The following outline of minimum standards must be used in designing
Multi-Family developments receiving low-income housing tax credits.
Any deviation from these standards must receive prior written
approval from the Arkansas Development Finance Authority. In addition to these
minimum standards, all developments must be designed in accordance with all
federal and state accessibility requirements, Fair Housing requirements, and
any applicable local, state and national building codes.
I.
Site Selection Criteria:
A.
New Construction:
No waivers or other exceptions of the standards set forth herein will be
allowed, including, any request based upon "terrain or unusual characteristics
of the site's topography."
B.
Requirements for any development site within the 100-year
flood plain:
(1) The
community where located must be currently participating in the National Flood
Insurance Program;
(2) Flood
Insurance must be obtained and maintained throughout the affordability period;
and
(3) Any part of the site that
will undergo development, i.e., residential buildings, community buildings,
playgrounds, swimming pools, recreational areas, sidewalks and parking areas,
must be raised to no less than one (1) foot above the flood plain
level.
II.
Drawing Submission Criteria:
The following documents shall be prepared by a registered architect or
engineered licensed to practice in the State of Arkansas.
A.
Site Plan: The
following items must be shown.
1. Scale: 1
inch = 40 feet or larger for typical units.
2. North arrow.
3. Locations of existing buildings,
utilities, roadways, parking areas if applicable.
4. Existing site/zoning restrictions
including setbacks, rights of ways, boundary lines, wetlands, and flood
plain.
5. All proposed changes and
proposed buildings, parking, utilities, and landscaping.
6. Existing and proposed topography of
site.
7. Finished floor height
elevations and all new paving dimensions and elevations.
8. Identification of all specialty apartment
units, including, but not limited to, designated handicapped accessible and
sensory impaired apartment units.
9. Site accessibility design
requirements.
B.
Floor Plans:
1.
Scale: ¼ inch = 1 foot or larger for typical units.
2. For developments requiring renovation
and/or demolition of existing structures, show proposed changes to building
components and design, identifying removal and new construction
methods.
3. Show room/space layout,
identifying each room/space with name and finished space size.
4. Indicate the total gross square foot size,
and the net square foot size for each typical unit.
5. For developments involving removal of
asbestos and/or lead paint, identify location and procedures for
removal.
C.
Elevations and sections for new construction:
1. Scale: 1/8 inch = 1 foot or
larger.
2. Building elevations for
all sides of each building.
3.
Identify all materials to be used on building exteriors and foundations.
Final plans and specifications must be submitted to ADFA prior to
any preconstruction conference, if required, or prior to
construction.
III.
Outline Specifications:
Provide a brief description of each specification using the Construction
Specification Index format or a similar format:
Example:
DIVISION 2 SITE WORK
Section 02232 : Select Material Sub-base Course for Flexible
Pavement
A. General : This section
specifies the base course for use with flexible pavement.
B. Material: Sub-base material shall consist
of natural, processed for blends of gravel, stone, sand or screenings and soil
or other similar binding or filler material.
C. Execution: The sub-base material shall be
placed on the previously prepared sub-grade. The material shall be placed to
the thickness and lines and grades shown.
IV.
Building Design Criteria:
A.
General Building
Standards:
1.
Community Laundry: The development's community laundry
must consist of at least 1 washer and 1 dryer for every 10 units in the
development. Exceptions:
a) If all units in
the development have washer/dryer connections, then the community laundry must
consist of at least 1 washer and 1 dryer for every 15 units in the
development;
b) If all units in the
development have a washer and dryer furnished at no cost to the tenants by the
development, then the development is required to provide at least 1 washer and
1 dryer; and
c) Developments
consisting of Single Family Detached Units exclusively.
2.
Senior or Assisted Living
Developments: All units in senior or assisted living developments
shall be located at the grade level or on an elevator accessible
floor.
3.
Parking
Spaces:
a.
Family
Developments: Inclusive of handicap designated parking spaces,
1½ parking spaces must be provided for each unit and 1 guest parking
space will be provided for every 4 units.
b.
Senior Developments:
Inclusive of handicap designated parking spaces, 1 parking space must
be provided for each unit and 1 guest parking space will be provided for every
4 units.
4.
Single Family Detached Units: Must:
(a) be at least 3 bedroom units with 2
bathrooms;
(b) have washer and
dryer connections in the living area; and
(c) have at least a single car garage
attached.
B.
Minimum Building Standards:
1.
Minimum Unit Net Area
Requirements:
a. "Net" area is
measured from the interior finished face of the exterior wall to
the centerline of the common, or party, wall.
b. Minimum Bedroom Net Area is measured from
the interior faces of all walls surrounding each bedroom, excluding closets,
mechanical rooms, and storage rooms.
|
Unit Type
|
Number of
Bathrooms
|
Minimum Unit Net
Area*
|
Minimum Bedroom Net Area
|
|
1 bedroom
|
1
|
750 sq. ft.
|
120 sq. ft.
|
|
2 bedroom
|
1.5
|
950 sq. ft.
|
120 sq. ft.
|
|
3 bedroom
|
2
|
1150 sq. ft.
|
120 sq. ft.
|
|
4 bedroom
|
2
|
1300 sq. ft.
|
120 sq. ft.
|
*Unit areas do not include
outside storage, covered porches, patios, balconies, etc.
c. Exceptions to minimum area
requirements:
(i). Developments with USDA
Rural Development financing;
(ii).
Rehabilitation of existing residential rental units; and
(iii). Assisted Living
Developments.
2.
Exterior Building
Standards:
a.
Exterior building coverings: For new construction,
very low maintenance materials are required. Acceptable materials include:
(i). Brick;
(ii). High quality vinyl siding with a
minimum thickness of .042 and a life time nonprorated limited warranty (50
year) transferable; or
(iii).
Cementitious siding.
All siding materials listed above are required to be 8 inches
above the finished floor elevation of the building ground floor, with the
exception of concrete patio and covered breezeway areas. Brick or decorative
block must be used as an apron material.
b.
Prefinished fascia and
soffit: Vinyl or aluminum panels should be used and must contain
vents.
c.
Entry
doors: Materials for entry doors are to be metal-clad wood or
hollow metal construction. "Peepholes" and deadbolt locks are required in entry
doors. Dead bolt locks on entry doors should have "thumb latch" on interior
side. Double keyed dead bolt locks are prohibited. All exterior
doors must have minimum clear opening width of 34
inches.
d.
Roofing
materials: Anti-fungal 235 lb. seal tab shingles over 15 lb. felt
paper or metal roof with a minimum 25-year warranty must be used.
e.
Gutters and
downspouts shall be appropriately designed with a minimum 5"
gutter and 2"x 3" downspout. All downspouts shall empty onto concrete
splashblocks or piped to an appropriate drain location.
f.
Roof gable vents
must be made of aluminum or vinyl materials.
g.
Attics must be
vented.
h.
All primary
entries should be within a breezeway or have a minimum roof
covering of 5 feet deep by 5 feet wide, and should be designed to divert water
away from the entry door. Entry pads measuring 5 feet by 5 feet and made of
impervious material with a minimum slope of 1/4 inch per foot are required at
each primary entry.
i.
Breezeways functioning as fire exits must be
constructed of concrete floor/decking material.
j.
Exterior shutters
are required on all 100% vinyl siding buildings.
k.
Exterior stairway
components, such as stringers, steps, risers, handrails, pickets,
and structural supports, and porch and patio
components, structural and non-structural, either used as part of the building
or within the site development, must be constructed from noncombustible
materials such as concrete, steel, aluminum or masonry.
l.
Exterior lighting
is required at entry doors.
m.
Landscaping: All disturbed areas must be sodded. One
1½" tree per every 2 units. Six 1-gallon shrubs per unit.
n.
Concrete curbing
is required along all paved areas throughout the development site, including
parking areas.
o.
Sidewalk access to all parking spaces must be
provided.
p.
A
development sign including the fair housing logo is
required.
q. A minimum of one
enclosed trash dumpster or compactor is required.
r. Continuous asphalt or concrete paved
access road must be provided to the entrance of the development.
s. All parking must be asphalt or
concrete.
t. All sidewalks and
walkways must be concrete and be at least 5-feet wide.
u. All driveways on single-family homes must
be concrete.
3.
Interior Building and Space Standards:
a.
Kitchen spaces:
(i). Each unit must be equipped with a dry
chemical fire extinguisher readily accessible in the kitchen.
(ii). New cabinets must have dual sidetrack
drawers.
(iii). A pantry closet is
required in each unit. The pantry must be 1'6" x 1'6" deep with a minimum five
shelves, located in the kitchen.
b.
Bathroom Spaces:
(i). Tub/shower units should have minimum
dimensions of 30-inch width by 60-inch length. Units in senior and assisted
living developments must be equipped with anti-scald valves.
(ii). Water closets should be centered 18
inches from sidewalls or vanity/lavatories.
c.
Hallways should
have a minimum width of 36 inches.
d. All interior
doors intended for passage must have minimum clear opening width
of 34 inches.
e.
Overhead lighting is required in each room.
f.
Sliding glass
doors are prohibited.
g. A hard-wired with battery back-up
smoke detector is required per floor of each unit. h.
A carbon monoxide detector must be installed in each
unit. (Only for developments using gas.)
4.
Plumbing and Mechanical
Equipment:
a. HVAC units and
water heaters are not permitted in attic spaces.
b. HVAC units and water heaters must be
placed in mechanical closets with insulated walls.
c. Water heaters must be placed in drain pans
with drain piping plumbed to the outside.
d. Gas water heaters shall be located in an
individual, separate mechanical closet.
e. HVAC refrigeration lines must be
insulated.
5.
Energy Efficient Systems, Insulation, and Equipment.
a.
Ceiling fans will
be installed in each bedroom and living room.
b.
Shower heads will
not exceed a 2.5 gallon per minute flow rate.
c.
½"
insulation will wrap hot water pipes
d.
Fluorescent light
features will be installed in the kitchen, bathroom(s) and utility
room area.
e.
Exterior
wall insulation must have an overall R-16 minimum for the entire
wall assembly.
f. An
exterior house wrap (e.g. TYVEK) must be
installed.
g.
Roof or
attic insulation must have an R-38 minimum rating.
h. All water piping located on exterior walls
and in attic space must be insulated.
i.
Sound proofing or
insulation achieving a sound rating of STC 54 is required in common/party walls
and ceilings.
j.
Gas
or oil heated systems shall have a minimum AFUE rating of 90% with
a minimum 14.5 SEER rated air conditioning system.
k.
Heat pump systems
shall have minimum HSPF rating of 7.8 with a minimum 14.5
SEER rated air conditioning system.
l.
Windows shall
have frames and sashes constructed of wood, vinyl-clad wood, or extruded vinyl.
Windows shall have two or more panes of insulated glass, at least one pane of
which has a Low-Emission (Low-E) coating, which are argon gas filled.
Windows shall have a U-Factor of not greater than 0.39.
(
For rehabilitation developments,
if any of the above elements cannot be included in any building because of
structural constraints, an energy audit or report, performed by an independent,
professional energy consultant/audit firm, which identifies those constraints
but enumerates:
i. Other effective
energy improvements or energy performance measures designed to increase energy
efficiency in the particular building, and
ii. The energy efficiency to be achieved by
such improvements of measures on the particular building. The energy audit or
report shall describe the methodology/testing procedures utilized. may be
submitted for approval by ADFA staff. The applicant must submit a signed
statement that it will implement the energy improvements or energy performance
measures identified within the energy audit or report in order to be considered
for points under this criterion. Also, a certification from the design
architect or licensed engineer confirming the implementation of the energy
improvements or energy performance measures will be required prior to the
issuance of IRS Form 8609.)
V.
Universal Design
Criteria:
A. Seven percent (7%) of all
residential units within the development must comply with the Level 5,
"All-Inclusive" usability criteria as set forth in the Arkansas Department of
Human Services' "
Arkansas Usability Standards in Housing: Guidance
Manual for Constructing Inclusive Functional Dwellings."
(
AUSH). The
AUSH is available on the internet
at:
www.studioaid.org. Under
"Design" click on "standards."
B.
Each unit that is required to meet the Level 5, "All-Inclusive" usability
criteria set forth in the AUSH must have at least one bathroom
with an "accessible roll-in" shower facility with minimum dimensions of 60" x
34" or 42" x 42" if a corner shower facility.
C. All ground level residential units in any
building and all residential units with elevator access in any building in the
development must comply with the Level 1, "Visitable" usability criteria as set
forth in the AUSH.
D. All residential units in the development
will have "closed-fist" operability throughout the unit, e.g.,
single handle door levers vs. door knobs; push stick lighting and environmental
controls; cabinet doors can be opened with a closed fist; single handle faucets
in bathrooms and kitchen.
E. All
environmental controls within all residential units in the development must
provide visual and tactile cues. For lighting, a "rocker" type switch is
sufficient. For thermostats, programmable and digital with raised buttons is
required.
VI.
Energy Star Qualified:
All new construction units and buildings must be certified by a HERS
rater as 1) ENERGY STAR® qualified; and 2)
meeting a HERS Index Score of 70, if located in any county other than Baxter,
Benton, Boone, Carroll, Fulton, Izard, Madison, Marion, Newton, Searcy, Stone
and Washington , or, meeting a HERS Index Score of 78 if located in any of the
foregoing identified counties. It is applicant's responsibility to engage a
HERS rater and, if funded, to work closely with the HERS rater to ensure that
the development is built as represented in the application.
Applicant must submit a signed, certification from the HERS rater
stating that the newly constructed units and buildings will be ENERGY
STAR® qualified and meet the minimum HERS Index
Score of 70 or 78, as applicable.
A signed, written certification from the HERS rater, certifying that
the newly constructed units and buildings are ENERGY
STAR® qualified and that the HERS Index score as
represented in the application has been met must be submitted to ADFA before
ADFA will issue any IRS Form 8609 for the development.
VII.
Rehabilitation
developments:
If structural constraints prohibit adherence to ADFA's "Multi-Family
Housing Minimum Design Standards", applicant may seek a waiver from ADFA of the
standard concerned. Such waiver request must be in writing and include the
following:
A. Certification by the
design architect or licensed engineer that the standard concerned cannot be met
due to structural constraints;
B.
Certification by the design architect or licensed engineer that no alternative
design can be undertaken to achieve the benefit of the required standard due to
structural constraints; and
C. If
applicable, statement by applicant that it will implement any alternative
identified by the design architect or licensed engineer.
