ARCHITECTURAL STANDARDS TABLE OF CONTENTS I

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 1 of 17

ARCHITECTURAL STANDARDS

TABLE OF CONTENTS

INTRODUCTION

II. DESIGN SUBMITTALS AND CONSTRUCTION MONITORING

A. Drawings and Specifications

B. Building Permits

C. Soils & Materials Testing

D. Construction Monitoring

III. SITE DEVELOPMENT STANDARDS

A. Environmental Conditions

B. Parking

C. Vehicle Circulation

D. Pedestrian Circulation

E. Open Spaces

F. Landscaping

G. Site Lighting

H. Site Amenities

I. Trash Collection

J. Signage and Fixtures

K. Site Grading and Drainage

L. Security

M. Site Utilities

IV. BUILDING EXTERIOR DESIGN STANDARDS

A. Roofing

B. Gutters and Downspouts

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 2 of 17

C. Exterior Cladding

Brick

ii. Natural or manufactured stone

iii. Insulated Vinyl Siding

iv. Fiber Cement/Cementitious Siding

v. Other Materials

D. Exterior Doors and Windows

E. Exterior Stairs

V. BUILDING INTERIORS DESIGN STANDARDS

A. Room Configuration

B. Unit Sizes

C. Minimum Unit Sizes

D. Room Sizes

E. Kitchen Requirements

F. Closets

G. Ceiling Heights

H. Floor Finishes

I. Additional Requirements

J. Appliances

K. Mechanical, Electrical, Plumbing, and Indoor Air Quality

L. Electrical

M. Acoustical Isolation

N. Thermal Insulation

O. Radon

VI. FIRE AND LIFE SAFETY

VII. ACCESSIBILITY

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 3 of 17

I. INTRODUCTION

In accordance with federal requirements established by 24 CFR 92.25 (HOME), IRC

Section 42 (LIHTC), and the 1989 Georgia General Assembly Housing Trust Fund (HTF)

for the Homeless, the Georgia Department of Community Affairs (DCA) has established

these Architectural Standards. All projects receiving DCA resources for the construction

of new and/or rehabilitation of existing rental housing, including HOME, 9% LIHTC, 4%

LIHTC/Bonds, and/or Housing Trust Fund (HTF), must meet these Architectural

Standards. It is the Project Team’s responsibility to ensure 100% compliance with this

Manual (and approved DCA Architectural Waivers)

The Qualified Allocation Plan requires that projects funded under the Plan meet applicable

Federal, State, and DCA codes, acts, and regulations. These architectural standards

are not meant to replace Federal, State or local codes. These standards shall be in

addition to the following that are applicable to all properties funded in the program:

•

Georgia State Minimum Standard Codes (with Georgia Amendments)

International Building Code

ii.

International Energy Conservation Code

iii.

International Fire Code

iv.

International Fuel Gas Code

International Mechanical Code

vi.

International Plumbing Code

vii.

International Residential Code

viii.

National Electrical Code

•

HUD Housing Quality Standards (HQS)

•

HUD Minimum Property Standards (MPS)

•

HUD Uniform Physical Condition Standards (UPCS).

The Qualified Allocation Plan requires that all projects funded under the Plan meet all

applicable federal and state accessibility standards as well as all DCA accessibility

requirements. For further information on the accessibility laws and requirements that are

applicable to projects funded under the Plan, refer to the DCA Accessibility Manual.

By some measures, DCA architectural and accessibility requirements will exceed the

referenced state and federal requirements.

All new and rehabilitation construction work scopes must give consideration to the

property marketability and residential quality of life which includes, but is not limited to,

upgraded building exteriors and unit interiors, and improved site conditions and

amenities. These upgrades should be reflected in the Threshold and Scoring portions

of the DCA Application. Both new construction and rehabilitation projects must meet the

threshold requirements (longevity, per unit cost limitations, financial feasibility and

economic viability, including construction standards for potential disaster mitigation, etc.),

as published in the Qualified Allocation Plan. These Architectural Standards, as well as

the QAP and Rehabilitation Standards, should be read in their entirety for further

information regarding materials longevity and components replacement for completed

properties.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 4 of 17

New and rehabilitation construction costs are subject to DCA regulations, and per unit

cost limits must reflect the reasonable and necessary costs required to develop a project

in the State of Georgia.

DCA may determine that projects which exceed customary and reasonable construction

costs, even if they are within published per unit cost limits, represent a poor utilization of

resources and may fail Threshold.

Final determination of compliance with the Architectural Standards rests solely with the

mortgage lender, the credit enhancement provider, and the Georgia Department of

Community Affairs.

A Pre-construction Conference will be scheduled within 30 days of construction

commencement to review federal compliance requirements and draw request procedures.

An onsite OAC Meeting will be scheduled during the last week of each month. The DCA

Construction Project Manager will be notified via email of monthly OAC meeting dates and

times. DCA staff may not attend all onsite OAC meetings.

II. DESIGN SUBMITTALS AND CONSTRUCTION MONITORING

A. Drawings and Specifications:

Construction documents, including architectural drawings and specifications, are

required for both new construction and rehabilitation projects. To minimize construction

problems, unnecessary change orders, discrepancies in documentation and cost

overruns, architectural drawings and specifications must meet industry standards, being

clear and consistent while faithfully depicting the design, location, and dimensions of

project elements. Refer to the Architectural Submission Requirements for document

format and submittal requirements.

B. Building Permits:

Building permits are required for all work to be funded under DCA programs. Proof

of inspections and approvals by local officials, including Certificates of Occupancy, are

required for final allocation of Low Income Housing Tax Credits (LIHTC). See Architectural

Submission Requirements and contact DCA LIHTC and HOME underwriters for specific

information.

C. Soils and Materials Testing:

All new soils and structural concrete must be tested to ensure compliance with

engineered specifications. Additional materials should be tested as dictated by

industry standards. A licensed and state accredited testing lab, using standardized

testing procedures, must conduct the tests.

D. Construction Monitoring:

Through inspection reports and other sources, DCA will monitor construction to ensure

quality standards and completion dates are met. Reports will address methods of

construction, construction draw requests, percentages of completion, progress and

budget analysis, and adherence to codes and standard building practices.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 5 of 17

For 4% bond and 9% projects only, the cost for the DCA construction monitoring will be

reimbursed to DCA by the Owner as described in Exhibit A (DCA Post Award Deadlines

and Fee Schedule) of the Core Qualified Allocation Plan. For HOME projects, the cost

of the DCA construction monitoring will be billed directly to the Owner.

Periodically, DCA may require Owners to submit additional construction inspection reports

generated by construction managers, architects, and/or engineers. DCA reserves the

right to inspect all properties prior to issuance of Final LIHTC Allocation. Non-

compliance with building codes, accessibility codes and/or DCA requirements must be

corrected prior to issuance of Final LIHTC Allocation. Refer to the QAP for further DCA

and IRS requirements.

III. SITE DEVELOPMENT STANDARDS

A. Environmental Conditions:

Surrounding environmental conditions must be carefully evaluated. Negative

environmental conditions (i.e., ditches, canals, railroad tracks, expressways, noise

sources, flood prone areas, etc.) must be corrected or alleviated through approved

mitigation measures. Refer to the Environmental Phase I Site Assessment standards

published in the DCA Environmental Manual for the environmental documentation and

review process. All applications are required to submit a Phase I Environmental Site

Assessment and a Phase II investigation if recommended in the Phase I report.

B. Parking:

Parking spaces shall meet local zoning requirements. In the absence of any other

requirements, there shall be no less than 1.5 spaces per unit for family tenancy projects

and 1 space per unit for senior tenancy projects. All handicapped parking spaces must

meet federal and state accessibility requirements. Please refer to the DCA Accessibility

Manual for more information. Parking areas shall be either concrete or asphalt paving and

have curbs.

C. Vehicle Circulation:

For tenants, guests, and emergency services providers, vehicle circulation routes should

be designed to provide safe ingress and egress to and from all buildings and amenities.

Roads shall be either concrete or asphalt paving. When within the site boundaries, the

roads shall have curbs.

D. Pedestrian Circulation:

Pedestrian circulation should provide paved accessible routes to parking, buildings,

and amenities. Streets (excepting crossing routes), grass and gravel/sand surfaces are

not acceptable pedestrian circulation routes. Accessible ramps and no-step access must

be provided as applicable.

E. Open Spaces:

Open landscaped spaces or green belts should be included in the overall site design.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 6 of 17

F. Landscaping:

Landscaping should be appropriate for the climate zone, appealing, and convey a

residential image. Low maintenance plant materials are preferred. For appropriate

landscape options, please refer to Landscape Plants for Georgia, published by the

Cooperative Extension Service, The University of Georgia College of Agricultural and

Environmental Sciences.

G. Site Lighting:

One foot-candle is the general standard for site lighting. All parking, building, amenity,

and site lighting should be sufficient for its purpose (i.e. evening mail collection, etc.), and

be directed down to diminish nuisance light. Additionally, units should have exterior entry

and porch door lights controlled from within the unit.

H. Site Amenities:

Required and selected amenities must meet applicable federal, state, and DCA

accessibility requirements, provide seating appropriate to the amenity, and if proper,

should be protected from the elements. Amenities such as the playground should be in

visual proximity to the buildings while other noise prone amenities may be appropriately

sited on the property.

Required and selected site amenities identified in the application submission must be in

the final construction documents and budget. DCA reserves the right to determine the

adequacy of amenities and whether or not they meet DCA requirements. Minimum

standards for site amenities are outlined in the Amenities Guidebook and the Accessibility

Manual.

I. Trash Collection:

Trash collection sites must be screened from residential and community areas and placed

at such a distance from the tenant dwelling units and amenities so as to eliminate

objectionable sights and odors. The collection areas must be accessible to disabled

persons while convenient to tenants and service vehicles. Dumpsters must be placed on

concrete slabs with concrete approach aprons at least 10’-0” in depth.

J. Signage and Fixtures:

Building signage should meet the requirements of local 911 service providers.

Illumination for the property entrance signage must be provided.

K. Site Grading and Drainage:

Site grading should allow storm water to positively drain away from buildings and site

amenities while eliminating pooling, puddling, etc. All on-property retention and detention

areas must be fenced and, for maintenance and safety purposes, a properly securable

gate may be provided.

Inlet or outlet drainage ways must be designed to prevent resident entry. On-property

retention ponds must be well maintained. Foundation walls should prevent the entrance

of water, insects, and rodents into the basement or crawl space areas. Access and

ventilation of basement and crawl spaces must meet code requirements and must be

secured from the exterior as appropriate.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 7 of 17

L. Security:

Security measures should be incorporated into the architectural design. As necessary,

fencing, lighting, and other security features must mitigate poorly lighted parking areas,

blind corners and recesses, inappropriate landscaping, and steep grades. The Owner

may wish to include security cameras, HVAC cages, and other site security features.

Entry doors to units shall be equipped with a viewer and bell or buzzer. Exterior doors

and windows must be equipped with locks to prevent access from the outside. All doors

shall be provided with hardware that complies with ANSI/BHMA Standards.

M. Site Utilities:

All utility distribution systems should be underground where possible. All projects must

have requisite access and connectivity to the existing public utilities. For further

information refer to the Qualified Allocation Plan, Appendix I, Threshold Criteria.

IV. BUILDING EXTERIOR DESIGN STANDARDS

Building exteriors should create a residential image appropriate to the market. DCA

encourages the use of materials that provide low maintenance and longevity for the life

span of the property. All materials are to be installed using standard construction methods

and means, and result in the issuance of manufacturers guarantees.

A. Roofing:

Anti-fungal dimensional (architectural) shingles with a minimum 30-year warranty are

required for all shingle roof applications. Flat roofs are not encouraged, but DCA will

allow flexibility in roof design if it is part of an energy conservation green building

component or a roof design that mimics existing contextual surroundings. Applicants

must obtain DCA pre-approval before using one of these alternatives. All edges of the

roof must have an aluminum drip edge that extends a minimum 3” under the shingles, 2”

onto the fascia and have a minimum ½” 45 degree kick out at the bottom end of the

fascia extension.

B. Gutters and Downspouts:

Seamless gutters and downspouts are mandatory for all construction and on all buildings.

C. Exterior Cladding:

i. Brick: See Appendix I, Threshold Criteria, ARCHITECTURAL DESIGN &

QUALITY STANDARDS, Qualified Allocation Plan.

ii. Insulated vinyl siding must be impact resistant commercial grade with a

minimum thickness of .046” and a minimum 30 year warranty to be provided by

the manufacturer and must meet or exceed ASTM 07793 standards.

iii. Fiber Cement/Cementitious Siding must be 5/16” nominal thickness with a 30

year warranty to be provided by the manufacturer.

iv. Other materials: The use of exterior insulation and finish systems

(EIFS), and stucco must be pre-approved by DCA prior to application submission.

Wood siding is not permitted.

v. Natural or manufactured stone.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 8 of 17

All exterior trim, including fascia and soffits, window and door trim, gable vents, etc. must

also be constructed of no or very low maintenance materials. Vinyl soffit must be

commercial grade with a minimum thickness of .046” and a minimum 30 year warranty to

be provided by the manufacturer. Wood fascia must be covered completely with

prefinished aluminum with a minimum thickness of .024”.

Where exterior brick does not extend to an eve line, aluminum flashing shall be installed

that extends a minimum of 2” under/behind the above exterior wall surface material and

over the outer edge of the brick to prevent water penetration.

D. Exterior Doors and Windows:

•

Exterior doors must be 1 ¾” high durability, insulated (such as steel or

fiberglass) and meet the requirements of the Georgia State Minimum Standard

Codes (with Georgia Amendments).

•

All primary entries must either be within a breezeway or have a minimum roof

covering of 3 feet deep by 5 feet wide, including a corresponding porch or

concrete pad.

•

Exterior doors for fully accessible units must include spring hinges.

• Windows and door glazing must be in accordance with

Appendix I, Threshold Criteria, BUILDING SUSTAINABLITY,

Qualified Allocation Plan.

• Wood windows are not permitted.

• Windows must not be located within a shower surround area or over shower

units.

• Install a continuous bead of silicone caulk behind all nail fins before installing

new windows per manufacturer’s specifications.

• Skylights, windows and locations, sizes and operable panels must meet the

requirements of the Georgia State Minimum Standard Codes (with Georgia

Amendments).

E. Exterior Stairs:

All exterior stairs are to be covered and protected from the elements in both new and the

rehabilitation of existing buildings.

V. BUILDING INTERIORS DESIGN STANDARDS

Applicants must submit waivers at the pre-application stage only if the request is for a

change that deviates more than 10% from DCA standards. Requests for a waiver that

deviates 10% or less from DCA’s architectural standards should be submitted in the full

Application. If a room size, unit size, or cabinets’ linear frontage or dimension is at least

90% of DCA requirements, then a waiver may be granted. The Applicant must

demonstrate that efforts were taken to meet the minimum design criteria.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 9 of 17

A. Room Configuration:

Room configuration should be functional while providing economic use of

space:

•

The primary bathroom shall be accessible from a common area such as a hall.

Exceptions may be considered for the rehabilitation of one-bedroom units.

•

The kitchen should be accessible from the entry.

•

Bathrooms must not open from areas of food preparation or be used as a sole

passageway to a habitable room, hall, basement, or the exterior.

•

No habitable rooms are permitted in basement or cellar spaces unless egress is

provided according to applicable fire codes.

•

All windows in bedroom units must comply with all local and state life safety

requirements. No windowless bedrooms will be allowed unless an architectural

standards pre-application waiver is submitted with documentation evidencing the

approval of such by the local code official and/or State Fire Marshal.

B. Unit Sizes:

The following criteria are the minimum requirements and submissions that appear to

violate the spirit and intent of these minimums may be considered by DCA as a poor use

of resources.

Net Rentable (Leasable) Square Footage:

This is the DCA definition for calculating “Residential Unit Square Footage” as it pertains

to the Architectural Manual and other documents in Qualified Allocation Plan (QAP). It is

calculated for each individual dwelling type.

The unit net rentable area is measured from the inside face of each of the unit’s perimeter

walls.

• Net area included air-conditioned space only.

• Measure from the inside (paint) face of all unit perimeter walls.

• Do not include any patio, balcony, or breezeway areas.

• Do not include any outside storage closets.

• Do not deduct any interior walls.

• Include non-revenue units in total net rentable living area (Total Residential Unit

Square Footage)

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 10 of 17

C. Minimum Unit Sizes

DWELLING TYPE

MINIMUM

SQUARE

FOOTAGE

KITCHEN

BATHROOM

Studio

375

Cooking area

Efficiency

450

Full kitchen

1 bedroom

650

Full kitchen

2 bedroom

850

Full kitchen

3 bedroom (+)

1,100

Full kitchen

D. Room Sizes

ROOM

MINIMUM

DIMENSION

MINIMUM SQUARE

FOOTAGE

Living room

11’-6”

150

Living/Dining room

11’-6”

180

Primary bedroom

11’-0”

130

Secondary bedroom

9’-6”

120

Kitchen

7’-6” wide

E. Kitchen Requirements

UNIT TYPE

MINIMUM CLEAR

COUNTERTOP

FRONTAGE

MINIMUM LINEAR

FOOTAGE OF

CABINETS

(includes base &

wall cabinets,

combined)

1 bedroom

6’-9”

2 bedroom

7’-9”

3 bedroom

8’-9”

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 11 of 17

F. Closets

•

According to market demand, a suitable number of closets should be provided

for each dwelling unit.

•

All closets designed to contain clothes must be a minimum of 2'-0" deep.

•

Closets and defined storage areas must not be included in the room area square

footage computations.

•

Closets and storage spaces in accessible units must meet applicable

reach range requirements.

G. Ceiling Heights

•

Flat ceilings must be a minimum of 8’-0” above finished floor.

•

Sloped ceilings must not be less than 5’-0” for the purposes of computing floor areas.

•

Ceiling heights must meet minimum requirements established by the Life Safety

Code and the Georgia State Fire Marshal’s Office.

H. Floor Finishes:

Floor finishes are to be suitable for market conditions and appropriate to the space

considered.

•

Living Areas and Bedrooms: Carpet or LVT

•

Bathrooms, Mechanical Closets, Laundry Areas, Kitchen and other high moisture

areas: Sheet Vinyl, VCT, LVT or Ceramic Tile.

DCA will evaluate kitchen and living room flooring materials for

appropriate marketability, durability, sound transmission, and tenant

comfort.

All materials are to be installed to manufacturer’s specifications using standard methods

and resulting in the issuance of a manufacturer's guarantee. DCA may approve material

upgrades that possess improved maintenance qualities, durability, safety and/or indoor

air quality for the tenants. Manufacturer’s warranties must be submitted to the Owner.

•

Carpet: Unit carpeting may have a level loop, textured loop, level cut pile, or level

cut/uncut pile texture. DCA may approve alternate carpeting materials and

installation methods in units intended for the elderly or disabled. Carpeting shall

comply with HUD’s Use of Materials Bulletin No. 44d.

•

Carpet pad must be installed under all carpeting for which it is intended and should

comply with HUD’s Use of Materials Bulletin No. 72a.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 12 of 17

•

Sheet vinyl must be a minimum 0.095 thickness and provide a 20-year residential

warranty.

• Ceramic floor tile shall be minimum 12” x 12” and installed over poured concrete

slab or cementitious backing material.

•

VCT must be at minimum 0.080 thickness.

•

Luxury Vinyl Tile (LVT) must have a 12mil wear layer and provide a 15-year

residential warranty. LVT installed in kitchens, bathrooms, laundry areas and

mechanical closets must be 100% waterproof.

I. Additional Requirements:

•

Bathrooms must have adequate storage. If adequate cabinet space is not

available, bathrooms must have medicine cabinets. Medicine cabinets should not

be placed in party walls unless fire separation is continuous behind and around

the cabinet installation.

• Plastic laminate material must be installed the full length and depth on the bottom

shelf of vanity sink cabinets and kitchen sink cabinets and must be sealed/caulked

around the full perimeter to all cabinet sides to prevent moisture/water penetration.

• Kitchen countertops must be constructed of 3/4” plywood. No particle board, press

board or fiber board will be allowed.

• All open voids above and below upper and lower kitchen cabinets shall be sealed

with caulk or cabinet matching material/finish and all cabinets shall be caulked

where the cabinet meets a wall surface to prevent pest infestation. No open voids

will be allowed. All open voids/holes in cabinet backs must be sealed with caulk or

expandable foam and all pipe penetrations must be covered with an escutcheon.

•

Kitchen cabinets must be provided above and below countertops. Cabinets shall

be constructed with solid wood or plywood stiles, rails, doors and drawer fronts. All

cabinets will conform to the performance and fabrication requirements of HUD

Severe Use and ANSI/KCMA A161.1-2000 and bear the KCMA Certification Seal.

•

Blinds: All windows should have neutral color horizontal mini-blinds. All glass

doors should have either mini-blinds or vertical slat blinds.

•

Cable outlets must be provided in the main living area and in all

bedrooms.

•

All interior finishes, especially interior paint, must be low in Volatile Organic

Compounds (VOCs) as defined in the EarthCraft Multifamily program

(http://www.earthcraft.org/multifamily).

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 13 of 17

• In new construction and adaptive re-use projects, all water heater tanks must be

placed in an overflow pan piped to the exterior of the building, regardless of location

and floor level unless a primed p-trap is installed. The temperature and relief valve

must also be piped to the exterior. Water heaters must be placed in closets to allow

for their removal and inspection by or through the closet door. Water heaters may

not be installed over the clothes washer or dryer space.

• Bathroom shower walls shall be either ceramic tile, solid surface material, one piece

fiberglass tub/shower enclosure or one piece fiberglass shower enclosure. Ceramic

wall tile shall be installed over cementitious backing material.

• All dwelling units shall have washer and dryer hookups.

J. Appliances:

Appliances must include washers, dryers, microwaves, refrigerators, ranges, and

dishwashers. Minimum refrigerator sizes for one and two bedroom units—14 cu.ft.; three

bedroom units—16 cu.ft. Other kitchen appliance sizes must be appropriate for the unit

and number of tenants. Appropriate appliances listed in US EPA’s Energy Star program

must be provided. Further information is available at http://www.energystar.gov/.

Washers in units must be equipped with a drain pan or floor drain as required by the

Georgia State Minimum Standard Codes (with Georgia Amendments). Owner-furnished

washers in dwelling units and community laundries shall be front-loading and Energy Star

rated. All refrigerators shall have a built in ice maker.

K. Mechanical, Electrical, Plumbing, and Indoor Air Quality:

The minimum requirements for this section are located in Appendix I, Threshold Criteria,

BUILDING SUSTAINABLITY, Qualified Allocation Plan.

L. Electrical

Electrical distribution system minimum panel size is 100 amps, or per code. Electrical

switches, outlets, thermostats, phone and television jacks and other controls are to be

installed per Fair Housing Act Design Manual requirements in qualified units and per

appropriate accessibility law in accessible units. All penetrations of smoke partitions and

rated assemblies must comply with fire codes as administered by the local authorities.

M. Acoustical Isolation:

Acoustical isolation requires a minimum STC rating of 52. Acoustical isolation

surpassing the required minimums will increase unit quality. Noise levels on funded

properties must meet DCA and HUD noise limitations:

•

exteriors – 65 dB

•

interiors – 45 dB

In areas where daytime/nighttime noise levels are above these limitations,

documentation of the construction and mitigation methods must accompany the

application for funding.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 14 of 17

The following minimum standards apply:

•

Between units: 1 hr. rated UL assembly with one layer 5/8” GWB on each side

(minimum or per local fire requirements if greater) w/two sets of staggered 2x4

studs (or metal stud equivalent), sound-insulated with blanket material to STC

rating of 52. All wall edges must be caulked;

•

Within unit: one layer ½” GWB on each side 2x4 studs (or metal stud

equivalent);

•

Floor to floor: 1 hr. rated UL assembly with a minimum STC rating 52. A minimum

of 1” lightweight concrete or ¾” gypcrete topping over wood sub floor (optional floor

construction may be considered for the rehabilitation of existing residential units).

N. Thermal Insulation:

Thermal insulation must meet minimum standards as defined in Georgia State Minimum

Standard Energy Code (International Energy Conservation Code). To prevent freezing of

supply lines, all plumbing in exterior walls must be insulated on the cold side of the wall.

O. Radon:

All new construction must be built in accordance with current EPA requirements for

radon resistant construction techniques, including, but not limited to, ASTM E1465 – 08a

Standard Practice for Radon Control Options for the Design and Construction of New

Low-Rise Residential Buildings. Both new construction and rehabilitated buildings must

be tested prior to tenant occupancy for compliance with EPA’s established limits for

radon levels.

VI. FIRE AND LIFE SAFETY

Through strict code compliance, the property design shall provide a safe environment for

all tenants. Adherence to the most recently adopted editions of the Georgia State

Minimum Standard Codes (with Georgia Amendments) is required. This includes but is

not limited to:

•

Smoke detectors must be hard-wired and located per code for all construction,

either rehabilitation or new. DCA will not waive this requirement for

rehabilitation proposals. Carbon Monoxide Detectors shall be in accordance

with NFPA 101 Life Safety Code and NFPA 720.

•

Fire alarms and sprinklers must meet fire department, state and local

code requirements.

•

Attics must be constructed or rebuilt to meet all current fire and life safety

codes, regardless of the requirements of the local building authority.

These include draft stop walls, and rated ceiling, floor, and wall assemblies.

•

All through-penetrations of smoke walls, draft stops, and rated assemblies

must meet current fire codes.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 15 of 17

• Projects shall be in compliance with all disaster mitigation-related

requirements of the latest editions of the applicable mandatory State Minimum

Standards as adopted and amended by the Department of community Affairs,

and with all local ordinances regarding disaster mitigation.

VII. ACCESSIBILITY

It is mandatory that the Property be designed to meet all applicable federal, state, and

DCA requirements for accessibility by the disabled. The accessibility characteristics are

to be incorporated in the layout and design of open spaces, building locations and unit

designs. Refer to the DCA Accessibility Manual for additional information. Please note

that DCA requirements may be more stringent than federal or state requirements.

For new and rehabilitation construction, DCA requires that:

1.) At least 5% of the total units (but no less than one unit) must be

equipped for the mobility disabled, including wheelchair restricted

residents.

2.) Roll-in showers must be incorporated into 40% of the mobility equipped

units (but no less than one unit).

3.) At least an additional 2% of the total units (but no less than one unit)

must be equipped for the hearing and sight impaired residents.

The same unit cannot be used to satisfy the 5% and 2% requirement.

Preservation of existing affordable housing that cannot be modified to meet

accessibility requirements that are not required by law, may request a DCA waiver.

For Scattered Site Projects, the 5% and 2% requirements are applicable to the project

as a whole; however, the distribution of the units must be across the non-contiguous

parcels.

Newly constructed and rehabilitated single-family and multi-family housing developments

receiving DCA funding are subject to statutory and regulatory accessibility requirements.

It is the responsibility of the Owner, Architect, and Contractor, to ensure compliance with

all federal, state and local laws. DCA’s direct relationship to the Owner pertains only

to the awarding of funds. The Owner bears final responsibility for compliance, regardless

of fault, though he may seek legal restitution from the source of non-compliance.

Specifically, the Owner, Architect, and Contractor must ensure that the project is designed

and built to meet applicable standards. Failure to meet these standards may result in

federal and state noncompliance and costly repairs or corrections. Projects receiving

DCA funding must meet federal, state and local accessibility laws, including, but not

limited to:

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 16 of 17

1. Title II and III of the Americans with Disabilities Act (ADA) applies to all actions

of state and municipal governments as well as all “public entities” (Title II) and

public accommodations (Title III). The ADA requires compliance with the ADA

Accessibility Guidelines (ADAAG);

2. Section 504 of the Rehabilitation Act of 1973 (Section 504) applies to all entities

who receive federal funds. Section 504 requires compliance with the Uniform

Federal Accessibility Standards (UFAS);

3. The Fair Housing Amendments Act of 1988 (FHA) applies to all “covered units”

of multifamily development regardless of funding source FHA requires

compliance with the Fair Housing Accessibility Guidelines (FHAG);

4. The Georgia Access Law (O.C.G.A. §30-3 et. seq.) and all applicable

compliance standards;

5. Georgia Fair Housing Law (O.C.G.A. §8-3-200 et. seq.) and all

applicable compliance standards;

6. Georgia Single Family Accessibility (O.C.G.A. §8-3-172 et. Seq.) and all

applicable compliance standards;

7. The requirements of the DCA Qualified Allocation Plan (“QAP”), Architectural

Manual and Accessibility Manual applicable to the Project; and

8. Any other accessibility laws and regulations, including local (building

and accessibility) codes, applicable to the project.

Each project selected for allocation is required to retain a DCA qualified consultant

to monitor the project for accessibility compliance.

The Consultant cannot be a member of the proposed Project Team nor have an Identify of

Interest with any member of the proposed Project Team.

The DCA qualified consultant must perform the following:

(1) A pre-construction plan and specification review to determine that the proposed

property will meet all required accessibility requirements. The Consultant report must

be included with the Step 2 construction documents submitted to DCA. At a

minimum, the report will include the initial comments from the consultant, all

documents related to resolution of identified accessibility issues and a certification

from the consultant that the plans appear to meet all accessibility requirements.

(2) Provide at least two training sessions to the General Contractor and Subcontractors

regarding accessibility requirements. One training must be on site.

2016 Architectural Standards

DCA Housing Finance and Development Division

Page 17 of 17

(3) An inspection of the construction site after framing is completed to

determine that the property is following the approved plans and

specifications as to accessibility. DCA must receive a copy of the report

issued by the consultant as well as documentation that all issues, if any,

have been resolved.

(4) A final inspection of the property after completion of construction to

determine that the property has been constructed in accordance with all

accessibility requirements. DCA must receive a copy of the report issued

by the consultant as well as documentation that all issues, if any, have

been resolved prior to submission of the project cost certification.