Bailey Place App

8/6/2019 Bailey Place App

1/29

rint - APP08-0072

Print Preview - FinalApplicationTax Credits, RPP Loans, and/or Tax Exempt Bond Loans

roject Description

oject Name: Bailey Place

dress: 609 A Hillside Court

ty: Fuquay-Varina County: Wake Zip:

ensus Tract: 531.01 Block Group: 2-2040

project in Qualified Census Tract or Difficult to Develop Area? No

olitical Jurisdiction: Town of Fuquay-Varina

risdiction CEO Name:First:John Last:Byrne

Title: Mayor

risdiction Address: 401 Old Honeycutt Road

risdiction City: Fuquay-Varina Zip:

risdiction Phone:

e Latitude:

e Longitude:

oject Type: Rehab

this project a previously awarded tax credit development? Yes

If yes, what is the project number: 0837 Is this a request for supplemental credits?No

w Construction/Adaptive Reuse:his project a follow-on (Phase II, etc) to a previously-awarded tax credit development project?

If yes, list names of previous phase(s):

ehab:

umber of residents holding Section 8 vouchers: 0

l the project meet Energy Star standards as defined in Appendix B? No

es a community revitalization plan exist? No

ll the project use steel and concrete construction and have at least 4 stories? No

ll the project include a Community Service Facility under IRS Revenue Ruling 2003-77?o

ttps://www.nchfa.org/Rental/RTCApp/(S(diw0cf55r...FEFFC50F4C&SNID=CA3C4041EC6344E590FA859F04134D61 (1 of 29)9/17/2008 9:16:23 AM

27526

27526

(919)567-3907

35.5781

-78.7950


2/29

rint - APP08-0072

If yes, please describe:

rget Population:Family

ll the project be receiving project based federal rental assistance? Yes

If yes, provide the subsidy source: RD and number of units:

icate below any additional targeting for special populations proposed for this project:

Mobility impaired handicapped: 5% of units comply with QAP Section IV(F)(3) (in addition to the units required by other federal andstate codes.)

Number of Units:

Persons with disabilities or homeless populations: 10% of the total units.

Number of Units:

Remarks:


44

3

5


3/29

rint - APP08-0072

pplicant Information

icate below an individual or a validly existing entity (a corporation, nonprofit, limited partnership or LLC) as the official applicant. UndeP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applicant

come part of the ownership entity. The applicant will execute the signature page for this application.

pplicant Name: Jenkins Properties, LP

dress: 7000 Six Forks Road, Suite 105

ty: Raleigh State: NC Zip:

ontact: First: Ragan Last:Ramsey Title:Development Coordinator

lephone:

Phone:

x:

mail Address:

OTE: Email Address above will be used for communication between NCHFA and Applicant.


27615

(919)801-3047

(919)847-4709

[email protected]


4/29

rint - APP08-0072

te Description

al Site Acreage: Total Buildable Acreage:

If buildable acreage is less than total acreage, please explain:

ntify utilities and services currently available (and with adequate capacity) for this site:

Storm Sewer Water Sanitary Sewer Electric

he demolition of any buildings required or planned? No

If yes, please describe:

e existing buildings on the site currently occupied? Yes

If yes:(a) Briefly describe the situation:

The proposed Bailey Place is now Fuquay Manor Apartments. There are 48 LIHTC units, and the propertyis approximately 92% occupied. The general contractor anticipates being able to complete the rehab

without displacing the tenants. However, any displacement deemed necessary will be temporary.

(b) Will tenant displacement be temporary? Yes(c) Will tenant displacement be permanent? No

he site directly accessed by an existing, paved, publicly maintained road? Yes

If no, please explain:

any portion of the site located inside the 100 year floodplain? No

If yes:(a) Describe placement of project buildings in relation to this area:


5.81 5.81


5/29

rint - APP08-0072

(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:



6/29

rint - APP08-0072

te Control

es the owner have fee simple ownership of the property (site/buildings)?No

If yes provide:

Purchase Date: Purchase Price:

If no:(a) Does the owner/principal or ownership entity have valid 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 fopurchase of the property and the seller of the property?NoIf yes, specify the relationship:

(c) Enter the current expiration date of the option/contract to purchase:

(D) Enter Purchase Price:


01/10/2009

2,064,961


7/29

rint - APP08-0072

oning

esent zoning classification of the site:OI-Office and Institutional

multifamily use permitted?Yes

e variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal?No

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 obta

them:

e there any existing conditions of historical significance located on the project site that will require State Historic Preservation office re

If yes, describe below:

e there any existing conditions of environmental significance located on the project site?No

If yes, describe below:



8/29

rint - APP08-0072

wnership Entity

wner Name: Bailey Place, Limited Partnership


y: Raleigh State:NC Zip:

deral Tax ID Number of Ownership Entity: (If assigned)

ote: Do not submit social security numbers for individuals.

tity Type: Limited Partnership

tity Status: To Be Formed

the applicant requesting that the Agency treat the application as Non-Profit sponsored? No

the applicant requesting that the Agency treat the application as CHDO sponsored? No

st all general partners, members,and principals. Specify nonprofit corporate general partners or members.ck [Add] to add additional partners, members, and principals.

Org: Jenkins Properties, Limited Partnership

st Name: William Last Name: Jenkins Function: Managing General Partnerddress: 7000 Six Forks Road, SUite 105

ty: Raleigh State: NC Zip: 27615

one: Fax:

Mail: Nonprofit: No

Org: Ragan Ramsey

st Name: Ragan Last Name: Ramsey Function: General Partner

ddress: 1177 N. Blount Street

ty: Raleigh State: NC Zip: 27604

one: Fax:

Mail: Nonprofit: No


27615

(919)847-8350 (919)847-4709

[email protected]

(919)801-3047 (919)847-4709

[email protected]


9/29


10/29

rint - APP08-0072

Community space within residential bulding(s) - Sq. Ft. (Floor Area):

Elevators - Number of Elevators:

uare Footage Information

oss Floor Square Footage:

tal Net Sq. Ft. (All Heated Areas):

tes

Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low inc

units are within established thresholds.

ttps://www.nchfa.org/Rental/RTCApp/(S(diw0cf55...EFFC50F4C&SNID=CA3C4041EC6344E590FA859F04134D61 (10 of 29)9/17/2008 9:16:23 AM

38,699

44,061
http://www.nchfa.com/lib/html/rental/Median%20Income%20Charts/income_limits.htmhttp://www.nchfa.com/lib/html/rental/Median%20Income%20Charts/income_limits.htm


11/29

rint - APP08-0072

argeting

ecify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to cother row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.

BRs Units %

targeted at percent of median income affordable to/occupied by






tal Low Income Units:

te: This number should match the total number of low income units in the Unit Mix section.


4 30

8 30

4 50

8 50

8 60

16 60

48


12/29

rint - APP08-0072

unding Sources

Source AmountNon-

Amortizing*Rate(%)

Term(Years)

Amort.Period(Years)

AnnualDebt

Service

Bank Loan

RPP Loan

Local Gov. Loan - Specify:

RD 515 Loan

RD 538 Loan - Specify:

AHP Loan

Other Loan 1 - Specify:



Tax Exempt Bonds

State Tax Credit(Loan)

State Tax Credit(Direct Refund)

Equity: Federal LIHTC

Non-Repayable Grant

Equity: Historic Tax Credits

Deferred Developer Fees

Owner Investment

Other - Specify:

Total Sources**

"Non-amortizing" indicates that the loan does not have a fixed annual debt service. For these items, you must fill in 20-year debt serbelow.

Total Sources must equal total replacement cost in Project Development Cost (PDC) section.

timated pricing on sale of Federal Tax Credits: $0.

emarks concerning project funding sources:ease be sure to include the name of the funding source(s))

e RD loan is existing and will be assumed by the new entity. Should tax credit prices increase, the


629,052

0.00 30 30

1,379,600 1.00 50 33 49,100

348,510 0 30 30 0

1,759,749

4,116,911

82


13/29

rint - APP08-0072

PP loan will be reduced commensurately. The RPP amoritization shown above is not accurate. Itll be based on net cash flow after the first mortgage service divided by 1.15.

ans with Variable Amortizationease fill in the annual debt service as applicable for the first 20 years of the project life.

PP Loan

ear:mt:

1 2 3 4 5 6 7 8 9 10

ear:mt:

11 12 13 14 15 16 17 18 19 20


20968 20968 20968 20968 20968 20968 20968 20968 20968 20968

20968 20968 20968 20968 20968 20968 20968 20968 20968 20980


14/29

rint - APP08-0072

evelopment Costs

Item Cost Element TOTAL COSTEligible Basis

30% PV 70% PV

1 Purchase of Building(s) (Rehab / Adaptive Reuse only)

2 Demolition (Rehab / Adaptive Reuse only)

3 On-site Improvements

4 Rehabilitation

5 Construction of New Building(s)

6 Accessory Building(s)

7 General Requirements (max 6% lines 2-6)

8 Contractor Overhead (max 2% lines 2-7)

9 Contractor Profit (max 8% lines 2-7; 6% if Identity of Interest)

10 Construction Contingency (max 3% lines 2-9, Rehabs 6%)

11 Architect's Fee - Design (11 + 12 = max 3% lines 2-10)

12 Architect's Fee - Inspection

13 Engineering Costs

SUBTOTAL (lines 1 through 13)

14 Construction Insurance (prorate)

15 Construction Loan Orig. Fee (prorate)

16 Construction Loan Interest (prorate)

17 Construction Loan Credit Enhancement (prorate)

18 Construction Period Taxes (prorate)

19 Water, Sewer and Impact Fees

20 Survey

21 Property Appraisal

22 Environmental Report

23 Market Study

24 Bond Costs

25 Bond Issuance Costs

26 Placement Fee

27 Permanent Loan Origination Fee

28 Permanent Loan Credit Enhancement

29 Title and Recording


1,600,161 1,600,161

1,045,200 1,045,200

62,712 62,712

22,158 22,158

66,475 66,475

71,793 71,793

22,050 22,050

16,000 16,000

10,000 10,000

2,916,549

3,500 3,500

12,000 12,000

91,851 91,851

40,000 40,000

12,500 12,500

5,000 5,000

7,500 7,500

7,500 7,500

4,300 4,300

10,613


15/29

rint - APP08-0072


30 Real Estate Attorney

31 Other Attorney's Fees

32 Tax Credit Application Fees (Preliminary and Full)

33 Tax Credit Allocation Fee (0.60% of line 59, minimum $7,500)

34 Cost Certification / Accounting Fees

35 Tax Opinion

36 Organizational (Partnership)

37 Tax Credit Monitoring Fee


38 Furnishings and Equipment

39 Relocation Expense

40 Developer's Fee

41

42

43 Rent-up Expense

44

45


46 Rent up Reserve

47 Operating Reserve

48

49

50 DEVELOPMENT COST (lines 1-49)

51 Less Federal Financing

52 Less Disproportionate Standard

53 Less Nonqualified Nonrecourse Financing

54 Less Historic Tax Credit

55 TOTAL ELIGIBLE BASIS

56 Applicable Fraction (percentage of LI Units)

57 Basis Before Boost

58 Boost for QCT/DDA (if applicable, enter 130%)

59 TOTAL QUALIFIED BASIS


194,764

32,000 31,000

10,800 10,800

2,200

20,911

12,000 12,000

33,600

111,511

15,000 15,000

50,000 50,000

261,300 261,300

Other Basis Expense (s

Other Basis Expense (C 4,300 4,300

21,600

Other Non-basis Expen

Other Non-basis Expen

352,200

77,087

Other Reserve (specify)

Other Reserve (specify)

3,652,111 1,600,161 1,884,939

0

3,485,100 1,600,161 1,884,939

100.00% 100% 100%

3,485,100 1,600,161 1,884,939

100.00% 100.00%

3,485,100 1,600,161 1,884,939


16/29

rint - APP08-0072

60 Tax Credit Rate

61 Federal Tax Credits at Estimated Rate

62 Federal Tax Credits at 9.00% or 3.75% (maximum $1,000,000)

63 Federal Tax Credits Requested

64 Land Cost

65 TOTAL REPLACEMENT COST

FEDERAL TAX CREDITS IF AWARDED

Comments:

Total Replacement Cost per unit:26,424


3.40 8.50

214,625 54,405 160,220

229,651 60,006 169,645

0

464,800

4,116,911

229,651


17/29

rint - APP08-0072

arket Study Information

ase provide a detailed description of the proposed project:

e proposed Bailey Place will be a completely rehabilitated Family property with forty-eight (48) units.ere are sixteen (16) one-bedroom units and thirty-two (32) two-bedroom units. A new leasing office withmmunity space and a new playground will be added to the community.

nstruction (check all that apply):

Brick Vinyl Wood HardiPlank Balconies/Patios Sunrooms Front Porches

Front Gables or Dormers Wide Banding or Vertical/Horizontal Siding

Other:

ve you built other tax credit developments that use the same building design as this project?No

If yes, please provide name and address:

e Amenities:

e amenities include a new leasing office with maintenance storage and community space, a newayground, and a new mailbox center.

site Activities:

ndscaping Plans:



18/29

rint - APP08-0072

ndscaping plans are to prune existing trees and shrubs of dead wood and to clear walls and roofs.ditional seeding with Bermuda grass is also planned.

erior Apartment Amenities:

erior apartment amenities include frost-free refrigerators, electric ranges/ovens, range/hoods, laundry

osets with washer/dryer hookups, vinyl windows, and mini-blinds.

you plan to submit additional market data (market study, etc.) that you want considered? No

If yes, please make sure to include the additional information in your pre-application packet.



19/29

rint - APP08-0072

pplicant's Site Evaluation

efly describe your site in each of the following categories:

EIGHBORHOOD CHARACTERISTICS

end and direction of real estate development and area economic health. Physical condition of buildings andprovements in the immediate vicinity. Concentration of affordable housing.

URROUNDING LAND USES AND AMENITIES

nd use pattern is residential in character (single and multifamily housing). Extent that the location isolated. Effect of industrial, large-scale institutional or other incompatible uses, including but not limited to:astewater treatment facilities, high traffic corridors, junkyards, prisons, landfills, large swamps, distributioncilities, frequently used railroad tracks, power transmission lines and towers, factories or similar operations,

urces of excessive noise, and sites with environmental concerns (such as odors or pollution). Amount andaracter of vacant, undeveloped land. The area surrounding the apartment community is residential inaracter with both single-family homes and multifamily housing. Retail and amenities are conveniently

cated within walking distance of the property. There are no incompatible uses located within the vicinity ofe community. The apartments are located in an established part of town with very little undeveloped land.

TE SUITABILITY

equate traffic safety controls (i.e. stop lights, speed limits, turn lanes). Burden on public facilitiesarticularly roads). Access to mass transit (if applicable). Visibility of buildings and/or location of project signin relation to traffic corridors. There are adequate traffic controls on the street accessing the apartments.e buidlings and sign are clearly visible from Ballantine Street.

egree of on-site negative features and physical barriers that will impede project construction or adverselyect future tenants; for example: power transmission lines and towers, flood hazards, steep slopes, large

ulders, ravines, year-round streams, wetlands, and other similar features (for adaptive re-use projects-itability for residential use and difficulties posed by the building(s), such as limited parking, environmentaloblems or the need for excessive demolition).

here are no on-site negative features or physical barriers that will impede project construction or adverselyfect future tenants.

milarity of scale and aesthetics/architecture between project and surroundings.

he architecture of Bailey Place will be similar to that of surrounding buildings.

r each applicable neighborhood feature, enter distance from project in miles.



20/29

rint - APP08-0072

Grocery StoreCommunity/Senior

Center

Mall/Strip Center Hospital

Outdoor Athletic Fields Pharmacy

Day Care/After School Basic Health Care

Schools

Public Transportation

op

Convenience Store

Public Parks

Gas Station

Library

her facilities or services:


46.90

46 .47

21 .39

68 .47

21

46

46

69

40


21/29

rint - APP08-0072

evelopment Team

ovide contact information for development team members below:

nagement Agent

ompany: WAJ Management, LLC



one Email:

ontact Name: First: Ann Last: Adams

chitect

ompany: R. Peyton Holloman Jr.

dress: 8321 Harps Mill Road


one Email:

ontact Name: First: Peyton Last: Holloman

orney

ompany: Stuart Law Firm, PLLC

dress: 1033 Wade Avenue, Suite 202


one Email:

ontact Name: First: Theresa Last: Dew

estor

ompany: National Equity Fund

dress: 120 S. Riverside Plaza, 15th Floor

ty: Chicago State: NC Zip:

one Email:

ontact Name: First: Stewart Last: Jester

nsultant/Application Preparer (if different from developer)

ompany:

dress:

ty: State: Zip:

one Email:

ontact Name: First: Last:


27615

(919)847-8350 [email protected]

27615

(919)845-1186

27605

(919)787-6050

60606

(312)697-6471 [email protected]


22/29

rint - APP08-0072

neral Contractor Identity of Interest?

ompany: WAJ Management, LLC



one Email:

ontact Name: First: Mark Presley Last:


27615

(919)847-8350


23/29

rint - APP08-0072

rojected Operating Costs

Project Operations (Year One)

Administrative Expenses

Advertising

Office Salaries

Office Supplies

Office or Model Apartment Rent

Management Fee

Manager or Superintendent Salaries

Manager or Superintendent Rent Free Unit

Legal Expenses (Project)

Auditing Expenses (Project)

Bookkeeping Fees/Accounting Services

Telephone and Answering Service

Bad Debts

Other Administrative Expenses (specify):

SUBTOTAL

Utilities Expense

Fuel Oil

Electricity (Light and Misc. Power)

Water

Gas

Sewer

SUBTOTAL

Operating and Maintenance Expenses

Janitor and Cleaning Payroll

Janitor and Cleaning Supplies

Janitor and Cleaning Contract

Exterminating Payroll/Contract

Exterminating Supplies

Garbage and Trash Removal

Security Payroll/Contract

Grounds Payroll


2,000

21,840

1,000

24,180

500

4,000

1,200

Training, computer servi1,000

55,720

4,100

7,000

7,500

18,600

2,304

6,336


24/29

rint - APP08-0072

Grounds Supplies

Grounds Contract

Repairs Payroll

Repairs Material

Repairs Contract

Elevator Maintenance/Contract

Heating/Cooling Repairs and Maintenance

Swimming Pool Maintenance/Contract

Snow Removal

Decorating Payroll/Contract

Decorating Supplies

Other (specify):

Miscellaneous Operating & Maintenance Expenses

SUBTOTAL

Taxes and Insurance

Real Estate Taxes

Payroll Taxes (FICA)

Miscellaneous Taxes, Licenses and Permits

Property and Liability Insurance (Hazard)

Fidelity Bond Insurance

Workmen's Compensation

Health Insurance and Other Employee Benefits

Other Insurance:

SUBTOTAL

Supportive Service Expenses

Service Coordinator

Service Supplies

Tenant Association Funds

Other Expenses (specify):

SUBTOTAL

Reserves

Replacement Reserves

SUBTOTAL


15,000

21,060

2,000

2,000

2,000

8,900

59,600

26,900

3,200

9,600

65

3,250

3,600

46,615

0

15,000

15,000


25/29

rint - APP08-0072

TOTAL OPERATING EXPENSES

ADJUSTED TOTAL OPERATING EXPENSES(Does not include taxes, reserves and resident support services) *

TOTAL UNITS

(from total units in the Unit Mix section)

PER UNIT PER YEAR


195,535

153,635

48

3,201


26/29


27/29

rint - APP08-0072

2. "Total Operating Expenses" comes from 1st-year cash flow, then it is escalated by 4% per year.3. "Debt Service" is the sum of "regular/amortized loan debt service + non-amortizing annual service" as entered by user from

Funding Sources section.4. "Net Cash Flow" is "Net Rental/Other Income" minus "Total Operating Expenses" minus "Debt Service".5. "Debt Coverage Ratio" is ("Net Rental/Other Income" minus "Total Operating Expenses") divided by "Debt Service".



28/29

rint - APP08-0072

inimum Set-Asides

NIMUM REQUIRED SET ASIDES (No Points Awarded):

Select one of the following two options:

20% of the units are rent restricted and occupied by households with incomes at or below 50% of the median income (Note: NCredit Eligible Units in the the project can exceed 50% of median income)

40% of the units are rent restricted and occupied by households with incomes at or below 60% of the median income (Note: NCredit Eligible Units in the the project can exceed 60% of median income)

If requesting RPP funds:40% of the units 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 (30county median income.At least twenty-five percent (25%) of qualified units will be affordable to and occupied by households with incomes at or below percent (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 comedian income.At least fifty percent (50%) of qualified units will be affordable to and occupied by households with incomes at or below forty pe(40%) of county median income.

Tax Exempt BondsThreshold 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 per(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 per(40%) of county median income.

Eligible for targeting points (select one):

At least twenty percent (20%) of qualified units will be affordable to and occupied by households with incomes at or below fiftypercent (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 per(40%) of county median income.



29/29

rint - APP08-0072

ull Application Checklist

PLEASE indicate which of the following exhibits are attached to your application. Others may be required as noted.

A Nonprofit Organization Documentation or For-profit Corporation Documentation

B Current Financial Statements/Principals and Owners (signed copies)

C Ownership Entity Agreement, Development Agreement or any other agreements governing development services

D Management Agent Agreement

E Owner and Management Experience & Management Questionnaire (Appendix C)

F Local Government Letter or Letter from Certified Engineer or Land Surveyor Confirming Floodplain Designation with Mapshowing all flood zones (original on letterhead, no fax or photocopies)

G Local Government Letter Confirming Zoning including any pending notices or hearings (original on letterhead, no fax orphotocopies)

H Letters from Local Utility Providers regarding availability and capacity (original on letterhead, no fax or photocopies)

I Documentation from utility company or local PHA to support estimated utility costs

J Appraisal (required for land costs greater than $15,000 and for all Adaptive Re-use and Rehab projects)

K Site plan, floor plans and elevations for all projects. Scope of work for Adaptive Re-use and Rehab projects. (Full Size, 24inches)

L Hazard and structural inspection and termite reports (Adaptive Re-use and Rehab projects only)

M Copy of certificate of occupancy or proof of placed-in-service date (Rehabs Only)

N Proposed Relocation Plan including relocation budget and copies of notices. Required for all Rehabs and any projectsinvolving existing occupants of any dwell ings to be rehabbed or demolished.

O Evidence of Permanent Loan Commitment and other sources of funds ( i.e. Equity letter, AHP, RD and local governmentfunds). For Rehabs with existing loans provide 1) copies of loan documents, 2) current loan balances from existing lenderreserve balances, 3) letter from lender that outlines assumption requirements.

P Local Housing Authority Agreement and Project Based Rental Assistance Letter, if applicable (Sample letters provided inAppendix I). For projects with existing PBRA contracts, provide a copy of the current contract and bank statement or otherdocumentation verifying reserve balances and annual reserve contribution requirements.

Q Statement regarding terms of Deferred Developer Fee. If a nonprofit is involved, a resolution from their board approvingdeferral of fee is required.

R Inducement Resolution (Tax-Exempt Bond Financed Projects only)

Bailey Place App

Documents

Transcript of Bailey Place App