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Print Preview - PreliminaryApplicationTax Credits, RPP Loans, and/or Tax Exempt Bond Loans
roject Description
oject Name: Mingo Spring - A Senior Living Community
ddress: Mingo Bluff Boulevard
ty: Knightdale County: Wake Zip:
ensus Tract: 0541.07 Block Group: 1072
project in Qualified Census Tract or Difficult to Develop Area? No
e you requesting the basis boost under section II(E)(4) of the QAP? Yes
olitical Jurisdiction: Town of Knightdale
risdiction CEO Name:First:Russell Last:Killen
Title: Mayor
risdiction Address: 950 Steeple Court
risdiction City: Knightdale Zip:
risdiction Phone:
te Latitude:
te Longitude:
oject Type: New Construction
Is this project a previously awarded tax creditdevelopment?
w Construction/Adaptive Reuse:his project a follow-on (Phase II, etc) to a previously-awarded tax credit development project? No
If yes, list names of previous phase(s):
ehab:
umber of residents holding Section 8uchers:
l the project meet Energy Star standards as defined in Appendix B? Yes
es a community revitalization plan exist? No
ll the project use steel and concrete construction and have at least 4 stories? No
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27545
27545
(919)217-2220
35.47
-78.31
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ll the project include a Community Service Facility under IRS Revenue Ruling 2003-77?o
If yes, please describe:
rget Population:Elderly (55)
ll the project be receiving project based federal rental assistance? No
If yes, provide the subsidy source: and number of units:
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pplicant Information
icate below an individual or a validly existing entity (a corporation, nonprofit, limited partnership or LLC) as the official applicant. UAP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applica
st become part of the ownership entity. The applicant will execute the signature page for this application.
pplicant Name: Evergreen Construction Company
ddress: 7706 Six Forks Road
ty: Raleigh State: NC Zip:
ontact: First: Tim Last:Morgan Title:Vice President
elephone:
t Phone:
ax:
mail Address:
OTE: Email Address above will be used for communication between NCHFA and Applicant.
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27545
(919)848-2041
(919)630-3383
(919)848-0455
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te Description
tal 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? No
If yes:(a) Briefly describe the situation:
(b) Will tenant displacement be temporary?(c) Will tenant displacement be permanent?
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:
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2.964 2.964
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(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:
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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/contractpurchase of the property and the seller of the property?YesIf yes, specify the relationship:
Mingo Creek Housing Associates, LLC is the current owner of the land, of which Lyle D. Gardner is themanaging member. He will also be the managing member of Mingo Spring Housing Associates, LLC.
(c) Enter the current expiration date of the option/contract to purchase:
(D) Enter Purchase Price:
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12/31/2009
445,728
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oning
esent zoning classification of the site:R-MX
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 forobtaining them:
e there any existing conditions of historical significance located on the project site that will require State Historic Preservation officeiew?No
If yes, describe below:
e there any existing conditions of environmental significance located on the project site?No
If yes, describe below:
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wnership Entity
wner Name: Mingo Spring Housing Associates, LLC
dress: 7706 Six Forks Road
y: Raleigh State:NC Zip:
deral Tax ID Number of Ownership Entity: (If assigned)
ote: Do not submit social security numbers for individuals.
ntity Type: Limited Liability Company
ntity 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.ick [Add] to add additional partners, members, and principals.
Org: Mingo Spring Housing Associates, LLC
rst Name: Lyle Last Name: Gardner Function: Managing Member
ddress: 7706 Six Forks Road
ty: Raleigh State: NC Zip: 27615
hone: Fax:
Mail: Nonprofit: No
Org: Mingo Spring Housing Associates, LLC
rst Name: Timothy Last Name: Morgan Function: Member
ddress: 7706 Six Forks Roadty: Raleigh State: NC Zip: 27615
hone: Fax:
Mail: Nonprofit: No
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27615
(919)848-2041 (919)848-0455
(919)848-2041 (919)848-0455
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Community space within residential bulding(s) - Sq. Ft. (Floor Area):
Elevators - Number of Elevators:
quare Footage Information
oss Floor Square Footage:
otal Net Sq. Ft. (All Heated Areas):
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 state codes.)
Number of Units:
Number of Units Required:
Persons with disabilities or homeless populations.
Number of Units:
tes
Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low
income units are within established thresholds.
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18,017
1
60,925
59,500
6
6
5
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argeting
ecify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] ate another 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
targeted at percent of median income affordable to/occupied by
targeted at percent of median income affordable to/occupied by
targeted at percent of median income affordable to/occupied by
targeted at percent of median income affordable to
targeted at percent of median income affordable to
tal Low Income Units:
te: This number should match the total number of low income units in the Unit Mix section.
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6 30
6 30
4 50
4 50
14 60
14 60
48
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unding Sources
Source AmountNon-
Amortizing*Rate(%)
Term(Years)
Amort.Period(Years)
AnnualDebt
Service
Bank Loan
RPP Loan
Local Gov. Loan - Specify:WCHS
RD 515 Loan
RD 538 Loan - Specify:
AHP Loan
Other Loan 1 - Specify:
Other Loan 2 - Specify:
Other Loan 3 - 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 debtservice below.
Total Sources must equal total replacement cost in Project Development Cost (PDC) section.
stimated 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))
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300,000 6.50 30 40 21,076
720,000 2.00 20 20
500,000 2.00 30 30
523,969 0 30 30 0
3,958,454
100
6,002,523
73
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CCAR is the proposed lender for the bank loan.AHEC is the proposed syndicator for the credits.
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
ocal Gov. Loan - WCHS
ear:mt:
1 2 3 4 5 6 7 8 9 10
ear:mt:
11 12 13 14 15 16 17 18 19 20
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27869 27641 27377 27076 26737 26356 25933 25466 24952 24390
23777 23112 22391 21613 20776 19876 18911 17848 16776 15599
19366 19208 19025 18816 18580 18315 18021 17697 17340 16949
16523 16061 15560 15019 14437 13812 13141 12424 11658 10840
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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 5% lines 2-9, Rehabs 10%)
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
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600,000 600,000
2,879,760 2,879,760
208,786 208,786
73,771 73,771
221,313 221,313
199,182 199,182
77,500 77,500
11,250 11,250
4,271,562
6,000 6,000
120,000 85,000
3,500 3,500
194,832 194,832
62,000 62,000
5,000 5,000
3,000 3,000
5,800 5,800
6,600
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29 Title and Recording
SUBTOTAL (lines 14 through 29)
30 Real Estate Attorney
31 Other Attorney's Fees
32 Tax Credit Application Fees (Preliminary and Full)
33 Tax Credit Allocation Fee (0.62% of line 60, minimum $7,500)
34 Cost Certification / Accounting Fees
35 Tax Opinion
36 Organizational (Partnership)
37 Tax Credit Monitoring Fee
SUBTOTAL (lines 30 through 37)
38 Furnishings and Equipment
39 Relocation Expense
40 Developer's Fee
41 Additional Contigency (greater of $500/unit or $30,000)
42
43
44 Rent-up Expense
45
46
SUBTOTAL (lines 38 through 45)
47 Rent up Reserve
48 Operating Reserve
49
50
51 DEVELOPMENT COST (lines 1-49)
52 Less Federally Funded Grant
53 Less Disproportionate Standard
54 Less Nonqualified Nonrecourse Financing
55 Less Historic Tax Credit
56 TOTAL ELIGIBLE BASIS
57 Applicable Fraction (percentage of LI Units)
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4,792
411,524
9,000 9,000
5,000 5,000
2,300
37,359
5,000 5,000
5,000
33,600
97,259
50,000 50,000
534,000 534,000
Other Basis Expense (s
Other Basis Expense (s
32,450
Other Non-basis Expen
Other Non-basis Expen
616,450
25,000
135,000
Other Reserve (specify)
Other Reserve (specify)
5,556,795 0 5,239,694
0
5,239,694 0 5,239,694
100.00% 100% 100%
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58 Basis Before Boost
59 Basis Boost of up to 130%
60 TOTAL QUALIFIED BASIS
61 Tax Credit Rate
62 Federal Tax Credits (maximum $1,300,000)
63 Federal Tax Credits Requested (if less than line 62)
64 Land Cost
65 TOTAL REPLACEMENT COST
FEDERAL TAX CREDITS IF AWARDED
Comments:
Project Development Cost per unit59,995
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5,239,694 0 5,239,694
100.00% 115.00%
6,025,648 0 6,025,648
3.50 9.00
542,308 0 542,308
0
445,728
6,002,523
542,308
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arket Study Information
ease provide a detailed description of the proposed project:
e are porposing to construct a forty-eight (48) unit senior rental community near the intersection of Hodgeoad and Mingo Bluff Boulevard. The project will consist of (24) one bedroom, one bath units and (24) twodroom, one bath units for persons 55 and older. The design of the building is such that all units are fullycessible. The builidng is a three story design served by one elevator and the main entrance is securedth a call panel entry system. All exterior doors are self locking with all residential units opening into an
erior hallway. The builidng design has numerous amenities and common area space for the resident'se (see Site Amenities). We will have units set aside for persons at or below 30%, 50% and 60% of theea median income. In addition, 10% of the units will be targeted to persons with disabilities.
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:
30 Year Dimensional Shingles
ve you built other tax credit developments that use the same building design as this project?Yes
If yes, please provide name and address:
Berkeley Spring (36 units)5521 Dixon DriveRaleigh, NC 27609
Terreace Spring (48 units)4000 St James Church RoadRaleigh, NC 27604
Cedar Spring (20 units)110 S. Hollybbrook RoadWendell, NC 27591
Auburn Spring (48 units)2950 Crouse LaneBurlington, NC 27215
Weatherstone Spring (72 units)
200 Weather Ridge LaneCary, NC 27513
e Amenities:
ulti-purpose room with kitchen, lobby, TV lounge, resident computer center, exercise room withuipment, tenent storage areas, laundry facilities, front and rear porches.
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site Activities:
nsite activities will consist of resident association sponsored bingo, Bible studies, monthly birthdaylebrations and holiday gatherings. Residents will have access to the computer and exercise equipment.
ndscaping Plans:e building will have landscaped beds around the perimeter of the builing. Trees will also be planted andspersed throughout the property.
erior Apartment Amenities:
ange, range hood, frost free refrigerator, washer/dryer connections, pantry, walk-in closets, wall-to-wallrpet, VCT in kitchen and bath areas, central air and heat pump, mini-blinds, cable and phone ready.
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.
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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.
here are several fairly new single family home communities along Hodge Road. The surrounding areas
re quickly populating with both residential and commercial development. The quick access to Hwy 64 and64 Bypass provide easy access to major retail trade areas, local health care facilities, major employersnd the downtown area of both Knightdale and Raleigh.
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, distribution
cilities, 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. Mingo Bluff Boulevard, which provides ready access to the site is
so the access way into Mingo Creek PUD, presently in the second stage of development. The PUDcludes around 500 single family homes and townhomes selling from the 100's to 200's. The adjacent landwooded, vacant land.
TE SUITABILITY
dequate 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 sign in relation to traffic corridors. The site provides quick access to major roadways. Hodge Road is a mediumnsity road with a speed limit of 45 miles per hour. Mingo Bluff Boulevard is a light density road with aeed limit of 25 miles per hour. This provides acceptable speeds and noise control to maintain a safe
mmunity. Visibility at the site is good.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, largeulders, 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).
one known.
milarity of scale and aesthetics/architecture between project and surroundings.
he construction materials will be similar to the homes in the area with the use of brick and vinyl siding.
r each applicable neighborhood feature, enter distance from project in miles.
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Grocery Store Community/Senior Center
Mall/Strip Center Hospital
Outdoor Athletic
eldsPharmacy
Day Care/After
chool
Basic Health Care
SchoolsPublic Transportation
Stop
Convenience Store Public Parks
Gas Station Library
her facilities or services:
anks - 3.3, Restuarants - 3.3ee vicinity map for location of facilities and services in relation to the site.
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.6
.6 6.13
.93.6
3.8
.9 4.3
.9
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reliminary App Checklist
e following enclosures must be submitted along with your signed preliminary application. Some enclosures are required only undetain conditions. Please check each applicable item to indicate that you understand the enclosure requirements and will enclose threct supporting documentation with your application.
Fee PaymentCheck in the amount of $5,450.00 made payable to North Carolina Housing Finance Agency.
Tab A - Preliminary ApplicationPrinted, signed copy of preliminary application generated from online system.
B - Map/Driving InstructionsA local map clearly identifying the location of the Site and detailed directions to the Site. Current City or County maps are prefe
internet maps and directions are not acceptable. Applicant must also provide a map identifying the amenities listed in section(A)(1)(b)(ii) of the QAP and their proximity to the site.
Applicant must provide a sign and boundary markers to clearly identify the road frontage of the site. The sign identifying the sitshould read SITE with a minimum size of 11x17.
C - Community Revitalization Plan
Applicant should provide a map identifying the subject site within the Plan area (if applicable).D - Evidence of Site ControlProvide valid option/contract or warranty deed and plot plan.
E - Site Plans/Scope of WorkPreliminary site plan, floor plans and elevations for all projects, interior and exterior photographs and detailed scope of work foAdaptive Reuse and Rehab projects. Site and floor plans should be no larger than 11x17 and must be produced by a licensedarchitect or engineer.
F - Information Package for Market AnalystsThis section must include copies of items required in Tabs A, B, E and G (site and floor plans should be no larger than 11x17) can include any additional market information such as preliminary market studies the applicant would like to provide to theAnalysts.
G - Rent Roll (Rehabs only)
Provide the current rent roll for the property and indicate which units (if any) are receiving rental assistance.H - Documentation for Basis BoostApplicant should provide an appraisal and/or standard geological survey to support a request for the basis boost (if applicable)
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