Check all that apply: Federal Low Income Housing Tax Credit State Low Income Housing Tax Credit Tax Exempt Bonds Rental Production Program (RPP) Loan Requested RPP Loan Amount: RPP Loan Product Re quested: Multi-Family Product ion Print Preview - Final Application Tax Credits, RPP Loans, and/or Tax Exempt Bond Loans Resources Requested 600,000 Page 1 of 36 Print - APP03-0126 1/14/2005 https://www.nchfa.org/Rental/RTCApp/(zqiq2y2vxktwlf45n2a0uhf4)/site/PrintApp.aspx?I...
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Is this project a follow-on (Phase II, etc) to a previously-awarded tax credit development project?
If yes, list names of previous phase(s):If yes, list names of previous phase(s):
Will the project be receiving federal rental assistance?If yes, provide the subsidy source:If yes, provide the subsidy source: HUD and number of units:and number of units:
Target Population: Elderly (55)
Indicate below any additional targeting for special populations proposed for this project:
Square Footage Information
Project Description
Project Type: * New Construction Rehab Adaptive Reuse
No
Yes1010
Mobility impaired handicapped: 5% of units comply with QAP Section IV(F)(3) (in addition to other federal and staterequirements)
Persons with disabilities or homeless populations: the greater of 5 units or 10% of the total units
Remarks: 6 units will be fully accessible, 3 ADA and 3 mobility impaired handicapped. 5 units will be targetedfor persons with disabilities or homeless populations. In addition, 1 unit will be provided with specialprovisions for sight and hearing impaired residents. It will be designed in accordance with the FairHousing Amendments Act and have the following features: 1)battery back-up powered fire alarm
and strobe lights and audio alarm in each room, 2)door bell alarm and strobe lights in each room, 3)telephone/TTY strobe lights next to all phone jacks, and 4) provision for 150 watt lamps in all lightfixtures.
Proposed number of residential buildings: 1 Maximum number of stories in buildings: 2
Types of Units: *Townhouse Duplex Garden Apartment Detached Single-Family
Project Includes:Separate community building -- Sq. Ft. (Floor Area):Sq. Ft. (Floor Area):
Community space within residential bulding(s) -- Sq. Ft. (Floor Area):Sq. Ft. (Floor Area): 3,4303,430
Elevators -- Number of Elevators:Number of Elevators: 11
Does the owner have fee simple ownership of the property (site/buildings)?
If yes provide:Purchase Date: Purchase Price:
If no:
Site Control
No
(a) Does the owner/principal or ownership entity have vaild option/contract to purchase the property? Yes(b) Does an identity of interest (direct or indirect) exist between the owner/principal or ownership entity with the option/contract for
purchase of the property and the seller of the property?If yes, specify the relationship:
No
(c) Enter the current expiration date of the option/contract to purchase: 9/30/2003
Are variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal?
If yes, have the hearings been completed and permits been obtained?If yes, specify permit or variance required and date obtained. If no, describe permits/variances required and schedule for obtainingthem:
Is a public hearing of any kind required in the future for you to fully develop this property?If yes, describe the nature of the hearing and when you expect the hearing will be held:
Are there any existing conditions of historical significance located on the project site that will require State Historic Preservation office review? If yes, describe below:
Are there any existing conditions of environmental significance located on the project site?If yes, describe below:
Zoning
MX
Yes
Yes
Yes
A conditional use permit was obtained on April 5, 2002.
Owner Name: The Park at Cline Village, LLCAddress: 2700 Wycliff Road, Suite 312
City: State: NC Zip:Raleigh 27607
Federal Tax ID Number of Ownership Entity: (If assigned)
Federal Tax ID Number of Managing GP or Member: (If Not Assigned)75-3092791
Entity Type: Limited Liability CompanyEntity Status: To Be FormedIs the applicant requesting that the Agency treat the application as Non-Profit sponsored? YesIs the applicant requesting that the Agency treat the application as CHDO sponsored? NoList all general partners, members,and principals. Specify nonprofit corporate general partners ormembers. Click [Add] to add additional partners, members, and principals.
Org: 2003 CDC Manager, LLC
First Name: Michael Last Name: Hurst Function: Managing Member
List each applicable unit mix combination in a separate row below. Click [Add] to create another row. Click "X" (at the left of each row) todelete a row.
Low Income Units
Market Rate Units
Statistics
Notes
Unit Mix
Type # BRs Net Sq.Ft.Total
# Units#Units
MonthlyRent
UtilityAllowance
MandatoryServ. Fees
**TotalHousing Exp.
Gdn Apt 1 630 21 4 365 94 459
Gdn Apt 1 630 15 0 445 94 539
Gdn Apt 2 890 9 2 445 106 551
Gdn Apt 2 890 3 0 534 106 640
Utilites included in rents: Water/Sewer Electric Gas Other trash pick-up
Type # BRs Net Sq.Ft.Total
# Units#Units
MonthlyRent
UtilityAllowance
MandatoryServ. Fees
**TotalHousing Exp.
Utilites included in rents: Water/Sewer Electric Gas Other
AllUnits
Units
Gross MonthlyRental Income
Low Income....... 48 6 19947
Market Rate.......
Totals............... 48 6 19947
* Paint-to-Paint Square Footage
** Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low incomeunits are within established thresholds.
Specify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to createanother row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.
Total Low Income Units:
Note: This number should match the total number of low income units in the Unit Mix section.
Equity: Federal LIHTC 2,076,259 Non-Repayable Grant
Equity: Historic Tax Credits
Deferred Developer Fees 99,671 Owner Investment
Other - Specify:
Total Sources** 3,972,458
* "Non-amortizing" indicates that the loan does not have a fixed annual debt service. For these items, you must fill in 20-year debt servicebelow.
** Total Sources must equal total replacement cost in Project Development Cost (PDC) section.
78
Disregard the annual debt service shown above on the RPP; see non-amortized schedulebelow. Conventional bank debt increased to cover shortage; lower interest rate also. Equitychanged due to AFR underwritten at 7.87
48 DEVELOPMENT COST (lines 1-47) 3,772,458 0 3,382,63949 Less Federal Financing50 Less Disproportionate Standard51 Less Nonqualified Nonrecourse Financing
52 Less Historic Tax Credit (residential) 053 TOTAL ELIGIBLE BASIS 3,382,639 0 3,382,63954 Times Applicable Fraction 100.00% 100% 100%55 TOTAL QUALIFIED BASIS 3,382,639 0 3,382,63956 Tax Credit Rate 0.00% 7.87%57 FEDERAL TAX CREDITS at Estimated Rate 266,213 0 266,213
57a FEDERAL TAX CREDITS at 8.5% or 3.75% 287,524 0 287,52458 FEDERAL TAX CREDITS REQUESTED 287,524 287,52459 STATE TAX CREDITS 687,42360 Land Cost 200,00061 TOTAL REPLACEMENT COST 3,972,458
Please provide a detailed description of the proposed project:
Construction (check all that apply):
Brick Vinyl Wood HardiPlank Balconies/Patios Sunrooms Front Porches
Front Gables or Dormers Wide Banding or Vertical/Horizontal Siding
Other:
Have you built other tax credit developments that use the same building design as this project?If yes, please provide name and address:
Site Amenities (check all that apply):
Onsite Activities:
Landscaping Plans:
Market Study Information
The complex will consist of a single two story building with an elevator. There will be 48 units andcommon space including a covered front porch, a covered gazebo, covered picnic shelter, semi-private garden plot area, nature trail, playground, fishing pond, reading room, library, crafts, multi-purpose room, community sitting/parlour area, on-site management, on-site maintenance, disposals,dishwashers, and supportive services.
No
Community Bldg - Sq Ft: Community Room - Sq Ft: 3,430 Garages - Number:
Game/Craft Rm Exercise Rm TV Rm Beauty Salon Vending Rm
Chapel/Prayer Rm Picnic Area Onsite Leasing Office Onsite Mgr Onsite Maint. Person
Irrigated Lawns Security Gate Car Care Area Storage Units Gazebos
Walking Trails Garden Spots Basketball/Tennis Court Playground Ball Field
Pool Fitness Stations Horseshoe Pit Shuffleboard Covered Drive Thru
Other amenities include, a nearby fishing pond and the amenities at the adjacent elementary schoolwhich can be used by the residents--a playground, basketball court, baseball field, softball field, andsoccer field. We will have on-site activities provided by local human service agencies. We alreadyhave written commitments from several local agencies for educational and social programs for theseniors at The Park at Cline Village.
The project includes a fully developed landscape plan with an irrigation system featuring shadetrees, flowering trees, and evergreen flowering shrubs. There is a heavily landscaped formal gardenand sitting area with a children's playground for the residents' grandchildren and a picnic shelter.
Interior Apartment Amenities (check all that apply):
Flooring: Carpet Vinyl Wood Wood Parquet Ceramic Tile Other
Heating/Cooling: Central Air Gas Heat Heat Pump Electric Pump
Do you plan to submit additional market data (market study, etc.) that you want considered?If yes, please make sure to include the additional information in your pre-application packet.
There is also a vegetable garden with tenant garden plots.
Range Hood Dishwasher Disposal Refrigerator (frost free) Storage interior/exterior
Briefly describe your site in each of the following categories:
Applicant's Site Evaluation
NEIGHBORHOOD CHARACTERISTICS
Physical condition of buildings and improvements. Trend and direction of real estate developmentrelative to the project. Area economic health (degree of decline or investment).
The Park at Cline is being built in a brand new neo-traditional neighborhood, called Cline Village,with upscale single-family homes modeled after 1920's architecture priced in the range of $160,000-$270,000. There are 220 single-family homes approved for Phase I of the development and 300single-family homes approved for Phase II. Cline Village was designed by the leading neo-traditionalland planners in the country - Andreas Duany & Elizabeth Plater-Zyberk who designed Seaside, FLamong many other national award-winning communities. The community will be a walkablecommunity with greenspace and walking trails throughout. All of the residential units will have largefront porches to bring back the true neighborhoods of the 1920's. The Lyle Creek ElementarySchool, directly across the street, opened in 2001 and is a first-class facility. The physical conditionof the neigborhoods surrounding Cline Village are well-maintained and stable. This area ofConover's ETJ is an area of investment and is the City of Conover's only expansion area. The City
just spent $60,000 for sewer extensions along Cline Creek to serve this basin.It is the largestgrowing census tract in Catawba County. Therfore, they are concentrating on developingcommercial and service-oriented businesses near Cline Village. The City has been activelynegotiating with potential shopping center and grocery store developers to build a grocery store,bank, gas/convenience store, and shopping facilities at the new interchange which will beapproximately 1 mile from Cline Village. In addition, the City of Conover has worked to secure a
three-year contract with the Senior PGA Tour to play at the nearby Rock Barn Country Club--the firsttournament will be in 2003.
Suitability of surrounding development. Land use pattern is primarily residential with a balance ofother uses, including non-competing multifamily and single family units, relevant amenities, shoppingand services.The existing Cline Village neighborhood is a planned unit development and the City of Conover hasbeen very involved in the planning process of designing the community. The neighborhood has beenplanned with a balance of mixed uses--residential and retail/commercial. The community is veryunique as it has been designed as a walkable community and features the architecture of the1920's. The neighborhood has a village green, a large greenspace along Lyle Creek, ponds, andplanned retail shops. The City of Conover is planning to construct a fire station there by the end of2003. The City of Conover is also concentrating all of its expansion efforts on the area surroundingCline Village af far as commercial and service-oriented growth goes.
SITE SUITABILITY
Adequacy of street(s) and/or access road(s) serving the proposed project and traffic controls (lights,stop signs, turning lanes). Access to mass transit (if applicable).The street serving the site is more than adequate. The City Planning Dept. worked very closely withthe developers of Cline Village to design the road system. In the City's opinion, according to theirresearch and advice from transportation consultants, Edgewater Road and CB Farm Road cansupport the volume of traffic that will be generated by this elderly community. There are two accesspoints out of the Cline Village community, and there are two additional access points proposed forthe west side of the community at Stafford Street and Lee Cline Road and three future connectionsto adjacent property as growth continues. At the main entrance and exit of the Cline Villagecommunity, you can only exit to the right due to the turning lane the City carefully designed, howeveronly 300 ft from this entrance there is another road, called Pony Drive, where residents can exit ineither direction. Also, worth noting, NCDOT is constructing a new interchange with I-40 that willprovide even better overall access to businesses and services from Cline Village. This newinterchange will open in the late summer of 2003.
Amount and character of vacant, undeveloped land. Effect of industrial, large-scale institutional orother incompatible uses: wastewater treatment facilities, high traffic corridors, junkyards, prisons,
landfills, large swamps, distribution facilities, frequently used railroad tracks, power transmission linesand towers, factories or similar operations, sources of excessive noise, and sites with environmentalconcerns (such as odors or pollution).There are no incompatible or hazardous uses surrounding this carefully and cleverly designed neo-traditional community or site.
Degree of on-site negative features and physical barriers that will impede project construction oradversely affect future tenants; for example: power transmission lines and towers, flood hazards,
For each applicable neighborhood feature, enter distance from project in miles.
Other facilities or services:
steep slopes, large boulders, ravines, year-round streams, wetlands, and other similar features. Foradaptive re-use projects- suitability for residential use and difficulties posed by the building(s), suchas limited parking, environmental problems or the need for excessive demolition.No physical barriers exist on this site. The site is flat and has been cleared.
Similarity of scale and aesthetics/architecture between project and surroundings.The neighborhood has restrictive covenants and very strict design guidelines are in place protectingthe aesthetics in this carefully planned community. These guidelines will insure that all developmentin Cline Village is similar in scale, use, and asethetics. An architectural review board must approveall site plans, designs, and colors.
Concentration of affordable housing (housing credit, project-based rental assistance, public housing).There are no existing affordable housing complexes near our proposed site.
Availability of Supportive Services (if applicable):Catawba County has a strong supportive human service network for persons of low and moderatemeans. We have already received written commitments from many agencies in this network whointend to work closely with us in developing our complex and providing necessary services to oursenior population.
Grocery Store2 Community/Senior Center3
Mall/Strip Center7 Hospital4
Outdoor Athletic Fields.2 Pharmacy2
Day Care/After School3 Basic Health Care2
Schools.2 Medical Offices2
Public Transportation Stop2 Bank/Credit Union3.1
Convenience Store2 Restaurants1.5
Basketball/Tennis Courts3 Professional Services2
Public Parks3
Movie Theater7
Gas Station2 Video Rental2
Library3 Public Safety (Fire/Police)2
Fitness/Nature Trails.2 Post Office4.2
Public Swimming Pools4.4
A church, fire station, and small scale retail shops are proposed for the Cline Village neighborhoodin the very near future. The City of Conover is also negotiating with a grocery store chain andshopping mall developers for development at the new I-40 interchange which will be approximatelyone mile from Cline Village.
Development List number low-income/tax credit housing projects and units developed, operated, and maintained in compliance by the principal(s) betweenDecember 1, 1996 and January 1, 2003:
Management List number of low-income housing tax credit units managed in the past 10 years:
Has any owner, principal, or management agent been debarred or received a limited denial participation in the past 10 years by any federal orstate agency?
Has any owner, principal, or management agent been involved in a bankruptcy, an adverse fair housing settlement, an adverse civil rightssettlement, or an adverse federal or state government proceeding and settlement in the past 10 years?
Has any owner or principal been in a mortgage default or delinquency of three months or more within the last 5 years on a FHA-insuredproject, a Rural Development funded rental project, a tax-exempt funded mortgage, a tax credit project, or any other publicly subsidizedproject?
Has any owner or principal been involved within the last 10 years in a project which previously received an allocation of tax credits but failed tomeet compliance standards of the tax credit allocation, including return of a reservation of tax credits to the Agency after the carryoveragreement has been signed?
Has any owner or principal had a Form 8823 filed with the IRS for noncompliance on a project using low-income housing tax credits orreceived a letter of non-compliance from the Agency?
Does the project have a firm commitment for construction financing? No
Does the project have a letter of intent for private permenant financing? Yes
Does the project have a firm commitment for government financing? No
Does the project have a letter of intent from an investor? Yes
Is any portion of the eligible basis of new contruction or rehabilitation financed with federal subsidies other than CDBG funds or fundsfrom the HOME program? No
Office SalariesOffice Supplies 1,800Office or Model Apartment RentManagement Fee 20,736Manager or Superintendent Salaries 20,000Manager or Superintendent Rent Free UnitLegal Expenses (Project) 200Auditing Expenses (Project) 6,000Bookkeeping Fees/Accounting Services 1,440Telephone and Answering Service 4,500Bad DebtsOther Administrative Expenses (specify):
4,288
SUBTOTAL 59,964Utilities ExpenseFuel OilElectricity (Light and Misc. Power) 9,600Water 6,000GasSewerSUBTOTAL 15,600Operating and Maintenance ExpensesJanitor and Cleaning PayrollJanitor and Cleaning Supplies 240Janitor and Cleaning Contract 3,600
Exterminating Payroll/Contract 1,008Exterminating SuppliesGarbage and Trash Removal 1,500Security Payroll/Contract 600Grounds PayrollGrounds Supplies 1,200Grounds Contract 8,400Repairs Payroll 10,000Repairs Material 600Repairs Contract 600Elevator Maintenance/Contract 2,700Heating/Cooling Repairs and Maintenance 200
Swimming Pool Maintenance/ContractSnow Removal 500Decorating Payroll/Contract 500Decorating Supplies 100Other (specify):
Payroll Taxes (FICA) 2,348Miscellaneous Taxes, Licenses and PermitsProperty and Liability Insurance (Hazard) 9,600Fidelity Bond Insurance 50Workmen's Compensation 690Health Insurance and Other Employee BenefitsOther Insurance:
SUBTOTAL 34,288Supportive Service ExpensesService Coordinator 3,300Service Supplies 1,500Tenant Association FundsOther Expenses (specify):
This is a detailed breakdown of rehabilitation or construction costs you summarized in the Development Costs table (Rehabilitation andConstruction of New Building(s)). The total should match those roll-up values.
This is a detailed breakdown of the General Requirements cost element you summarized in the Development Costs table (GeneralRequirements). The total should match that roll-up value.
Remarks:
Costs - General
ITEM TOTAL
Supervision 37,000
Job Site Office/Trailer Rental 8,000
Impact Fees 0
Office Supplies 400
Security/Watchman 0
Water and Sewer Connection Fees 0
Project Signage 350
Tools and Equipment 400
Gas, Oil, and Maintenance 200
Cleanup/Dumpster Rental 16,960
Temporary Water, Electric, and Telephone 7,000Storage/Hauling 4,500
Driveway Access Permit 0
Porta-John Rental/Dumping 3,630
Builders Risk Insurance 9,800
Re-inspection Fees 0
Extra Plans and Specifications 790
Miscellaneous, Casual Labor 25,000
Equipment Rental 16,000
Other 1 (specify in Remarks) 2,800
Other 2 (specify in Remarks) 4,000Total Cost 136,830
Other 1-Travel for home office for inspectionsOther 2-gazebo
This is a detailed breakdown of the Site Improvements cost element you summarized in the Development Costs table (On-siteImprovements). The total should match that roll-up value.
This is a detailed breakdown of the Bond Costs cost element you summarized in the Development Costs table (Bond Costs). The totalshould match that roll-up value.
This is a detailed breakdown of the Bond Issuance cost element you summarized in the Development Costs table (Cost of Issuance). Thetotal should match that roll-up value.
Remarks:
Costs - Bond Issuance
ITEM TOTAL
Bond Counsel
Issuer Counsel
Credit Enhancement/LOC Counsel
Underwriter Counsel
Developer's Counsel
Rating Agency Fee
Printing
Trustee Fee
Trustee Counsel
Other 1 (specify in Remarks)
Other 2 (specify in Remarks)Other 3 (specify in Remarks)
20% of the qualified units are rent restricted and occupied by households with incomes at or below 50% of the median income (Note:No Tax Credit Eligble Units in the the project can exceed 50% of median income)
40% of the qualified units are rent restricted and occupied by households with incomes at or below 60% of the median income (Note:No Tax Credit Eligble Units in the the project can exceed 60% of median income)
If requesting RPP funds:
40% of the qualified unit are occupied by households with incomes at or below 50% of median income.
State Tax Credit and QAP Targeting Points:
High Income county:
At least twenty-five percent (25%) of qualified units will be affordable to households with incomes at or below thirty percent (30%) ofcounty median income.
At least twenty-five percent (25%) of qualified units will be affordable to and occupied by households with incomes at or below thirtypercent (30%) of county median income.
At least fifty percent (50%) of qualified units will be affordable to households with incomes at or below forty percent (40%) of countymedian income.
At least fifty percent (50%) of qualified units will be affordable to and occupied by households with incomes at or below forty percent(40%) of county median income.
Moderate Income County:
At least twenty-five percent (25%) of qualified units will be affordable to and occupied by households with incomes at or below fortypercent (40%) of county median income.
At least fifty percent (50%) of qualified units will be affordable to households with incomes at or below fifty percent (50%) of county
median income.At least fifty percent (50%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent(50%) of county median income.
Low Income County:
At least forty percent (40%) of qualified units will be affordable to households with incomes at or below fifty percent (50%) of countymedian income.
At least forty percent (40%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent(50%) of county median income.
Tax Exempt Bonds
Threshold requirement (select one):
At least ten percent (10%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent(50%) of county median income.At least five percent (5%) of qualified units will be affordable to and occupied by households with incomes at or below forty percent(40%) of county median income.
Eligible for mortgage subsidy points (select one):
At least twenty percent (20%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent(50%) of county median income.
At least ten percent(10%) of qualified units will be affordable to and occupied by households with incomes at or below forty percent(40%) of county median income.