Walnut Grove

8/6/2019 Walnut Grove

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

roject Description

oject Name: Walnut Grove

ddress: 1228 S Eugene Street

ty: Greensboro County: Guilford Zip:

ensus Tract: 114 Block Group: 1

project in Qualified Census Tract or Difficult to Develop Area? Yes

e you requesting the basis boost under section II(E)(4) of the QAP?

olitical Jurisdiction: City of Greensboro

risdiction CEO Name:First:Yvonne Last:Johnson

Title: Mayor

risdiction Address: PO Box 3136

risdiction City: Greensboro 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

ttps://www.nchfa.org/Rental/RTCApp/(S(pay1dpvz...1EB3C019E&SNID=50E5A9B139254B2A99F388EC743F7D23 (1 of 21)4/14/2009 12:55:39 PM

27406

27402-3136

(336)373-2396

36.059196

-79.793773


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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:Family

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: Metropolitan Housing & CDC, Inc.

ddress: PO Box 1706

ty: Washington State: NC Zip:

ontact: First: David Last:Moore Title:President

elephone:

t Phone:

ax:

mail Address:

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


27889

(252)975-9503

(252)946-1668

(252)946-8537

[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? Yes

If yes, please describe:

All building will be completely removed to construction new units.

e existing buildings on the site currently occupied? Yes

If yes:(a) Briefly describe the situation:

All buildings will be demo and 84 new units will be built.

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

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:


4.68 4.68


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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)?Yes

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?

(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?If yes, specify the relationship:

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

(D) Enter Purchase Price:


1/1/1971 0


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oning

esent zoning classification of the site:RM-12

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: Walnut Grove LLC

dress: PO Box 1706

y: Washington State:NC Zip:

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

ote: Do not submit social security numbers for individuals.

ntity Type: Limited Partnership

ntity Status: To Be Formed

the applicant requesting that the Agency treat the application as Non-Profit sponsored? Yes

the applicant requesting that the Agency treat the application as CHDO sponsored? Yes

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

Org: Metrolpolitan Housing & CDC

rst Name: David Last Name: Moore Function: Managing General Partner

ddress: PO Box 1706

ty: Washington State: NC Zip: 27889

hone: Fax:

Mail: Nonprofit: Yes

Org: St. James Homes Inc.

rst Name: Skip Last Name: Austin Function: Principal

ddress: 1228 S. Eugene Streetty: Greensboro State: NC Zip: 27406

hone: Fax:

Mail: Nonprofit: Yes


27889

(252)975-9503 (252)946-8537

[email protected]

(336)275-4572 (336)379-7945

[email protected]


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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.


93,557

84,286

5

10

10
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.


16 40

37 50

13 60

5 40

5 50

8 60

84


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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))


817,544 7.50 30 30 68,597

800,000 2.00 20 20

804,896 0 30 30 0

6,334,119

8,756,559

70


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the end of 20 years there will be a RPP balloon payment of approxmately 569,697

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


42984 42253 41414 40462 39392 38199 36876 35418 33818 32070

30167 28102 25868 23458 20863 18076 15088 11890 8473 4829


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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


348,000 348,000

350,000 350,000

4,851,500 4,851,500

150,000 150,000

341,970 341,970

120,829 120,829

362,488 362,488

326,239 326,239

180,351 180,351

25,180 25,180

30,000 30,000

7,086,557

30,860 30,860

41,642 41,642

161,943 153,846

27,535 27,535

10,000 10,000

6,000 6,000

8,500 8,500

4,300 4,300

13,776


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29 Title and Recording


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


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


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)


3,500

308,056

25,000 25,000

35,000 35,000

2,300

65,147

8,500 8,500

3,500

2,500

58,800

200,747

45,000 45,000

600,000 600,000

Other Basis Expense (s

Other Basis Expense (s

20,000

Other Non-basis Expen

Other Non-basis Expen

665,000

25,200

208,696

Other Reserve (specify)

Other Reserve (specify)

8,494,256 0 8,082,740

0

8,082,740 0 8,082,740

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 unit57,756


8,082,740 0 8,082,740

100.00% 130.00%

10,507,562 0 10,507,562

3.50 9.00

945,681 0 945,681

945,681 945,681

262,303

8,756,559

945,681


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arket Study Information

ease provide a detailed description of the proposed project:

alnut Grove is a proposed 84 unit family community to be located in Greensboro. The proposedmmunity will target families with incomes between 40% and 60% of the median income limits. Themmunity will consist of nine two-story building which will include 66 two bedroom units and 18 threedroom units. Each apartment will include a kitchen with range, hood, dishwasher, refrigerator (frost free),/D hookups, mini blinds, pantry, walk-in closets, central air, heat pump and storage; floor will be carpet

d VCT.

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:

Our design incorporates the use of maintenance free materials with an eye towards a dynamic curb appeal.Our plan expands on an architectural approach that uses broken roof lines and various elevation materialsto give a market rate appearance.

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 following site amenities will be available to the residents: tot lot, covered patio with seating, playground,vered picnic area with tables and grill, resident computer center and outdoor sitting areas with benches.

site Activities:

dditional community activities, such as holiday parties, National Night Out annual cookout anducational /informative meetings will be scheduled in the community room. All community space activitiesl be coordinated through our community building.



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ndscaping Plans:

e property will provide trees and other landscape features where possible at select areas. The propertyl be well landscaped with plant beds provided at various locations throughout the site. A detailed plan ising prepared for final tax credit submission.

erior Apartment Amenities:

ach apartment unit will be furnished with the following amenities: Range, hood, dishwasher, disposal,frigerator (frost free) storage interior/exterior, W/D hookups, heating/cooling systems, mini-blinds andalk-in closets. The floor covering will consist of carpet and VCT.

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.

Walnut Grove is located int eh South Elm Street Redevelopment district in Greensboro, NC. This area will

rovide an attractive welcome to downtown. This area will be vistor's first view of downtown from two majorghways. The goal of this plan will be to convey a positive first impression. Our site formally known as "St.

ames Homes" will fit nicely into surrounding residential and commercial both now and as theedevelopment plan moves forward.

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. The surrounding land use is suitable to the subject property with ax of commerical and residential use which further compliments the site.

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. There are no negative features and physcial barriers that will delay projectnstruction or adversely affect future tenants.

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

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

he poropsed porject will blend with the neighborhood and surroundings.

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

Grocery Store Community/Senior Center


4


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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:


4

1

51

0

5 1

5 3


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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

Walnut Grove