Posted 26 January 2008 - 01:50 PM
ALL SAINTS SQUARE
All Saints Square, a condominium housing development led by Winchester Brothers Planning and Development, LLC, submitted a partnership proposal to the City to be able to apply for $5,000,000 in CWHIP funding. The developers propose a 42-unit development of 2 bedroom, 2 bathroom, and 3 bedroom, 2 bathroom loft-style units, on the corner of All Saints and St. Michael’s Streets near downtown. All units will be set aside for workforce housing, and 50% of the units will be for essential services personnel, with 30 years affordability. The applicant has met the City of Tallahassee established criteria. The total development cost will be $12,000,000, making the 10% public-private partnership contribution $1,200,000. Because of the location of the project in the Community Reinvestment Area and the Enterprise Zone, those funds are available. The developers have requested
$729,000 from the City in the following programs to count towards the contribution:
Water and Sewer Fee waiver $36,000 Tree Bank fund $5,000 Utilities Energy Efficiency Fund $88,000 Enterprise Zone $200,000 Environmental Permit Fee Waiver $8,08 Affordable Housing Trust Fund $0 Community Reinvest. Agency $400,000 TOTAL $737,008 The developers and their partners have experience building housing developments of the size and scope of All Saints Square. The project is an infill re-development of the historic Coca Cola bottling plant and the surrounding parcel that will consist of 42 condominium loft-style homes. The project is close to downtown in the Southern Strategy Area. All Saints Square will consist of 10 units of 2 bedroom, 1 bathroom, 900 square foot homes; 32 units of 2 bedroom, 2 bathroom, 1,125 square foot homes; and 10 units of 2 bedroom, 2 bathroom, 1,500 square foot homes with a possibility for a third bedroom. The development will be mixed use, including a redesign of the Coca Cola building as restaurant, office, or retail space. The developers are pursuing partnerships with Leon County School Board, Tallahassee Memorial Hospital, Capital Regional Medical Center, Florida State University, Florida A & M University, Tallahassee Community College, New Leaf Market, Tallahassee Lenders’ Consortium, and Tallahassee Housing Authority. The development is consistent with City of Tallahassee and CWHIP requirements.
Mandatory Requirements:
All units will have 2 bedrooms or more; 2 bedroom 1 bathroom, 2 bedroom 2 bath, and 3 bedroom 2 bath.
5% of the workforce units, 2 units, will be accessible for mobility impaired, and 2% of the workforce units, 1 unit, will be accessible for visual and hearing impaired.
The development plans to set aside 20% of the workforce units, 8 units for households earning less than 80% area median income (AMI).
The site is within ½ mile of a bus route and will be connected by a sidewalk (See Attachment 1). The site is also within close proximity to existing parks, health services, childcare, shopping, schools, employment, and recreational facilities.
The development plans to follow LEED green building standards.
The development will connect by sidewalks to Myers Park and Cascades Park.
The development will provide continuous sidewalks, separated from roadways.
All landscaping will be native plants to reduce water demand.
The developers chose the following innovative elements as part of the partnership requirement:
1. Traditional Neighborhood Design (TND) site layout: Front setbacks were minimized to better connect homes with pedestrian traffic. Parking was located behind the dwellings.
2. Connectivity: The neighborhood provides multiple entrance points for easier access.
3. Bike parking: At least one space per unit will be provided.
4. Site location in the multi-modal transportation district: The development will promote alternative transportation with sidewalks, bike parking, and easy access to bus routes.
5. Mixed use: The development incorporates commercial and residential areas.
6. Financial contribution: The developer will reduce the allowable developer fee and contractor fee for approximately $712,000 contribution to the partnership.
Staff recommends that the City contribute to the public-private partnership in the following ways, contingent upon the award of a CWHIP loan from the state:
$5,000 from Tree Bank funds to plant more trees on site than required by the environmental permit along the right of way.
$2,000 per unit from the Electric Utility for implementing energy efficient design elements to succeed in the green certification.
$36,000 for water and sewer tap and system fee exemptions for households earning 80% AMI (for at least 20% of workforce units or 19 units).
Down Payment Assistance for any households earning 80% AMI (at least 20% of workforce units or 19 units).
Expedited permitting for the project.
Waiver of waive environmental permit fees (based on impervious acreage on site).
1
stjoe, on Sep 19 2007, 12:12 AM, said:
