fire
walls will be a must.
The Harlem Police Department was also consulted with and had the following comments. The
proposed apartment complex could have both negative and positive effects for the City. The
positive effects are affordable housing for our citizens and increased revenue for the city and
businesses. The negative effects are the potential for increased call volume to the Police
Department. Depending on the call volume, call type, and work load this could lead to
additional personnel.
As mentioned previously, this proposed development will add additional vehicles to the
roadway system. Appling-Harlem Road is considered a Rural Minor Arterial road which is
defined as providing links between cities and larger towns and should provide for relatively high
overall travel speeds with minimum interference to through movement. In 2014, a traffic
counter located just south of the intersection of Harlem-Grovetown and North Louisville
averaged 6,141 average daily trips. Models anticipate that the proposed 125 units will add 831
average daily trips to Appling-Harlem Road. While this may seem like a high number, the road is
designed to handle upwards of 15,000 average daily trips per day. Staff is concerned with the
increased traffic, but based on the data it is within limits. The development is not large enough
to warrant a traffic study.
J. Boundaries. Whether existing district boundaries are illogically drawn in relation to
existing conditions on the property proposed for change.
In staff’s opinion, existing district boundaries in the area are logically drawn. The parcel zoned
B-2 to the south is somewhat out of character, but it is logical that a small business serving the
area may want to locate on that parcel due to Campbell’s Crossing. Additionally, several parcels
owned by the city (fire station along Campbell’s Way and treatment plant) and the Harlem
Housing Authority are zoned A-1.
K. Changing conditions. Whether changed or changing conditions make the passage of the
proposed amendment necessary.
Multifamily is a popular form of development and statistics from across the country have
shown that the United States as a whole is lacking in multifamily housing. Additionally,
Columbia County recently placed a moratorium on townhome and other high density
development which may have an impact on the applications the City of Harlem sees in the
future dependent on how the County proceeds on that issue.
L. Drainage. Whether the proposed change will create a drainage problem.
With review by both city engineers and the state, it is not anticipated that the proposal will
create a drainage problem.
M. Effects. Whether the proposed change will seriously reduce light and air to adjacent
areas.
Staff does not anticipate any reduction of light and air to adjacent areas.
N. Property values. Whether the proposed change will adversely affect property values in
the adjacent area.
Staff looked at several literature reviews of studies on how projects like this impact property
values of adjacent areas. The general consensus was that they have no change or a small boost
on adjacent property values. However, one of the more thorough reports indicated that more
research is needed. Staff is hesitant to provide a comment to this question due to the varying
levels of the studies and also that a penultimate study has yet to be performed.
O. Adjacent property. Whether the proposed change will be a deterrent to the improvement
or development of adjacent property in accordance with existing regulations.
The proposed change could have an impact on adjacent property primarily with wastewater
allocation and an increase in traffic in the area.
P. Privilege. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
Staff does not think that the proposed change constitutes a granting of special privilege.
Q. Need for change. Whether there are substantial reasons why the property cannot be
used in accordance with existing zoning.
The property could be used in accordance with existing zoning. Staff questions if the housing
market would accept the by right setbacks since a non-PUD subdivision has not been presented
in quite some time, but it could still be done. In addition, several concepts for subdivisions have
been presented to staff in the past.
R. Neighborhood. Whether the change suggested is out of scale with the needs of the
neighborhood or would adversely affect living conditions in the neighborhood.
The proposed development is out of scale with the surrounding development from a density
standpoint. The adjacent subdivision is built at approximately 1.1 units per acre (47 lots over
approximately 43 acres). The proposal is for a development of 125 apartments on 25.15
acres at 5 units per acre. The disparity in the density is out of scale as indicated.
S. General. Any other factors relevant to balancing the interest in promoting the public
health, safety, morality, or general welfare against the right to the unrestricted use of
property.
Staff does not have any other factors to add to the review.
Comprehensive Plan Character Area: The Low Density Residential area is the largest character
area on the Character Area map of the City of Harlem Comprehensive Plan and encompasses
generally all areas outside of the original boundaries of the City. The recommended
development pattern is low-density housing options of primarily single family with a variety of
architectural styles, bicycle and pedestrian features with direct linkages to greenways and
community facilities, and incorporation of neighborhood parks.
Staff Recommendation: Deny
Staff appreciates the overall design of the proposal from an amenities, greenspace, and site
design standpoint and commends the applicant on their work. However, the proposed density
and use is not in keeping with the Comprehensive Plan or the surrounding land uses. For the
stated reasons and the documentation provided throughout this recommendation, staff
recommends denial of the submitted rezoning proposal.
Planning & Zoning Commission Recommendation-Pending
The Planning & Zoning Commission is tentatively scheduled to hear this request at their May
14th, 2015 meeting. Their recommendation will be forwarded to the Mayor & City Council for
final action on May 26th, 2015 at the Public Safety Building.
Proposed site for RZ-2014-04-01
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART ONE - PROJECT INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
HOME
Consent
Only
Please
note:
Blue-shaded cells are unlocked for your use and do not contain references/formulas.
Green-shaded cells are unlocked for your use and do contain references/formulas that can be overwritten.
DCA Use - Pre-App Nbr:
2015PA-0
Yellow cells - DCA Use ONLY
I.
DCA RESOURCES
LIHTC (auto-filled based on later entries)
DCA HOME (amount from Consent Form)
II.
TYPE OF APPLICATION
Competitive Round
III. APPLICANT CONTACT FOR APPLICATION REVIEW
Kelly S. Evans
Name
219 Pecan Avenue
Address
Thomson
City
GA
State
Office Phone
$
$
644,268
2,400,000
30824-1736
E-mail
Zip+4
Ext.
Executive Director
Title
(706) 690-1149
Direct Line
Fax
(706) 690-1149
Cellular
[email protected]
(Enter phone numbers without using hyphens, parentheses, etc - ex: 1234567890)
IV. PROJECT LOCATION
Project Name
Site Street Address (if known)
Nearest Physical Street Address *
Site Geo Coordinates
City
Site is predominantly:
In USDA Rural Area?
V.
Independence Village Harlem Phase 1
Appling Harlem Road
6461 Campbells Way
33.426866, -82.312961
9-digit Zip**
Harlem
30814-5357
Within City Limits
County Columbia
In DCA Rural County?
Yes
No
Overall:
Rural
* If street number unknown
Legislative Districts **
If on boundary, other district:
Congressional
10
Political Jurisdiction
Name of Chief Elected Official
Address
Zip+4
City of Harlem
Robert W. Culpepper
320 North Louisville Street
30814-5357
PROJECT DESCRIPTION
A. Type of Construction:
New Construction
Substantial Rehabilitation
Acquisition/Rehabilitation
State Senate
23
Title
Phone
State House
121
Mayor
(706) 556-3448
80
---------------------------->
Phased Project?
Scattered Site?
If Yes, Number of Sites
Acreage
Census Tract Number
QCT?
No
MSA
HUD SA:
Yes- w/Master Plan
No
25.1500
0305.04
DDA?
Augusta-Richmond Co.
** Must be verified by applicant using following websites:
Zip Codes
http://zip4.usps.com/zip4/welcome.jsp
Legislative Districts:
http://votesmart.org/
Website
Email
City
Fax
www.harlemga.org
[email protected]
Harlem
(706) 556-3293
Adaptive Reuse
Historic Rehab
For Acquisition/Rehabilitation, date of original construction:
B. Mixed Use
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part I-Project Information
1 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART ONE - PROJECT INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
C. Unit Breakdown
Number of Low Income Units
Number of 50% Units
Number of 60% Units
Number of Unrestricted (Market) Units
Total Residential Units
Common Space Units
Total Units
E. Buildings
HOME
Consent
Only
77
16
61
3
80
# of PBRA
Units
D. Unit Area
Total Low Income Residential Unit Square Footage
Total Unrestricted (Market) Residential Unit Square Footage
Total Residential Unit Square Footage
Total Common Space Unit Square Footage
Total Square Footage from Units
70,950
3,050
74,000
74,000
80
Number of Residential Buildings
Number of Non-Residential Buildings
Total Number of Buildings
Total Common Area Square Footage from Nonresidential areas
Total Square Footage
2,500
76,500
(minimum 1.5 spaces per unit for family projects, 1 per unit for senior projects)
F. Total Residential Parking Spaces
VI. TENANCY CHARACTERISTICS
A. Family or Senior (if Senior, specify Elderly or HFOP)
If Other, specify:
Family
If combining Other with
Family or Sr, show # Units:
Family
Elderly
HFOP
Other
B. Mobility Impaired
Roll-In Showers
Nbr of Units Equipped:
Nbr of Units Equipped:
6
6
% of Total Units
% of Units for the Mobility-Impaired
C. Sight / Hearing Impaired
Nbr of Units Equipped:
6
% of Total Units
7.5%
100.0%
7.5%
VII. RENT AND INCOME ELECTIONS
40% of Units at 60% of AMI
A. Tax Credit Election
20% of HOME-Assisted Units at 50% of AMI
B. DCA HOME Projects Minimum Set-Aside Requirement (Rent & Income)
VIII. SET ASIDES
A. LIHTC:
Nonprofit
Yes
General
B. HOME:
CHDO
Yes
(must be pre-qualified by DCA as CHDO)
IX. COMPETITIVE POOL
X.
Rural
TAX EXEMPT BOND FINANCED PROJECT
Issuer:
Office Street Address
City
Contact Name
10-Digit Office Phone
2015PA-0xxProjNameHOMEConsent v1 Harlem
Inducement Date:
Applicable QAP:
State
Title
Fax
Zip+4
E-mail
Direct line
Part I-Project Information
Cellular
2 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART ONE - PROJECT INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
XI. AWARD LIMITATIONS FOR CURRENT DCA COMPETITIVE ROUND
HOME
The following sections apply to all direct and indirect Owners, Developers and Consultants (Entity and Principal) :
2
A. Number of Applications Submitted:
Consent
Only
B. Amount of Federal Tax Credits in All Applications:
C. Names of Projects in which an Owner, Developer and Consultant(s) and each of its principals has a direct or indirect Ownership interest:
Project Participant
Name of Project
Project Participant
Name of Project
Beverly J. Searles Foundation
Beverly J. Searles Foundation
3
4
5
Live Oak Villas Midway
Independence Village of Harlem
6
7
8
9
10
D. Names of Projects in which the Owner, Developer and Consultant(s) and each of its principals is partnering with an inexperienced unrelated entity for purposes of meeting
DCA Experience Requirements:
Project Participant
Name of Project
Project Participant
Name of Project
1
2
3
4
5
6
7
8
9
10
XII. PRESERVATION
A. Subsequent Allocation
Year of Original Allocation
Original GHFA/DCA Project Number
First Year of Credit Period
Expiring Tax Credit (15 Year)
Date all buildings will complete 15 yr Compliance pd
First Building ID Nbr in Project
Last Building ID Nbr in Project
GAGA-
B. Expiring Section 8
C. Expiring HUD
HUD funded affordable nonpublic housing project
2015PA-0xxProjNameHOMEConsent v1 Harlem
HUD funded affordable public housing project
Part I-Project Information
3 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART ONE - PROJECT INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
XIII. ADDITIONAL PROJECT INFORMATION
A. PHA Units
Is proposed project part of a local public housing replacement program?
Number of Public Housing Units reserved and rented to public housing tenants:
Nbr of Units Reserved and Rented to PHA Tenants w/ PBRA or Households on Waiting List:
Local PHA
Street Address
City
Zip+4
Area Code / Phone
Fax
HOME
Consent
Only
% of Total Residential Units
% of Total Residential Units
Contact
Email
Direct line
Cellular
B. Existing properties: currently an Extension of Cancellation Option?
If yes, expiration year:
Nbr yrs to forgo cancellation option:
New properties: to exercise an Extension of Cancellation Option?
If yes, expiration year:
Nbr yrs to forgo cancellation option:
C. Is there a Tenant Ownership Plan?
D. Is the Project Currently Occupied?
If Yes ----------------->:
Total Existing Units
Number Occupied
% Existing Occupied
E. Waivers and/or Pre-Approvals - have the following waivers and/or pre-approvals been approved by DCA?
Amenities?
Qualification Determination?
Architectural Standards?
Payment and Performance Bond (HOME only)?
Sustainable Communities Site Analysis Packet or Feasibility study?
Other (specify):
HOME Consent?
State Basis Boost (extraordinary circumstances)
Operating Expense?
If Yes, new Limit is -------------------------------------------->:
Per Unit Cost Limitation?
If Yes, new Limit is -------------------------------------------->:
Credit Award Limitation (extraordinary circumstances)?
If Yes, new Limit is -------------------------------------------->:
F. Projected Place-In-Service Date
Acquisition
Rehab
New Construction
XIV.
APPLICANT COMMENTS AND CLARIFICATIONS
XV.
DCA COMMENTS - DCA USE ONLY
CRT Realty is a Development Consultant to Antioch A.M.E. Community Development Corporation, Inc. in Antioch Summit.
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part I-Project Information
4 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART TWO - DEVELOPMENT TEAM INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I.
OWNERSHIP INFORMATION
Do NOT delete this tab from this workbook, nor Copy it to "Paste" into a workbook. Use "Paste Special" and select "Values".
A. OWNERSHIP ENTITY
Office Street Address
City
State
10-Digit Office Phone / Ext.
EGHC Independence Village Harlem, L.P.
219 Pecan Avenue
Thomson
Fed Tax ID: Applied for
Census Tract
30824-5357
GA
Zip+4 *
Fax
(Enter phone nbrs w/out using hyphens, parentheses, etc - ex: 1234567890)
B. PROPOSED PARTNERSHIP INFORMATION
1. GENERAL PARTNER(S)
EGHC Harlem General, LLC
a. Managing Gen'l Partner
219 Pecan Avenue
Office Street Address
Thomson
City
Website
30824-5357
State
GA
Zip+4 *
10-Digit Office Phone / Ext.
Fax
b. Other General Partner
Office Street Address
City
Website
State
Zip+4
10-Digit Office Phone / Ext.
Fax
c. Other General Partner
Office Street Address
City
Website
State
Zip+4
10-Digit Office Phone / Ext.
Fax
2. LIMITED PARTNERS (PROPOSED OR ACTUAL)
Affordable Equity Partners, Inc.
a. Federal Limited Partner
206 Peach Way
Office Street Address
Columbia
City
Website
65203-4905
State
MO
Zip+4
10-Digit Office Phone / Ext.
Fax
Affordable Equity Partners, Inc.
b. State Limited Partner
206 Peach Way
Office Street Address
Columbia
City
Website
65203-4905
State
MO
Zip+4
10-Digit Office Phone / Ext.
Fax
3. NONPROFIT SPONSOR
Beverly J. Searles Foundation, Inc.
Nonprofit Sponsor
3555 Sweetwater Road
Office Street Address
Duluth
City
Website
30096-4720
State
GA
Zip+4
10-Digit Office Phone / Ext.
Fax
2015PA-0xxProjNameHOMEConsent v1 Harlem
Kelly S. Evans
Name of Principal
Executive Director
Title of Principal
(706) 690-1149
Direct line
(706) 690-1149
Cellular
E-mail [email protected]
* Must be verified by applicant using following websites:
*Zip Codes
http://zip4.usps.com/zip4/welcome.jsp
Kelly S. Evans
Name of Principal
Manager
Title of Principal
(706) 690-1149
Direct line
(706) 690-1149
Cellular
E-mail [email protected]
Name of Principal
Title of Principal
Direct line
Cellular
E-mail
Name of Principal
Title of Principal
Direct line
Cellular
E-mail
www.aepartners.com
www.aepartners.com
www.bjsfoundation.org
Part II-Development Team
Jeffrey E. Smith
Name of Principal
President
Title of Principal
(573) 443-2021
Direct line
(573) 424-8811
Cellular
E-mail [email protected]
Jeffrey E. Smith
Name of Principal
President
Title of Principal
(573) 443-2021
Direct line
(573) 424-8811
Cellular
E-mail [email protected]
Philip E. Searles
Name of Principal
President
Title of Principal
(678) 467-6861
Direct line
Cellular
E-mail [email protected]
1 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART TWO - DEVELOPMENT TEAM INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
II. DEVELOPER(S)
A. DEVELOPER
Office Street Address
City
State
10-Digit Office Phone / Ext.
East Georgia Housing Corporation, Inc.
219 Pecan Avenue
Thomson
Website
30824-5357
GA
Zip+4
Fax
Kelly S. Evans
Name of Principal
President
Title of Principal
(706) 690-1149
Direct line
(706) 690-1149
Cellular
E-mail [email protected]
B. CO-DEVELOPER 1
Office Street Address
City
State
10-Digit Office Phone / Ext.
Beverly J. Searles Foundation, Inc.
3555 Sweetwater Road
Duluth
Website
30096-4720
GA
Zip+4
Fax
Philip E. Searles
Name of Principal
President
Title of Principal
(678) 467-6861
Direct line
Cellular
E-mail [email protected]
C. CO-DEVELOPER 2
Office Street Address
City
State
10-Digit Office Phone / Ext.
Name of Principal
Title of Principal
Direct line
Cellular
Website
Zip+4
Fax
D. DEVELOPMENT CONSULTANT
Office Street Address
City
State
10-Digit Office Phone / Ext.
E-mail
Name of Principal
Title of Principal
Direct line
Cellular
Website
Zip+4
Fax
III. OTHER PROJECT TEAM MEMBERS
A. OWNERSHIP CONSULTANT
Office Street Address
City
State
10-Digit Office Phone / Ext.
E-mail
Name of Principal
Title of Principal
Direct line
Cellular
Website
Zip+4
Fax
B. GENERAL CONTRACTOR
Office Street Address
City
State
10-Digit Office Phone / Ext.
Fairway Construction, Inc.
206 Peach Way
Columbia
Zip+4
C. MANAGEMENT COMPANY
Office Street Address
City
State
10-Digit Office Phone / Ext.
Fairway Managemet, Inc.
3290 Northside Parkway, Suite 330
Atlanta
Website
30327-2245
Zip+4
Fax
2015PA-0xxProjNameHOMEConsent v1 Harlem
Website
65203-4905
Fax
E-mail
Will Markel
Executive VP
(573) 443-2021
(573) 424-8811
www.fairwayconstruction.net
Name of Principal
Title of Principal
Direct line
Cellular
E-mail [email protected]
www.fairwaymanagement.com
Ryan Stevens
Name of Principal
Director of Operations
Title of Principal
(573) 443-2021
Direct line
(573) 424-8811
Cellular
E-mail [email protected]
Part II-Development Team
2 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART TWO - DEVELOPMENT TEAM INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
D. ATTORNEY
Office Street Address
City
State
10-Digit Office Phone / Ext.
Butler Snow, LLP
1170 Peachtree Street, NE
Atlanta
Website
30309-7649
GA
Zip+4
Fax
David H. Williams, Jr.
Name of Principal
Partner
Title of Principal
(678) 515-5050
Direct line
(404) 803-0087
Cellular
E-mail [email protected]
E. ACCOUNTANT
Office Street Address
City
State
10-Digit Office Phone / Ext.
Habif Arogeti & Wynne, LLP
5 Concourse Parkway, NE
Sandy Springs
Website
30328-5350
GA
Zip+4
Fax
www.hawcpa.com
Ed Deck
Name of Principal
Partner
Title of Principal
(404) 892-9651
Direct line
Cellular
E-mail [email protected]
F. ARCHITECT
Office Street Address
City
State
10-Digit Office Phone / Ext.
Martin Riley Associates
215 Church Street
Decatur
GA
Zip+4
www.martinriley.com
Mike Riley
Name of Principal
Principal
Title of Principal
(404) 373-2800
Direct line
Cellular
E-mail [email protected]
Website
30030-3330
Fax
IV. OTHER REQUIRED INFORMATION (Answer each of the questions below for each participant listed below.)
A. IDENTITY OF INTEREST
Is there an ID of interest between: Yes/No If Yes, explain relationship in boxes provided below, and use Comment box at bottom of this tab or attach additional pages as needed:
1. Developer and
No
Contractor?
2. Buyer and Seller of
Land/Property?
No
3. Owner and Contractor?
No
4. Owner and Consultant?
No
5. Syndicator and
Developer?
No
6. Syndicator and
Contractor?
No
7. Developer and
Consultant?
No
8. Other
No
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part II-Development Team
3 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART TWO - DEVELOPMENT TEAM INFORMATION - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
IV. OTHER REQUIRED INFORMATION - Continued (Answer each of the questions below for each participant listed below.)
B. ADDITIONAL INFORMATION
Participant 1. Has any person, principal, or agent for this entity ever 2. Is entity 3. Org Type 4. Project 5. Does this entity or a member of this entity have a conflict of interest with any
been convicted of a felony (Yes or No)?
a MBE/
(FP,NP,
Ownership member, officer, or employee of an entity that partners or contracts with the
WBE?
CHDO)
Percentage Applicant? If yes, explain briefly in boxes below and use Comment box at
the bottom of this tab or attach explanation.
If yes, explain briefly in boxes below and either use
Yes/No
Comment box or attach explanation.
Yes/No
Brief Explanation
Managing
No
CHDO
100.0000% No
Genrl Prtnr
Other Genrl
No
No
Prtnr 1
Other Genrl
No
No
Prtnr 2
Federal Ltd
No
No
Partner
State Ltd
No
No
Partner
NonProfit
No
No
Sponsor
Developer
No
No
CoDeveloper 1
CoDeveloper 2
Owner
Consultant
Developer
Consultant
Contractor
No
No
No
No
No
No
No
No
No
No
Management
Company
No
No
Total 100.0000%
V.
APPLICANT COMMENTS AND CLARIFICATIONS
VI.
DCA COMMENTS - DCA USE ONLY
East Georgia Housing Corp. is a new nonprofit corporation created by the East Georgia Housing Authority. The 501(c)(3) and CHDO
applications for East Georgia Housing Authority are pending.
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part II-Development Team
4 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART THREE - SOURCES OF FUNDS - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I.
GOVERNMENT FUNDING SOURCES (check all that apply)
Yes
HOME
Consent
Tax Credits
Section 8 PBRA
HUD CHOICE Neighborhoods
Historic Rehab Credits
Rental Assistance Demonstration Program (RAD)
FHA Risk Share
Tax Exempt Bonds
USDA 515
FHA Insured Mortgage
USDA 538
FHLB / AHP *
McKinney-Vento Homeless
Taxable Bonds
CDBG
Yes
DCA HOME* --> enter amount from DCA Consent Ltr:
$ 2,400,000
Other HOME*
Specify Other HOME Source here
Other Type of Funding - describe here
Specify Source of Other Funding Type
*This source may possibly trigger Uniform Relocation Act and/or HUD 104(d) reqmts. Check with source. For DCA HOME, refer to Relocation Manual.
II.
CONSTRUCTION FINANCING
Financing Type
Name of Financing Entity
Mortgage A
DCA HOME
Mortgage B
Effective Interest Rate
Term (In Months)
2,400,000
1.000%
24
Sterling Bank Construction Loan
2,313,102
4.250%
24
Federal Housing Credit Equity
Affordable Equity Partners
2,667,003
State Housing Credit Equity
Affordable Equity Partners
724,630
Amount
Mortgage C
Federal Grant
State, Local, or Private Grant
Deferred Developer Fees
Other Type (specify)
Other Type (specify)
Other Type (specify)
Total Construction Financing:
8,104,735
Total Construction Period Costs from Development Budget:
8,104,735
0
Surplus / (Shortage) of Construction funds to Construction costs:
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part III-Sources of Funds
1 of 2
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART THREE - SOURCES OF FUNDS - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
III.
PERMANENT FINANCING
Principal Amount
Name of Financing Entity
Financing Type
2,400,000
Mortgage A (Lien Position 1)
DCA HOME
Mortgage B (Lien Position 2)
Mortgage C (Lien Position 3)
Other:
Foundation or charity funding*
87,066
Deferred Devlpr Fee
6.88% EGHC Harlem General, LLC
Federal Grant
State, Local, or Private Grant
Affordable Equity Partners
5,605,132
Federal Housing Credit Equity
Affordable Equity Partners
1,932,804
State Housing Credit Equity
Historic Credit Equity
Invstmt Earnings: T-E Bonds
Invstmt Earnings: Taxable Bonds
Income from Operations
Other:
Other:
Other:
10,025,002
Total Permanent Financing:
10,025,002
Total Development Costs from Development Budget:
0
Surplus/(Shortage) of Permanent funds to development costs:
*Foundation or charity funding to cover costs exceeding DCA cost limit (see Appendix I, Section II).
IV.
Effective
Int Rate
1.000%
Amort.
(Years)
25
Annual Debt Service
in Year One
108,539
Loan Type
Amortizing
Target
DCR
1.20
Cash Flow
Equity Check
5,605,132
1,932,804
APPLICANT COMMENTS AND CLARIFICATIONS
2015PA-0xxProjNameHOMEConsent v1 Harlem
Term
(Years)
20
TC Equity
0.40
0.00
% of TDC
56%
19%
75%
HOME
Consent
IV.
Part III-Sources of Funds
+/-
DCA COMMENTS - DCA USE ONLY
2 of 2
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART FOUR - USES OF FUNDS - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. DEVELOPMENT BUDGET
Consent
PRE-DEVELOPMENT COSTS
Property Appraisal
Market Study
Environmental Report(s)
Soil Borings
Boundary and Topographical Survey
Zoning/Site Plan Fees
TOTAL COST
Acquisition
Basis
Rehabilitation
Basis
Amortizable or
Non-Depreciable
Basis
PRE-DEVELOPMENT COSTS
Subtotal
ACQUISITION
Land
Site Demolition
Acquisition Legal Fees (if existing structures)
Existing Structures
6,500
14,000
10,000
20,000
6,500
14,000
10,000
20,000
50,500
50,500
ACQUISITION
-
-
327,000
10,000
Subtotal
LAND IMPROVEMENTS
Site Construction (On-site)
Site Construction (Off-site)
Subtotal
STRUCTURES
Residential Structures - New Construction
Residential Structures - Rehab
Accessory Structures (ie. community bldg, maintenance bldg, etc.) - New Constr
Accessory Structures (ie. community bldg, maintenance bldg, etc.) - Rehab
Subtotal
CONTRACTOR SERVICES
14.00%
6.00%
349,099
Builder Profit:
2.00%
116,366
Builder Overhead
6.00%
349,099
General Requirements*
*Refer to General Requirements policy in QAP
Subtotal
OTHER CONSTRUCTION HARD COSTS (Non-GC work scope items done by Owner)
Other: <Enter detailed description here; use Comments section if needed>
T otal C onstruction H ard C osts
6,632,872.00
New
Construction
Basis
HOME
Average TCHC:
CONSTRUCTION CONTINGENCY
Construction Contingency
2015PA-0xxProjNameHOMEConsent v1 Harlem
337,000
LAND IMPROVEMENTS
800,000
744,000
800,000
744,000
4,884,000
4,884,000
134,310
134,310
5,018,310
5,018,310
349,098
116,366
349,098
814,562
349,098
116,366
349,098
814,562
STRUCTURES
-
-
-
CONTRACTOR SERVICES
-
-
-
-
OTHER CONSTRUCTION HARD COSTS (Non-GC work scope items done by Owner)
82,910.90 per Res'l unit
89.63 per Res'l unit SF
82,910.90
89.63
per unit
per unit sq ft
86.70
per total sq ft
CONSTRUCTION CONTINGENCY
5.0000%
331,644
Part IV-Uses of Funds
331,644
1 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART FOUR - USES OF FUNDS - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. DEVELOPMENT BUDGET (cont'd)
HOME
Consent
CONSTRUCTION PERIOD FINANCING
Bridge Loan Fee and Bridge Loan Interest
Construction Loan Fee
Construction Loan Interest
Construction Legal Fees
Construction Period Inspection Fees
Construction Period Real Estate Tax
Construction Insurance
Title and Recording Fees
Payment and Performance bonds
Other: <Enter detailed description here; use Comments section if needed>
Other: <Enter detailed description here; use Comments section if needed>
Subtotal
PROFESSIONAL SERVICES
Architectural Fee - Design
Architectural Fee - Supervision
Green Building Consultant Fee
Max: $20,000
Green Building Program Certification Fee (LEED or Earthcraft)
Accessibility Inspections and Plan Review
Construction Materials Testing
Engineering
Real Estate Attorney
Accounting
As-Built Survey
Other: <Enter detailed description here; use Comments section if needed>
Subtotal
LOCAL GOVERNMENT FEES
Building Permits
Impact Fees
Water Tap Fees
waived?
Sewer Tap Fees
waived?
Subtotal
PERMANENT FINANCING FEES
Permanent Loan Fees
Permanent Loan Legal Fees
Title and Recording Fees
Bond Issuance Premium
Cost of Issuance / Underwriter's Discount
Other: <Enter detailed description here; use Comments section if needed>
Subtotal
2015PA-0xxProjNameHOMEConsent v1 Harlem
TOTAL COST
New
Construction
Basis
Acquisition
Basis
Rehabilitation
Basis
Amortizable or
Non-Depreciable
Basis
CONSTRUCTION PERIOD FINANCING
37,000
15,000
14,000
37,000
15,000
14,000
12,500
15,000
12,500
15,000
93,500
93,500
156,800
39,200
25,000
12,500
12,000
40,000
25,000
20,000
8,000
156,800
39,200
338,500
338,500
26,750
80,000
48,000
120,000
274,750
26,750
80,000
48,000
120,000
274,750
PROFESSIONAL SERVICES
-
LOCAL GOVERNMENT FEES
-
PERMANENT FINANCING FEES
-
25,000
12,500
12,000
40,000
25,000
20,000
8,000
20,000
12,000
40,000
12,500
84,500
Part IV-Uses of Funds
2 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART FOUR - USES OF FUNDS - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. DEVELOPMENT BUDGET
HOME
(cont'd)
Consent
DCA-RELATED COSTS
DCA HOME Loan Pre-Application Fee ($1000 FP/JV, $500 NP)
Tax Credit Application Fee ($6500 ForProf/JntVent, $5500 NonProf)
DCA Waiver and Pre-approval Fees
51,541
LIHTC Allocation Processing Fee
64,000
LIHTC Compliance Monitoring Fee
DCA HOME Front End Analysis Fee (when ID of Interest; $2700)
DCA Final Inspection Fee (Tax Credit only - no HOME; $3000)
Other: <Enter detailed description here; use Comments section if needed>
Other: <Enter detailed description here; use Comments section if needed>
Subtotal
EQUITY COSTS
Partnership Organization Fees
Tax Credit Legal Opinion
Syndicator Legal Fees
Other: <Enter detailed description here; use Comments section if needed>
Subtotal
DEVELOPER'S FEE
Developer's Overhead
20.000%
Consultant's Fee
0.000%
Developer's Profit
80.000%
Subtotal
START-UP AND RESERVES
Marketing
Rent-Up Reserves
70,963
196,196
Operating Deficit Reserve:
Replacement Reserve
Furniture, Fixtures and Equipment
Avg Per Unit:
1,563
Other: <Enter detailed description here; use Comments section if needed>
Subtotal
OTHER COSTS
Relocation
Other: <Enter detailed description here; use Comments section if needed>
Subtotal
Unit:
125,312.53 Square Foot:
2015PA-0xxProjNameHOMEConsent v1 Harlem
Acquisition
Basis
Rehabilitation
Basis
Amortizable or
Non-Depreciable
Basis
DCA-RELATED COSTS
500
5,500
2,000
51,541
64,000
123,541
EQUITY COSTS
25,000
25,000
DEVELOPER'S FEE
253,072
253,072
1,012,287
1,265,359
1,012,287
1,265,359
START-UP AND RESERVES
-
65,000
70,883
206,953
125,000
125,000
467,836
125,000
10,025,002
TOTAL DEVELOPMENT COST (TDC)
Average TDC Per:
TOTAL COST
New
Construction
Basis
9,056,125
OTHER COSTS
-
-
-
-
-
-
-
-
135.47
Part IV-Uses of Funds
3 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART FOUR - USES OF FUNDS - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
II. TAX CREDIT CALCULATION - BASIS METHOD
Subtractions From Eligible Basis
New
Construction
Basis
HOME
Consent
Amount of federal grant(s) used to finance qualifying development costs
Amount of nonqualified nonrecourse financing
Costs of Nonqualifying units of higher quality
Nonqualifying excess portion of higher quality units
Historic Tax Credits (Residential Portion Only)
Other <Enter detailed description here; use Comments section if needed>
Total Subtractions From Basis:
Eligible Basis Calculation
Total Basis
Less Total Subtractions From Basis (see above)
Total Eligible Basis
Eligible Basis Adjustment (DDA/QCT Location or State Designated Boost)
Adjusted Eligible Basis
Multiply Adjusted Eligible Basis by Applicable Fraction
Qualified Basis
Multiply Qualified Basis by Applicable Credit Percentage
Maximum Tax Credit Amount
Total Basis Method Tax Credit Calculation
4% Acquisition
Basis
Rehabilitation
Basis
0
0
Type: <<Select>>
9,056,125
0
9,056,125
100.00%
9,056,125
95.88%
8,682,866
7.42%
644,269
0
0
0
0
0
0
95.88%
0
0
95.88%
0
0
644,269
0
III. TAX CREDIT CALCULATION - GAP METHOD
Equity Gap Calculation
Project Cost Limit (PCL) - Explain in Comments if Applicant's PCL calculation > QAP PCL.
Total Development Cost (TDC, PCL, or TDC less Foundation Funding; explain in Comments if TDC > PCL)
Subtract Non-LIHTC (excluding deferred fee) Source of Funds
Equity Gap
Divide Equity Gap by 10
Annual Equity Required
Enter Final Federal and State Equity Factors (not including GP contribution)
Total Gap Method Tax Credit Calculation
13,523,730
10,025,003
2,400,000
7,625,003
/ 10
762,500
1.1700
651,710
TAX CREDIT PROJECT MAXIMUM - Lower of Basis Method, Gap Method or DCA Limit:
644,269
TAX CREDIT REQUEST - Cannot exceed Tax Credit Project Maximum, but may be lower:
644,268
IV. TAX CREDIT ALLOCATION - Lower of Tax Credit Request and Tax Credit Project Maximum
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part IV-Uses of Funds
If TDC > QAP Total PCL, provide amount of funding
If Historic Designation
from foundation or charitable organization to cover the
involved, indicate below
cost exceeding the PCL:
(Y/N):
Funding Amount
=
Federal
0.8700
Hist Desig
0
+
State
0.3000
644,268
4 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART FOUR - USES OF FUNDS - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
V. APPLICANT COMMENTS AND CLARIFICATIONS
VI.
DCA COMMENTS - DCA USE ONLY
Construction Hard Costs are determined based on historical value and input by the contractor for price creep.
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part IV-Uses of Funds
5 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SIX - PROJECTED REVENUES & EXPENSES - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
Finish Row!
I. RENT SCHEDULE
1
1
1
3
Do NOT cut, copy or paste cells in this tab. Complete ALL columns. For Common Space (non-income producing) units, select "N/A-CS" for Rent Type and "Common" for Employee Unit.
HOME projects - Fixed or Floating units:
Are 100% of units HUD PBRA?
Rent
Type
50% AMI
60% AMI
Unrestricted
50% AMI
60% AMI
Unrestricted
50% AMI
60% AMI
Unrestricted
<<Select>>
Nbr of
Bdrms
1
1
1
2
2
2
3
3
3
No. of
Baths
1.0
1.0
1.0
2.0
2.0
2.0
2.0
2.0
2.0
TOTAL
Unit
Count
8
31
1
6
23
1
2
7
1
80
Unit
Area
750
750
750
1,050
1,050
1,050
1,250
1,250
1,250
74,000
Floating
No
HOME
Consent
Max Gross Proposed
Rent Limit Gross Rent
524
524
625
625
600
625
625
750
750
675
725
725
870
870
700
MSA/NonMSA:
Augusta-Richmond Co.
PBRA Provider
or Operating
Utility
Allowance
155
155
197
197
245
245
Subsidy ***
(See note below)
Monthly Net Rent
Per Unit
369
470
600
428
553
675
480
625
700
MONTHLY TOTAL
ANNUAL TOTAL
Total
2,952
14,570
600
2,568
12,719
675
960
4,375
700
Employee
Unit
No
No
No
No
No
No
No
No
No
Building
Design Type
Townhome
Townhome
Townhome
Townhome
Townhome
Townhome
Townhome
Townhome
Townhome
AMI
55,900
Type of
Activity
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Certified
Historic or
Deemed
Historic?
No
No
No
No
No
No
No
No
No
40,119
481,428
*** NOTE: When selecting "PHA Operating Subsidy" in the "PBRA Provider or Operating Subsidy" column above, please also then enter a zero in the "Proposed Gross Rent" column above AND include the PHA operating subsidy amount in the "III. Ancillary and Other
Income" section below. Also refer to the Application Instructions provided separately.
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part VI-Revenues & Expenses
1 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SIX - PROJECTED REVENUES & EXPENSES - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
II. UNIT SUMMARY
Efficiency
Units:
Low-Income
NOTE TO
APPLICANTS: If
the numbers
compiled in this
Summary do not
appear to match
what was
entered in the
Rent Chart
above, please
verify that all
applicable
columns were
completed in the
rows used in the
Rent Chart
above.
HOME 60% AMI
Consent 50% AMI
Total
Unrestricted
Total Residential
Common Space
Total
PBRA-Assisted
(included in LI above)
1BR
2BR
3BR
31
8
39
1
40
23
6
29
1
30
7
2
9
1
10
4BR
Total
61 (Includes manager units that are
16 income restricted)
77
3
80
40
30
10
80
39
1
40
29
1
30
9
1
10
77
3
80
40
30
10
80
(no rent to be charged)
60% AMI
50% AMI
Total
PHA Operating Subsidy-Assisted 60% AMI
(included in LI above)
Type of
Construction
Activity
50% AMI
Total
New Construction Low Inc
Unrestricted
Total + CS
Low Inc
Acq/Rehab
Unrestricted
Total + CS
Substantial Rehab Low Inc
Only
Unrestricted
Total + CS
Adaptive Reuse
Historic Adaptive Reuse
Historic
Building Type:
Multifamily
1-Story
Historic
2-Story
Historic
2-Story Wlkp
Historic
3+-Story
Historic
(for Utility
Allowance and
other purposes)
SF Detached
Historic
Townhome
Historic
Duplex
Historic
Manufactured home
Historic
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part VI-Revenues & Expenses
2 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SIX - PROJECTED REVENUES & EXPENSES - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
Building Type:
(for Cost Limit
purposes)
Detached / SemiDetached
HOME
Consent
Historic
40
30
10
80
23,250
6,000
29,250
750
30,000
24,150
6,300
30,450
1,050
31,500
8,750
2,500
11,250
1,250
12,500
56,150
14,800
70,950
3,050
74,000
30,000
31,500
12,500
74,000
Row House
Historic
Walkup
Historic
Elevator
Historic
Unit Square Footage:
Low Income
60% AMI
50% AMI
Total
Unrestricted
Total Residential
Common Space
Total
III. ANCILLARY AND OTHER INCOME (annual amounts)
Ancillary Income
Other Income (OI) by Year:
Included in Mgt Fee:
1
Operating Subsidy
Other:
Total OI in Mgt Fee
Laundry, vending, app fees, etc. Actual pct of PGI:
9,629
2
-
3
-
4
-
5
-
6
-
7
-
2.00%
8
-
9
-
10
-
-
NOT Included in Mgt Fee:
Property Tax Abatement
Other:
Total OI NOT in Mgt Fee
Included in Mgt Fee:
Operating Subsidy
Other:
Total OI in Mgt Fee
-
11
-
12
-
13
-
14
-
15
-
16
-
17
-
18
-
19
-
20
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
NOT Included in Mgt Fee:
Property Tax Abatement
Other:
Total OI NOT in Mgt Fee
Included in Mgt Fee:
Operating Subsidy
Other:
Total OI in Mgt Fee
21
22
-
23
-
24
-
25
-
26
27
28
29
30
-
-
-
-
-
-
-
-
-
-
-
-
NOT Included in Mgt Fee:
Property Tax Abatement
Other:
Total OI NOT in Mgt Fee
Included in Mgt Fee:
Operating Subsidy
Other:
Total OI in Mgt Fee
-
31
-
32
-
33
-
34
35
-
-
-
-
-
-
-
-
-
-
NOT Included in Mgt Fee:
Property Tax Abatement
Other:
Total OI NOT in Mgt Fee
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part VI-Revenues & Expenses
3 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SIX - PROJECTED REVENUES & EXPENSES - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
IV. ANNUAL OPERATING EXPENSE BUDGET
HOME
Consent
On-Site Staff Costs
Management Salaries & Benefits
49,600
On-Site Security
Contracted Guard
Maintenance Salaries & Benefits
24,180
Electronic Alarm System
Subtotal
Support Services Salaries & Benefits
Taxes and Insurance
Real Estate Taxes (Gross)*
85,989
2,400
Insurance**
18,000
2,400
Other (describe here)
Other (describe here)
Subtotal
73,780
On-Site Office Costs
Office Supplies & Postage
5,000
Professional Services
Legal
2,000
306.91
Telephone
2,800
Accounting
8,000
25.58
750
Advertising
8,000
Travel
Leased Furniture / Equipment
Activities Supplies / Overhead Cost
Management Fee:
Other (describe here)
3,000
(Management Fee is from Pro Forma, Section 1,
Operating Assumptions)
3,548.16
Utilities
6,000
Electricity
General Repairs
8,000
Natural Gas
Grounds Maintenance
8,900
Water&Swr
Extermination
3,000
Trash Collection
Maintenance Supplies
4,000
Other (describe here)
Elevator Maintenance
Average per unit
Replacement Reserve (RR)
(Avg$/mth/unit)
Contracted Repairs
6,000
6
4
4,000
Unit Type
8,400
Multifamily
18,400
Subtotal
Other (describe here)
Units x RR
Rehab
0 units x $350 =
New Constr
80 units x $250 =
SF or Duplex
0 units x $420 =
80
TOTAL ANNUAL EXPENSES
VI.
Total by Type
20,000
0 units x $420 =
Totals
V. APPLICANT COMMENTS AND CLARIFICATIONS
250
Average per unit
Historic Rhb
32,900
20,000
Proposed avg RR/unit amount:
250
3,000
Subtotal
Average per unit per month
TOTAL OPERATING EXPENSES 283,853
11,550
Maintenance Expenses
Redecorating
22,834
Average per unit per year
18,000
Subtotal
Other (describe here)
Subtotal
103,989
Subtotal
20,000
303,853
DCA COMMENTS
Real Estate property taxes for Columbia county were detemined by using the estimate property tax tool found on the county website.
Insurance is calculated based on $225/unit/year which is in line with historcial values.
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part VI-Revenues & Expenses
4 of 4
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SEVEN - OPERATING PRO FORMA - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. OPERATING ASSUMPTIONS
Revenue Growth
Expense Growth
Reserves Growth
Vacancy & Collection Loss
Ancillary Income Limit
HOME
Consent
2.00%
3.00%
3.00%
7.00%
2.00%
Green-shaded cells are unlocked for your use and contain references/formulas that may be overwritten if needed.
Please Note:
Asset Management Fee Amount (include total
8,000
Yr 1 Asset Mgt Fee Percentage of EGI:
-1.75%
charged by all lenders/investors)
Property Mgt Fee Growth Rate (choose one):
Expense Growth Rate (3.00%)
Percent of Effective Gross Income
Yr 1 Prop Mgt Fee Percentage of EGI:
No --> If Yes, indicate Yr 1 Mgt Fee Amt:
Yes --> If Yes, indicate actual percentage:
5.00%
5.000%
II. OPERATING PRO FORMA
Year
Revenues
Ancillary Income
Vacancy
Other Income (OI)
OI Not Subject to Mgt Fee
Expenses less Mgt Fee
Property Mgmt
Reserves
NOI
Mortgage A
Mortgage B
Mortgage C
D/S Other Source
DCA HOME Cash Resrv.
Asset Mgmt
DDF
Cash Flow
DCR Mortgage A
DCR Mortgage B
DCR Mortgage C
DCR Other Source
Oper Exp Coverage Ratio
Mortgage A Balance
Mortgage B Balance
Mortgage C Balance
Other Source Balance
DDF Balance
1
481,428
9,629
(34,374)
(261,019)
(22,834)
(20,000)
152,830
(108,539)
-
2
491,057
9,821
(35,061)
(268,850)
(23,291)
(20,600)
153,076
(108,539)
-
3
500,878
10,018
(35,763)
(276,915)
(23,757)
(21,218)
153,243
(108,539)
-
4
510,895
10,218
(36,478)
(285,223)
(24,232)
(21,855)
153,326
(108,539)
-
5
521,113
10,422
(37,207)
(293,779)
(24,716)
(22,510)
153,323
(108,539)
-
6
531,535
10,631
(37,952)
(302,593)
(25,211)
(23,185)
153,225
(108,539)
-
7
542,166
10,843
(38,711)
(311,670)
(25,715)
(23,881)
153,032
(108,539)
-
8
553,009
11,060
(39,485)
(321,020)
(26,229)
(24,597)
152,738
(108,539)
-
9
564,070
11,281
(40,275)
(330,651)
(26,754)
(25,335)
152,336
(108,539)
-
10
575,351
11,507
(41,080)
(340,571)
(27,289)
(26,095)
151,823
(108,539)
-
(8,000)
(29,016)
7,274
1.41
(8,000)
(29,229)
7,307
1.41
(8,000)
(28,821)
7,882
1.41
(8,000)
36,787
1.41
(8,000)
36,783
1.41
(8,000)
36,686
1.41
(8,000)
36,493
1.41
(8,000)
36,199
1.41
(8,000)
35,797
1.40
(8,000)
35,284
1.40
1.50
2,315,072
1.49
2,229,291
58,050
28,821
2015PA-0xxProjNameHOMEConsent v1 Harlem
1.48
2,142,648
-
1.46
2,055,135
1.45
1,966,743
-
Part VII-Pro Forma
-
1.44
1,877,463
-
1.42
1,787,285
-
1.41
1,696,202
-
1.40
1,604,204
-
1.39
1,511,282
-
1 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SEVEN - OPERATING PRO FORMA - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. OPERATING ASSUMPTIONS
Revenue Growth
Expense Growth
Reserves Growth
Vacancy & Collection Loss
Ancillary Income Limit
HOME
Consent
2.00%
3.00%
3.00%
7.00%
2.00%
Green-shaded cells are unlocked for your use and contain references/formulas that may be overwritten if needed.
Please Note:
Asset Management Fee Amount (include total
8,000
Yr 1 Asset Mgt Fee Percentage of EGI:
-1.75%
charged by all lenders/investors)
Property Mgt Fee Growth Rate (choose one):
Expense Growth Rate (3.00%)
Percent of Effective Gross Income
Yr 1 Prop Mgt Fee Percentage of EGI:
No --> If Yes, indicate Yr 1 Mgt Fee Amt:
Yes --> If Yes, indicate actual percentage:
5.00%
5.000%
II. OPERATING PRO FORMA
Year
Revenues
Ancillary Income
Vacancy
Other Income (OI)
OI Not Subject to Mgt Fee
Expenses less Mgt Fee
Property Mgmt
Reserves
NOI
Mortgage A
Mortgage B
Mortgage C
D/S Other Source
DCA HOME Cash Resrv.
Asset Mgmt
DDF
Cash Flow
DCR Mortgage A
DCR Mortgage B
DCR Mortgage C
DCR Other Source
Oper Exp Coverage Ratio
Mortgage A Balance
Mortgage B Balance
Mortgage C Balance
Other Source Balance
DDF Balance
11
586,858
11,737
(41,902)
(350,788)
(27,835)
(26,878)
151,193
(108,539)
-
12
598,595
11,972
(42,740)
(361,311)
(28,391)
(27,685)
150,440
(108,539)
-
13
610,567
12,211
(43,594)
(372,151)
(28,959)
(28,515)
149,559
(108,539)
-
14
622,778
12,456
(44,466)
(383,315)
(29,538)
(29,371)
148,544
(108,539)
-
15
635,234
12,705
(45,356)
(394,815)
(30,129)
(30,252)
147,388
(108,539)
-
16
647,939
12,959
(46,263)
(406,659)
(30,732)
(31,159)
146,084
(108,539)
-
17
660,897
13,218
(47,188)
(418,859)
(31,346)
(32,094)
144,628
(108,539)
-
18
674,115
13,482
(48,132)
(431,425)
(31,973)
(33,057)
143,011
(108,539)
-
19
687,598
13,752
(49,094)
(444,367)
(32,613)
(34,049)
141,226
(108,539)
-
20
701,350
14,027
(50,076)
(457,698)
(33,265)
(35,070)
139,267
(108,539)
-
(8,000)
34,653
1.39
(8,000)
33,901
1.39
(8,000)
33,020
1.38
(8,000)
32,004
1.37
(8,000)
30,848
1.36
(8,000)
29,545
1.35
(8,000)
28,089
1.33
(8,000)
26,472
1.32
(8,000)
24,687
1.30
(8,000)
22,728
1.28
1.37
1,417,426
1.36
1,322,627
-
2015PA-0xxProjNameHOMEConsent v1 Harlem
-
1.35
1,226,876
-
1.34
1,130,163
1.32
1,032,479
-
Part VII-Pro Forma
-
1.31
933,813
-
1.30
834,156
-
1.29
733,498
-
1.28
631,828
-
1.26
529,137
-
2 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SEVEN - OPERATING PRO FORMA - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. OPERATING ASSUMPTIONS
Revenue Growth
Expense Growth
Reserves Growth
Vacancy & Collection Loss
Ancillary Income Limit
HOME
Consent
2.00%
3.00%
3.00%
7.00%
2.00%
Green-shaded cells are unlocked for your use and contain references/formulas that may be overwritten if needed.
Please Note:
Asset Management Fee Amount (include total
8,000
Yr 1 Asset Mgt Fee Percentage of EGI:
-1.75%
charged by all lenders/investors)
Property Mgt Fee Growth Rate (choose one):
Expense Growth Rate (3.00%)
Percent of Effective Gross Income
Yr 1 Prop Mgt Fee Percentage of EGI:
No --> If Yes, indicate Yr 1 Mgt Fee Amt:
Yes --> If Yes, indicate actual percentage:
5.00%
5.000%
II. OPERATING PRO FORMA
Year
Revenues
Ancillary Income
Vacancy
Other Income (OI)
OI Not Subject to Mgt Fee
Expenses less Mgt Fee
Property Mgmt
Reserves
NOI
Mortgage A
Mortgage B
Mortgage C
D/S Other Source
DCA HOME Cash Resrv.
Asset Mgmt
DDF
Cash Flow
DCR Mortgage A
DCR Mortgage B
DCR Mortgage C
DCR Other Source
Oper Exp Coverage Ratio
Mortgage A Balance
Mortgage B Balance
Mortgage C Balance
Other Source Balance
DDF Balance
21
715,377
14,308
(51,078)
(471,429)
(33,930)
(36,122)
137,125
(108,539)
-
22
729,684
14,594
(52,099)
(485,572)
(34,609)
(37,206)
134,791
(108,539)
-
23
744,278
14,886
(53,141)
(500,139)
(35,301)
(38,322)
132,260
(108,539)
-
24
759,163
15,183
(54,204)
(515,144)
(36,007)
(39,472)
129,520
(108,539)
-
25
774,347
15,487
(55,288)
(530,598)
(36,727)
(40,656)
126,565
(108,539)
-
26
789,834
15,797
(56,394)
(546,516)
(37,462)
(41,876)
123,383
(108,539)
-
27
805,630
16,113
(57,522)
(562,911)
(38,211)
(43,132)
119,967
(108,539)
-
28
821,743
16,435
(58,672)
(579,799)
(38,975)
(44,426)
116,306
(108,539)
-
29
838,178
16,764
(59,846)
(597,193)
(39,755)
(45,759)
112,389
(108,539)
-
30
854,941
17,099
(61,043)
(615,108)
(40,550)
(47,131)
108,208
(108,539)
-
(8,000)
20,585
1.26
(8,000)
18,252
1.24
(8,000)
15,720
1.22
(8,000)
12,981
1.19
(8,000)
10,025
1.17
(8,000)
6,844
1.14
(8,000)
3,428
1.11
(8,000)
(233)
1.07
(8,000)
(4,150)
1.04
(8,000)
(8,332)
1.00
1.20
(109,038)
1.19
(219,172)
1.18
(330,412)
1.16
(442,769)
1.15
(556,255)
Year
Revenues
Ancillary Income
Vacancy
Other Income (OI)
OI Not Subject to Mgt Fee
31
872,040
17,441
(62,264)
-
1.25
425,415
-
2015PA-0xxProjNameHOMEConsent v1 Harlem
1.24
320,650
32
889,481
17,790
(63,509)
-
1.23
214,834
33
907,271
18,145
(64,779)
-
1.22
107,954
1.21
0
34
925,416
18,508
(66,075)
-
-
-
-
-
-
-
35
943,924
18,878
(67,396)
-
Part VII-Pro Forma
3 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SEVEN - OPERATING PRO FORMA - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. OPERATING ASSUMPTIONS
Revenue Growth
Expense Growth
Reserves Growth
Vacancy & Collection Loss
Ancillary Income Limit
HOME
Consent
2.00%
3.00%
3.00%
7.00%
2.00%
Green-shaded cells are unlocked for your use and contain references/formulas that may be overwritten if needed.
Please Note:
Asset Management Fee Amount (include total
8,000
Yr 1 Asset Mgt Fee Percentage of EGI:
-1.75%
charged by all lenders/investors)
Property Mgt Fee Growth Rate (choose one):
Expense Growth Rate (3.00%)
Percent of Effective Gross Income
Yr 1 Prop Mgt Fee Percentage of EGI:
No --> If Yes, indicate Yr 1 Mgt Fee Amt:
Yes --> If Yes, indicate actual percentage:
5.00%
5.000%
II. OPERATING PRO FORMA
Expenses less Mgt Fee
Property Mgmt
Reserves
NOI
Mortgage A
Mortgage B
Mortgage C
D/S Other Source
DCA HOME Cash Resrv.
Asset Mgmt
DDF
Cash Flow
DCR Mortgage A
DCR Mortgage B
DCR Mortgage C
DCR Other Source
Oper Exp Coverage Ratio
Mortgage A Balance
Mortgage B Balance
Mortgage C Balance
Other Source Balance
DDF Balance
(633,562)
(41,361)
(48,545)
103,749
(108,539)
-
(652,568)
(42,188)
(50,002)
99,004
(108,539)
-
(672,146)
(43,032)
(51,502)
93,958
(108,539)
-
(692,310)
(43,892)
(53,047)
88,601
(108,539)
-
(713,079)
(44,770)
(54,638)
82,919
(108,539)
-
(8,000)
(12,790)
0.96
(8,000)
(17,536)
0.91
(8,000)
(22,582)
0.87
(8,000)
(27,938)
0.82
(8,000)
(33,620)
0.76
1.14
(670,881)
1.13
(786,659)
1.12
(903,600)
1.11
(1,021,716)
1.10
(1,141,018)
-
2015PA-0xxProjNameHOMEConsent v1 Harlem
-
-
-
Part VII-Pro Forma
-
4 of 5
Georgia Department of Community Affairs
2015 HOME Consent Pre-Application
Housing Finance and Development Division
HOME Consent PART SEVEN - OPERATING PRO FORMA - 2015PA-0 Independence Village Harlem Phase 1, Harlem, Columbia County
I. OPERATING ASSUMPTIONS
Revenue Growth
Expense Growth
Reserves Growth
Vacancy & Collection Loss
Ancillary Income Limit
2.00%
3.00%
3.00%
7.00%
2.00%
HOME
Consent
Green-shaded cells are unlocked for your use and contain references/formulas that may be overwritten if needed.
Please Note:
Asset Management Fee Amount (include total
8,000
Yr 1 Asset Mgt Fee Percentage of EGI:
-1.75%
charged by all lenders/investors)
Property Mgt Fee Growth Rate (choose one):
Expense Growth Rate (3.00%)
Percent of Effective Gross Income
II. OPERATING PRO FORMA
III. Applicant Comments & Clarifications
Yr 1 Prop Mgt Fee Percentage of EGI:
No --> If Yes, indicate Yr 1 Mgt Fee Amt:
Yes --> If Yes, indicate actual percentage:
5.00%
5.000%
IV. DCA Comments
APPLICANTS: Explain any any debt service payment amounts that deviate from the amount shown in Permanent Sources (Part III)
2015PA-0xxProjNameHOMEConsent v1 Harlem
Part VII-Pro Forma
5 of 5
CITY OF HARLEM PLANNING & ZONING COMMISSION
STAFF RECOMMENDATION
May 14th, 2015 Regular Meeting
Application Number……………………………………………………………………………………….......RZ-2015-04-02
Applicant.…………………………………………………………………………………………….Georgia Power Company
Request…………………………………………………………………………………………………….…Rezoning-R-1A to I-1
Location……………..…………….…….…………………….North end of North Bell Street, Harlem, GA 30814
Property Information…….…………….Parcel ID H01 068A, R-1A Residential, approximately 11.3 AC
Adjacent Use and Zoning………………….…………….………………………..North: R-1A Residential (Vacant)
………..……………………………………………………………………………..South: R-1A Residential (Single Family)
…….……………………….………………………………………………………………...East: R-1A Residential (Religious)
……….…………………………………………………………..…………………West: PUD & R-1A Residential (Vacant)
Comprehensive Plan Character Area:…..………..……………………..Traditional Neighborhood Reserve
Staff Recommendation………………………………………..……………………………............................Approval
The Request: This is not a typical rezoning since it deals with a property owned by Georgia
Power/Southern Company. The applicant notified the City in January that they would be placing
a communications tower on the site near the existing substation. The property is currently
zoned R-1A and a communications tower is not permitted on that zoning classification. City
staff informed the applicant that due to local zoning code we could not permit the
communications tower as currently zoned. In order for Georgia Power to proceed, the City
elected to rezone the property after discussions between legal counsels for both parties. In
addition, the substation never received a conditional use from the city as required by code. The
rezone will remedy both issues.
The submitted proposal is for a “slick” monopole that will stand 193 feet high located just north
of the existing substation. According to city code, the tower will be required to be setback a
distance equal to the height of the tower from any property containing a residential use. The
proposed location will be within that setback to all existing properties, whether containing a
residential use or not.
Staff Recommendation: Approve
Planning & Zoning Commission Recommendation-Pending
The Planning & Zoning Commission is tentatively scheduled to hear this request at their May
14th, 2015 meeting. Their recommendation will be forwarded to the Mayor & City Council for
final action on May 26th, 2015 at the Public Safety Building.
Parcel H01 068A with proposed location of monopole
Example of typical monopole
CITY OF HARLEM PLANNING & ZONING COMMISSION
STAFF RECOMMENDATION
May 14th, 2015 Regular Meeting
Application Number……………………………………………………………………………………….......RZ-2015-04-03
Applicant.………………………………………………………………….………………………….Georgia Power Company
Request…………………………………………………………………………………………………….…Rezoning-R-1A to I-1
Location……………..…………….…….…………………….North end of North Bell Street, Harlem, GA 30814
Property Information…….……………..….Parcel ID H01 069, R-1A Residential, approximately .89 AC
Adjacent Use and Zoning………………….…………….………………………..North: R-1A Residential (Vacant)
………..………………………………………………………………………………………..South: R-1A Residential (Utility)
…….……………………….………………………………………..…………………………...East: R-1A Residential (Utility)
……….…………………………………………………………..……………………………….………………West: PUD (Vacant)
Comprehensive Plan Character Area:…..………..……………………..Traditional Neighborhood Reserve
Staff Recommendation………………………………………..……………………………............................Approval
The Request: Similar to RZ-2015-04-02, this is a rezone for Georgia Power/Southern Company.
This parcel is adjacent to parcel ID H01 068A. Currently there are not any plans by Georgia
Power for the site.
Staff Recommendation: Approve
Planning & Zoning Commission Recommendation-Pending
The Planning & Zoning Commission is tentatively scheduled to hear this request at their May
14th, 2015 meeting. Their recommendation will be forwarded to the Mayor & City Council for
final action on May 26th, 2015 at the Public Safety Building.
Location map for RZ 2015 04 03
CITY OF HARLEM PLANNING & ZONING COMMISSION
STAFF RECOMMENDATION
May 14th, 2015 Regular Meeting
Application Number……………………………………………………………………………………….......RZ-2015-04-04
Applicant.……………………………………………………………………….…Peachtree Housing Communities, LLC
Request………………………………………………………….…………Rezone R-1A Residential to R-3 Residential
Location……………..…………….…….………………..………………North Louisville Street, Harlem, GA 30814
Property Information……………………Parcel ID H01 068, R-1A Residential, approximately 17.75 AC
Adjacent Use and Zoning………..…………….…..…….North: A-1 Agricultural (Waste Treatment Plant)
.……………………………………………………………………………….South: R-1A Residential (Religious & Utility)
…………………………….………………...East: R-1A Residential (Single Family) & R-2 (Residential-Duplex)
…………………………………………………………….…West: Planned Unit Development (PUD/Undeveloped)
Comprehensive Plan Character Area:..………..……………………....Traditional Neighborhood Reserve
Staff Recommendation.……………..…………………………….............................Approval with Conditions
The Request: The applicant is requesting to rezone 17.75 AC from R-1A Residential to R-3
Residential for 48 senior housing apartment units in 6 single story buildings in a cottage style of
architecture and have included examples. Proposed amenities include a club house, raised
planting gardens, covered picnic areas, and covered patio areas. The applicant meets initial R-3
standards and would be further evaluated if approved to meet standards for design. Applicant
has also indicated that the project would use Georgia Department of Community Affairs tax
credits. A packet indicating how that process works, more details on the development, and
photos of other projects was provided by the applicant.
Existing Conditions: The existing parcel is irregularly shaped. The topography slopes downward
from the southwest to northeast. A small pond is on the southeast corner of the parcel and an
intermittent stream extends northward from that pond towards the waste treatment plant.
Along the southern property line and taking up the southeast corner of the parcel is a Georgia
Power easement for overhead power lines. The lot is wooded, but does have areas that are
cleared near the center.
Review of the Request: In reviewing this request, staff utilized Chapter 152, §152.219 (Relevant
Factors in Rezoning Evaluation) of the Harlem Code of Ordinances to make a recommendation
on the rezoning request.
In regards to Chapter 152, § 152.219 (Relevant Factors in Rezoning Evaluation) staff offers the
following comments:
The following factors are considered when applying the balancing test which is required to
arrive at a rezoning decision:
A. Existing uses and zoning of nearby property. Would the requested zoning permit land
uses of a similar nature to those uses of similarly situated nearby land?
The zoning around the property is varied. To the north is a parcel zoned A-1 Agricultural, to the
south, east, and west are properties zoned R-1A, R-2, and Planned Unit Development. The uses
are also varied as well. To the north is the waste treatment plant, to the south are a religious
use and a utility (Georgia Power), to the east are single family and duplex residences, and to the
west is an undeveloped PUD. The closest R-3 zoning with apartments is located approximately
1,000 feet away on West Forrest Street. From a use standpoint, a duplex is across the street
from the parcel at 525 North Louisville and a housing authority property with a duplex and a
single unit is located at 202 Douglas Street. Both of these uses are of similar density to the
submitted proposal and are of a similar use, albeit not the same.
B. Extent to which property value is diminished by present zoning. How much more would
the property be worth if the rezoning request was approved?
The property is currently sitting unused and has some difficulties. Access to the site is limited by
an intermittent stream and pond along the North Louisville property line. A 300 foot
wastewater treatment plant buffer is on the north side of the property and severely limits the
usable property on the site. It could still be developed at the present zoning, but would be very
difficult with the lot standards in place in R-1A. The property would conceivably be worth more
if rezoned to a district that allowed more density, which this request does seek to do.
C. Extent to which destruction of the property value of the petitioner promotes the health,
safety, morality, or general public welfare. How would approval of the request adversely
impact the public interest? Consider the following:
(1) Traffic. Potential increase in congestion.
(2) Diminution of value. Immediate diminution or gradual diminution resulting from
deterioration of a neighborhood over a period of time
(3) Environmental impact. Potential for generation of noise, air pollution, or
deterioration of unique or sensitive environmental conditions.
In terms of traffic, the addition of 48 senior housing apartment units will cause a slight rise in
traffic according to ITE Trip Generation. North Louisville Street is considered a Rural Minor
Arterial road which is defined as providing links between cities and larger towns and should
provide for relatively high overall travel speeds with minimum interference to through
movement. In 2014, a traffic counter located just south of the intersection of HarlemGrovetown and North Louisville averaged 6,141 average daily trips. Models anticipate that the
proposed 48 units will add 165 average daily trips to North Louisville Street. This is a small
amount of additional trips, especially considering the road is designed to handle upwards of
15,000 average daily trips per day.
The proposed site does include an intermittent stream running through the property along
North Louisville Street and a pond. The applicant has taken both of these environmental
features into account. Staff is concerned somewhat with detention being located so close to the
intermittent stream.
D. Zoning of the property when purchased. Is the request a result of speculative purchase of
the property?
The property has not been purchased by the applicant, but a contract has been signed
contingent on the approval of the rezoning. Therefore, it is a speculative purchase.
E. The suitability of the subject property for the current zoning. Are natural environmental
features conducive to the type of development permitted by the present zoning? Are the
utilities present for development of the site? Would the topography or other natural
environmental characteristics of the site be conducive to development under the present
zoning?
The current zoning is suitable for the subject property, but does limit it. As mentioned, the
site is limited for R-1A residential development due to the environmental features along the
front of the property and the buffer from the wastewater treatment plant. Water and
sewer is available to the site.
F. Length of time the property has been vacant as zoned. Considered in the context of land
development in the area in the vicinity of the property.
Staff does not know when the property was last developed in any way.
G. The extent to which the rezoning request conforms with the City Comprehensive Plan.
The character area for this site is Traditional Neighborhood Reserve. Please note that the
character area guidelines are not in the Community Agenda and staff used the guidelines from
the Land Use section of the Comp Plan. Traditional Neighborhood is designed to promote
traditional neighborhood site development geared toward pedestrian comfort and accessibility,
and promotes building design that respects the scale, orientation and principal features of older
housing stock. Development pattern recommendations are for neighborhoods promoting
primarily single-family detached and attached housing types, limited townhouse or singlefamily attached development clustered on specific blocks, traditional architecture, traditional
lot, block, and street layout, neighborhood parks, and smaller building lots for higher singlefamily densities than in the historic neighborhoods.
This character area is fairly spread out and includes pockets of the city that are undeveloped.
Because of this there has been little new development built within the character area with only
the Ansley Place subdivision and Planer Mill Village senior independent housing being
completed during the Comprehensive Plan time period. A proposed PUD was rezoned adjacent
to the subject site, but has not been developed.
While this application is not single family and is instead an attached dwelling unit, it is very
similar to the approved Planer Mill Village senior independent housing development. Both are
senior focused and have a similar development pattern, but with Planer Mill being at a higher, 5
units per acre density. The issue for staff is that it is unknown what the thought process was on
approving that development. As a local government, our comprehensive plan does allow for
some interpretation on lots that are along the “boundary” lines for each character area. This
development would have fit within the Declining Residential character area quite easily and is
along that boundary line. It also has a very compelling argument to fit within the Traditional
Neighborhood Reserve due to it being attached and at a higher density than what is typical.
Staff is inclined to say that this proposal does fit the comprehensive plan, but there are
questions of relying on one previous rezoning.
H. Districts. The possible creation of an isolated district unrelated to adjacent and nearby
districts.
The proposed rezoning would create an isolated R-3 district. However, the density is similar to
the Harlem Heights neighborhood across the street (approximately 3 single family dwellings per
acre compared to 2.7 apartments per acre on the subject property).
I. Public effects. The population density pattern and possible increase or overtaxing of the
loan on public facilities including, but not limited to, schools, utilities, and streets.
The applicant has indicated that children would not be permitted to live in the development, so
it would have a minimal impact on the school system.
The Public Works Department keeps a close watch on usage at our sewer treatment plant.
Estimates based on average gallon per day usage by individuals indicate that the development
could produce 16,800 average gallons per day of wastewater that would need to be treated at
the Harlem treatment plant. Current usage averages approximately 193,000 gallons per day of
our 250,000 allotment. The addition of the estimated usage would bring the total to an
estimated 209,800 leaving 40,200 in reserve. Please note that the figures used here are
projections and typically do not reflect the actual usage. They are used to gauge capacity needs
and when to plan for expansion of sewer treatment plants. For instance, using this model the
City of Harlem would already be over its allotment if each citizen used 100 gallons per day of
wastewater. Because of this, the City has begun plans to double the size of the wastewater
treatment plant to accommodate future growth.
As part of the review process, the Harlem Fire Department is also consulted with. Due to the
applicant changing their overall site plan and target market after comment requests had gone
out, comments from the fire department were not received before the publication of this
recommendation. Comments will be included to the Planning Commission as soon as they are
received and will be available online and at the meeting for the public.
The Harlem Police Department was also consulted with. Due to the applicant changing their
overall site plan and target market after comment requests had gone out, comments from the
Police department were not received before the publication of this recommendation.
Comments will be included to the Planning Commission as soon as they are received and will be
available online and at the meeting for the public.
In terms of traffic, the addition of 48 senior housing apartment units will cause a slight rise in
traffic according to ITE Trip Generation. North Louisville Street is considered a Rural Minor
Arterial road which is defined as providing links between cities and larger towns and should
provide for relatively high overall travel speeds with minimum interference to through
movement. In 2014, a traffic counter located just south of the intersection of HarlemGrovetown and North Louisville averaged 6,141 average daily trips. Models anticipate that the
proposed 48 units will add 165 average daily trips to North Louisville Street. This is a small
amount of additional trips, especially considering the road is designed to handle upwards of
15,000 average daily trips per day.
J. Boundaries. Whether existing district boundaries are illogically drawn in relation to
existing conditions on the property proposed for change.
In staff’s opinion, existing district boundaries in the area are logically drawn, albeit haphazardly.
However, with the site being close to the central core and the fact that those areas are rarely
“clean” from a zoning district standpoint since they have evolved over time the somewhat
hodgepodge nature is to be expected.
K. Changing conditions. Whether changed or changing conditions make the passage of the
proposed amendment necessary.
Multifamily is a popular form of development and statistics from across the country have
shown that the United States as a whole is lacking in multifamily housing. Additionally,
Columbia County recently placed a moratorium on townhome and other high density
development which may have an impact on the applications the City of Harlem sees in the
future dependent on how the County proceeds on that issue.
L. Drainage. Whether the proposed change will create a drainage problem.
With review by both city engineers and the state, it is not anticipated that the proposal will
create a drainage problem.
M. Effects. Whether the proposed change will seriously reduce light and air to adjacent
areas.
Staff does not anticipate any reduction of light and air to adjacent areas.
N. Property values. Whether the proposed change will adversely affect property values in
the adjacent area.
Staff looked at several literature reviews of studies on how LIHTC projects impact property
values of adjacent areas. The general consensus was that they have no change or a small boost
on adjacent property values. However, one of the more thorough reports indicated that more
research is needed. Staff is hesitant to provide a comment to this question due to the varying
levels of the studies and also that a penultimate study has yet to be performed.
O. Adjacent property. Whether the proposed change will be a deterrent to the improvement
or development of adjacent property in accordance with existing regulations.
The proposed change could have an impact on the lot to the west that is zoned Planned Unit
Development. Staff is mostly concerned with that site only having access on West Forrest Street
and the impact that would have on West Forrest Street if developed as intended. However,
staff must mention that those issues have existed since the property was rezoned and have not
been addressed.
P. Privilege. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
Staff does not think that the proposed change constitutes a granting of special privilege..
Q. Need for change. Whether there are substantial reasons why the property cannot be
used in accordance with existing zoning.
The property could be used in accordance with existing zoning. However, the site lends itself
more to a clustered or small lot development due to the environmental factors on the site and
the character area.
R. Neighborhood. Whether the change suggested is out of scale with the needs of the
neighborhood or would adversely affect living conditions in the neighborhood.
The proposed development is not out of scale with the needs of the neighborhood from a
density standpoint as indicated previously. With the low number of additional daily trips to the
road system and the age requirement, staff does not think it would adversely affect living
conditions in the neighborhood.
S. General. Any other factors relevant to balancing the interest in promoting the public
health, safety, morality, or general welfare against the right to the unrestricted use of
property.
Staff does not have any other factors to add to the review.
Comprehensive Plan Character Area: The Traditional Neighborhood Reserve character area is
made up primarily of large tracts that have previously been left largely undeveloped and extend
from both pre-existing contemporary and historic neighborhoods. The development patter is to
promote traditional neighborhood site development geared towards pedestrian comfort and
accessibility, and promotes building design that respects the scale, orientation and principal
features of older housing stock.
Staff Recommendation: Approval with Conditions
Overall, staff is comfortable with the proposed development due to the density, location, and
character area development recommendations. While the proposed development does
introduce a new use into that area, its overall density is within the same ratio as surrounding
uses. The proposal also provides much of the recommended development patterns from that
character area. That being said, staff does have several recommended conditions that are as
follows:
1. Pedestrian access shall be provided from the interior of the site to the proposed
pedestrian walkway along North Louisville Street.
2. Proof of deed filing as indicated on submitted documentation from the applicant will be
presented to the City of Harlem upon filing. Any change pertaining to the land use
restrictions placed on the property shall be presented at filing.
Planning & Zoning Commission Recommendation-Pending
The Planning & Zoning Commission is tentatively scheduled to hear this request at their May
14th, 2015 meeting. Their recommendation will be forwarded to the Mayor & City Council for
final action on May 26th, 2015 at the Public Safety Building.
Proposed site for RZ-2015-04-04
SITE INFO
APPROX.
N. LOUISVILLE ST.
HARLEM, GA 30814
PARCEL ID: H01-068
OWNER:
ALVIN K. HARRIS
PO BOX 642
HARLEM, GA 30814
DEVELOPER:
PEACHTREE HOUSING COMMUNITIES
80 WEST WIEUCA RD., NE
SUITE 204
ATLANTA, GE 30342
EN
E
AC
P
S
P
TO
CURRENTLY ZONED R-1A-RESIDENTIAL
PROPOSED ZONING R-3
PER ORDINANCE SHALL CONFORM TO DENSITY AND
DIMENSIONAL STANDARDS OF THE RESIDENTIAL DISTRICT R-3
N
NE
A
M
R
PE
GROSS SITE AREA = 17.75+/- ACRES
DENSITY REQUIREMENTS PER R3 DESIGNATION =
5 UNITS/ACRE x 17.75 ACRES = 88UNITS MAX
2.7 UNITS/ACRE PROPOSED = 48 UNITS /17.75 ACRES
FRONT SETBACK
REAR SETBACK
SIDE SETBACK
MAX. BLDG. HEIGHT
= 75' MIN.
= 15' MIN.
= 15' MIN.
= 60' MAX
A
TOTALS:
H F
C
200
300
400
500
600
4
4
0
0
4
0
4
8
8
4
8
TOTAL UNITS
PER
MA
NEN
TO
8
PARKING
PARKING REQUIRED 2.0 SPACES PER UNIT
- 96 SPACES REQUIRED
- 96 SPACES PROVIDED + 16 FOR VISITORS (112 TOTAL PROVIDED)
REQUIRED AMENITIES PER GADCA:
- RAISED PLANTING GARDENS
- MULTIPURPOSE ROOM
- COVERED PICNIC AREA (W/ 2 PICNIC TABLES & A GRILL)
ADDITIONAL AMENITIES :
- COVERED PATIO WITH SEATING
- EXERCISE ROOM (W/ NEW EQUIPMENT)
ADDITIONAL SPACES :
- OFFICES
- MAINTENANCE
- MAIL KIOSK
OPEN SPACE REQUIREMENTS PER R3 DESIGNATION =
NOT LESS THAN 25% GROSS ACREAGE MUST BE MAINTAINED AS
PERMANENT OPEN SPACE (P.O.S.)
17.75 ACRES * 25% = 4.44 MIN.ACRES FOR P.O.S. (193,406 SQ.FT.)
P.O.S. PROVIDED = 6.42 ACRES> 4.44 ACRE MIN. (279,614 SQ.FT.)
-100% ACCESSIBLE TO RESIDENTS
-10% OF REQ. OPEN SPACE TO BE IMPROVED OPEN SPACE
(I.O.S.) = 19,341
I.O.S. PROVIDED = 28,408 SQ.FT. (15% WHICH IS GREATER THAN
THE 10% REQUIRED BUT LESS THAN THE 25% MAX)
VICINITY MAP
- RESIDENT COMPUTER CENTER (MIN. 2 COMPUTERS)
- COMMON LAUNDRY
B
D
100
2 BR/2 BA - B
E
I.O.S #1
UNIT MIX
1 BR/1 BA - A
G
J
K
SITE
PEN
SPA
CE
Louisville Senior Village Harlem, Georgia A proposed development by: www.peachtreehousing.com CONTENTS OF THIS PACKAGE: PAGE 3: Brief overview of the proposed development and development team PAGE 10: Listing of properties either completed or under development by Peachtree Housing Communities PAGE 15: Pictures of other senior tax credit communities developed by Peachtree Housing Communities in Georgia (Louisville Senior Village will be nearly identical to the properties depicted in this section) 2 OVERVIEW OF THE PROPOSED DEVELOPMENT AND DEVELOPMENT TEAM 3 About the Development Team:
Peachtree Housing Communities, LLC (“Peachtree”) will be the owner and developer of the property. Peachtree is a real estate development company focused on developing apartment communities in the southeastern United States with a focus in the states of Georgia and South Carolina. Peachtree is an “asset based” developer and retains ownership in developments for at least twenty years before disposition of the property. The principals and employees of Peachtree have over 50 years of combined experience in developing, constructing and financing affordable housing properties. About the affordable housing program: The Affordable Housing Program, which is based on Section 42 of the Internal Revenue Code, was enacted by Congress in 1986 to provide the private market with an incentive to invest in affordable rental housing. Federal housing tax credits are awarded to developers of qualified projects. Developers then market these credits to investors to raise capital (or equity) for their projects, which reduces the debt that the developer would otherwise have to borrow. Because the debt is lower, a tax credit property can in turn offer lower, more affordable rents. This reduced rental rate will not affect the property’s ability to maintain itself and provide superior service to its residents because of the reduced debt. In fact, through a combination of regular site visits and audits by Georgia Department of Community Affairs (“DCA”) and the equity investor, the tax credit program ensures that the property is well maintained and kept in compliance with the numerous program requirements. Investors receive a dollar‐for‐dollar credit against their Federal tax liability each year over a period of 10 years provided the property maintains compliance with the program requirements,. The amount of the annual credit is based on the amount invested in the affordable housing project. We will apply to DCA for an allocation of tax credits to allow for the development to proceed. In return for accepting the allocation of tax credits, the development will agree to rent all units to seniors (age 55 and older) in addition to renting 20% of the units to seniors with incomes at or below 50% of area median income (“AMI”) and renting the remaining 80% of the units to seniors with incomes at or below 60% of AMI. The age restriction and income restriction will be recorded on the deed to the property. The property will not receive any rent subsidies from the federal or state government. The residents will need to make sufficient income to pay their rent. 4 Please see the following chart detailing the structure of our proposed development: Affordable Housing Structure and Participants
IRS
Louisville Senior Village
2. Submit
Project
Proposal
1. Allocates Tax
Credits to Georgia
4. Sells
Credits
5. Builds
Project
Using
Equity
Proceeds
3. Awards
Credits
Private
Equity
Investors
GA DCA
All of the equity and debt placed on the proposed development will be from private sources. The allocation of tax credits is not a federal funding of the development, but rather it is an incentive to facilitate the private investment in and development of affordable housing. The rents will not be subsidized by the program and each resident must pay their rent or face eviction. 5 How will this development help the senior residents of Harlem? Louisville Senior Village will provide quality affordable housing to the senior residents of Harlem. The following tables show the targeted income levels for the proposed development and the current projected rents: Unit Type 1 Bedroom Unit 2 Bedroom Unit 1 Bedroom Unit 2 Bedroom Unit UNIT RENT STRUCTURE Income Level Maximum Monthly Rent Allowed 50% AMI 50% AMI 60% AMI 60% AMI $383 $448 $494 $581 Projected Monthly Rent $382 $425 $410 $485 INCOME LEVELS FOR 60% AMI UNITS # of Residents Income Level 1 Person Household 2 Person Household 60% AMI 60% AMI INCOME LEVELS FOR 50% AMI UNITS # of Residents Income Level 1 Person Household 2 Person Household 50% AMI 50% AMI Maximum Income $24,840 $28,380 Maximum Income $20,700 $23,650 Our target market for our residents includes the following: 
Seniors that currently live in a larger home and may wish to downsize to ease the burden of upkeep on their property and the financial strains that may be caused by homeownership. 
Seniors that are currently renting a nice home or apartment but are over rent burdened and might find difficulty acquiring the daily necessities of life (groceries, prescription medications, etc.). 6  Seniors that are currently living in substandard housing so that they may indeed afford the necessities of life mentioned above. Louisville Senior Village will provide benefits to each of the target markets above. We will provide a maintenance free life for our residents. Furthermore, we will provide a high quality, secure property at an affordable price, thus ensuring that our residents don’t have to make the choice between a nice residence and the necessities of life. We have found that once a resident moves into one of our senior properties, they tend to live there for a much longer period when compared to a normal apartment community that is not deed restricted for seniors. Proposed Site Location: Louisville Senior Village will be located on the west side of N Louisville Street approximately ½ of a mile north of downtown. Proposed Community Characteristics: The proposed development will be for active adults (age 55 and older) and will consist of 48 apartment homes consisting of one and two bedroom units located in six single story buildings. The community highlights will include the following at a minimum: Unit Amenities and Characteristics: 
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100% of the units will be accessible and adaptable, as defined by the Fair Housing Amendments Act of 1988 and the entire site will conform to the Americans with Disabilities Act. All one bedroom units will have one full bath All two bedroom units will have two full baths The living areas and bathrooms in all units will have vinyl plank flooring The bedrooms in all units will be carpeted All appliances Energy Star Certified (including water heaters) All of the units will have a balcony or patio Upgraded interior doors with lever hardware Upgraded cabinetry with loop handles All units will be constructed to Earth Craft Multifamily Standards (please visit http://www.earthcraft.org/builders/programs/earthcraft‐multifamily/ for details). The EarthCraft Multifamily program provides certifications for multifamily properties and these standards address a wide range of sustainability considerations, including environmental performance, indoor air quality, building durability, comfort and affordability. EarthCraft Multifamily addresses these concerns at the unit level and for 7 the structure as a whole. Obtaining this certification ensures that the property is constructed in an environmentally friendly manner and further ensures that our residents will be living in a healthy environment with the lowest possible utility bills which enhances the affordability, viability and sustainability of our proposed development. Site/Building Amenities and Characteristics: 
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A community center (club house) that includes a kitchen, dining area, sitting areas with televisions, computer center, a library and a furnished exercise/fitness room with low‐impact exercise equipment will be provided A full time property manager will be located on site A full time maintenance person will be located on site A landscaping company will be hired to provide regular landscaping services to ensure the proposed development is well maintained and attractive A covered picnic area with grilling stations will be provided A well constructed and maintained raised garden for resident’s use. Tools, soils and seeds will be provided to the residents and gardening classes will be provided. The raised garden will assist our residents in that it is tailored for an aging population. An on‐site laundry facility will be provided for residents who do not have washers and dryers. Complete built‐in fire sprinkler system in every unit At least 40% of the exterior of all buildings will be brick or stone, with the remainder consisting of fiber cementious siding 30 year architectural roofing shingles Social Services: 
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Social and recreational programs will be planned and overseen by the property manager (semi‐monthly birthday parties/holiday dinners or parties, potluck dinners, movie nights, etc.) Semi‐monthly classes will be conducted on site (examples: arts and crafts, exercise, computer tutoring, and gardening) Direct Economic Impact to Harlem: Water and Sewer Tap Fees:  The water and sewer tap fees for the proposed development are estimated to be $85,901. 8 Construction dollars  Construction costs are estimated to be $5.2M. These construction dollars will have a direct economic impact on the City of Harlem and surrounding areas. Deed Restriction for seniors: The italicized section below is an excerpt from the land use restriction agreement that must be placed upon the property when it receives tax credits. This deed restriction must be recorded. The recording of this deed restriction allows us to be exempt from the Fair Housing rule that does not allow a community to discriminate based on familial status (i.e. families with children). The Housing For Older Persons Act of 1995 allows us to not allow children to reside in our community as long as we follow the parameters set forth in our deed restriction, which we must do. Therefore, all of our residents will be age 55 and older (with the exception of a spouse of someone who is age 55 and older and the spouse might be younger) and no children will reside in our community. Excerpt from the land use restriction agreement: Housing for Older Persons Project Accessible, adaptable, and intended for and operated for occupancy by persons 55 years of age or older. 80% of the total housing units in the Project must be occupied by at least one person who is 55 years of age or older. Up to 20% of the units may be occupied by others, including the landlord’s employees, surviving spouses or children of residents who were 55 years of age or older when they died, and caregivers. Owner must adhere to policies and procedures that demonstrate intent of Owner and manager to provide housing for persons 55 years of age or older. Throughout the Compliance Period, unless otherwise permitted by GHFA, Owner has agreed to provide the following: Housing for Older Persons Project: Owner must provide at least 2 different activities/services designed to meet the physical or social needs of tenants aged 55 and older in at least three of the following categories: recreation/social, transportation, health/wellness, education, counseling, and security. 9 LIST OF PROPERTIES EITHER COMPLETED OR UNDER DEVELOPMENT BY PEACHTREE HOUSING COMMUNITIES 10 Completed Properties: Forrester Senior Village‐Leesburg, GA Completed 2012 Forrester Senior Village (“Forrester”) is a fifty unit apartment community designed for seniors (age 55 and older). Forrester is located in Leesburg, GA at 197 Forrester Parkway. Forrester provides its residents with numerous amenities, including a fitness center, a computer center, a large all‐purpose community building for community events, a garden for our residents’ use, a picnic pavilion and a walking path that meanders through the open space of the property. All units feature upgraded insulation (R15 walls/R‐38 ceilings), energy star appliances and lighting as well as high‐efficiency HVAC. All units have solar water heaters that reduce tenant utility costs. The clubhouse is powered by a photovoltaic system. Conners Senior Village Phase I‐Villa Rica, GA Completed 2012 Conners Senior Village (“Conners”) is a sixty unit apartment community designed for seniors (age 55 and older). Conners is located in Villa Rica, GA off of Conners Road, adjacent to Mirror Lake. Conners provides its residents with numerous amenities, including a fitness center, a computer center, a large all‐purpose community building for community events, a garden for our residents’ use, a picnic pavilion and a walking path that meanders through the open space of the property. All units feature upgraded insulation (R15 walls/R‐38 ceilings), energy star appliances and lighting as well as high‐efficiency HVAC. The clubhouse is powered by a photovoltaic system. Conners Senior Village Phase II‐Villa Rica, GA Completed 2014 Conners Senior Village Phase II (“Conners II”) is the second and final phase of a master planned phased project and is designed for seniors (age 55 and older). Conners II consists of 60 additional units which are located in five buildings along with a second clubhouse. Conners Senior Village Phase II has other amenities such as: a raised and fenced community garden that is ADA compliant, picnic pavilions with grilling stations, a community room for community events, a computer center, a centralized laundry facility and sitting areas throughout the interior common space of the building for our residents to rest and commensurate. Conners II also includes a putting green for our residents’ recreation. Oak Forest Apartments‐Eastman, GA Completed 2013 Oak Forest Senior (“Oak Forest”) is a forty‐one unit apartment community designed for seniors (age 62 and older) that underwent a complete renovation and rehabilitation that was completed in June, 2013. Peachtree added a number of amenities including an ADA compliant raised and fenced community garden, a fitness center equipped with low impact exercise equipment appropriate for aging populations, a new covered mail kiosk, a gazebo, a computer room and a revamped community gathering room for our residents’ use. 11 Fairgrounds Senior Village‐Laurens, SC Completed 2013 Fairgrounds Senior Village (“Fairgrounds”) is a 42 unit apartment community designed for seniors (age 55 and older). Fairgrounds is located at 197 Fairgrounds Road in Laurens, SC on the northwest corner of the Fairgrounds Road/Osborne Road intersection, just north of U.S. Highway 76 (East Main Street). The property has amenities specifically designed for seniors such as a gazebo, a walking path that meanders through the open space of the property, an exercise room with low impact exercise equipment and a spacious community building that is furnished with televisions, a leasing area, a computer center and gathering areas. Properties under development: Longleaf Senior Village‐Aiken, SC Coming Spring 2015 Longleaf Senior Village (“Longleaf”) started construction in the first quarter of 2014. Longleaf is being developed in conjunction with Neighborhood Concepts, Inc., a housing focused non‐profit corporation based in Huntsville, AL. Longleaf will be located in Aiken, SC off York Street, just north of the intersection of York and Rutland. The property will consist of 50 apartments for seniors age fifty‐five and older. The property will have amenities specifically designed for seniors such as an exercise room with low impact exercise equipment; a spacious community building that will be furnished with televisions, a computer center and gathering areas. Horizon Senior Village‐Grovetown, GA Coming Late 2015 Horizon Senior Village started construction in late 2014. The property will be a 68 unit senior housing development for those age fifty‐five and older. Horizon Senior Village will be located in the city of Grovetown, Columbia County, Georgia (a suburb of Augusta). The property is located off Wrightsboro Road. The development of Horizon Senior Village will provide quality affordable housing to the residents of Columbia County. There are a multitude of shopping and dining opportunities within two miles of Horizon Senior Village. Furthermore, Horizon Senior Village will have a raised and fenced community garden that is ADA compliant, a community building with a covered porch for community events, a fitness center with low impact exercise equipment appropriate for an aging population, a fully equipped computer center, and a centralized laundry facility. Pointe North Senior Village‐Albany, GA Coming Summer 2015 Pointe North Senior Village started construction in the summer of 2014. The property will be a 59 unit senior housing development for those age fifty‐five and older. Pointe North Senior Village will be located in Albany, Dougherty County, Georgia. The property is located off Pointe North Boulevard between Colonial Drive and Pointe North Court. The development of Pointe North Senior Village will provide quality affordable housing to the senior residents of Dougherty County. There are a multitude of shopping and dining opportunities within a mile of Pointe North 12 Senior Village. Pointe North Senior Village will have a community room for community events, a fitness center with low impact exercise equipment appropriate for an aging population, a fully equipped computer center, a centralized laundry facility, a covered patio and sitting areas throughout the interior common space of the building for our residents to rest and socialize. Laurel Street Village‐Honea Path, SC Coming Spring 2016 Laurel Street Village will be located in Honea Path, SC off Laurel Street, just west of the intersection of Laurel Street and Eastview Street. Construction commenced in April 2015. The property will consist of 42 townhomes targeted to families and will include 23 two bedroom units and 19 three bedroom units. Laurel Street Village will be located within 1/2 mile of a grocery store, a pharmacy, numerous restaurants, retail stores, doctor’s offices, a public elementary school, a bank and a public park. All of the amenities offer close proximity to services and employment opportunities. We believe Laurel Street Village is located in an area that offers the best of both worlds with regards to price reasonableness and proximity to amenities and services. The property will provide a spacious community building that will be furnished with televisions, a leasing area, a computer center and gathering areas. We will also provide a playground for our resident’s children. A.L. Miller Village‐Macon, GA Coming Late 2016 Peachtree Housing Communities in partnership with Oracle Consulting Services announced the rehabilitation and adaptive reuse of A.L. Miller Village. Work is expected to start in late summer of 2015. A.L. Miller Village is a Historic Landmark School campus located on an eleven acre site at 2241 Montpelier Avenue, Macon, Bibb County, Georgia. A.L. Miller Village is centrally located with off‐site amenities within walking distance including churches, medical offices, Mercer University, local parks and numerous retail outlets. The campus consists of three separate buildings, the High School, the freestanding Gymnasium building and the Elementary School building with an attached Administration building. Both Low‐Income Housing Tax Credits and Historic Tax Credits will be utilized to finance the development of A.L. Miller Village. The Development will consist of 62 one, two and three bedroom units located in the existing historic building and 9 freestanding single family homes. Park Senior Village‐Leesburg, GA Coming Summer 2016 Park Senior Village is expected to start construction in the summer of 2015. Park Senior Village will be a 50 unit senior housing development for those age fifty‐five and older. Park Senior Village will be located in Leesburg, Lee County, Georgia. The property is located at the intersection of Robert B. Lee Drive and Park Street, which is the commercial growth corridor of Leesburg and Lee County and a suburb of Albany. The development of Park Senior Village will provide quality affordable housing to the residents of Lee County. There are a multitude of 13 shopping and dining opportunities within two miles of Park Senior Village. Furthermore, Park Senior Village will have a raised and fenced community garden that is ADA compliant, a community building with covered porch for community events, a fitness center with low impact exercise equipment appropriate for an aging population, a fully equipped computer center, and a centralized laundry facility. 14 PICTURES OF OTHER SENIOR TAX CREDIT COMMUNITIES DEVELOPED BY PEACHTREE HOUSING COMMUNITIES IN GEORGIA (Louisville Senior Village will be nearly identical to the properties depicted in this section) 15 Pictures of Forrester Senior Village in Lee County Georgia (completed May 2012) Pictures of Conners Senior Village in Villa Rica, Georgia (completed July 2012) CITY OF HARLEM PLANNING & ZONING COMMISSION
PETITION TO CHANGE §152.067 (AGRICULTURAL, FARM, AND ANIMAL STRUCTURES AND USES)
Mr. Paul Kirkland, who resides at 430 South Louisville Street, has requested a revision to §152.067. The
current sections states:
§152.067 AGRICULTURAL, FARM, AND ANIMAL STRUCTURES AND USES
Buildings and structures related to agriculture, farming, or the keeping of animals, shall be set back a
minimum of 100 feet from any property line. The minimum lot size for the keeping of livestock shall be
five acres. One horse may be boarded for non-commercial use on a lot containing five acres or more in
area, and an additional acre of are shall be required for each additional horse to be boarded.
Mr. Kirkland petitions to allow for the temporary use of goats for the purposes of clearing an overgrown
lot with a 3 month maximum.
STAFF COMMENT
The 2006 ordinance is written in such a way that pushes livestock/farm animals to the larger lots on the
periphery of town where a more rural character is present, not the central core. This is a fairly common
practice with land use since many people residing in dense areas do not want to have livestock or farm
animals close to them. Restrictive covenants in subdivisions would take precedence over local
ordinances in this case. Staff is fully aware that we have permitted backyard chickens less than a year
ago. Goats present other issues, such as smell, that is not present with chickens. There are ways to
mitigate those issues, but overall staff remains skeptical.
If the Commission wishes to pursue the proposed changes staff would be concerned with the following
factors:
1. Smell. Male goats do produce an odor that is unpleasant and would be of a concern.
2. Changing of an ordinance to benefit one land owner when a variance process exists that could
be used since they are requesting a 3 month time limit.
3. Size of the lot and enclosures.