Douglass School Senior Apartments

PROJECTDESCRIPTION

The proposed Douglass School Senior Apartments is an affordable independent living complex for seniors (ages 55+) to be located at 115 Forrest Street, Thomasville, GA. The development is an adaptive reuse of a historic school that is centrally located in the historic Dewey City neighborhood. The project will utilize Low Income Housing and Historic Tax Credits to rehabilitate two of the existing buildings and construct a new additional building, resulting in approximately 57 total units across all three buildings The unit mix will likely consist of 9 efficiency units, 31 one-bedroom units, and 17 two-bedroom units.

AMENITIESandUNITMIX

The goal of the property is to continue the Douglass School tradition and for the existing buildings to be preserved and brought to their former glory. The intention is to utilize the school theme throughout the property, keeping "Douglass School" as a namesake and creating legacy hallways inside and a memorial courtyard outside the apartment complex While the interior classrooms will be transformed to create updated residential units with all of the latest appliances and features of a newly renovated apartment, the overall feel of the space will be historic, and the buildings’ exteriors will keep its historic features and profile. Additionally, the existing buildings will be brought to up current building code per the guidance of the State Historic Preservation Office and recognized environmental concerns such as any existing asbestos and lead-based paint will be abated prior to the rehabilitation In accordance with DCA requirements, applicants will work with existing owners on relocation plan for all current tenants. In addition, the Thomasville Community Development Corporation will provide technical assistance in the construction of a new facility on the westside of campus (site of existing weight room) and rehabilitation of the gymnasium for continued ownership and use by DHSAA

The development will offer several amenities such as a community center, laundry facility, fitness center, community garden, picnic area, and additional gathering spaces for community events All buildings will be one-story and ADA accessible, with 5% of the units built for the mobility impaired and 2% of the units fitted for residents with sensory impairments. The units will serve a mixed-income population, with 20% of the units priced for seniors who earn less than 50% of the area median income, 70% of the units serving those who earn less than 60% of the area median income, and 10% of the units being market rate units with no income restrictions

Next steps include the rezoning of the property. Currently zoned as R-1 Residential, the development team is seeking a C-1A Conditional Use designation from the City of Thomasville Proper zoning must be obtained prior to the Low-Income Housing Tax Credit (LIHTC) application, which is due to the Georgia Department of Community Affairs (DCA) on May 19, 2023. The team hopes to be awarded tax credits by October 2023

The summer of 2024 will start the official process of relocating existing non-residential tenants to two buildings located just offsite, commonly known as the Gym and the Shop buildings The two adjacent auxiliary Douglass School buildings, of which the non-residential tenants will be relocated, will maintain ownership by the Douglass High School Association (DHSAA) and will be renovated with the sale proceeds from the Purchase Agreement for Douglass School Senior Apartments Additionally, twenty feet along the western perimeter of the larger Douglass School Senior Apartments' parcel will be carved off and also maintain ownership by the DHSAA. This is so the DHSAA can provide additional parking for their tenants at their new location

By October 2024 the development team plan to close on their financing. Once funding is secured with the Partnership, Douglass School Senior, LP, construction will commence The construction period is expected to last approximately 18 months As such, the team anticipates construction to be completed by May of 2026 and for new future residents to start moving in by June 2026.

DOUGLASS SCHOOL SENIOR APARTMENTS | PAGE 3 PROJECT NARRATIVE SECTION

Area retained by DHSAA for new community center and renovated gym Proposed

SiteDesignations

We are proud to note that our proposed Douglass School Senior Apartments development is located within the Dewey City Historic District, which is listed with the National Register of Historic Places This historic designation highlights the importance of preserving the unique character and architecture of the area, while also providing much-needed affordable housing for seniors. In addition, the site is located within a 2023 Qualified Census Tract (960701) and a 2023 Difficult Development Area, as designated by HUD These designations allow us to access certain financing and tax incentives that will make the development more feasible and affordable for residents.

Furthermore, it is important to note that the site is also located within an Opportunity Zone This designation provides additional tax benefits to investors who are looking to invest in the development of low-income communities These benefits can help attract much-needed private investment to the area, which can in turn help to revitalize the neighborhood and provide greater economic opportunities for its residents

Finally, applicants hope to work with the City of Thomasville to include the Dewey City neighborhood within the Traditional Neighborhood URA to facilitate more investment in Dewey City.

SITE DESIGNATIONS

National Register of Historic Places

Qualified Census Tract

Difficult Development Area

Opportunity Zone

Impact Investment Area (left)

NeedandTargetPopulation

In stakeholder meetings with Dewey City residents, neighbors expressed concern of rising property values and market-rate or higher rents in the event of neighborhood redevelopment Income-driven housing developments like this prevent gentrification while allowing for mixed-income neighborhood development

The need for affordable housing in the City of Thomasville is significant and timely. The local housing authority is currently no longer accepting new applicants and has over 50 people on the waiting list Housing Authority Director Michael House recently told WTXL the possibility of this project would be "crucial" for senior citizens House also said Thomasville will need to add at least 300 more affordable units to dig its way out of the "housing crisis." The units with the greatest demand are onebedroom, with half of the applications on the existing waitlist requesting a onebedroom units Of the 65 currently occupied public housing one-bedroom units, approximately 85% are housed by a senior citizen Per the US Census, 17% of the Thomasville population is 65 years and older Our development will target households made up of one or two individuals with the head of household required to be 55 years or older.

According to US Census data, 50% of the city's population pays rent for their household unit, indicating a significant demand for rental housing options Furthermore, 20% of the population in Thomasville lives in poverty, highlighting the need for affordable housing that is accessible to those with limited financial resources The annual area median income for Thomas County is $62,200

Overall, our proposed development will help to address the critical need for affordable housing in the area, serving a vulnerable population of seniors who are in need of safe, accessible, and affordable homes. We are committed to working closely with the local community and housing authorities by accepting Section 8 vouchers from local voucher holders and ensuring that our development meets the needs of those we seek to serve. By targeting low-income senior residents, we hope to make a positive impact on the community and address a need that has been brought to the Applicant’s attention. In addition, we will work with area vendors to provide the wrap-around services to residents, including healthcare, recreation, and transportation

DEVELOPEREXPERIENCE

CORE TEAM: TAPESTRY DEVELOPMENT GROUP, based in Decatur, Georgia

Mission-driven 501(c)3 non-profit specializing in affordable rental housing development and preservation since 2010

Experience utilizing a variety of public and private financing programs

Experience in Multifamily/Senior Development:

Over three decades of combined experience in Low-Income Housing Tax Credit development

Completed developments consisting of 692 housing units with total development costs of over $122 million

Additional 1,228 units in various stages of development, including 5 projects under construction

Team Members include Jon Toppen (Project Lead) and Avery Smith (Project Manager) *Resumes attached in APPENDIX 1

CORE TEAM: THOMASVILLE COMMUNITY DEVELOPMENT CORPORATION

Recently established 501(c)3 non-profit with a mission to improve the quality of life and wealth creation opportunities for residents of Thomasville neighborhoods through mixed-income housing, community wellness, and small business vitality

Team Members include Michael Jones (Community Development Director) and Katie Chastain (Project Consultant)

PROJECT TEAM PARTNERS:

Brian LaBrie of LaBrie, Ellis and Ray, Historic Preservation Consultant

Studio 8 of Valdosta, Ga, Architect

ASA Engineering of Valdosta, Ga, Engineering

ABRIDGED RELATED EXPERIENCE CHART (For full list, see APPENDIX 2)

t G ble housing development relevant to the proposed projects For a complete list of projects, see

Community Room at the Villages at Blackshear and rendering of South Oak Apartments.

IMPACT|GICHGoals

This project concept of the adaptive reuse of Douglass High School was taken directly from the 2022 GICH Work Plan and is consistent with over a dozen goals from Blueprint 2028, the City of Thomasville's Comprehensive Plan. While the neighborhood vision planning for Dewey City (slated for Q2 of 2022) has not yet been completed by city staff, The Thomasville Community Development Corporation has based their internal work plan on the 2022 GICH Work Plan Goals, including:

Continue establishing a better rapport with the Douglass Alumni and the Museum

Initiate a more pointed conversation with leaders to create a neighborhood vision plan and corresponding timeline for development and execution (specifically with consideration of Museum transition and senior housing/LIHTC opportunities at Douglass campus)

Prioritize Dewey City neighborhood planning effort; perhaps start with adaptive reuse of the Douglass campus

Research innovative development models and developers that match the scale of our community

Beginning with Dewey City as the pilot neighborhood for revitalization planning, GICH Team members conduct community projects. Examples may include trash pick-up, tire amnesty or yard clean up

** Goals listed are pulled directly from the 2022 GICH Work Plan posted on the City of Thomasville website.

iLEAD Youth Leadership Program, led by Project Consultant Katie Chastain, did a Dewey City "deep dive" to create an asset map and housing survey Students presented their findings to community members at the end of the week

IMPACT|Blueprint2028

This project meets the following Blueprint 2028 Goals:

Policy 2.1.3 | Use the Future Character Areas Map and Investment Sector Map in tandem to guide land use, development, and infrastructure decisions.

Policy 2 8 3 | Encourage apartments and townhouses

Policy 2.9.1 | Promote the redevelopment of vacant and underutilized parcels in and around the City’s traditional historic neighborhoods in a manner corresponding with the scale and character of these existing neighborhoods rather than imposing a suburban or high-rise model

Policy 3.1.9 | Use Thomasville’s designated historic districts and structures as an integral element in revitalization and economic development efforts.

Policy 6.4.10 | Encourage Energy Efficient Homes. One way to decrease housing costs, is by decreasing other housingrelated specific items such as utilities by constructing sustainable and environmental-friendly homes.

Policy 7.14.8 | Promote the adaptive reuse of historic resources

RELATED PROJECT FEATURES

PROJECT FEATURES

Planting plan includes native trees and edible plants to reflect historical "giving garden" neighborhood.

Green certification increases energy efficiency and reduces carbon footprint.

Policy 10.4.2 | Look for opportunities to encourage gardens, orchards, and other edibles within the City’s parks, along the Thomasville Community Trail, and rights-ofway. These locations can be mapped for use by urban foragers (such as fallingfruitorg, etc)

ABOVE: A Housing Conditions Survey created by UGA Community Development Student Elijah Humphries and youth leadership students. The survey was shared with Dewey City Neighborhood Watch group in August 2022

Douglass School legacy halls and memorial wall instill pride in the site's rich history.

TCDC Quarterly Stakeholders Meeting

January 2023 | Provisional Board members met with GICH group, and other interested stakeholders to get feedback on work plans and organization structure. Left: Neighborhood investors discuss a Community Development Loan Fund.

IMPACT

COMMUNITY ENGAGEMENT PLAN | Applicants will pursue the "Community Transformation Plan" points in the Department of Community Affair's Qualified Allocation Plan This requires an effective plan which contains "strategies for the coordination and provision of local services and resources to those most in need in the Defined Neighborhood" Specifically, we must:

Form a Community Quarterback (CQB) Team (April 2023)

Engage community in two public meetings led by CQB members and one survey or residents to identify the challenges preventing low-income residents from accessing local resources (Methodological report of survey due to DCA)

Prioritize challenges and create measurable goals that build on the Local Government's priorities and strategies. For each measurable goal, the Community Transformation Plan must name at least one solution to be implemented by Community-Based Team members Monitor and report progress on activities on an annual basis for a period of at least five years.

ECONOMIC AND SOCIOLOGICAL IMPACT | This project has an estimated $18 million total development cost, with a set-aside for minority-owned business enterprises (MBE). Construction projects of this scale are a major economic driver, including an estimated 91 jobs and $6 7 million in income Long-term jobs associated with this project will include property management and other service providers for residents In addition, a greater residential density in the area will make future commercial developments, such as food markets and restaurants more viable. Studies suggest that as communities develop their physical environment, they can reduce crime and improve mental health for residents (see "Busy Streets Theory" by Heinze et al)

(based on data from National Association of Home Builders)

IMPACT|LocalPartnerships

In addition to this potential tax credit project, the Thomasville Community Development hopes to support holistic, neighborhood-driven progress through the following partnerships and initiatives:

Douglass High School Alumni Association | Thomasville Community Development Corporation is in conversations with DHSAA to provide technical assistance in the construction of a new community center located on the westside of the campus. DHSAA members will be consultants on any legacy walls or memorials included in this project

Healthy Neighborhood Projects | In coordination with the Dewey City Neighborhood Watch, the Thomasville Community Development Corporation will work to promote projects that promote health and wellness in the Dewey City neighborhood, including the support of Rotary's Fresh Produce Program at Weston Park

Community Development Loan Fund | In partnership with ACT Albany, the Thomasville Community Development Corporation will offer low-interest loans to qualified minority-owned and non-profit developers working in priority neighborhoods. (Estimated Launch Date of May 1, 2023)

Landmarks | TCDC will continue regular advisory meetings and joint programming with Landmarks in the Dewey City neighborhood Upcoming collaborations may include partnership on Landmarks' Operation Cares projects to provide renovation assistance to home owners.

Habitat for Humanity | As a preferred developer of affordable single family homes, TCDC and Habitat are looking to increase home ownership through joint project planning in priority areas

Heir Property Clearing | TCDC will work closely with the Williams Family Foundation to continue work with the Georgia Heir Property Law Center to clear titles of "heir property" homes in and around Dewey City.

SPARK Business Collaborations | Together with new SPARK ED DeShay Williams, we are prioritizing neighborhood-based businesses in SPARK programming and bringing the Downtown Facade grants into Dewey City and other "Impact Investment Areas" outlined in Blueprint 2028.

PROPOSEDRENDERINGS

Proposed new site for DHSAA Per DHSAA, funds from proceed of sale would be used for gymnasium renovation and construction of a new community center

Proposed new construction site New construction drawings are currently being modified based on input from preservation consultant and the City of Thomasville.