TAB A

(Documentation of Development Location)

 TAB A.1
(Qualified Census Tract Certification)
 Qualified Census Tract Certification

Development Name: Dove Street Apartments

Tracking #: 2011-C-22

1. General Instructions
• This Certification must be included with the Application (by Application Deadline,
3/12/11).

• The Owner/Developer completes this Certification.

• Any change in this form may result in a reduction of points under the scoring system. If
you have any questions, please call Jim Chandler at VHDA (804) 343-5786.

2. Definition of Qualified Census Tract

Pursuant to §42(d)(5)(C)(ii) of the IRC, a qualified census tract is, “(I) Any census tract
which is designated by the Secretary of Housing and Urban Development and, for
the most recent year for which census data are available on household income in
such tract, either in which 50% or more of the households have an income which is
less than 60% of the area median gross income (AMGI) for such year or which has a
poverty rate of at least 25%. If the Secretary of Housing and Urban Development
determines that sufficient data for any period are not available to apply this clause
on the basis of census tracts, such Secretary shall apply this clause for such period on
the basis of enumeration districts. (II) The portion of a metropolitan statistical area
(MSA) which may be designated shall not exceed an area having 20% of the
population of such MSA. (III) Each MSA shall be treated as a separate area and all
non-metropolitan areas in a State shall be treated as one area.”

3. Census Tract #(s):

51760011000

X To determine the development’s census tract, go to http://map.sba.gov/hubzone/init.asp and

put in the development address or county. The census tract number will be revealed
after pressing the “search” button. On a rare occasion, when a development spans
more than one census tract, this website may show incomplete information. IF the
subject development is across census tracts, please list each census tract by number
and provide supporting documentation.

X Attach a map showing census tract boundaries and the development’s location!

4. Property Description
X Attach a property description, e.g. building address, legal description, etc.
 Address-Town-County Text-Only
U.S. Map Help
Search Version

DETERMINATION OF WHETHER AN ADDRESS IS IN A HUBZONE

1100 Dove Street, Richmond VA, 23222 is located in Census Tract "51760011000" which IS HUBZone qualified.

The map below shows the relationship of this address (marked with a star) to qualified HUBZone areas. Below the map, you
may find information on why the address was found to be in a HUBZone Area.

User can also define

display area by employing
the dragging function of
the mouse/cursor.
Dragging can be used to
recenter the map.

BASIS OF HUBZONE DETERMINATION

Is the address located in a Metropolitan Area? YES

Is the address located in a qualified or redesignated census tract? YES
Is the address located in a BRAC Commission-closed former
NO
military base?
Is the address located in a Difficult Development Area? NO
Is the address located in an Indian Country area? NO

If your firm's principal office is located in this area which is qualified as a HUBZone (Principal office means the location
where the greatest number of the concern's employees at any one location perform their work.,13 CFR PART 126.103), you
are encouraged to apply for the HUBZone Empowerment Contracting Program.

You may apply now for HUBZone Certification

Or enter an ADDRESS, TOWN or COUNTY to Search

Address (include either City & State or ZIP Code - omit
address to zoom map to a city or ZIP code area) County
Street Address: County:

City & State: State:

ZIP Code:
Search Reset
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TAB A.2
(Revitalization Area Certification)
TAB A.2
(Location Map)
Address 1100 Dove St
Richmond, VA 23222

©2011 Google - Map data ©2011 Google -

Address 1100 Dove St
Richmond, VA 23222

©2011 Google - Map data ©2011 Google -

 TAB A.2
(Surveyor’s Certification of Proximity To Public Transportation)
 TAB B
(Partnership or Operating Agreement)
Dove St. Apartments Dove St 
Apartments

100%
Dove Street  99.99%
Investor 
LLC (Owner  (LIHTC 
VA LLC) Member)

. 01 %
Crosland Dove 
St LLC
(Managing 
Member)
(VA LLC)

100%

Dove Street 
Partners, LLC

10
 %
 %
89
1 %

Dove Managers, 
LLC RRHA Controlled
(NC LLC) Taxable Entity
10
0 %
John Crosland III
49

% 1%
%

51
RRHA

Dionne Nelson Darryl Hemminger 10
0 %
45.39% 43.61%
Anthony Scott
Executive Director
RRHA – 10%
TAB C
(VA SCC Certification)
 TAB D
(Principal’s Previous Participation Certification)
JOHN CROSLAND, III
Crosland Board of Directors
Vice Chairman of the Board

John Crosland, III, is an owner of Crosland, LLC and is currently a member of its board of
directors. Previously, John worked at Crosland and formed and oversaw the operations of
a homebuilding company, the Yorkshire Company, for several years. He is now active in
private capital investment and with the John Crosland III Foundation.

Crosland’s experience in affordable housing extends back over 60 years. Since 1989, it has
built or developed approximately 50 subsidized communities and 3,500 units. Its
development experience in mixed finance transactions is substantial. It has used sources
such as HOPE VI, low income housing tax credits, tax-exempt bonds, HOME and Community
Development Block Grant (CDBG) funds, and Federal Home Loan Bank Affordable Housing
Program funds. Crosland has developed nine HOPE VI communities with over 800 units. It
also has financed 27 low income housing tax credit projects with approximately 2,000
units. All of these projects have had layered financing, and 10 have included public housing
ACC units. One has included project based section eight units.
DIONNE NELSON 
Senior Vice President 
 
Tenure with Crosland 
Since 2007  
 
Professional Experience 
Dionne is Senior Vice President of affordable housing development and operations. 
She  is  responsible  for  identifying  new  affordable  development  opportunities  and 
managing  the  execution  of  these  projects,  including  acquiring  sites,  conducting 
feasibility  studies,  retaining  and  managing  design  professionals,  obtaining  project 
financing,  gaining  entitlements  and  regulatory  approvals,  supervising  general 
contractor  activities  during  project  construction,  and  providing  oversight  of  initial 
lease‐up. 
 
In her operations role, she is responsible for the strategic and financial performance 
of the affordable housing properties. She places particular focus on maintaining high 
levels  of  performance  in  compliance  and  operating  procedures  that  are  unique  to 
affordable  properties.  She  believes  that  exceptional  customer  service  to  our 
residents,  third  party  owners  and  partners  is  critically  important  to  Crosland’s 
ongoing success. 
 
Dionne’s  understanding  of  both  development  and  operations  helps  bridge  the 
transition  between  these  two  functions  for  Crosland‐owned  properties,  and  it 
increases the property management team’s ability to understand and respond to the 
needs  of  third  party  owners.  Her  team  includes  professionals  that  manage 
approximately 20 properties and 1,800 units. 
 
Prior  to  joining  Crosland,  Dionne  managed  investments  at  NewSchools  Venture 
Fund  in  Boston  and  Earnest  Partners  in  Atlanta.  She  began  her  experience  in 
financial  services  as  an  investment  banking  analyst  at  Salomon  Brothers  in  New 
York. Dionne also worked as a consultant with McKinsey & Company in the Chicago 
and  Atlanta  offices.  There  she  advised  clients  on  strategy,  organization  and 
operations. 
 
Affiliations and Accreditations 
• Leadership Charlotte Class XXIX  
• Urban Land Institute, Affordable Housing Council Member 
• Cornerstone Children's Initiative, Founding Board Member 
• Greater Charlotte Apartment Association 
• Licensed Real Estate Broker, GA 
 
Education 
M.B.A., Harvard University  
B.A., Economics, Spelman College 
 
 
DARRYL HEMMINGER 
Vice President 
 
Tenure with Crosland 
Since 2008 
 
Professional Experience 
As Vice President of Residential Development, Darryl Hemminger is responsible for 
site  acquisition,  feasibility  studies,  managing  and  retaining  design  professionals, 
obtaining  project  financing,  gaining  entitlements  and  regulatory  approvals,  as well 
as  managing  general  contractor  activities  during  project  construction  throughout 
the Triangle, Virginia and Coastal North Carolina. Before coming to Crosland, Darryl 
ran his own company, Hemminger Development, which developed and constructed 
high‐end custom homes. Darryl also worked previously at ZOM, a  highly respected 
multi‐family  development  and  management  company  headquartered  in  Orlando, 
Florida, where he developed a wide range of projects including garden style rental, 
high‐rise condo and rental, boutique / resort hotel, office, historic preservation and 
mixed‐use infill.  
 
Affiliations and Accreditations 
• Member, Urban Land Institute  
• State of Florida Licensed Building Contractor 
 
Education 
B.S. Business Administration, University of Florida 
Anthony Scott, Chief Executive Officer

Anthony Scott, Chief Executive Officer of the Richmond Redevelopment and

Housing Authority, leads the largest housing and redevelopment agency in the
Commonwealth of Virginia. Through its combined property management and real
estate and community development initiatives, RRHA’s efforts impact
approximately 30,000 citizens of the city of Richmond. Scott is currently
advancing the Authority’s comprehensive Strategic Plan to bring vibrant, mixed-
income, mixed-use, sustainable communities and economic opportunities for the
city and RRHA residents. RRHA has approximately 300 employees and
combined budgets totaling more than $80 million.

Scott first joined the organization in November 2005, bringing many experiences
and accomplishments in developing various partnerships to create innovative
mixed-finance projects and economic development and housing opportunities.
Mr. Scott has been an associate director with the Virginia Department of Housing
and Community Development, and brings 20 years of experience in
comprehensive community revitalization and housing initiatives. Throughout his
career, Scott honed his skills as an administrator, policy developer and analyst
for a variety of projects including residential and commercial development,
program development and real estate development.

Scott earned a Bachelor of Architecture Degree from Howard University in

Washington, D.C, and a Master of Urban Planning Degree from the University of
California, Los Angeles, California

September 7, 2010 Richmond Redevelopment and Housing Authority

901 Chamberlayne Parkway- Richmond, VA 23220
804-780-4200 www.rrha.com
Dove St. Apartments Dove St 
Apartments

100%
Dove Street  99.99%
Investor 
LLC (Owner  (LIHTC 
VA LLC) Member)

. 01 %
Crosland Dove 
St LLC
(Managing 
Member)
(VA LLC)

100%

Dove Street 
Partners, LLC

10
 %
 %
89
1 %

Dove Managers, 
LLC RRHA Controlled
(NC LLC) Taxable Entity
10
0 %
John Crosland III
49

% 1%
%

51
RRHA

Dionne Nelson Darryl Hemminger 10
0 %
45.39% 43.61%
Anthony Scott
Executive Director
RRHA – 10%
TAB E
(Nonprofit Questionnaire)
NOT APPLICABLE
TAB F
(Architect’s Certification)
 DI~130 ~4o

INSTRUCTIONS FOR THE COMPLETION OF

APPENDIX F
ARCHITECT’S CERTIFICATION
(This Form Must Be Submitted Under Architect’s Letterhead
and included in the Application Tab F) —

NOTE: If the development includes any combination of New Construction, Rehabilitation or

Adaptive Reuse, then separate Architect Certifications must be provided for each construction type.

The proper completion of this certification is critical to calculate the average unit square
feet and net rentable square feet of each unit type, to document amenity items for which points
will be awarded, and to calculate certain elements of the efficient use of resources points.

If this certification is not completed correctly there may be loss of points or disqualification of the
application to compete for tax credits. If this development receives an allocation of tax credits and
items are not provided as indicated on this certification then VHDA may, at its sole option, require
the payment by the Owner of an amount up to 10% of the Total Development Cost (as set forth in
the Application) of the development as liquidated damages for such violation or the total loss of
credits may result. Therefore, it is imperative that this certification reflect the true and accurate intent
of what will be provided in return for an allocation of tax credits.

Each section of this certification contains instructions on how the information should be provided.
For Unit Size Calculations, the Average Unit Square Feet and Net Rentable Square Feet should be listed
to two (2) decimal places. The number of units indicated should be only the units for which rent will be
collected. For Average Unit Square Feet calculations, the Total Square Feet should equal the Average
Unit Square Feet multiplied by the Number of Units/Type. The total at the bottom of the Total Square
Feet column should equal item (D) on the same page of the certification, or be within 1 digit due to
rounding. The total at the bottom of the Number of Units/Type column should equal the number of units
in the tax credit application.

Accessibility certifications on page 8 are for tax credit point categories only and are not to be
confused with minimum code requirements.
The architect signing this document is certifying that all unit and site amenities indicated in this
certification are incorporated into the development plans and specifications and unit-by-unit work
write-up, and that all products necessary to fulfill these representations are available for these purposes.

The individual who certifies this information must initial the pages where indicated, provide
the personal information requested and sign on the last page. This certification should not be
mailed separately to VHDA but returned to the developer for inclusion in the tax credit application.

(Acknowledge and include this instruction sheet as part of the certificatio,j)

Acknowledged: — F- —

vl.1.2011
Printed N~me: Thomas B. Heatwole
 /

ARCHITECTS

TO: Virginia Housing Development Authority

601 South Belvidere Street
Richmond, Virginia 23220-65 00
Attention: Jim Chandler

RE: ARCHITECT’S CERTIFICATION

Name of Development: Dove St Apartments
Address of Development: 1100 Dove St. Richmond, Va. 23220
Name of Owner/Applicant: Dove Street LLC

The above-referenced Owner has asked our office to provide this certification regarding (i)
plans and specifications, (ii) the development square footages, average unit square footages and net rental square
footages, (iii) the amenities the development will have upon completion, and (iv) federal and state requirements
pertaining to development accessibility for persons with disabilities. This certification is rendered solely for the
confirmation of these items. It is understood it will be used by the Virginia Housing Development Authority solely
for the purpose of determining whether the Development qualifies for points available under VHDA’s Qualified
Allocation Plan for housing tax credits and future consequences for failure to provide items certified below.

Plans and Specifications:

Required documentation for all properties (new construction, rehabilitation and adaptive reuse)
1 A location map with property clearly defmed.
2 Sketch plan of the site showing overall dimensions of main building(s), major site elements
(e.g., parking lots and location of existing utilities, and water, sewer, electric,
gas in the streets adjacent to the site). Contour lines and elevations are not required.
3 Sketch plans of main building(s) reflecting overall dimensions of:
a. Typical floor plan(s) showing apartment types and placement
b. Ground floor plan(s) showing common areas;
c. Sketch floor plan(s) of typical dwelling unit(s);
d. Typical wall section(s) showing footing, foundation, wall and floor structure.
Notes must indicate basic materials in structure, floor and exterior finish.

In addition: required documentation for rehabilitation properties

A unit-by-unit work write-up.

Initials __________________
11

ARCHITECTURE • HISTORIC ARCHITECTURE • INTERIOR ARCHITECTURE • LANDSCAPE ARCHITECTURE • PLANNING • VISUALIZATION

101 SHOCKOL SLIP, THIRD FLOOR, RICHMOND, VA 23219 •804.648.5040.FAX 804.225.O329.VN1~WCOMARCHS.COM
 ARCHITECT’S CERTIFICATION, continued

This certification includes two (2) separate calculations of square footage:

1. Average Unit Square Feet: Measurements Include A Prorata Share of Heated Residential Common Area
2. Net Rentable Square Feet: Measurements Do Not Include A Prorata Share of Any Common Area
and Reflect All Floor Plans of Each Unit Type (1-BR, 2-BR, etc.)

1. Average Unit Square Feet: (These measurements impact the scoring of tax credit applications)

For purposes of determining the usable residential heated square feet, the building(s) were measured from the
outside face of exterior walls and the centerline of any party walls. All unheated spaces and stairwells
which are no more than heated breezeways and nonresidential, income producing commercial spaces were
subtracted from this measurement. Community rooms, laundry rooms, property management offices and
apartments, heated maintenance facilities, and other common space designed to serve residential tenants were
not deducted. Based on this procedure, I certif~’ the following calculations in determining the usable heated
square feet for the above referenced development:

109,266.32 (A) Total floor area in (sq. ft.) for the entire development
7,740.00 - (B) Unheated floor area (breezeways, balconies, storage)
0.00 - (C) Nonresidential, commercial (income producing) area
101,526.32 (D) Total usable residential heated area (sq. ft.) for the development

INSTRUCTIONS FOR AVERAGE UNIT SQUARE FEET CALCULATIONS:

Provide the average unit size for each bedroom type, (1 bedroom elderly, 2 bedroom garden, 3
bedroom townhouse, etc.) by adding the total square feet of all the same bedroom types (2 bedroom
garden with 1 bath and 2 bedroom garden with 2 baths) and adding the prorated share of heated
common residential space and divide by the total number of the same bedroom types (2 bedroom
garden). Do not alter any items below.

Average Number of Total

Unit Types Unit Sq. Ft. * x Units/Type Square Feet

Assisted Living 0.00 0 0.00

1 Story/EFF-Elderly 0.00 0 0.00
1 Story/i BR-Elderly 0.00 0 0.00
1 Story/2 BR-Elderly 0.00 0 0.00
Efficiency Elderly 0.00 0 0.00
1 Bedroom Elderly 0.00 0 0.00
2 Bedrooms Elderly 0.00 0 0.00
Efficiency Garden 0.00 0 0.00
1 Bedroom Garden 930.89 16 ~i4,894.24
2 Bedrooms Garden 1,181.20 16 18,899.20
3 Bedrooms Garden 1,430.35 12 17,164.20
4 Bedrooms Garden 0.00 0 0.00
2+ Story2BR Townhouse 1,132.98 16 18,127.68
2+ Story 3 BR Townhouse 1,622.05 20 32,441.00
2+ Story 4 BR Townhouse 0.00 0 0.00
Total 80 Total 101,526.32

* Including pro rata share of heated, residential common area

vl.1.2011 Initials _______________

 ARCHITECT’S CERTIFICATION, continued

2. Net Rentable Square

For purposes of calculating Net Rentable Square Feet, the units were measured from the face of each interior wall. The
values below therefore indicate the actual square footage of each unit floor plan. (For example, there may be 2 distinct
1-bedroom floor plans, 3 distinct 2-bedroom floor plans, etc. The purpose of this section of the Architect Certification is to
document and certify the floor space attributable to residential rental units in the development.)

Percentage of Net Rentable Square Feet Deemed To Be New Rental Space 100.00%

Floor Plan Number of Units

Unit Type Square Feet This Floor Plan Thtal

Efficiency 0.00 0 0.00

Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00
Efficiency 0.00 0 0.00

1 Bedroom 823.69 6 4,942.14

1 Bedroom 875.26 6 5,251.56
1 Bedroom 727.05 4 2,908.20
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00
1 Bedroom 0.00 0 0.00

Initials____________

vl.1.2011
 (Net Rentable Square Feet continued)

2 Bedroom 963.01 2 1,926.02

2 Bedroom 1,049.84 2 2,099.68
2 Bedroom 1,043.01 6 6,258.06
2 Bedroom 1,114.17 6 6,685.02
2 Bedroom 970.16 16 15,522.56
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00
2 Bedroom 0.00 0 0.00

3 Bedroom 1,319.49 8 10,555.92

3 Bedroom 1,248.17 6 7,489.02
3 Bedroom 1,323.17 6 7,939.02
3 Bedroom 1,328.19 12 15,938.28
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00
3 Bedroom 0.00 0 0.00

4 Bedroom 0.00 0 0.00

4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00
4 Bedroom 0.00 0 0.00

Total: 80 87,515.48

Initials ____________

vl.1.2011
 ARCHITECT’S CERTIFICATION, continued

Development Amenities:

I certify that the development’s plans and specifications, work write-up, and proposed budget
incorporate all items from VHDA’ s most current Minimum Design and Construction Requirements.
In the event the plans and specifications and/or work write-up do not include VHDA Minimum Design
and Construction Requirements, then those requirements still must be met, even though the application
is accepted for credits. Please note that this may cause the Application to be ineligible for credits.
The Requirements apply to any new, adaptive reuse or rehabilitated development
(including those serving elderly and/or physically disabled households).

The Minimum Design & Construction Requirements may be found on VHDA s webs ite at ‘

www.vhda.com.

For ~ny development upon completion of construction/rehabilitation: (non-mandatory amenities)

100 % a.(1) Percentage of 2 bedroom units that will have 1.5 or more bathrooms
100 % a. (2) Percentage of 3 or more bedroom units that will have 2 or more bathrooms
~ b. The development will have a community/meeting room with a minimum of 749 square feet.
30 % c. Percentage of exterior walls covered by brick (excluding triangular gable end area,
doors windows and retaining walls)
~ d. All kitchen and laundry appliances meet the EPA’ s Energy Star qualified program
requirements
e. All windows meet the EPA’s Energy Star qualified program requirements
~ f. Every unit in the development is heated and cooled with either (i) heat pump equipment with
both a SEER rating of 15.0 or more and a HSPF rating of 8.5 or more, or (ii) air conditioning
equipment with a SEER rating of 15.0 or more, combined with gas furnaces with an AFUE
rating of 90% or more
~ g. Water expense will be sub-metered (tenant will pay monthly or bi-monthly bill)
~ h. Each bathroom consists only of low-flow faucets (2.2 gpm maximum) and
showerheads (2.5 gpm maximum)
~ i. Provide necessary infrastructure in all units for high speed cable, DSL or
wireless internet service
El j. All water heaters will meet the EPA’ s Energy Star qualified program requirements.
~ k. Every unit in the development will be heated and cooled with a geothermal heat pump that meets the
‘s Energy Star qualified program requirements
El I. The development will have a solar electric system that will remain unshaded year round, be oriented
to with 15 degrees of true south, and be angled horizontally within 15 degrees of latitude
Expected Total Electrical Load (kilowatt hours per month): I 32,753 I
Percent of Expected Load Offset By Solar Electric System: I 20.0000 I

Initials ____________

vl.1.2011 6
 ARCHITECT’S CERTIFICATION, continued

For all developments exclusively serving elderly and/or handicapped tenants, upon completion of
construction/rehabilitation: (non-mandatory amenities)

LI a. All cooking ranges will have front controls

LI b. All units will have an emergency call system
c. All bathrooms will have an independent or supplemental heat source
~ d. All entrance doors have two eye viewers, one at 48” and the other at standard
height

For all rehabilitation and adaptive reuse developments, upon completion of construction/ rehabilitation:
(non-mandatory)

LI The structure is listed individually in the National Register of Historic Places or

is located in a registered historic district and certified by the Secretary of the
Interior as being of historical significance to the district, and the rehabilitation will
be completed in such a manner as to be eligible for historic rehabilitation tax
credits

Building Structure:

Number of Stories

~ Low-Rise (1-5 stories with ~y structural elements being wood frame construction)
LI Mid-Rise (5-7 stories with ~ structural elements being wood frame construction)
LI High-Rise (8 or more stories with no structural elements being wood frame construction)

Initials ____________

vl.1.2011
 ARCHITECT’S CERTIFICATION, continued

Accessibility:

I certify that the development plans and specifications meet all requirements of the federal
Americans With Disabilities Act.

I certify that the development plans and specifications meet all requirements of HUD regulations
interpreting the accessibility requirements of section 504 of the Rehabilitation Act. Please reference
Uniform Federal Accessibility Standards (UFAS) for more particular information.

Check one or none of the following point categories, as appropriate:

~ For any non-elderly property, or any elderly rehab property, in which the greater of 5 or 10% of the units will
be subject to federal project-based rent subsidies or equivalent assistance in order to ensure occupancy by
extremely low-income persons; and (ii) the greater of 5 or 10% of the units will conform to HUD regulations
interpreting accessibility requirements of section 504 of the Rehabilitation Act and be actively marketed to
people with special needs in accordance with a plan submitted as part of the Application for credits. (All of
the units described in (ii) above must include roll-in showers, roll under sinks and front controls for ranges,
unless agreed to by the Authority prior to the applicant’s submission of its application.) 50 pts.

~j For any non-elderly property, or any elderly rehab property, in which the greater of 5 or 10% of the units
(i) have rents within HUD’s Housing Choice Voucher (“HCV”) payment standard; (ii) conform to HUD
regulations interpreting accessibility requirements of section 504 of the Rehabilitation Act; and (iii) are
actively marketed to people with mobility impairments, including HCV holders, in accordance with a plan
submitted as part the Application. 30 pts.

D For any non-elderly property, or any elderly rehab property, in which at least four percent (4%) of the units
conform to HUD regulations interpreting accessibility requirements of section 504 of the Rehabilitation Act
and are actively marketed to people with mobility impairments in accordance with a plan submitted as part of
the Application. 15 pts.

As architect of record for the above referenced development, the above certifications are
correct to the best of my knowledge.

Signed: ________________________ -

Printed Name: Thomas B. Heatwole

Title: Associate Principal Commonwealth Archi

Virginia Registration #: 7021

Phone: 804.648.5040x. 1118

Date: 03.09.2011

NOTE TO ARCifiTECT: Any change in this form may result in disqualification or a

reduction of points under the scoring system. If you have any questions, please call Jim
Chandler at VH~DA (804) 343-5786.

Return this certification on Architect’s Letterhead to the developer for inclusion in the
tax credit application package.
vl.1.2011 8
 I”
~ ~

VHDA
Appendix F - VHDA’s Universal Design Standards Certification

L~1 Units in the development will meet VHDA’s Universal Design Standards.
Before issuance of IRS Form 8609, applicant will provide documentation to VHDA as
evidence that such units meet VHDA’s Universal Design standards.

The number of rental units that will meet these standards: 8

The total number of rental units in this development: 80

NOTE: For Elderly Developments, 100% of the units in the development must meet the
Universal Design standards in order to qualify for points.

For Family Developments, points are awarded based on a percentage of the

number of units meeting the Universal Design standards.

For the tax credit applicant to qualify for points associated with Universal Design,
the architect of record must on VHDA s list of Universal Design certified architects.

Initials _______________

vii .2011
 tel
~rn ~Bl#,,4 s

VHDA
Appendix F - EarthCraft or LEED Certification of Development

* Earthcraft Certification The developments design meets the criteria for EarthCraft
-

certification. Architect understands that before issuance of IRS Form 8609, applicant will obtain
and provide Earthcraft Certification to VHDA.

fl New Construction - 15% more energy efficient than the 2004 International Energy Conservation Code
fl New Construction 20% more energy efficient than the 2004 International Energy Conservation Code
-

~ New Construction 25% more energy efficient than the 2004 International Energy Conservation Code
-

~ Rehab 30% more energy efficient post-rehabilitation as measured by Earthcraft

-

~ Rehab 40% more energy efficient post-rehabilitation as measured by Earthcraft

-

LI Rehab 50% more energy efficient post-rehabilitation as measured by Earthcraft

-

LEED Certification The development’s design meets the criteria for the U.S.
-

Green Building Council LEED green building certification. Architect understands that before
issuance of IRS Form 8609, applicant will obtain and provide LEED Certification to VHDA.

~ LEED Silver Certification

~ LEED Gold Certification
[] LEED Platinum Certification

* NOTE 1: Applicants seeking Earthcraft certification MUST attach the completed and
signed Earthcraft Acknowledgement form to the Architect Certification and
submit it with the tax credit application. This form can be found on the
following page

NOTE 2: For the tax credit applicant to qualify for points associated with this section, the
architect of record must be on VHDA s list of attendees of the Multifamily
‘

Professional Training conducted by Earthcraft Virginia.

Signed: ________________________

Printed Name: Thomas B. Heatwole

Architect of Record
(same individual as on page 8)

Date: 03.09.2011

vl.1.2011
 V.,
Appendix F - EarthCraft Acknowledgement

An Earthcraft representative has met with the developments design team and has reviewed the following:

1. A set of plans, including all architectural, mechanical and plumbing plans (renovation projects require the
development’s pre- and post-renovation plans)
2. Construction Specification Sheet(s) (renovation projects require both an existing conditions spec sheet and
a proposed scope of work spec sheet)
3. Project Information Sheet

Based on review of the above, Earthcraft agrees that the development can attain the following
level of energy efficiency:

New Construction Based on the 2004 International Energy Conservation Code (IECC).
-

~J 15% Improvement over IECC

Q 20% Improvement over IECC
~ 25% Improvement over IECC

Renovation Based on improvement over existing conditions of the development.

-

G 30% Improvement over existing conditions

D 40% Improvement over existing conditions
D 50% Improvement over existing conditions

Signed: ______________________

Printed Name: ‘~~P 4~

lfarthcraft Representative

Date:

vl.1.2011
 TAB G
(Relocation Assistance Guidelines)
NOT APPLICABLE
 TAB H
(PHA/Section 8 Notification Letter)
TAB I
(Local CEO Letter)
TAB J
(Homeownership Plan)
NOT APPLICABLE
 TAB K
(Site Control Documentation-
Documentation of Most Recent Real Estate
Tax Assessment – Acq. Rehab. Only)
 AD
A
NAD 3
D 83

83
AD
N

- GRAND HOUSE (44' W X 44.5' D)

A TO BE LOCATED ON 75' WIDE LOTS

LOT COVERAGE = 1,958 SF/5,000 SF

39% (60% ALLOWED)

- STACKED FLAT (28' W X 42' D)

B (42') OR 28' W X 54' D) TO BE LOCATED
C (54') ON 60' WIDE LOTS
LOT COVERAGE = 1,176 SF/5,000 SF (B)
24% (60% ALLOWED)
LOT COVERAGE = 1,512 SF/5,000 SF (C)
30% (60% ALLOWED)

- SINGLE FAMILY ATTACHED

D (36' W X 32' D) EACH UNIT IS 18'
WIDE TO BE LOCATED ON 22'
WIDE LOTS
LOT COVERAGE = 576 SF/2,200 SF
26% (60% ALLOWED)

- TRIPLEX/TOWN (50' W X 40' D) TO

E BE LOCATED ON 80' WIDE LOTS
LOT COVERAGE = 2,000 SF/5,000 SF
40% (60% ALLOWED)
USABLE OPEN SPACE: LOT 63 (SMALLEST)=7,756 SF
-2,000 SF (BLDG)
-276 SF (PORCH)
-600 SF (PARKING)
USABLE SPACE = 4,880 SF/7,756 SF
= 63% (40% MIN. REQ'D)

- MIXED USE BUILDING (8 UNITS)

MU LOT COVERAGE =
5,556 SF/18,012 SF
31% (60%ALLOWED)
NOTES: USABLE OPEN SPACE: LOT 66 = 18,014 SF
1. NO BUILDING HEIGHTS SHALL EXCEED 35'. -5,500 SF (BLDG)
2. ONE (1) PARKING SPACE PER DWELLING -710 SF (WALK)
UNIT SHALL BE PROVIDED PER REQUIRED -1,700 SF (PARKING)
CITY STANDARDS. USABLE SPACE = 10,104 SF/18,014 SF
56% (40% MIN. REQ'D)
GRAPHIC SCALE
100' 0' 50' 100' 200'

ROAD (50' R.O.W. W/ 34' F/C-F/C)

ONE WAY ROAD
(40' R.O.W. W/ 24' F/C-F/C)
ALLEY (20' R.O.W. W/ 16' PAVEMENT) District #7 CITY OF RICHMOND, VA

POSSIBLE GARAGE LOCATION DATE: MARCH 2, 2011 SCALE: 1"=100'

SHEET 1 OF 1 J.N.: 30549
POND / BMP
DRAWN BY: B. WALTER CHECKED BY: I. WU
REVISED:

S:\303\30549 RRHA Dove Court\DWG\Sheet\Plat\30549-303C-1-TENT.dwg | Plotted on 3/10/2011 11:47 AM | by Billy Walter

 TAB L
(Plan of Development Certification Letter)
TAB M
(Zoning Certification Letter)
 TAB N
(Copies of 8609’s To Certify Developer Experience)
 Copies of 8609s
To Certify Developer's Experience

Total/LIHTC  Placed in  8609(s) Issue 

Development Location Units Service Date Date
940 Brevard Charlotte, NC 100 9/18/2008 8/7/2009
Arbor Glen I (fka Arbor Glen at Dalton Village) Charlotte, NC 144 6/21/2002 10/9/2003
Arbor Glen II Charlotte, NC 91 5/18/2004 9/6/2005
Arbor Glen III Charlotte, NC 23 12/21/2005 12/4/2007
Dobbins Hill II Charlotte, NC 32 10/15/2008 5/8/2009
Montgomery Gardens Charlotte, NC 76 8/29/2006 1/23/2008
Nia Point (fka as Mayfield Terrace) Charlotte, NC 81 10/6/2006 3/5/2008
Park at Oaklawn (fka Fairview Multifamily) Charlotte, NC 178 9/16/2003 8/2/2005
Springfield Gardens Charlotte, NC 86 7/27/2007 3/19/2008
The Havens at Willow Oaks Greensboro, NC 60 6/28/2007 5/1/2008
Wellspring Village Concord, NC 48 12/21/2009 7/7/2010
 TAB Q
(Documentation of Rental Assistance)
TOTAL 106 126 147
TOTAL 151 183
 TAB R
(Documentation of Operating Budget)
 TAB S
(Documentation of Project Budget)
 DOVE STREET APARTMENTS
TOTAL DEVELOPMENT COSTS

USES: Total Amount
Construction:
Total Building Costs $6,130,670
Solar Costs $400,000
Site Amenities $100,000
Landscaping $80,000
Site  $2,206,343
Total Site Costs $2,386,343
Total Construction Costs $8,917,013

General conditions (as % construction $) $535,021
Contractor Fees (as % of total construction $) $535,021
Contractor Overhead (as % of total construction $) $178,340
Sustainability Certification $183,920
Contractor Fees, Overhead, General Conditions $1,432,302

Total Construction Costs $10,349,315

Design and Engineering:
Architecture and Engineering Fees $389,000
Architect's Supervision Fee $60,000
Survey $20,000
Building Permits $30,000
Developer's Blueprints $2,000
Water, Sewer, and Tap Fees $10,000
Phase 1 Environmental $5,000
Design and Engineering $516,000

Marketing:
Advertising and Marketing $36,000
Site Sign $10,000
Market Study $3,500
Marketing $49,500

Total FF&E:
Furniture and Equipment $50,000
USES: Total Amount
Financing:
Construction Interest $300,000
Construction Loan Fees $130,000
Appraisal Fees $5,000
Title and Recording $20,000
Tax Credit Fees $99,170
Insurance During Construction $10,000
Financing $564,170

Development Fee $1,474,758

General & Admin
Shipping/Courier $500
Accounting Fees/Cost Certification $30,000
Legal Fees for Closing $200,000
General and Administrative  $230,500

Reserves 
Operating Reserves $400,000
Lease up Reserve $100,000
Reserves $500,000

Upfront Land Lease Payment $800,000

TOTAL USES: $14,534,243
 TAB T
(Documentation of Financing Sources)
 TAB U
(Documentation – include any as applicable to development:)
• To Request Exception To Restriction-Pools With Little/No Increase In Rent
Burdened Population
• Of site location in an urban development area as defined in §15.2-2223.1 of the
Code of Virginia
• Of the development participating in a locally adopted affordable housing
dwelling unit program area as described in either §15.2-2304 or §15.2-2305 of
the Code of Virginia

NOT APPLICABLE
 TAB V
(Nonprofit or LHA Purchase Option or Right of First Refusal)
TAB W
(Original Attorney’s Opinion)


145 Tremont Street 1275 K Street, NW

Suite 400 Suite 1200
Boston, MA 02171 Washington, DC 20005
T 677.224.0600 T 202.842.9006
F 617.224.0601 F 202.842.3936

Klein Hornig Lip

COUNSELORS AT LAW

TO: Virginia Housing Development Authority

601 South Belvidere Street
Richmond, Virginia 23220-6500

RE: 2011 Tax Credit Reservation Request

Name of Development: Dove Street Apartments

Name of Owner: Dove Street LLC

Gentlemen:

This undersigned firm represents the above-referenced Owner as its counsel. It has received a copy of
and has reviewed the completed application package dated March 10, 2011 (of which this opinion is a part)
(the "Application") submitted to you for the purpose of requesting, in connection with the captioned Development, a
reservation of low income housing tax credits ("Credits") available under Section 42 of the Internal Revenue Code of
1986, as amended (the "Code"). It has also reviewed Section 42 of the Code, the regulations issued pursuant thereto and
such other binding authority as it believes to be applicable to the issuance hereof (the regulations and binding authority
hereinafter collectively referred to as the "Regulations").

Based upon the foregoing reviews and upon due investigation of such matters as it deems necessary in order to
render this opinion, but without expressing any opinion as to either the reasonableness of the estimated or projected
figures or the veracity or accuracy of the factual representations set forth in the Application, the undersigned is of the
opinion that:

1. It is more likely than not that the inclusion in eligible basis of the Development of such cost items or
portions thereof, as set forth in Parts VIII and IX of the Application form, complies with all applicable
requirements of the Code and Regulations.

2. The calculations (a) of the Maximum Allowable Credit available under the Code with respect to the
Development in Part VIII of the Application form and (b) of the Estimated Qualified Basis of each
building in the Development in Part IX of the Application form comply with all applicable
requirements of the Code and regulations, including the selection of credit type implicit in such
calculations.

3. The appropriate type(s) of allocation(s) have been requested in Subpart I-D of the Application form.

4. The information set forth in Subpart VII-C of the Application form as to proposed rents satisfies all
applicable requirements of the Code and Regulations.

5. The site of the captioned Development is controlled by the Owner, as identified in Subpart II-A of the
Application, for a period of not less than four (4) months beyond the application deadline.

Finally, the undersigned is of the opinion that, if all information and representations contained in the Application
and all current law were to remain unchanged, upon compliance by the Owner with the requirements of Code Section
42(h)(1)(E), the Owner would be eligible under the applicable provisions of the Code and the Regulations to an allocation
of Credits in the amount(s) requested in the Application.

This opinion is rendered solely for the purpose of inducing the Virginia Housing Development Authority
("VHDA") to issue a reservation of Credits to the Owner. Accordingly, it may be relied upon only by VHDA and may
not be relied upon by any other party for any other purpose_

www.kleinhornig.com
Page 2

This opinion was not prepared in accordance with the requirements of Treasury Department Circular No. 230.
Accordingly, it may not be relied upon for the purpose of avoiding U.S. Federal tax penalties or to support the
promotion or marketing of the transaction or matters addressed herein.

Klein Hornig LLP

 TAB Y
(Marketing Plan for units meeting accessibility
requirements of HUD section 504)
 Dove Street Apartments

Marketing Plan for Units Which Conform to

Section 504 of the Rehabilitation Act

This Marketing Plan for Units Which Conform to Section 504 of the Rehabilitation Act (the
“Marketing Plan”) has been designed to convey to current and potential residents with disabilities that
Dove Street Apartments will be a new rental housing experience, with a commitment to excellent
management and resident service, as well as an expectation of resident responsibility. Therefore, the
majority of this plan will address ways in which property management will endeavor to secure qualified
tenants, ensure quality tenancy, and effective management and maintenance of the property.

The Management Agent will be responsible for the management of Dove Street Apartments.
Crosland Residential Management, the Management Agent, will be responsible for all of the traditional
management functions, including rent collection, maintenance, record keeping, reports, development of
budgets, and monitoring resident income qualifications. Additionally, Crosland will be responsible for the
development and management of community and resident services program.

I. Affirmative Marketing

Crosland is pledged to the letter and the spirit of the U.S. policy of the achievement of equal
housing opportunity throughout the Nation and will actively promote fair housing in the development and
marketing of this project. Crosland’s employees will not discriminate on the basis of race, creed, color,
sex, religion, familial status, elderliness, disability or sexual orientation in its programs or housing. They
will also comply with all provisions of the Fair Housing Act (42 U.S.C. 3600, et. Seq.).

Any employee who has discriminated in the acceptance of a resident will be subject to immediate
dismissal. All persons who contact the office will be treated impartially and equally with the only
qualification necessary for application acceptance being income and credit, and conformity with the
requirements of rental assistance programs and the Low Income Housing Tax Credit program. All
interested parties will be provided a copy of the apartment brochure. Any resident who has questions not
answered by the housing staff will be referred to a Crosland Regional Manager.

II. Marketing and Outreach

Crosland will conduct outreach to locate people with disabilities to occupy the units which
conform to the requirements of Section 504 of the Rehabilitation Act will be accomplished as follows:

1. Networking

Crosland will contact local centers for independent living and disability services boards and other
service organizations via phone and printed communication. The contacts will include the following
organizations:

• Department of Rehabilitative Services (804-662-7000)

• Virginia Board for People with Disabilities (804-786-0016)

1
 • Virginia Vocational and Rehabilitation Agency (804-662-7000)

• Virginia Rehab Association (804-662-7075)

2. Print Media

Print media sources will also be identified in the Richmond area that cater to people with
disabilities as well as the public at large. These sources may include, but are not limited to, rental
magazines such as the Apartment Shoppers Guide, Apartments For Rent, local newspapers, etc. All
advertising materials related to the project will contain the Equal Housing Opportunity logotype, slogan or
statement, in compliance with the Fair Housing Act.

3. Resident Referrals

An effective Resident Referral program will be set up, in which current residents are rewarded for
referring friends, coworkers, and others who may have disabilities to the property. These referrals are
generally the best form of advertising as it attracts friends who will want to reside together, thus binding the
community. Residents will be offered incentives, to be determined, for referring qualified applicants who
rent at the property. Flyers will be distributed to residents along with the project newsletter announcing the
tenant referral program.

4. Marketing Materials

Additional marketing materials are needed in order to further support the specific marketing effort
to people with disabilities. All printed marketing materials will include the EHO logo. The marketing will
also emphasize the physical and administrative compliance with Americans with Disabilities Act.

These marketing materials include:

• Brochures –A simple, two color brochures can be produced at low cost which will effectively
sell the apartments and community. This brochure will include the floor plans, a listing of features
and amenities. The floor plans should be printed in as large a format as possible.

• Flyers - As mentioned earlier, a flyer campaign can be used effectively to market the
community. Each flyer should incorporate graphics as well as a small amount of copy and should
be designed to generate traffic.

• Resident Referral - The least expensive form of advertising is through Resident Referrals. A
flyer should be created and distributed to all residents. (referral paid upon move in). In addition to
being distributed to all residents, the referral flyer should be left in the Management office and
should be included in the move in packet. (People are most inclined to refer their friends in the
first few weeks of their tenancy.) The flyers should be changed several times each year to reflect
the season or any type of special referral program.

III. Public and Community Relations

Equal Housing Opportunity promotions - all Site Signage containing the EHO logo and Fair
Housing posters are displayed in English and Spanish in the Rental Office. Crosland encourages and
supports an affirmative marketing program in which there are no barriers to obtaining housing because of

2
race, color, religion, national origin, sex, elderliness, marital status, personal appearance, sexual orientation,
family responsibilities, physical or mental handicap, political affiliation, source of income, or place of
residence or business.

Additionally, a public relations program will be instituted to create a strong relationship between
management and local disability organizations, neighborhood civic organizations, churches, mosques, and
synagogues, city officials, and other sources of potential qualified residents still to be identified.

IV. Tenant Selection and Orientation

The first contact with the management operations is an important one in attracting qualified
residents; therefore the management/leasing offices should convey a sense of professionalism, efficiency,
and cleanliness. The management/leasing office is designed to provide a professional leasing atmosphere,
with space set aside specifically for resident interviews and application assistance. The leasing interviews
will be used to emphasize the respect afforded to the resident and the responsibilities which the resident
will be expected to assume.

The Management Office business hours will be posted and provide convenient availability to
residents and prospects. Applicants will be processed at the Management Office in accordance with
approved criteria. Move-in process and orientation to property - applicants meet with designated staff to
discuss programs available on the property and will be supplied relevant information to assist them in their
move.

On-site staff will check previous landlord and personal references, verify income, perform
criminal/sex offender and credit background checks for each application taken. Tenant Selection will
include minimum income limits assigned by the Owner. New tenants will be given an orientation to the
property including a review of the rules and regulations, information on the area, proper use of appliances,
move-out procedures, maintenance procedures, rent payment procedures, energy conservation, grievance
procedures and a review of the Lease documents.

Tenant Selection Criteria

Tenant Selection will include maximum income standards under the Low-Income Tax Credit and
rental assistance programs. New tenants will be given an orientation to the property including a review of
the rules and regulations, information on the area, proper use of appliances, move-out procedures,
maintenance procedures, rent payment procedures, energy conservation, grievance procedures and a review
of the Lease documents.

Application Processing

Application processing will be done by the housing staff at the Management Office, well versed in
Fair Credit Law. As stated before, the processing will include a review of prior landlord references,
personal references, criminal/sex offender and credit reporting and income verification. The on-site staff
will make further review for inaccuracies in the application.

The following criteria are used in selecting applicants for occupancy:

… Applicants must be individuals, not agencies or groups.

3
… Applicants must meet the current eligibility income limits for tax credits and any other program
requirements.

… Applicants must pass a credit and criminal background review.

… Applicants must provide complete and accurate verification of all income of all family members.
The household’s annual income may not exceed the applicable limit and the household must meet
the subsidy or assisted Income Limits as established for the area in which Dove Street Apartments
is located. The annual income is compared to the area’s Income Limits to determine eligibility.

… Family composition must be compatible for units available on the property.

… Applicants must receive satisfactory referrals from all previous Landlords.

… Applicants must provide verification of full-time student status for all individuals listed on the
application as full-time student for tax credit units.

… Applicants must provide a doctor's statement and/or other proof of any handicap or disability if
required.

… Applicants must provide a birth certificate or other acceptable HUD approved forms of
documentation for all household members.

… Applicants must fill out the Application for Lease and all verification forms truthfully.

… Applicants must provide all information required by current Federal regulations and policies.

… Applicants must have the demonstrated ability to maintain acceptable housekeeping standards.

… Applicants must have the demonstrated ability to pay the rent for the proposed unit, without
spending a disproportionate amount of income for rent.

… Applicants must meet current Federal program eligibility requirements for tax credits and any
other programs.

… Preference will be given to those households whose family members are handicapped or disabled
for housing in the units specifically designated for the handicapped or disabled.

… If a unit is not available for an applicant who meets the above criteria, they will be placed on a
waiting list based on the date and time of their application.