Low Income Housing Tax Credits & Opportunity Housing in Georgia, 2019

Georgia's 2019 Qualified Allocation Plan (QAP) awards point incentives for affordable housing in areas of opportunity, as well as for community revitalization plans.

Points will be awarded for each desirable activity/characteristic category as set forth below. Applicants will be limited to receiving a maximum of ten (10) points under this section.

1. Requirements

a. One (1) point will be awarded to desirable activity/characteristics which are within a 2-mile driving or walking distance of a proposed Rural site and 1.5-mile driving or walking distance of a proposed Flexible site.

b. Two (2) points will be awarded to desirable activity/characteristics which are within a 0.5-mile driving or walking distance of a proposed site.

c. Driving or walking routes must originate from geo-coordinates of the pedestrian or vehicle site entrance and end at the geo-coordinates of the desirable amenity.

d. Each building/entity/location will be assigned to only one (1) desirable category, with the exception of an amenity under (a), (d), or (e) below, which may be assigned to up to two (2) desirable categories. (Example: a public park may have a gymnasium and/or a swimming pool, or a supermarket may have a pharmacy).

e. Desirable characteristics that are under construction may be eligible for points if the construction site is clearly active and the new structures are above ground at the time of Applicant Submission.

f. For Scattered Site Projects, desirable amenities must be measured from the center point of the Scattered Site locations.

2. Eligibility. The following Desirable activities/characteristics are eligible for points:

a. National big box general merchandise store, typically with a minimum of 50,000 square feet of floor space (e.g., Wal-Mart, Target, Costco, BJ’s, Sam’s Club)

b. Hospital (outpatient centers or emergency care facilities not eligible)

c. Traditional town square which includes an operational anchor institution (e.g. county courthouse, city hall) and which serves as a hub for both commercial activity and community events (only applicable to Rural properties).

d. Supermarkets and grocery stores with meat, dairy, and produce (high-end specialty stores and convenience stores not eligible)

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e. Community or recreational center (e.g. YMCA, Boys & Girls Club, public pool, public gymnasium, senior community or multipurpose facility)

f. Elementary, middle, or high school

g. Public park/public community garden

h. Public library

i. Medical care provider (e.g. clinic, physician/dental office)

j. Licensed day care service

k. Fire station or police station

l. Retail/clothing/department store (full range of clothing/household items)

m. Restaurants

n. Federally insured banking institutions (ATMs not eligible)

o. Place of worship

p. Post office

q. Pharmacy

 

In determining whether an undesirable activity/characteristic is near a proposed site, the Application must consider any undesirable activity/characteristic that is located within the radius of 0.25 miles of the proposed site. Two (2) points will be deducted from the Applicant’s Desirable points for each Undesirable activity/characteristic.

For scattered-site projects, the Applicant must evaluate the 0.25-mile radius from each non-contiguous parcel separately.

 

1. Undesirable/Inefficient Site Activities/Characteristics may include but are not limited to the following:

a) Inappropriate surrounding property uses (examples include but are not limited to junkyards, dumps, landfills, materials storage areas, commercial livestock operations, uses that generate odor, and uses that generate excessive glare from lighting).

b) Potential or existing environmental hazards such as chemical or heavy manufacturing activities, industrial development, facilities listed in Federal or State hazardous inventory databases, gas stations with a history of leaking underground storage tanks, auto repair stations, and dry cleaners with a history of contaminant releases.

c) Abandoned houses or buildings that are unoccupied and unsecured and/or detract from an area’s physical appearance, diminish living conditions and/or safety of the neighborhood, and/or decrease the marketability of the proposed sites (“abandoned” will be determined by the following factors: unsecured entrances (windows and doors) and lack of maintenance). Additionally, deteriorated housing or buildings where extensive defects are evident from the exterior of the building and which depress an area’s physical appearance, diminish living conditions and/or safety of the neighborhood, and decrease the marketability of the proposed site.

d) Extensive mitigation that can translate to a less efficient use of resources. Examples include extensive noise mitigation costs, steep grade changes that require extensive grading and/or retaining walls, extensive floodplain or wetland areas that render the existing soils unsuitable for required bearing capacity, and inefficient use of land/excessive site acreage in relation to the number of units constructed.

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e) Property falls within a food desert, defined as a low-income census tract where a significant number or share of residents is more than 2 miles (USDA urban) or 20 miles (USDA rural) from the nearest supermarket.

DCA will review the undesirable activity or establishment’s proximity to the property and the impact of the activity on the proposed project and its tenants in determining a point deduction.

 

PLACE-BASED OPPORTUNITY (Up to 5 Points)

 

Quality Education Areas

Up to three (3) points will be awarded to qualifying Applications located in the attendance zone of a high-performing school. To qualify, the school cannot have district-wide enrollment unless the school is the only school in the district. Charter schools can qualify as the school reported for the site if they have a designated (not district-wide) attendance zone that includes the property site and serve at least 3 grades (for instance kindergarten, first, and second grade).

 

Points will be awarded based on 2014 through 2017 College and Career Readiness Performance Index (CCRPI) data. For each school, the Applicant will submit a three-year average of CCRPI Data—the average of 2014-2016 data, or the average of 2015-2017 data, if available. The CCRPI scores submitted must be three successive years. These scores are available at http://ccrpi.gadoe.org.

Above-average CCRPI Scores

1. Primary or elementary (K-5) schools: 73.4 or greater

2. Middle or junior high (6-8) schools: 72.1 or greater

3. High (9-12) schools: 73.3 or greater

Plus:

·         Two (2) points will be awarded for properties if all K-12 schools for which the property is located in the attendance zone have above-average CCRPI scores. One (1) additional point will be awarded if this property has a Family tenancy.

OR

·         One (1) point for properties if at least one but not all of the schools for which the property is in the attendance zone have above-average CCRPI scores.

 

FLEXIBLE POOL LOW POVERTY COMMUNITIES (Up to 3 Points)

 

1. Three (3) points will be awarded to Applications in the Flexible Pool that are located in a census tract that meets the following demographics according to the most recent FFIEC Census Report (http://www.ffiec.gov/census/):

a) Less than 5% below Poverty level (see Income)

b) Designated Middle or Upper Income level (see Demographics)

OR

2. Two (2) points will be awarded to Applications in the Flexible Pool that are located within ¼-mile of a census tract meeting the requirements of A(1) above, (measured as the driving distance from an Application’s site entrance to the border of the census tract) and also receive the full 10 points under the Desirable Activities section.

OR

3. Two (2) points will be awarded to projects in the Flexible Pool that are located in a census tract that meets the following demographics according to the most recent FFIEC Census Report (http://www.ffiec.gov/census/):

a) Less than 10% below Poverty level (see Income)

b) Designated Middle or Upper Income level (see Demographics)

OR

4. One (1) point will be awarded to Applications in the Flexible Pool that are located within ¼-mile of a census tract meeting the requirements of this sub-section (measured as the driving distance from an Application’s site entrance to the border of the census tract) and also receive the full 10 points under the Desirable Activities section.

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OR

5. One (1) point will be awarded to projects in the Flexible Pool that are located in a census tract that meets the following demographics according to the most recent FFIEC Census Report (http://www.ffiec.gov/census/).

a) Less than 15% below Poverty level (see Income)

b) Designated Middle or Upper Income level (see Demographics)

 

Enterprise community partners Opportunity360 (2 Points)

Enterprise has released a public dashboard (Opportunity 360) analyzing how well a given census tract offers residents access to opportunity, compared to a regional, state, and national percentile.

A score of 60 indicates that a census tract provides higher access than 60 percent of the neighborhoods in the State. Applicants may earn points for demonstrating a State percentile of 60 or greater in one or more of the following categories: · Housing stability (six measures assessing housing affordability and the ability to live in their home as long as they choose) · Health and well-being (seven measures assessing residents’ health status and ability to access care) · Economic security (four measures assessing residents’ ability to afford a good standard of living)

1.       Two (2) points will be awarded to projects with a State percentile of 60 or greater in at least two of the identified categories

OR

 

2.       One (1) point will be awarded to projects with a State percentile of 60 or greater in at least one of the identified categories.

 

REVITALIZATION/REDEVELOPMENT PLANS (Up to 7 Points)

Community Revitalization Plans must meet the specific requirements of the Georgia 2018 QAP to be eligible to receive points as a Community Revitalization Plan.

 

Qualified Census Tract/Revitalization Plan (Up to 5 Points)

1. Three (3) points will be awarded to Applications proposing to develop housing that contributes to a written Community Revitalization Plan for the specific community in which the property will be located.

AND

2. Two (2) additional points will be awarded to Applications proposing to develop housing that is in a Qualified Census Tract and that contributes to a written Community Revitalization Plan for the specific community in which the property will be located.

 

Contributed By: 
National Housing Trust

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