Glenstal, LLC

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

    oject Description

    oject Name: Glenstal, LLCddress: Western Blvd.

    ty: Jacksonville County: Onslow Zip:

    nsus Tract: 13 Block Group: 3

    roject 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

    litical Jurisdiction: 3rd Congressional District/City of Jacksonville

    risdiction CEO Name: First:Sammy Last:Phillips Title: Mayor

    risdiction Address: 815 New Bridge Street

    risdiction City: Jacksonville Zip:

    risdiction Phone:

    e Latitude:

    e 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):

    hab:

    umber of residents holding Section 8uchers:

    ll the project meet Energy Star standards as defined in Appendix B? Yes

    es a community revitalization plan exist? No

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

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (1 of 23)4/8/2009 3:48:15 PM

    28546

    28546

    (910)938-5200

    34.8001

    -77.4304

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

    If yes, please describe:

    get Population:Elderly (55)ill the project be receiving project based federal rental assistance? No

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

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (2 of 23)4/8/2009 3:48:15 PM

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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. UnderAP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applicant

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

    pplicant Name: East Carolina Community Development Inc.ddress: PO Box 2400

    ty: Beaufort State: NC Zip:

    ontact: First: Keith Last:Walker Title:CEO & President

    lephone:

    t Phone:

    x:

    mail Address:

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

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (3 of 23)4/8/2009 3:48:15 PM

    28516

    (252)504-3996

    (252)504-3512

    (252)504-2248

    [email protected]

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    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? NoIf yes, please describe:

    e existing buildings on the site currently occupied? NoIf 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? YesIf no, please explain:

    ny portion of the site located inside the 100 year floodplain? NoIf yes:(a) Describe placement of project buildings in relation to this area:

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (4 of 23)4/8/2009 3:48:15 PM

    6.71 6.71

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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/contract for

    purchase 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:

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (6 of 23)4/8/2009 3:48:15 PM

    01/07/2010

    910,000

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    oning

    sent zoning classification of the site:Business B-1

    multifamily use permitted?Yes

    e variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal?YesIf 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:Special Use Permit required (in Jacksonville) for all uses greater than 25,000 square-feet of gross floorarea. It is anticipated that applicaiton for the Special Use Permit will be submitted in conjunction with thesite plan application.

    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?NoIf yes, describe below:

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (7 of 23)4/8/2009 3:48:15 PM

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    wnership Entity

    wner Name: Glenstal, LLCdress: PO Box 2400

    y: Beaufort State:NC Zip:

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

    te: Do not submit social security numbers for individuals.tity Type: Limited Liability Companytity Status: To Be Formedthe applicant requesting that the Agency treat the application as Non-Profit sponsored? Yesthe applicant requesting that the Agency treat the application as CHDO sponsored? Yest all general partners, members,and principals. Specify nonprofit corporate general partners or members.ck [Add] to add additional partners, members, and principals.

    Org: East Carolina Community Development Inc.rst Name: Keith Last Name: Walker Function: Managing Memberddress: PO Box 2400ty: Beaufort State: NC Zip: 28516

    one: Fax:

    Mail: Nonprofit: Yes

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (8 of 23)4/8/2009 3:48:15 PM

    28516

    (252)504-3996 (252)504-2248

    [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 garbage removal

    ployee 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

    tistics

    AllUnits

    UnitsGross 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(wep0ahjm4...BFA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (9 of 23)4/8/2009 3:48:15 PM

    890 14 0 384 67 0 451

    890 14 0 474 67 0 541

    1091 14 0 451 90 0 541

    1091 14 0 559 90 0 649

    56 0 26152

    56 0 26152

    14 1

    2,402

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    Elevators - Number of Elevators:

    uare Footage Information

    oss Floor Square Footage:

    tal 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 andstate 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 lowincome units are within established thresholds.

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm...FA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (10 of 23)4/8/2009 3:48:15 PM

    57,870

    54,902

    6

    6

    6

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

    ecify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] toate 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

    al Low Income Units:

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

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm...FA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (11 of 23)4/8/2009 3:48:15 PM

    14 50

    14 60

    14 50

    14 60

    56

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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:

    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.

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

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

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm...FA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (12 of 23)4/8/2009 3:48:15 PM

    721,750 2.00 20 20 43,815

    1,111,515 0 30 30 0

    4,746,248

    196,272

    6,775,785

    73

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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

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm...FA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (14 of 23)4/8/2009 3:48:15 PM

    700,000 700,000

    2,529,000 2,529,000

    80,000 80,000

    194,280 194,280

    70,066 70,066

    280,262 280,262

    115,608 115,608

    45,000 45,000

    12,000 12,000

    35,000 35,000

    4,061,216

    60,000 60,000

    19,268 19,268

    308,289 308,289

    50,000 50,000

    140,000 140,000

    15,000 15,000

    20,000 20,000

    7,000 7,000

    6,800 6,800

    10,000

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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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    7,567

    643,924

    32,500 32,500

    10,000 10,000

    2,300

    34,45775,000 75,000

    5,000

    2,500

    39,200

    200,957

    30,000 30,000

    672,000 672,000

    30,000 30,000

    Other Basis Expense (s 7,500 7,500

    Other Basis Expense (s 13,000 13,000

    49,926

    Other Non-basis Expen

    Other Non-basis Expen

    802,426

    16,800

    140,462

    Other Reserve (specify)

    Other Reserve (specify)

    5,865,785 0 5,557,573

    0

    5,557,573 0 5,557,573

    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 unit 45,161

    ttps://www.nchfa.org/Rental/RTCApp/(S(wep0ahjm...FA89912D6&SNID=0B6D0A393B064595A73A58DB17B46077 (16 of 23)4/8/2009 3:48:15 PM

    5,557,573 0 5,557,573

    130.00% 130.00%

    7,224,845 0 7,224,845

    3.50 9.00

    650,236 0 650,236

    0910,000

    6,775,785

    650,236

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    arket Study Information

    ase provide a detailed description of the proposed project:enstal Apartments, located in Jacksonville, Onslow County, NC includes the construction of a 56 unitartment development with all units reserved for person of 55 years of age or older. The proposed unit mixll include one and two bedroom apartments in single story residential quad-plex building targeted to low-come populations. The project will adhere to North Carolina Housing Finance Agency design guidelines.

    e development will be of similar design to ECCDIs Camellia Court development in Morehead City, NC.mellia Courts award winning design was created with the specific purpose of offering affordable, safed attractive garden apartments to low-income seniors. This design was recently used for ECCDIs Foxollow development also located in Jacksonville as well as Castle Glen in Newport.

    enstal will have 56 units 28 one-bedroom and 28 two-bedroom units. There will be 14 residentialilding, each consisting of four units arranged in a wheel pattern so that each unit has a separate entry.e scale and design of the buildings present as single-family homes, giving the development an enhanced

    nse of ownership within a community.

    e apartment unit features include floor plans that allow for easy mobility and furniture placement, multipleerior closets, exterior storage, pantry, refrigerator, range, dishwasher, ceiling fans, washer/dryernnections and private entry with covered porches.

    sidents can enjoy the centrally located community facilities building or choose to socialize on their ownrch. The community building includes group activity space, laundry facilities, computer facilities,mmunity kitchen and offices for the site manager and mail boxes. Extensive walkways encourage socialnnections between residents and adjacent developments. Ample parking spaces are provided for bothsidents and guests.

    e prime location of the project, close to the heart of Jacksonvilles retail and service centers is anvantage to the residents who will have the opportunity to live in close proximity to medical offices, thespital, banks, food service and shopping. Glenstal is less than one mile from churches and a large retailmplex. The Jacksonville Senior Center, located at the Jacksonville Commons is less than two miles frome site. Transportation throughout the City is available by way of the Jacksonville Transit system whichovides multi-directional bus service seven days a week. The Onslow United Transit Service (OUTS)erates throughout the Onslow County offering a low fare scheduled mini-bus and van service, OUTS alsofers weekly service to New Bern and Wilmington.

    CCDI believes that the proposed project will provide safe, attractive and affordable housing for low-incomeniors and will create a neighborhood which is secure for the target population. Glenstal will serve toovide seniors the opportunity to live in comfort and safety while being self-sufficient without the addedrden of property maintenance. The on-site manager and proximity of neighbors ensures residents can

    ways find assistance when necessary. Easy accessibility to the community building, amenities andanned activities will contribute to promote a sense of community among residents.

    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:

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    ve you built other tax credit developments that use the same building design as this project?YesIf yes, please provide name and address:Castle Glen1800 Pollard CourtNewport, NC

    Fox Hollow100 Progress WayJacksonville, NC

    Weatherstone Park Apartments3800 Weatherstone Park RoadNew Bern, NC

    Camellia Court4609 Country Club RoadMorehead City, NC

    Troon Apartments300 Troon WayBeaufort, NC

    e Amenities:e development will offer a stand alone community facilities building with a resident computer center,mbined game and craft room and multi-purpose room, other site amenities include indoor and outdoorating areas, tenant storage areas, gazebo, covered picnic area with tables and grills, on-site leasingfice, on-site manager and on-site maintenance person.

    site Activities:sident activities are centered in and around the community building and amenities area and will include

    sident dinner get-togethers, holiday parties, craft and game gatherings. In the summer months,anagement will coordinate cook-outs for the residents to attend. The community building is also availabler social club meetings and educational programs like health and wellness workshops. The computernter within the community building will be used to host computer training for residents. Management willovide tenants with information about community activities and events within the Jacksonville area,cluding opportunities at the nearby Jacksonville Commons Seniors Center.

    anagement will provide access to local supportive services providers and facilitators in accordance withe needs of Glenstals target population. ECCDI already has the benefit of existing relationships with manyea service providers in having partnered to meet the needs of its Fox Hollow residents.

    ndscaping Plans:enstal's landscaping plan includes an entrance sign with a variety of flowering bushes and seasonalantings. To the extent possible, existing evergreens will be preserved throughout the site. Landscapedands are placed throughout the parking areas to provide a break to masses of asphalt. Large open greenaces will also incorporate massing of shade trees and evergreens. All proposed plant material will be

    tive species which prove to adapt well to transplanting and tolerant of the eastern North Carolina climate,cluding durability throughout drought conditions. Tree and shrub plantings will include Floweringogwood, Red Bud, Viburnums, New Jersey Tea and Leyland Cypress. Foundation plantings are to beovided at and about all residential buildings and the community building. Landscape screening will beovided around the trash collection enclosures as well. The landscaping plan will exceed the City ofcksonvilles Zoning Ordinance landscaping requirements.

    erior Apartment Amenities:l units feature a spacious open floor plan that easily accommodates furniture placement and provides agh level of mobility throughout the unit. The color scheme is neutral tones and coordinated throughout ine flooring, paint, countertops and cabinets.

    e kitchens are completed with range and hood, refrigerator, dishwasher, disposal, and range hood fire

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    ppression canisters. All units will include washer and dryer hook-ups conveniently located in a separateundry area.

    ere will be ceiling fans with lighting in the living room and bedroom of all units. Wall to wall low pilerpeting will be used in living areas, bedrooms and hallways. Vinyl composition tiles will be utilized for thetry way, kitchen and bathrooms. All windows will have screens in place and be fitted with mini blinds.

    you plan to submit additional market data (market study, etc.) that you want considered? NoIf 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.he proposed Glenstal Apartments site is located within the City of Jacksonvilles northwest growth andevelopment corridor. Centrally located along Arlington Meadows Drive off Western Boulevard, the site istuated among a mix of housing types including apartments, detached single-family dwellings andwnhouses. In addition to residential uses, the neighborhood includes a variety of commercial

    evelopments which offer services including neighborhood retail and shopping, medical and professionalrvices, banking, restaurants and employment opportunities.

    cksonville is the commercial hub of Onslow County and is the home of Marine Corps bases Campejeune and New River Air Station. The presence of the bases and military comprise the majority of theconomic stimulus in the Jacksonville area. The 2006 BRAC review recommended expansion of basectivity and an increase of personnel. Further, in October 2007 North Carolinas Eastern Region announcedat 25,000 active duty Marines, civilians and family members will be re-locating to the areas of easternorth Carolinas Marine installations by 2011. With these recommendations Jacksonville is under going ancreased amount of development to meet the demand of the market in providing adequate housing

    pportunities.

    he existing housing stock within the immediate area of the site consists of relatively new construction i.e.,uilt within the last five years. This includes single-family dwellings and rental apartments. New single-mily homes are under construction along Western Boulevard opposite the Gum Branch Road intersection.new market-rate apartment complex is currently under construction opposite Arlington Meadows Drive.dditionally, approximately 1,000 homes are planned for the vacant acreage directly opposite Westernoulevard from the site. Windsor Place Apartments with 302 market-rate units is located approximately000 feet to the east from the Glenstal Apartment site. Additional LIHTC developments within four miles ofe site include Blue Springs with 40 units, Heatherton Park with 40 units, Emmerdale with 46 units, Foxollow 44 units and Phoenix Park I and II. The proposed Glenstal development will be the only senior

    partment development along the Western Boulevard growth corridor in Jacksonville to provide affordableousing.

    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 surrounding land uses in the vicinity of the Glenstal Apartmentse includes a mix of single family and multi-family developments within the Carolina Forest neighborhood.

    ommercial uses, including retail services, medical and professional offices, banking and regional shoppingnters exist along Western Boulevard, less than a half mile from the site. To the rear of the site is a vacantct which directly borders a single-family residential development consisting of more than 100 lots. The landuated between the subject tract and Western Boulevard is undeveloped. Opposite Carolina Forest

    oulevard from the site is Emmerdale Townhome Apartments (46 units) and Puller Place Apartments (240+/-its). Further north along Carolina Forest Boulevard is the new elementary school. Traveling west alongestern Boulevard is the intersection of Gum Branch Road which is the location of a gas/service station, fastod restaurants and convenience store, and a strip retail center that includes a Food Lion grocery store,staurants and additional shops and services. The main roadways in close proximity to the site, beingestern Boulevard, Gum Branch Road and Henderson Drive all contain a concentration of commercial useshich provide services for this area including access to retail establishments, general and specialty medicaloviders, banks and fiduciary institutions, pharmacy, senior and community center (Jacksonville Commons)st office, restaurants, churches, video rental and library. The City of Jacksonville operates publicnsportation with stops within the vicinity of the development. There are no known incompatible ordesirable land uses in the vicinity of the proposed site. A review of maps from the City of Jacksonville and

    nslow County GIS departments and field inspection of the area revealed no indication of the presence ofastewater treatment facilities, junkyards, prisons, landfills, swamps, distribution facilities or land uses which

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    ay generate excess noise. The existing land use and development potential of tracts in the vicinity, alongth the increased levels of service and availability of amenities make the selected site for Glenstal

    partments exceptionally well suited for the proposed senior community.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 signin relation to traffic corridors. The Glenstal Apartments site is located on and accessed from Arlington

    eadows Drive (currently under construction) and Western Boulevard, approximately mile east of theestern Boulevard and Gum Branch Road intersection-both roadways are NCDOT maintained facilities. The

    ct is highly visible from Western Boulevard and Williamsburg Parkway directly to the west. The project signll be located at the development access and will be clearly visible from both directions traveling alongestern Boulevard. Western Boulevard serves as a major corridor through the City of Jacksonville andovides direct access to NC Highway 17 (Marine Boulevard) and to NC Highway 24. Gum Branch Roadersects Western Boulevard just to the west of Carolina Forest and provides access to neighboringchlands as well as access to Interstate 40. NC Highway 24 connects Jacksonville with the Crystal Coastea and the towns of Swansboro, Emerald Isle and Morehead City. Recent improvements to Marineoulevard (NC Highway 17) and the opening of the Highway 17 by-pass have improved access and reducedvel time to New Bern (to the north) and Wilmington (to the south). The by-pass around Jacksonvilleovides a non-stop route around the city and adequately handles the heavy traffic that once traveled alonge main roads through the city. The City of Jacksonville in 2007 enabled a transit bus service consisting ofulti-directional bus service along fixed routes. This allows riders to reach the downtown area, Jacksonvilleall, Onslow Hospital, Camp Lejeune, regional shopping areas and Coastal Carolina Community College.e Onslow United Transit System, Inc (OUTS) provides low cost transportation within Onslow County.

    UTS primary service includes mini-bus and van transportation for the elderly and the disabled population onrescheduled arrangement. OUTS also provides weekly service to Wilmington. The City of Jacksonvilled OUTS are in the planning process for adopting a five year expansion plan for the transportation system.e roadway system and traffic infrastructure is adequate to support the existing development and appearspable to serve the current growth trends in the vicinity of the Glenstal site.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).here are no known physical barriers or negative features that will impede project construction or negatively

    mpact future tenants. There is a power transmission line located along the western property boundary but

    is presents no issue with the development as planned. The area beneath the lines will remainndeveloped or potentially utilized to locate the stormwater retention pond. All structures and amenitiessociated with the Glenstal Apartment development will be located beyond the limits of the poweransmission lines.

    milarity of scale and aesthetics/architecture between project and surroundings.he design of the proposed Glenstal Apartments is highly compatible with similar types of developmentsithin the Jacksonville area. The building is designed based on the success of other ECCDI tax-creditevelopments, including Fox Hollow in Jacksonville and Castle Glen in Newport. The Glenstal project willilize a single-story quad-plex building which contains 4 units of either one or two bedroom apartments.he exteriors will be completed with a combination of brick and vinyl siding. The overall scale and design ofe site and buildings will complement neighboring existing developments and will prove to be an asset toture development in the area.

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

    Grocery Store Community/Senior Center

    Mall/Strip Center Hospital

    Outdoor Athleticelds

    Pharmacy

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    Day Care/Afterhool

    Basic Health Care

    Schools Public TransportationStop

    Convenience Store Public Parks

    Gas Station Library

    her facilities or services:ithin close proximity of the development, Onslow County operates a very proactive senior services centerth services including caregiver support, adult daycare, congregate meals, medication management,sease prevention, health promotion, home delivered meals, in-home aide services, legal services, andneral and medical transportation.

    e City of Jacksonville has an excellent Senior Citizen/Community Center located in the Jacksonvilleommons Recreation Complex at 100 Recreation Lane. Adult citizens ages 50 and older may participate inwide variety of programs, classes, activities, social events and trips. The Center is supervised and staffedclusively for recreational purposes. This facility offers a wide range of amenities including state of the artness Center, social hall for meetings, parties and dinners, fully-equipped kitchen facility, parlor roomntaining regulation pool table and electronic darts, community room for classes and activities, 12

    ssenger luxury vans for day trips, dance classes, arts and crafts classes, bridge, dominos, table tennis,ngo, crochet classes, computers with internet access, horseshoe pits and shuffleboard courts. Sponsoredeetings include Golden Age Club and AARP Meetings.

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    eliminary App Checklist

    e following enclosures must be submitted along with your signed preliminary application. Some enclosures are required only undertain conditions. Please check each applicable item to indicate that you understand the enclosure requirements and will enclose therect 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 preferred

    internet maps and directions are not acceptable. Applicant must also provide a map identifying the amenities listed in section IV(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 siteshould 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 forAdaptive 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) andcan 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).