Glenbrook Terrace

8/6/2019 Glenbrook Terrace

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

roject Description

oject Name: Glenbrook Terrace

ddress: # TBD Gum Branch Road

ty: Jacksonville County: Onslow Zip:

ensus Tract: 0014 Block Group: 00

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: City of Jacksonville

risdiction CEO Name:First:Sammy Last:Phillips

Title: Mayor

risdiction Address: PO Box 128

risdiction City: Jacksonville 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? Yes

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

ttps://www.nchfa.org/Rental/RTCApp/(S(ysmid445r...7928DB64DB&SNID=A25DA758853A49E481D190BC86EFD42C (1 of 22)4/8/2009 2:52:55 PM

28541

28541

(910)938-5200

34.787708

-77.429709


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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: Southland Partners LLC

ddress: 131 Matthews Station St., Suite 2-F

ty: Matthews State: NC Zip:

ontact: First: Tom Last:Honeycutt Title:Member Manager

elephone:

t Phone:

ax:

mail Address:

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


28105

(704)321-1526

(704)321-1562

[email protected]


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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:


5.04 5.04


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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?NoIf yes, specify the relationship:

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

(D) Enter Purchase Price:


10/31/2009

636,364


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oning

esent zoning classification of the site:R7

multifamily use permitted?No

e variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal?Yes

If yes, have the hearings been completed and permits been obtained?No

If yes, specify permit or variance required and date obtained. If no, describe permits/variances required and schedule forobtaining them:

The site will need to be rezoned to allow the proposed use. We have a meeting scheduled with the town onthe 16th to begin the process, which will take approximately 90 days from the time of filing the request,according to the planning and community development department in town. The next filing deadline is thefirst week of February, so the process should be complete within the application timeframes.

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: Glen Brook Terrace Housing LLC

dress: 131 Matthews Station St., Suite 2-F

y: Matthews 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: Southland Partners LLC

rst Name: Tom Last Name: Honeycutt Function: Managing Member

ddress: 131 Matthews Station St., Suite 2-F

ty: Matthews State: NC Zip: 28105

hone: Fax:

Mail: Nonprofit: No

Org: Thomas W. Honeycutt

rst Name: Tom Last Name: Honeycutt Function: Principal

ddress: 131 Matthews Station St., Suite 2-Fty: Matthews State: NC Zip: 28105

hone: Fax:

Mail: Nonprofit: No

Org: Gary D. Ellis

rst Name: Danny Last Name: Ellis Function: Principal

ddress: 2021 Cross Beam Drive

ty: Charlotte State: NC Zip: 28217

hone: Fax:

Mail: Nonprofit: No

Org: Melvin B. Melton

rst Name: Mel Last Name: Melton Function: Principal


ty: Charlotte State: NC Zip: 28217


28105

(704)321-1526 (704)321-1562

[email protected]

(704)321-1526 (704)321-1562

[email protected]

(704)357-6000 (704)357-1881

[email protected]


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hone: Fax:

Mail: Nonprofit: No

Org: Timothy L. Gunderman

rst Name: Tim Last Name: Gunderman Function: Principal


ty: Charlotte State: NC Zip: 28217hone: Fax:

Mail: Nonprofit: No


(704)357-6000 (704)357-1881

[email protected]

(704)357-6000 (704)357-1881

[email protected]


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nit Mix

e Median Income for Jacksonville city is $49,900.

w Income Units

Type # BRs Net Sq.Ft.Total

# Units#Units

MonthlyRent

UtilityAllowance

MandatoryServ. Fees

**TotalHousing Exp.

Gdn Apt 1

Gdn Apt 1

Gdn Apt 2

Gdn Apt 2

Utilities included in rents: Water/Sewer Electric Gas Other

mployee Units (will add to Low Income Unit total)

ype # BRs Net Sq.Ft.Total

# Units#Units

MonthlyRent

UtilityAllowance

MandatoryServ. Fees

**TotalHousing Exp.

tilities included in rents: Water/Sewer Electric Gas Other

rket Rate Units

ype # BRs Net Sq.Ft.Total

# Units#Units

MonthlyRent

UtilityAllowance

MandatoryServ. Fees

**TotalHousing Exp.

tilities included in rents: Water/Sewer Electric Gas Other

atistics

AllUnits

Units

Gross MonthlyRental Income

Low Income.......

Market Rate.......

Totals...............

oposed number of residential buildings: Maximum number of stories in buildings:

oject Includes:Separate community building - Sq. Ft. (Floor Area):

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

ttps://www.nchfa.org/Rental/RTCApp/(S(ysmid445...928DB64DB&SNID=A25DA758853A49E481D190BC86EFD42C (10 of 22)4/8/2009 2:52:55 PM

610 20 1 377 74 0 451

610 20 1 445 74 0 519

950 10 1 453 88 0 541

950 10 0 561 88 0 649

60 3 26580

60 3 26580

1 2

2,400


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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.


1

57,540

54,800

6

6

0
http://www.nchfa.com/Rental/Mincomelimits.aspxhttp://www.nchfa.com/Rental/Mincomelimits.aspx


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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




tal Low Income Units:

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


20 50

20 60

10 50

10 60

60


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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:

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 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))


0

325,000 2.00 20 20 19,729

0

0

0

0

0

0

0

0

1,746,398 0 30 30 0

0

5,500,602

0

0

52,589

0

0

7,624,589

70


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his development may qualify for CDBG loan from the town but is not approved at this time anderefore not included.e anticipate selling these credits through CAHEC to BB&T.



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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:

High land and onsite utility costs justify the credit boost for this development, which without the boost wouldnot have been considered as a possibility before. See attachments dealing with these costs.

Project Development Cost per unit58,000


6,716,916 0 6,716,916

100.00% 130.00%

8,731,991 0 8,731,991

3.50 9.00

785,879 0 785,879

785,879 0 785,879

636,364

7,624,589

785,879


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arket Study Information

ease provide a detailed description of the proposed project:

e proposal is for a 60 unit elderly independent living facility in one elevator building using the 55 andder designation. It includes 40 one bedroom units, 20 two bedroom units with 2 baths, and communityeas inside and out for the residents use. Each unit has its own kitchen.

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?Yes

If yes, please provide name and address:

Willow Ridge, Morganton, NC

e Amenities:

overed drive through entry, Gazebo, interior storage, walking path, large community space with TVewing, computer room, central laundry area, onsite leasing office, maintenance. Walking distance toocery store, pharmacy and doctors. New bus stop to be located on the adjacent site.

site Activities:

ervices will be arranged by management per the targeting plan and resident input as to need. Socialtivities will be planned as the demand dictates the need and use.



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ndscaping Plans:

e site will be well landscaped with a budget of at least $400 per unit for plants.

erior Apartment Amenities:

nge, hood, dishwasher, frost free refrigerator with ice maker, storage, mini blinds, carpet and vinyl floorverings, heat pumps.

you plan to submit additional market data (market study, etc.) that you want considered? Yes

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.

his market will see continued growth due to the expansion of the military base located in town which is

ringing more military families, suppliers and other support services to the area. Buildings in the area rangeom new to fair condition. There are affordable units in the area which appear fully rented and stable.

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. Land use in the area is mixed residential with a school campus nextor giving this site a stable, easily assessible location with no adverse or incompatible uses nearby. Therelimited undeveloped land in the immediate area as this area has experienced steady growth in the last fewars.

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. Adequate traffic controls exist in the area and given the proximity to thehool, restricted and safer speeds are in place. Visibilty is high from the traffic corridor in both directions.

egree of on-site negative features and physical barriers that will impede project construction or adversely

ect 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).

and cost may be considered excessive, along with on site improvement costs. The seller will be installingilities on the site, to maintain permits, and we will be able to use these as they will be built, therefore the

xtra site improvement cost. The location in this part of the state has several challenges, mainly high waterble and unuseable soil conditions.

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

ur building will be 2 story residential in character and in keeping with the proposed units next door, thechool and other recently built units in the area and the market as a whole.

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

choolBasic Health Care

SchoolsPublic Transportation

Stop

Convenience Store Public Parks

Gas Station Library

her facilities or services:


5 1

5 4

2.3

7.8

2.1

8 1.4

8 1.2


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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)

Documents

Glenbrook Terrace