jackson's ridge
TRANSCRIPT
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Print Preview - PreliminaryApplication Tax Credits, RPP Loans, and/or Tax Exempt Bond Loans
roject Description
oject Name: Jackson's Ridge
ddress: 109 Frissell Drive
ty: Whitsett County: Guilford Zip:
ensus Tract: 0152.00 Block Group: 3002
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 Gibsonville
risdiction CEO Name:First:Leonard Last:Williams
Title: Mayor
risdiction Address: 129 West Main Street
risdiction City: Gibsonville 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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27377
27249
(336)449-4144
36.0754
-79.5546
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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.
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28105
(704)321-1526
(704)321-1562
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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? No
If no, please explain:
The site is accessed by a public asphalt drive which will have to be improved to Gibsonville standards to thedevelopers property line by the developer. The improvements will include an estimated 900 linear ft. ofsanitary and storm sewer, and widened street with curb and gutter in the same length. A shorter run isallowed for to run the water line from a nearby culdesac per the instruction of the town manager.
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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(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:
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10/31/2009
595,000
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oning
esent zoning classification of the site:Agricultural
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 be rezoned to that classification designated by the town to allow the proposed development.Talks have taken place with the mayor and town manager and the rezoning process will begin mid January,and with the current schedule should take no more than 90 to to 120 days days for completion which iswithin the timeline for a full application at this point.
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: Jackson's Ridge 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
ddress: 2021 Cross Beam Drive
ty: Charlotte State: NC Zip: 28217
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28105
(704)321-1526 (704)321-1562
(704)321-1526 (704)321-1562
(704)357-6000 (704)357-1881
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hone: Fax:
Mail: Nonprofit: No
Org: Timothy L. Gunderman
rst Name: Tim Last Name: Gunderman Function: Principal
ddress: 2021 Cross Beam Drive
ty: Charlotte State: NC Zip: 28217hone: Fax:
Mail: Nonprofit: No
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(704)321-1526 (704)321-1562
(704)321-1526 (704)321-1562
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nit Mix
e Median Income for Guilford county is $58,500.
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):
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610 17 2 243 74 0 317
610 43 1 560 74 0 634
950 5 1 293 88 0 381
950 23 1 674 88 0 762
88 5 45178
88 5 45178
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.
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1
82,740
78,800
10
10
0
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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
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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17 30
43 60
5 30
23 60
88
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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:221d4 anticipated at this time
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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0
700,000 2.00 20 20 42,494
0
0
0
0
1,000,000 7.75 40 40 81,194
0
0
0
1,219,210 0 30 30 0
0
7,680,257
0
0
113,018
0
0
10,712,485
70
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e anticipate at this time selling these credits through CAHEC to BB&T. The d4 loan would benderwritten and processed by the staff at Capmark in Raleigh.
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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:
Offsite utilities, not basis eligible, justify the boost. See an estimate of these costs in the attachments.
Project Development Cost per unit 58,500
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9,378,541 0 9,378,541
100.00% 130.00%
12,192,103 0 12,192,103
3.50 9.00
1,097,289 0 1,097,289
1,097,289 1,097,289
595,000
10,712,485
1,097,289
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arket Study Information
ease provide a detailed description of the proposed project:
is development will consist of 88 units of housing for the elderly, 55 and older, with a Whitsett address,t located in the Gibsonville ETJ and using Gibsonville zoning and utilities, etc. The site is located on age overlooking the adjoining single family houses, a public park and nearby pasture land.
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:
ommunity space which is multipurpose including TV viewing, reading area and computer center. Centralundry facilities are available for those without W/D for their units. Also, onsite leasing office, maintenanced walking trail.
site Activities:
ervices will be arranged by Management based on resident needs. Other social activities will beheduled as dictated by the residents needs and useage.
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ndscaping Plans:
ndscaping will be heavy with at least $400 per unit budget for plantings.
erior Apartment Amenities:
ange, hood, dishwasher, frost free refrigerator with ice makers, 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 is a stable and growing area of Guilford County historically used as a farm. Other buidlings in the area
re in new to like new condition with some of the remaining farms having buildings and dwellings in fairondition. Little affordable housing is available in the area. The closest is at least 2 miles away inibsonville.
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. Single and multifamily uses, a park, farms surround the site. The
cation is just off a major roadway connecting Guilford and Alamance counties and the towns and citiestween. No incompatible uses exist.
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. Once the offsite street is improved all needed controls will be in place. Thee will present an elevation which will be viewable from all sides with the site sign at the site entry and a
maller identification sign located on the new improved road which intersects HW 70.
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).
o negative features of barriers. The offsite cost could be considered negative but does justify the boost inredits if approved by the agency. These costs would have prohibited the use of such a fine site in the past.
milarity of scale and aesthetics/architecture between project and surroundings.
roposed structure will be similar in scale and architecture for the surroundings.
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:
ultiple shopping, parks, libraries and others services are located nearby and within a 5 mile radius of thecation.
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5
3
52
3
5 .65
5 2.6
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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 Payment Check in the amount of $5,450.00 made payable to North Carolina Housing Finance Agency.
Tab A - Preliminary Application Printed, signed copy of preliminary application generated from online system.
B - Map/Driving Instructions A 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 Control Provide valid option/contract or warranty deed and plot plan.
E - Site Plans/Scope of Work Preliminary 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 Analysts This 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 Boost Applicant should provide an appraisal and/or standard geological survey to support a request for the basis boost (if applicable)