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ATLANTA DEVELOPMENT AUTHORITY Invest Atlanta

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ATLANTA DEVELOPMENT AUTHORITY Invest Atlanta Powered By Docstoc
					                                                   Underground Atlanta
                                          86 Pryor Street SW, Suite 300
                                                      Atlanta, GA 30303
                                                           404.880.4100




    THE METROPOLITAN PARKWAY
    TAX ALLOCATION DISTRICT #9

PROGRAM DESCRIPTION AND APPLICATION
           FOR FUNDING


      Application Deadline: September 30, 2010




                 www.atlantada.com
                                                                           METROPOLITAN PARKWAY TAD
                                                                        PROGRAM DESCRIPTION AND APPLICATION


OVERVIEW
THE ATLANTA DEVELOPMENT AUTHORITY

The Atlanta Development Authority (“ADA”) is a public body corporate and politic and an instrumentality of the City of
Atlanta to promote the revitalization and growth of the City. It represents a consolidation of the City’s economic and
community development efforts in real estate, finance, marketing and employment, for the purpose of providing a focal
point for improving Atlanta’s neighborhoods and the quality of life for all of its citizens. ADA is the cornerstone of an
overall effort to provide economic and redevelopment services in a more effective and efficient manner.

TAX ALLOCATION DISTRICTS

Also known as Tax Increment Financing (“TIF”), Tax Allocation Financing is a redevelopment and financing tool by
which governments can provide financial assistance to eligible public and private redevelopment efforts within an
officially designated area or tax allocation district (“TAD”). Increases in property tax revenues, which are generated
primarily from new investment in the district, are allocated to pay infrastructure costs or certain private development
costs within the TAD. This is primarily done through the issuance of Tax Allocation District Bonds. However, for smaller
redevelopment, ADA will use a companion redevelopment tool call “Pay As You Go”.

Pay As You Go Program Description

The principle behind "Pay As You Go” financing is that instead of the ADA facilitating the issuance of bonds to raise
upfront capital for eligible projects, a developer will self fund or otherwise finance the Project and receive the TAD grant
as a reimbursement over time. Once the development is completed, the tax increment generated by the project will
provide a revenue stream that will be used to reimburse eligible project costs. ADA will issue Notes to developers
committing an estimated, annual cash flow with interest, which is funded via the future tax increment. The Notes are
structured to allow for a possible “take-out” by a future bond issue or to allow developers to “monetize” the income
stream with a bank or investor. The Notes are structured as a grant and provide incentive for developers to locate their
projects within the CTAD boundaries. Additional benefits of Pay As You Go Notes include:

    •   Suited for smaller projects that can’t access bond financing (down to $5 million minimum, total project size)

    •   Future bond issuances may take-out notes thus “fast-forwarding” the capital to developers

    •   Pay-As-You-Go Notes are lower cost to developers and the ADA

    •   The increment is received on a regular, yearly basis

    •   More flexible and quicker application review

Traditionally, the city has incurred debt through the issuance of Bonds to raise the capital for private development
incentives. However, bond financing is cost prohibitive for smaller projects. While Pay As You Go does NOT prohibit
the potential for bonding capacity in the CTADs, it does allow for projects as small as $5 million to access tax
increment incentive.

Special exemptions may be given to exceptional projects displaying extraordinary community benefits and/or meeting
specific retail, commercial, or industrial needs within the community.




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                                                                         METROPOLITAN PARKWAY TAD
                                                                      PROGRAM DESCRIPTION AND APPLICATION


THE METROPOLITAN PARKWAY TAX ALLOCATION DISTRICT

The basic purpose for the Metropolitan Parkway TAD is to generate public-private partnerships that will facilitate the
redevelopment of one of the City's prime development sites within its southern sector. This TAD will help balance the
disinvestment and general lack of new development during the past three decades within the Metropolitan Parkway
area with the new development and private investment occurring in many other of Atlanta’s Intown communities. The
Metropolitan Parkway Redevelopment Plan and TAD will encourage new construction within the Metropolitan Parkway
Corridor and help accomplish the following goals:

    •   Promote the development of infrastructure and amenities such as parks and plazas to encourage and support
        all elements critical to building a sustainable community comprised of neighborhoods that express their
        character through quality community gathering places and people- and pedestrian-friendly environments
    •   Allow for the development of infill and mixed-use projects that actively protects its environmental resources to
        eliminate the development gaps that divide these communities
    •   Provide funding for additional roadway and transportation-oriented improvements that will address current and
        projected traffic congestion and improve access to transit facilities by encouraging appropriate intensities of
        development and an efficient mix of uses within transit areas

The Metropolitan Parkway Tax Allocation District contains approximately 1,023 acres in the southwest quadrant of
Atlanta. The TAD encompasses the commercial corridor along Metropolitan Parkway from Claire Drive on the north to
the Atlanta-Hapeville city limits on the south. It also includes portions of the Cleveland Avenue commercial corridor
extending from Macon Drive on the east to the Atlanta-East Point city limits on the west. Lastly, it includes via Fair
Street the entire Lakewood Fairgrounds property. Those portions of the TAD to the west of I-75/85 are contained in
NPU X. Those portions to the east of I-75 and I-75/85 are in either NPU Z (Cleveland Avenue from I-75 to Macon
Drive) or NPU Y (Lakewood Fairgrounds). The TAD includes Council District 12. A map of the Metropolitan Parkway
TAD boundaries is attached.




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                                                                        METROPOLITAN PARKWAY TAD
                                                                     PROGRAM DESCRIPTION AND APPLICATION


PROGRAM DESCRIPTION
OPPORTUNITIES

The Metropolitan Parkway TAD is designed to stimulate the creation of a vibrant Corridor with viable retail and other
uses. The intent is to provide for a mix of uses that can create a sustainable community. The redevelopment of the
Corridor is envisioned to focus redevelopment on the following four key sub-areas:

    •   Crossroads Center
    •   Metropolitan Village District
    •   Cleveland Avenue “Gateway” District
    •   Lakewood Park

All four nodes offer potential as primarily mixed-use nodes designed to support higher intensity uses, activities and
densities. These potential development sites can support a variety of types of commercial development that are
consistent with the recommendations of the Plan Corridor Report.

ELIGIBILITY

Eligible developments will:
     • Create significant improvement in the project & area, evidenced by significant increase in taxable value
     • Create appropriate transportation linkages between the commercial corridors and the neighborhoods
     • Create entryways to define, unify and establish a distinct identity for the area
     • Improve public safety
     • Target specific commercial nodes for rehabilitation
     • Create a transit-oriented, mixed-use development node around the MARTA Stations
     • Promote reutilization of abandoned or underutilized industrial and commercial buildings and maintain live/work
         opportunities
     • Utilize Brownfield and vacant/underutilized properties
     • Encourage preservation of natural resources
     • The new taxable value of the proposed improved project must exceed the base value of the pre-improved
         value by a factor of three times or more
     • Minimum project size is $5 million

Applicant must be in good standing with the Atlanta Development Authority and the City of Atlanta to be considered for
funding.




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                                                                                               METROPOLITAN PARKWAY TAD
                                                                                            PROGRAM DESCRIPTION AND APPLICATION


KEY POLICY COMPONENTS

ADA, as Redevelopment Agent for the City of Atlanta is charged with promoting and implementing economic
development activities within the City of Atlanta’s Tax Allocation District Program. In doing so, ADA will apply the
following policies in its role as Redevelopment Agent 1 :


     •    REDEVELOPMENT PLANS: Approved projects must be consistent with goals and objectives of the applicable
          redevelopment plan(s).

     •    ECONOMIC VIABILITY: The optimal use of public dollars will be sought. Projects proposed for inclusion in the
          Tax Allocation District Program will be assessed for their economic viability, based in part on current and near
          term market demand and likely product absorption. Projects based largely on speculative office space, and
          other high-risk uses, will be less favorably received unless the project would meet a clear public purpose goal.

     •    “BUT FOR TEST”: ADA will strive to limit TAD funding to those projects that would not be economically feasible
          without public subsidy. The existence of a project within the TAD area does not automatically entitle the
          developer to receive TAD proceeds. TAD Notes or Bond Issues will be sized using projects that are
          reasonably projected to generate a net increase in the tax base. Projects receiving proceeds may include the
          foregoing, as well as projects contributing to various public purpose goals and infrastructure improvements
          consistent with the redevelopment plan. The amount of funding granted to a specific project may vary by
          project: (a) in order to address public purpose goals; (b) based on the assessment of financial need made by
          ADA; and (c) other factors as determined by ADA.

     •    EQUITY: Developer equity, including but not limited to land value and cash at risk, will be invested in the project
          before TAD funding is made available.

     •    FUNDING: Unless a specific exception is granted by ADA, i) TAD funding approval should be obtained before
          start of construction on qualified projects and , ii) TAD funds are disbursed to developers as incremental
          taxable value and actual tax increment is created.

     •    MBE/FBE UTILIZATION: The Developer is encouraged to promote opportunities for diverse businesses,
          including Minority Business Enterprises ("MBE"), Female Business Enterprises ("FBE") and Small Business
          Enterprises ("SBE") to compete for business as subcontractors and/or suppliers. To be a certified MBE, FEB
          or SBE, the organization must be registered by and comply with the laws of the City governing such
          certification.

     •    JOBS POLICY: In connection with the Project, the Developer desires to address issues of unemployment and
          underemployment in the district by providing meaningful employment opportunities to residents in the Qualified
          Employment Tracts (see Attached Map). Priority should be given to the census tracts specifically overlapping
          the District. Qualified employment tracts are census tracts throughout the city that have high poverty,
          unemployment and underemployment rates. As such, the Developer agrees to make a "Good Faith Effort" or
          shall cause a "Good Faith Effort" to be made to employ residents residing in the Qualified Employment Tracts
          in construction or permanent positions. Evidencing this point, Applicants are asked to:
              •   Provide an estimate of construction and/or permanent positions created
              •   Agree to report the project results to ADA on an annual basis
              •   Include in the application an explanation of how the estimated jobs were calculated and;
              •   Include a brief narrative (maximum two paragraphs) describing the Developer’s activities aimed at
                  achieving the total estimated construction and/or permanent positions including specific programming
                  examples which will be utilized. (Ie, leveraging Atlanta Workforce Development Agency, flyers, Open
                  Houses, etc.)



1
  All policies and procedures will be consistent with all applicable rules and regulations, including but not limited to city legislation, state and federal
tax law, and the Official Code of Georgia, Title 36, Chapter 44.
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                                                                         METROPOLITAN PARKWAY TAD
                                                                      PROGRAM DESCRIPTION AND APPLICATION


    •   HOUSING POLICY: While, increasing the supply of affordable housing is a major objective for the City of Atlanta,
        the Commercial Tax Allocation Districts prioritize commercial, retail and industrial development. Developments
        within the Metropolitan Parkway TAD that receive TAD funding and that have a housing component shall meet
        the following requirements:
           •     ADA will award increment for residential development if the proposed project is a high density, mixed-
                 use project. Mixed-use projects are defined as containing a minimum of 25% commercial use.

           •    Applicants for TAD funding must have first met with the ADA’s housing department, Urban Residential
                Housing Authority (URFA), and obtained a written Letter of Support verifying the project is likely to
                receive housing department funding. While the ADA maintains the possibility of granting special
                exceptions, housing projects will only receive TAD funding when combined with another funding
                source offered by URFA.

           •    Twenty percent (20%) of all housing units should be affordable:

                        For-sale housing units must be sold, at prices that are affordable to persons and/or families
                        whose income does not exceed 80% of the Atlanta Metropolitan Statistical Area Median
                        Income (“AMI”), using income limits as published by the U.S. Department of Housing and
                        Urban Development (“HUD”) using maximum loan limits as published by HUD to determine
                        for-sale prices.
                        Rental units must be rented at prices that are affordable to persons and/or families whose
                        income does not exceed 60% of the Atlanta Metropolitan Statistical Area Median Income
                        (“AMI”), using income limits as published by the U.S. Department of Housing and Urban
                        Development (“HUD”) to establish rental prices.
                        Affordable housing units may require additional subsidy beyond ADA participation.


COMMUNITY BENEFIT REQUIREMENTS

Fundamental to ADA’s mission and criteria for investment are positive community impacts. All projects will include a
close analysis of the community impacts and consistency with the public engagement process. ADA looks favorably
upon projects that achieve the following targeted community impacts:

   •     Create or maintain jobs for residents
   •     Support local small businesses, particularly in the TAD
   •     Develop Real Estate that supports small businesses
   •     Provide goods and services to Low-Income Persons or residents
   •     Generate a net positive benefit to the City
   •     Create a mixed-use housing and retail development focused around key development nodes
   •     Develop projects that are certified environmentally sustainable (i.e., LEEDS, Earthcraft or Energy Star)
   •     Create or improve greenspace, parks and/or trails
   •     Improve public infrastructure (streetscape, street, sidewalks, sewers)
   •     Promote access to transit
   •     Utilize Brownfield and/or underutilized properties

ADA will use community benefits as a key selection criterion for projects requesting TAD funding and projects will be
evaluated based upon positive community impacts as listed above. Developers are encouraged to complete a
Community Benefits Self-Evaluation of the planned community benefits. ADA requires developers and businesses
receiving funding to enter into development agreements that detail positive community impacts.


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                                                                          METROPOLITAN PARKWAY TAD
                                                                       PROGRAM DESCRIPTION AND APPLICATION


APPLICATION PROCESS
The Metropolitan Parkway Tax Allocation District application process includes, but is not limited to, the following steps:

1. Contact one of the following ADA staff members to schedule a mandatory pre-Application meeting prior to
   submittal:

                                  Wyman Winston, Senior Commercial TADs Manager
                                                   404.614.8307
                                             wwinston@atlantada.com
          Flor Velarde, Planning Specialist                                Jay Jameson, Development Specialist
          404- 614-8334                                                    404.588-5470
          fvelarde@atlantada.com                                           jjameson@atlantada.com


2. Complete the Application and submit no later than 5:00pm, September 30, 2010. Applications submitted after
   5:00pm will NOT be accepted. Applications shall be packaged in 3-ring binders with content, tabs, formatting and
   order of data identical to that of the attached Application. Three bound copies, as well as an electronic version of
   all materials of the completed application, shall be submitted. Applicants should refer to the Application Checklist
   for a complete list of required documents. Complete submittals shall include, but are not limited to, the following:
        a. Completed Self-Score Evaluation
        b. MAI Appraisal completed within 6 months of application date
        c. Non-refundable Application Fee of $2,500

3. Upon receipt of an application, ADA staff will review the application for content and completeness. Incomplete
   applications will not be processed. (An application will be considered received only when it is complete and the
   application fee has been paid.)
       a. ADA reserves the right to select and employ third party consultants to assist in the analysis and review of
            the proposed project, its financing, and the associated tax increment. The applicant shall pay the cost of
            such ADA consultants, whether or not the project is approved.
       b. The ADA reserves the right to request clarification or additional material, require meetings with the
                                                                           rd
            developer, subcontractors, or employees, and/or require 3 party vendors to verify any material or
            component of the Application. Failure to adequately answer the questions or concern of the ADA will
            result in the delay and/or denial of the Application.
       c. Applications submitted are subject to Georgia’s Open Records Law.
       d. Prior history and experience with ADA or the City of Atlanta will be considered.

4. After the application has been reviewed for consistency with City goals, and received an initial favorable
   evaluation, ADA staff will convene an Advisory Committee Meeting with the Metropolitan Parkway TAD Advisory
   Committee. Developers are required to attend the Advisory Committee Meeting.

    The Advisory Committee’s role is to give a recommendation to the ADA Board, which has the authority to approve
    projects for Tax Allocation District Financing. (Note: The ADA Board has the authority to approve projects that
    have not been recommended by the Advisory Committee.)

    If the project is not recommended for TAD funding by the Advisory Committee, the Developer may: (1) request
    that the project be considered by the ADA Board without Advisory Committee support, (2) modify the project and
    resubmit it to the Advisory Committee at a later date or (3) withdraw the project.

5. After the Advisory Committee issues a recommendation, ADA staff will place the project on the next appropriate
   Meeting Agenda of the TAD Project and Policy Review Committee of the ADA Board. The TAD Project and Policy
   Review Committee will give its recommendation to the full ADA Board. The Developer will be notified when ADA’s
   Board will consider their project for funding. Developers are required to attend the ADA Board Meeting and be
   prepared to answer questions from the Board regarding their project. The ADA Board makes the final
   determination on Pay-As-You-Go project approval.

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                                                                                METROPOLITAN PARKWAY TAD
                                                                             PROGRAM DESCRIPTION AND APPLICATION


6. Developers of approved projects will be required to enter into a “Development Agreement” and “Pay-As-You-Go
   Note” with the ADA. The “Development Agreement” outlines the relationship between the Developer and ADA, as
   the City’s redevelopment agent. It also details disbursement of TAD proceeds.

7. Application Expiration due to Project Delay: If construction is not commenced within twelve (12) months of TAD
   funding approval by the ADA Board, the Application may be declared null and void. In this case, a new application,
   along with fees, would be required to reconsider the transaction at a later date.

8. Material Project Changes: The amount and timing of TAD proceeds may change if the underlying deal and/or
   associated sponsorship change materially, regardless of whether the original transaction has already been
   approved by the ADA Board. At ADA’s option, a new application, along with fees, may be required to reconsider a
   significantly different transaction.

9. Actual funding amounts will depend upon the assessed value determined by the Fulton County Tax Assessor. The
   ADA is not responsible and cannot warrant the actual amount funded, which is based on actual taxes collected on
   the property. Taxes are subject to change by varying legislative authorities including Fulton County, the City of
   Atlanta, and Atlanta Public Schools.



PAY-AS-YOU-GO FEES
APPLICATION FEE

The greater of: (a) ten basis points (0.10%) of the Net Present Value of the total estimated increment calculated by
staff; or (b) $2,500, is payable to ADA when Application is submitted. Any application submitted without full application
fee is deemed incomplete. The application fee is non-refundable.

COMMITMENT FEE

Equal to the greater of: (a) one hundred basis points (1.00%) of the Net Present Value of the total estimated increment
calculated by staff; or (b) $10,000. Payable one time after ADA Board Approval.

ADMINISTRATIVE FEES

Equal to $5,000 per year from the first 5 years of increment awarded and $2,000 annually afterward for the remainder
of the term of the investment. Payable annually at time of increment disbursement and subtracted from annual
increment award. The Administrative Fees are collected from Increment prior to disbursement to developers and as
such are not billed to Developers.

PLEASE NOTE:

        1.   ADA reserves the right to waive some or all fees and charges incurred by not-for-profit entities.

        2.   Projects wishing to receive Bond Financing are subject to Bond Financing Fee Schedule and should consult ADA
             Staff.

        3.   Should any additional documentation and/or consultants be required, at the sole discretion of the ADA, the costs will
             be payable by the Developer at the time the costs are incurred.

        4.   The ADA maintains the right to change fees to future iterations of this document and/or future Application rounds.




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                       METROPOLITAN PARKWAY TAD
                    PROGRAM DESCRIPTION AND APPLICATION




www.atlantada.com                   9
                           METROPOLITAN PARKWAY TAD
                        PROGRAM DESCRIPTION AND APPLICATION




METROPOLITAN PARKWAY
TAX ALLOCATION DISTRICT




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                                                                          METROPOLITAN PARKWAY TAD
                                                                       PROGRAM DESCRIPTION AND APPLICATION


                 APPLICATION FOR METROPOLITAN PARKWAY
                    TAX ALLOCATION DISTRICT FUNDING
THIS APPLICATION CAN BE COMPLETED ELECTRONICALLY. PLEASE TYPE IN REQUESTED INFORMATION AND
         THEN SUBMIT BOTH ELECTRONIC AND HARD COPIES OF THE COMPLETED APPLICATION.

TAB A: FUNDING REQUEST
NAME OF PROPOSED REDEVELOPMENT PROJECT
AMOUNT OF FUNDING REQUESTED
    METROPOLITAN PARKWAY TAD FUNDING*
    APPLICATION FEE*
    *Funding and fees should be discussed with ADA Staff and may require staff calculations. The Application Fee
    must be submitted in full at time of application.

TAB A: DEVELOPER INFORMATION
NAME OF DEVELOPER
ADDRESS OF DEVELOPER
DESIGNATED CONTACT PERSON                                                        TITLE
    PHONE                                          EMAIL
    ADDRESS
OWNERSHIP ENTITY NAME
    LEGAL FORM*
    INDIVIDUAL                  GENERAL PARTNERSHIP                             SOLE PROPRIETORSHIP
    FOR-PROFIT CORPORATION                        LIMITED PARTNERSHIP                      JOINT VENTURE
    NOT FOR-PROFIT CORPORATION                             501 (c) 3            LIMITED LIABILITY CO.
    IF GENERAL PARTNERSHIP, GENERAL PARTNER(S) OWNS                                                          %
        NAME OF GENERAL PARTNER(S)
    IF LIMITED PARTNERSHIP, LIMITED PARTNERSHIP OWNS                                                         %
        NAME OF LIMITED PARTNER(S)
    IF JOINT VENTURE, NAME OF JOINT VENTURE PARTNERS AND RESPECTIVE PARTICIPATIONS IN JV


  * Attach detail as necessary to explain ownership structure.
DEVELOPER MANAGER NAME

TAB A: DEVELOPMENT TEAM*
*The City of Atlanta, in consultation with the Authority, will appoint Bond Underwriter, Bond Counsel, Bond Trustee
and Independent Market and Feasibility Consultants, if any.
PROPOSED ARCHITECT
   DESIGNATED CONTACT PERSON
    PHONE                                                EMAIL
PROPOSED CONTRACTOR
    DESIGNATED CONTACT PERSON
    PHONE                                                  EMAIL

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                                                                  METROPOLITAN PARKWAY TAD
                                                               PROGRAM DESCRIPTION AND APPLICATION

PROPOSED PROPERTY MANAGER
   DESIGNATED CONTACT PERSON
   PHONE                                             EMAIL
PROPOSED DEVELOPER’S ATTORNEY
   DESIGNATED CONTACT PERSON
   PHONE                                             EMAIL

TAB B: GENERAL PROJECT INFORMATION
PROJECT NAME
PROPERTY ADDRESS                                                                               NPU
GENERAL PROJECT DESCRIPTION




PROJECT TYPE
                 USE TYPE                    UNITS             SQUARE FEET           PERCENT OF BUILDING
   RESIDENTIAL
   RETAIL
   OFFICE
   HOTEL
   STRUCTURED PARKING
   OTHER _____________
   TOTAL

TAB B: DETAILED PROJECT INFORMATION
USE OF TAD FUNDS (PLEASE LIST ALL PROPOSED USES.)
NEW CONSTRUCTION
RENOVATION/REHABILITATION
ACQUISITION OF CAPITAL MACHINERY/EQUIPMENT
LAND /BUILDING ACQUISITION
FIXTURES/SIGNAGE
OTHER
EXISTING LAND USE
   WILL THERE BE ANY RELOCATION OR DISPLACEMENT OF EXISTING RESIDENTS OR BUSINESSES? IF SO, PLEASE DESCRIBE
   EXTENT AND HOW THIS IS BEING ADDRESSED:


PRIOR LAND USE (S)                                                                        YEARS
CONSTRUCTION TYPE (NEW, RENOVATION, CONVERSION)
TOTAL COST/ USEABLE SQUARE FOOT
TOTAL (ALL) DEVELOPER FEES/ USABLE SQUARE FOOT
TOTAL (ALL) DEVELOPER FEES/ TOTAL PROJECT COST

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                                                                METROPOLITAN PARKWAY TAD
                                                             PROGRAM DESCRIPTION AND APPLICATION

PROJECT ACREAGE/LOT SIZE
PARCEL IDENTIFICATION NUMBERS

PLEASE INDICATE HOW PROPOSED PROJECT IS CONSISTENT WITH THE GOALS OF THE AREA REDEVELOPMENT PLAN:
   STREETSCAPE AND/OR PEDESTRIAN IMPROVEMENTS




   QUALITY OF LIFE IMPROVEMENTS AND PROJECT IMPACT ON THE COMMUNITY




   INFRASTRUCTURE IMPROVEMENTS




   OTHER




PLEASE PROVIDE INFORMATION DETAILING THE FOLLOWING COMMUNITY BENEFITS:
   CREATE OR MAINTAIN JOBS FOR RESIDENTS




   SUPPORT LOCAL SMALL BUSINESSES, PARTICULARLY IN THE TAD




   PROVIDE GOODS AND SERVICES TO LOW-INCOME PERSONS OR RESIDENTS




   GENERATE A NET POSITIVE BENEFIT TO THE CITY




   CREATION OF MIXED-USE HOUSING AND RETAIL DEVELOPMENT




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                                                                        METROPOLITAN PARKWAY TAD
                                                                     PROGRAM DESCRIPTION AND APPLICATION

      CREATE ENVIRONMENTALLY SUSTAINABLE OUTCOMES




TAB B: RESIDENTIAL PROJECT INFORMATION (IF APPLICABLE)*
PROJECT TYPE:
     UNIT COMPOSITION      TOTAL       # OF         MARKET RENTS/          # OF          AFFORDABLE            Percent
                           UNITS      MARKET        SALES PRICES        AFFORDABLE       RENTS/ SALES
                                                                                           PRICES
      STUDIO
      1 BEDROOM
      2 BEDROOM
      3 BEDROOM
      OTHER
      TOTAL
PROJECT AMENITIES:
UNIT AMENITIES:

TAB B: RESIDENTIAL MARKETING
*Consistent with the Federal Fair Housing Act (42 U.S.C. 3600, et seq.), the developer must utilize diverse
marketing teams to implement a marketing strategy designed to assure that units will be made available for
patronage, sale or lease to a broad cross-section of persons representative of the range of racial, age, gender and
income within the City. Please attach the following as evidence of this:
1. INCLUSIONARY MARKETING PLAN
2. EDUCATORS/PUBLIC SAFETY PERSONNEL MARKETING PLAN


TAB B: ADDITIONAL DOCUMENTS (PLEASE PROVIDE HARD AND ELECTRONIC COPIES OF THE FOLLOWING)
1.   EXISTING SITE PHOTOGRAPHS
2.   PROJECT RENDERING OR CONCEPTUAL DRAWING (IF AVAILABLE)
3.   MAP SHOWING PROJECT LOCATION
4.   LEGAL DESCRIPTION OF PROPERTY




TAB B: JOB CREATION/RETENTION*
*Please be aware that the receipt of funding will require participation in the Atlanta Workforce Development
Agency’s First Source Program per Article XI, Division 1, Sec.2-1651 et seq. of the City of Atlanta Code of
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                                                               METROPOLITAN PARKWAY TAD
                                                            PROGRAM DESCRIPTION AND APPLICATION

Ordinances.
   EMPLOYEE TYPE                    CURRENT ON-SITE      PROJECTED PERMANENT            CONSTRUCTION
                                                       (EXCLUDING CONSTRUCTION)           RELATED
   FULL TIME
   PART TIME
   TOTAL
   PLEASE DESCRIBE THE DEVELOPER’S EMPLOYMENT NOTIFICATION AND RECRUITMENT PLAN:




TAB C: PROPOSED FINANCING SUMMARY
SOURCES OF FINANCING
                SOURCE                        CHECK IF               AMOUNT               PERCENT OF
                                             APPLICABLE                                  PROJECT COST

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                                                                   METROPOLITAN PARKWAY TAD
                                                                PROGRAM DESCRIPTION AND APPLICATION

     CONVENTIONAL DEBT
     STATE/FEDERAL LOANS
     STATE/FEDERAL GRANTS
     HISTORIC TAX CREDITS
     LIHTC (EQUITY)
     EQUITY/SUBORDINATE DEBT
     OTHER
     GAP (TAD FUND REQUEST)
     TOTAL

EQUITY SOURCE
CONVENTIONAL FINANCING SOURCE
ESTIMATED CONVENTIONAL TERMS
SOURCES OF NON-TAD GOVERNMENT ASSISTANCE (LOANS, GRANTS, TAX INCENTIVES, ETC)




TAB C: PROJECT ECONOMICS: A DESCRIPTION OF THE PROJECT FINANCING STRUCTURE MUST BE ATTACHED. AT MINIMUM,
INCLUDE THE FOLLOWING:
1. DISCOUNTED CASH FLOW: REFLECTING PROJECT THROUGH CONSTRUCTION, PROJECT STABILIZATION, SALE (IF
APPLICABLE) AND RECOGNITION OF RESIDUAL INTEREST
2.   DETAILED CONSTRUCTION BUDGET (INCLUDE BOTH HARD AND SOFT COSTS)
3.   PROJECTED RENTAL RATES, SALES PRICES, OCCUPANCY RATES, TIME TO ABSORPTION AND OTHER KEY ASSUMPTIONS
4.   MARKET COMPARABLES, IF AVAILABLE
5.   PRO FORMA CASH FLOWS AND/OR STATEMENT OF INCOME AND EXPENSES
6. EQUITY PROVIDED BY THE DEVELOPER AND PROJECTED RETURNS ON EQUITY
7. PROJECTED INVESTOR RETURNS
8. CURRENT PRE-DEVELOPMENT ASSESSED VALUE AND ANNUAL TAXES
9. PROJECTED ASSESSED VALUE AND ANNUAL TAXES AT PROJECT COMPLETION




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                                                                   METROPOLITAN PARKWAY TAD
                                                                PROGRAM DESCRIPTION AND APPLICATION


TAB D: SITE CONTROL
THE APPLICANT MUST DEMONSTRATE SITE CONTROL. AT A MINIMUM, THE APPLICANT FOR THE PROPOSED SITE MUST HOLD
A CONTRACT FOR PURCHASE AND SALE OR LONG-TERM LEASE. SITE IS CONTROLLED BY:
   OPTION TO PURCHASE
   CONTRACT FOR PURCHASE AND SALE
   RECORDED CERTIFICATE OF TITLE
   RECORDED DEED
   LONG-TERM LEASE



TAB D: ZONING AND LAND DEVELOPMENT REGULATIONS
IS THE SITE APPROPRIATELY ZONED FOR THE PROPOSED PROJECT?                             NO            YES
   IF REZONING IS REQUIRED, PLEASE INDICATE PROJECTED APPROVAL TIMETABLE:


INDICATE ZONING DESIGNATION (S):
IS A VARIANCE REQUIRED?                                                                NO           YES
   IF A VARIANCE IS REQUIRED, PLEASE EXPLAIN REASON AND INDICATE PROJECTED APPROVAL TIMETABLE:


CURRENT ZONING PERMITS                             UNITS PER ACRE/DENSITY



TAB D: SITE PLAN
NEW CONSTRUCTION: HAS     THE PRELIMINARY OR CONCEPTUAL SITE PLAN BEEN APPROVED BY
THE CITY OF ATLANTA?                                                                  NO           YES
   IF APPROVED, PLEASE INCLUDE A COPY OF THE APPROVED PRELIMINARY OR CONCEPTUAL SITE PLAN. IF IT HAS NOT BEEN
   APPROVED, PLEASE INDICATE PROJECTED APPROVAL TIMETABLE:



PLEASE INDICATE HOW PROPOSED PROJECT IS CONSISTENT WITH THE GOALS OF THE AREA REDEVELOPMENT PLAN:




TAB D: ENVIRONMENTAL SAFETY
APPLICANT MUST PROVIDE A PHASE I ENVIRONMENTAL REPORT. (NOTE: ENVIRONMENTAL REPORTS ARE REQUIRED TO
COMPLETE CREDIT UNDERWRITING. A PHASE II ENVIRONMENTAL ASSESSMENT WILL BE REQUIRED TO THE EXTENT THE
PHASE I WARRANTS FURTHER ASSESSMENT.)
HAS THE PROPERTY EVER BEEN USED FOR STORAGE OF HAZARDOUS OR TOXIC MATERIALS?
    NO                 YES
ARE THERE ANY POTENTIAL ENVIRONMENTAL HAZARDS?                                         NO           YES
   IF YES, PLEASE DESCRIBE:




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                                                                      METROPOLITAN PARKWAY TAD
                                                                   PROGRAM DESCRIPTION AND APPLICATION



TAB D: PROPOSED PROJECT SCHEDULE
                         ACTIVITY (IF APPLICABLE)                                              DATE
   OBTAIN FIRM FINANCING COMMITMENT
   FINALIZE SITE PLAN & ARCHITECTURAL DRAWINGS
   REAL ESTATE CLOSING
   ZONING REVIEW BOARD APPROVAL
   NEIGHBORHOOD PLANNING UNIT APPROVAL
   URBAN DESIGN COMMISSION APPROVAL
   FINANCIAL CLOSING

   START CONSTRUCTION
   COMPLETE CONSTRUCTION
   START OF OCCUPANCY/LEASE-UP
   REACH PROJECT STABILIZATION
A PROJECTED CONSTRUCTION SCHEDULE MUST BE INCLUDED THAT DESCRIBES THE TIME FRAMES AND CRITICAL DATES FOR
FINANCING, COMPLETION OF PLANS AND SPECIFICATIONS, PERMITTING, AND CONSTRUCTION OF BUILDINGS AND AMENITIES.


TAB D: COMMITMENT TO EQUAL OPPORTUNITY*
*Consistent with the City of Atlanta’s Equal Business Opportunity Ordinance, the Atlanta Development Authority
encourages full and equal opportunity in the selection of development team members and the procurement of
subcontractors and suppliers for the entirety of the project.
   PLEASE DESCRIBE THE DEVELOPER’S MINORITY/FEMALE BUSINESS ENTERPRISE OPPORTUNITY PLAN:




   PLEASE LIST PARTICIPANTS FOR THESE TRANSACTIONS:
           COMPANY NAME                      ADDRESS               PHONE           CONTACT        TYPE OF WORK




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                                                                   METROPOLITAN PARKWAY TAD
                                                                PROGRAM DESCRIPTION AND APPLICATION


TAB D: EXPERIENCE OF DEVELOPER
THE PAST PERFORMANCE RECORD OF THE DEVELOPMENT TEAM (WHICH CONSISTS OF DEVELOPER, MANAGEMENT AGENT,
GENERAL CONTRACTOR, ARCHITECT/ENGINEER, ATTORNEY, AND ACCOUNTANT) WILL BE CAREFULLY REVIEWED.
DEVELOPER:
   HAS THE DEVELOPER OR ANY OF THE PRINCIPALS OF THE DEVELOPMENT COMPANY BEEN ASSOCIATED WITH ANY
   DEVELOPMENT THAT HAS GONE INTO DEFAULT OR GIVEN “TROUBLED PROJECT” STATUS?
   NO               YES               IF YES, PLEASE DESCRIBE THE SITUATION AND RESOLUTION:


   PLEASE PROVIDE COPIES OF FINANCIALS FOR THE LAST TWO YEARS, AUDITED IF AVAILABLE.
   PLEASE PROVIDE THE FOLLOWING INFORMATION ON COMPLETED PROJECTS:
     PROJECT NAME             LOCATION      SQUARE FEET      NEW CONST. OR        PROPERTY    SOURCES OF
                                                                REHAB               TYPE       FINANCING




TAB D: EXPERIENCE OF GENERAL CONTRACTOR
GENERAL CONTRACTOR:
   PLEASE PROVIDE THE FOLLOWING INFORMATION ON COMPLETED PROJECTS:
     PROJECT NAME             LOCATION      SQUARE FEET      NEW CONST. OR        PROPERTY      YEAR
                                                                REHAB               TYPE      COMPLETED




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                                                                                                  METROPOLITAN PARKWAY TAD
                                                                                               PROGRAM DESCRIPTION AND APPLICATION

TAB D: EXPERIENCE OF ARCHITECT OR ENGINEER
ARCHITECT (NEW CONST.) OR ENGINEER (REHAB.):
     PLEASE PROVIDE THE FOLLOWING INFORMATION ON COMPLETED PROJECTS:
        PROJECT NAME                         LOCATION             SQUARE FEET             NEW CONST. OR                  PROPERTY                 YEAR
                                                                                             REHAB                         TYPE                 COMPLETED




As required by law and in compliance with O.C.G.A. Section 50-36-1, et seq., the Authority is mandated by the State to comply with the Systematic Alien
Verification Entitlements Program. Anyone filing an application on behalf of an individual, corporation, partnership or other private entity (the "Applicant"),
for which a "public benefit", as that term is defined in O.C.G.A. Section 50-36-1(3)(A), has been applied, are required to fill out and execute the Affidavit
Verifying Status for Receipt of Public Benefit provided by the Authority. Please note that O.C.G.A. Section 50-36-1, et seq., requires aliens under the Federal
Immigration and Nationality Act, Title 8 U.S.C., as amended, provide their alien registration number. Because legal permanent residents are included in the
federal definition of "alien", legal permanent residents must also provide their alien registration number. Qualified aliens that do not have an alien registration
number may supply another identifying number.


TAB E: APPLICATION CERTIFICATION (ORIGINAL SIGNATURES REQUIRED IN BLUE INK)

THE UNDERSIGNED APPLICANT CERTIFIES THAT THE INFORMATION IN THIS APPLICATION IS TRUE, CORRECT AND AUTHENTIC.
THE APPLICANT FURTHER ACKNOWLEDGES HAVING READ ALL APPLICABLE AUTHORITY RULES GOVERNING THE PROGRAM
AND ACKNOWLEDGE HAVING READ THE INSTRUCTIONS FOR COMPLETING THIS APPLICATION. THE PERSON EXECUTING THIS
DOCUMENT REPRESENTS THAT HE OR SHE HAS THE AUTHORITY TO BIND THE APPLICANT AND ALL INDIVIDUALS AND ENTITIES
NAMED HEREIN TO THIS WARRANTY OF TRUTHFULNESS AND COMPLETENESS OF THE APPLICATION.
THE APPLICANT UNDERSTANDS AND AGREES TO ABIDE BY THE PROVISIONS OF THE APPLICABLE GEORGIA STATUTES AND
AUTHORITY PROGRAM POLICIES, RULES AND GUIDELINES.
THE APPLICANT ACKNOWLEDGES THAT THE AUTHORITY’S INVITATION TO SUBMIT AN APPLICATION DOES NOT CONSTITUTE A
COMMITMENT TO FINANCE THE PROPOSED PROJECT.


     APPLICANT SIGNATURE:                                                                                                   DATE
     APPLICANT NAME:                                                                                                        TITLE

     WITNESS SIGNATURE:                                                                                                     DATE
     WITNESS NAME:

TAB E: APPLICATION SUBMISSION
SUBMIT THREE (3) COMPLETED COPIES OF THE APPLICATION IN 3-RING BINDERS TO ADA. IN ADDITION, PLEASE SUBMIT AN
ELECTRONIC COPY OF ALL MATERIALS.
COMPLETED APPLICATION SHOULD BE SENT TO:
     ATLANTA DEVELOPMENT AUTHORITY
     ATTN: WYMAN WINSTON
     SENIOR COMMERCIAL TADS MANAGER
     86 PRYOR STREET, SW
     SUITE 300
     ATLANTA, GEORGIA 30303-3131
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                                                                  METROPOLITAN PARKWAY TAD
                                                               PROGRAM DESCRIPTION AND APPLICATION


TAB E: APPLICATION CHECKLIST
THIS CHECKLIST, SUMMARIZES KEY FORMS AND DOCUMENTS THAT MUST BE INCLUDED AS PART OF THE APPLICATION, AND
HAS BEEN PROVIDED FOR YOUR CONVENIENCE. IF YOU HAVE ANY QUESTIONS REGARDING THE APPLICATION PROCESS,
PLEASE CALL COMMERCIAL TAD STAFF.
   APPLICATION FORM
   SOURCES AND USES OF FUNDS
   PROJECT PROFORMA (INCLUDING EQUITY RETURN ANALYSIS BOTH WITH AND WITHOUT
   REQUESTED TAD FUNDING)
   APPLICANT FINANCIAL STATEMENTS (2 YEARS)
   ENVIRONMENTAL REPORTS (PHASE I AND II IF APPLICABLE)
   CONSTRUCTION SCHEDULE
   PROOF OF FINANCING
   PROOF OF SITE CONTROL INCLUDING LEGAL DESCRIPTION
   PRELIMINARY SITE PLAN (HARD AND ELECTRONIC COPIES)
   EXISTING SITE PHOTOGRAPHS (HARD AND ELECTRONIC COPIES)
   PROJECT RENDERING (HARD AND ELECTRONIC COPIES)
   PROJECT LOCATION MAP (HARD AND ELECTRONIC COPIES)
   MAI CERTIFIED APPRAISAL COMPLETED WITHIN 6 MONTHS OF APPLICATION
   SYSTEMATIC ALIEN VERIFICATION ENTITLEMENTS PROGRAM AFFIDAVIT
   SELF-SCORE EVALUATION
   EMPLOYMENT NOTIFICATION AND RECRUITMENT PLAN
   MINORITY/FEMALE BUSINESS ENTERPRISE OPPORTUNITY PLAN
   APPLICATION FEE

A PROJECTED CONSTRUCTION SCHEDULE MUST BE INCLUDED THAT DESCRIBES THE TIME FRAMES AND CRITICAL DATES FOR
FINANCING, COMPLETION OF PLANS AND SPECIFICATIONS, PERMITTING, AND CONSTRUCTION OF BUILDINGS AND AMENITIES.




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                                                                                   METROPOLITAN PARKWAY TAD
                                                                                PROGRAM DESCRIPTION AND APPLICATION


                              COMMUNITY BENEFITS SELF-EVALUATION
NAME OF PROJECT
NAME OF DEVELOPER &PROJECT ADDRESS

DEVELOPER EXPERIENCE AND FINANCIAL CAPABILITY                                                MAXIMUM 15 POINTS
Developer and the team assembled are experienced and have a proven track record. The Developer has            AWARDED POINTS
the required financial commitments to proceed with the project.
  EXPERIENCE OF DEVELOPER AND THE TEAM ASSEMBLED                                                         2        4   6   8    10
  FINANCIAL STRENGTH AND COMMITMENTS                                                                     1        2   3   4     5

JOB CREATION                                                                                MAXIMUM 15 POINTS
 CREATE JOBS IN THE PROFESSIONAL, BUSINESS AND SERVICE INDUSTRIES WITH SUBSTANTIAL NEW OFFICE,                AWARDED POINTS
 RESEARCH AND DEVELOPMENT AND RETAIL DEVELOPMENT.

  CREATE OR MAINTAIN JOBS FOR RESIDENTS                                                                  2        4   6   8    10
  CREATE NET NEW JOBS                                                                                    1        2   3   4     5

SMALL BUSINESS GROWTH                                                                       MAXIMUM 15 POINTS
 THE APPLICANT DESIRES TO SUPPORT LOCAL SMALL, WOMEN AND MINORITY-OWNED BUSINESSES AND                        AWARDED POINTS
 ENHANCE THE ENTREPRENEUR ENVIRONMENT IN THE CCTAD AREA BY ATTRACTING, RETAINING AND
 SUPPORTING SMALL BUSINESS GROWTH IN THE CCTAD AREA.

  ASSIST SMALL BUSINESSES                                                                                1        2   3   4     5
  ASSIST BUSINESSES OWNED BY RESIDENTS OF, OR OTHERWISE COMMITTED TO REMAIN IN,
                                                                                                         1        2   3   4     5
  THE TADS
  DEVELOP REAL ESTATE THAT SUPPORTS SMALL BUSINESSES                                                     1        2   3   4     5

PUBLIC BENEFIT                                                                              MAXIMUM 55 POINTS
 THE APPLICANT PROJECT REDUCES BLIGHT, GENERATE A NET POSITIVE BENEFIT TO THE CITY AND                        AWARDED POINTS
 CONTRIBUTES TO THE EXISTING BUSINESS CLUSTER(S) IN THE CCTAD AREA BY MAXIMIZING THE LEVERAGE
 PUBLIC DOLLARS AND SERVICES IN THE CCTAD AREA.



  PROVIDE GOODS AND SERVICES TO LOW-INCOME PERSONS OR RESIDENTS                                      2            4   6   8    10
  GENERATE A NET POSITIVE BENEFIT TO THE CITY                                                        2            4   6   8    10
  CREATION OF MIXED-USE HOUSING AND RETAIL DEVELOPMENT                                               1            2   3   4     5
  REAL ESTATE PROJECTS THAT ARE CERTIFIED ENVIRONMENTALLY, SUSTAINABLE I.E.,                                      2   3   4
                                                                                                     1                          5
  LEEDS, EARTHCRAFT OR ENERGY STAR
  CREATES OR IMPROVES GREENSPACE, PARKS AND/OR TRAILS                                                1            2   3   4     5
  IMPROVEMENT OF PUBLIC INFRASTRUCTURE (STREETSCAPE, STREETS, SIDEWALKS,
                                                                                                     1                          5
  SEWERS)                                                                                                         2   3   4
  PROMOTE ACCESS TO TRANSIT                                                                          1            2   3   4     5
  LOCATED IN A KEY DEVELOPMENT NODE                                                                  1            2   3   4     5
  UTILIZE BROWNFIELD AND/OR UNDERUTILIZED PROPERTIES
                                                                                                     1            2   3   4     5
  OTHER (STAFF USE ONLY)________________________________ POINTS+/-_____

_____TOTAL SCORE
SOURCE: CAMPBELLTON ROAD REDEVELOPMENT PLAN AND TAX ALLOCATION DISTRICT #7, HOLLOWELL/M.L.KING REDEVELOPMENT PLAN AND TAX
ALLOCATION DISTRICT #8, METROPOLITAN PARKWAY REDEVELOPMENT PLAN AND TAX ALLOCATION DISTRICT #9, AND RESOLUTIONS 06-O-2287, 06-O-
2292,AND 06-O-2290 ADOPTING THE REDEVELOPMENT PLANS AND CREATING THE TAX ALLOCATION DISTRICTS

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                                                                   METROPOLITAN PARKWAY TAD
                                                                PROGRAM DESCRIPTION AND APPLICATION




                        Systematic Alien Verification Entitlements Program


As required by law and in compliance with O.C.G.A. Section 50-36-1, et seq., the Authority is mandated by
the State to comply with the Systematic Alien Verification Entitlements Program.            Anyone filing an
application on behalf of an individual, corporation, partnership or other private entity (the "Applicant"), for
which a "public benefit", as that term is defined in O.C.G.A. Section 50-36-1(3)(A), has been applied, are
required to fill out and execute the Affidavit Verifying Status for Receipt of Public Benefit provided by the
Authority.   Please note that O.C.G.A. Section 50-36-1, et seq., requires aliens under the Federal
Immigration and Nationality Act, Title 8 U.S.C., as amended, provide their alien registration number.
Because legal permanent residents are included in the federal definition of "alien", legal permanent
residents must also provide their alien registration number. Qualified aliens that do not have an alien
registration number may supply another identifying number.


SEE ATTACHED EXHIBIT 1




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                                                                                 METROPOLITAN PARKWAY TAD
                                                                              PROGRAM DESCRIPTION AND APPLICATION


                                                            EXHIBIT 1
STATE OF GEORGIA
COUNTY OF _________________


                          AFFIDAVIT VERIFYING STATUS FOR RECEIPT OF PUBLIC BENEFIT FROM
                                      THE ATLANTA DEVELOPMENT AUTHORITY,
                        THE DOWNTOWN DEVELOPMENT AUTHORITY OF THE CITY OF ATLANTA OR
                      URBAN RESIDENTIAL FINANCE AUTHORITY OF THE CITY OF ATLANTA, GEORGIA

        Personally appeared before the undersigned, _________________________, who, after being duly sworn, states and
deposes under oath as follows:
                                                              1.
       I am of legal age, suffer under no legal disabilities and make this Affidavit based on facts within my own personal
knowledge.
                                                                  2.
         I am an applicant for a grant or loan, which grant or loan is referenced in O.C.G.A. Section 50-36-1, et seq.
                                                                   3.
          I am either an applicant or the natural person applying on behalf of an individual, corporation, partnership or other private
entity for a grant or loan, which grant or loan is referenced in O.C.G.A. Section 50-36-1, et seq.
                                                                   4.
         I am one of the following (please check which applies):
         ______       (1) a United States citizen
         OR
        ______       (2) a legal permanent resident or otherwise qualified alien or non-immigrant under the Federal Immigration
and Nationality Act and lawfully present in the United States. All non-citizens must provide their Alien Registration Number
below.
                                                                   5.
         By executing this Affidavit, I understand that any person who knowingly and willfully makes a false, fictitious or
fraudulent statement or representation in an affidavit shall be guilty of a violation of O.C.G.A. Section 16-10-20.
                                                       APPLICANT


                                                       Signature


                                                       Printed Name


                                                       Alien Registration Number for Non-Citizens*
Sworn to and subscribed before me
this ____ day of ____________, 20____.


Notary Public

My commission expires

*Note: O.C.G.A. Section 50-36-1(e)(2) requires that aliens under the Federal Immigration and Nationality Act, U.S.C. Title 8, as
amended, provide their alien registration number. Because legal permanent residents are included in the federal definition of
"alien", legal permanent residents must also provide their alien registration number. Qualified aliens that do not have an alien
registration number may supply another identifying number below.

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