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Woodland Trace

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

Project Description
Project Name: Woodland Trace Address: City: Pine Mountain Road Hudson County: Caldwell Zip: 28638 Block Group: 2010

Census Tract: 306

Is project in Qualified Census Tract or Difficult to Develop Area? No Are you requesting the basis boost under section II(E)(4) of the QAP? Yes Political Jurisdiction: Jurisdiction CEO Name: Jurisdiction Address: Jurisdiction City: Jurisdiction Phone: Town of Hudson First:Billy Last: Beane 550 Central Street Hudson
(828)728-8272

Title: Mayor

Zip: 28638

Site Latitude: Site Longitude:

35.85529 -81.46848

Project Type: New Construction Is this project a previously awarded tax credit development? New Construction/Adaptive Reuse: Is this project a follow-on (Phase II, etc) to a previously-awarded tax credit development project? No If yes, list names of previous phase(s): Rehab: Number of residents holding Section 8 vouchers:

Will the project meet Energy Star standards as defined in Appendix B? Yes Does a community revitalization plan exist? No Will the project use steel and concrete construction and have at least 4 stories? No

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Will the project include a Community Service Facility under IRS Revenue Ruling 2003-77? No If yes, please describe:

Target Population:Family Will the project be receiving project based federal rental assistance? No If yes, provide the subsidy source: and number of units:

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Applicant Information
Indicate below an individual or a validly existing entity (a corporation, nonprofit, limited partnership or LLC) as the official applicant. Under QAP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applicant must become part of the ownership entity. The applicant will execute the signature page for this application. Applicant Name: Address: City: Contact: Telephone: Alt Phone: Fax: Email Address: Weaver-Kirkland Housing, LLC P.O. Box 26030 Greensboro State: NC Zip: 27420-6030 First: Linda Last:Wall Title:Vice President
(336)478-2273 (336)378-7900 (336)378-6571 [email protected]

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

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Site Description
Total Site Acreage: 5.0 Total Buildable Acreage: 5.0

If buildable acreage is less than total acreage, please explain:

Identify utilities and services currently available (and with adequate capacity) for this site: Storm Sewer Water Sanitary Sewer Electric

Is the demolition of any buildings required or planned? No If yes, please describe:

Are 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? Is the site directly accessed by an existing, paved, publicly maintained road? Yes If no, please explain:

Is 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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Site Control
Does the owner have fee simple ownership of the property (site/buildings)?No If yes provide: Purchase Date: 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?No If yes, specify the relationship: Purchase Price:

(c) Enter the current expiration date of the option/contract to purchase: 12/4/2009 (D) Enter Purchase Price: 80,000

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Zoning
Present zoning classification of the site:R-12 Medium Residential Density District Is multifamily use permitted?Yes Are 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 for obtaining them: A Planned Unit Development (PUD)is required. We plan to submit the PUD in February, 2009 with approvals in February or March.

Are there any existing conditions of historical significance located on the project site that will require State Historic Preservation office review?No If yes, describe below:

Are there any existing conditions of environmental significance located on the project site?No If yes, describe below:

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Ownership Entity
Owner Name: Address: City: Woodland Trace Limited Partnership P.O. Box 26030 Greensboro State:NC Zip: 27420-6030 (If assigned)

Federal Tax ID Number of Ownership Entity: Note: Do not submit social security numbers for individuals.

Entity Type: Limited Partnership Entity Status: To Be Formed Is the applicant requesting that the Agency treat the application as Non-Profit sponsored? No Is the applicant requesting that the Agency treat the application as CHDO sponsored? No List all general partners, members,and principals. Specify nonprofit corporate general partners or members. Click [Add] to add additional partners, members, and principals.

Org: Address: City: Phone: EMail:

Woodland Trace WK GP, LLC Last Name: Wall State: NC Function: Managing General Partner Zip: 27420-6030 P.O. Box 26030 Greensboro
(336)378-7900 [email protected]

First Name: Linda

Fax: (336)378-6571 Nonprofit: No

Org: Address: City: Phone: EMail:

Weaver-Kirkland Housing, LLC Last Name: Wall State: NC Fax: (336)378-6571 Nonprofit: No Function: Principal Zip: 27420-6030 P.O. Box 26030 Greensboro
(336)378-7900 [email protected]

First Name: Linda

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Unit Mix
The Median Income for Caldwell county is $52,500. Low Income Units Type # BRs Net Sq.Ft.
687 905 905 1146 1146

Total # Units
2 15 15 4 4

# Units
1 1 1 1 0

Monthly Rent
350 405 405 430 430

Utility Allowance
80 85 85 110 110

Mandatory Serv. Fees
0 0 0 0 0

**Total Housing Exp.
430 490 490 540 540

Gdn Apt 1 Gdn Apt 2 Gdn Apt 2 Gdn Apt 3 Gdn Apt 3

Utilities included in rents:

Water/Sewer

Electric

Gas

Other Garbage Collection

Employee Units (will add to Low Income Unit total) Total # Monthly Utility Mandatory **Total Type # BRs Net Sq.Ft. # Units Units Rent Allowance Serv. Fees Housing Exp. Utilities included in rents: Water/Sewer Electric Gas Other

Market Rate Units Total # Monthly Utility Mandatory **Total Type # BRs Net Sq.Ft. # Units Units Rent Allowance Serv. Fees Housing Exp. Utilities included in rents: Water/Sewer Electric Gas Other

Statistics All Units Low Income....... Market Rate....... Totals...............
40 4 16290 40

Units
4

Gross Monthly Rental Income
16290

Proposed number of residential buildings: 5 Project Includes:

Maximum number of stories in buildings: 2

Separate community building - Sq. Ft. (Floor Area): 1,475

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

Elevators - Number of Elevators: Square Footage Information Gross Floor Square Footage:
48,416

Total Net Sq. Ft. (All Heated Areas): 42,251

Indicate 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 and state codes.) Number of Units: 2 Number of Units Required:
4

Persons with disabilities or homeless populations.

Number of Units: 4

Notes ** 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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Targeting
Specify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to create another row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.

# BRs 1 1 2 2 3 3
1 1 13 17 2 6

Units targeted at 50 targeted at 50 targeted at 50 targeted at 60 targeted at 50 targeted at 60

% percent of median income affordable to/occupied by percent of median income affordable to percent of median income affordable to/occupied by percent of median income affordable to percent of median income affordable to/occupied by percent of median income affordable to

Total Low Income Units:

40

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

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Funding Sources
NonAmortizing* Rate (%) Term (Years) Amort. Period (Years) Annual Debt Service

Source 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**

Amount

1,328,038

0

30

30

0

3,428,306

73

4,756,417

* "Non-amortizing" indicates that the loan does not have a fixed annual debt service. For these items, you must fill in 20-year debt service below. ** Total Sources must equal total replacement cost in Project Development Cost (PDC) section.

Estimated pricing on sale of Federal Tax Credits: $0. 70 Remarks concerning project funding sources: (Please be sure to include the name of the funding source(s))

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Development Costs
Item Cost Element 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
1,000 7,500 12,000 3,500 7,500 4,300 1,000 7,500 12,000 3,500 7,500 4,300 16,500 125,000 16,500 112,500 183,598 64,871 194,613 175,152 48,000 12,000 30,000 3,768,194 183,598 64,871 194,613 175,152 48,000 12,000 30,000 2,399,960 2,399,960 660,000 660,000

TOTAL COST

Eligible Basis 30% PV 70% PV

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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
Other Basis Expense - Soil Testing Other Basis Expense- Fees, Permits

1,000 178,300 15,500 27,600 2,300 32,656 12,000 3,500 15,500 28,000 137,056 11,000 11,000 12,000 15,500

420,000 30,000 4,300 1,000 12,000

420,000 30,000 4,300 1,000

44 Rent-up Expense 45 46
Other Non-basis Expense (specify) Other Non-basis Expense (specify)

SUBTOTAL (lines 38 through 45) 47 Rent up Reserve 48 Operating Reserve 49 50
Other Reserve (specify) Other Reserve (specify)

478,300 12,000 62,567

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)

4,636,417

0

4,426,794

0 4,426,794 100.00% 0 100% 4,426,794 100%

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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:

4,426,794

0 100.00%

4,426,794 122.94% 5,442,301 9.00 489,807

5,442,301

0 3.50

489,807 0 120,000 4,756,417 489,807

0

Project Development Cost per unit 59,999

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Market Study Information
Please provide a detailed description of the proposed project: Woodland Trace - The project will consist of 40 units located within 5 two-story buildings spread over a 5.0 acre site. There will be 8 one-bedroom/one bath units, 24 two-bedroom/one bath units and 16 threebedroom/two bath units. This will include a total of 4 handicapped/mobility impaired units. (5% as required by Federal and State codes and 5% as required by QAP Section IV(F)(3), with one of these units for each class.) Four units will be targeted to persons with disabilities or homeless populations. The units will be targeted to 40% at 50% AMI and 60% to 60% AMI. The site's main entrance will have a drive with a lighted property sign at the entrance. Our site plan shows a centrally located community building which will house the office, coin operated laundry room, maintenance and community room. The community building will provide a resident computer center with two built-in computer desks and high speed internet access, dining room with table and chairs and TV/Reading Room. The post office facility will be housed in a covered porch at the front entrance to the community building.Each unit will meet the Energy Star Certification Criteria, which will reduce the tenants' utility costs. Construction (check all that apply): Brick Vinyl Wood HardiPlank Balconies/Patios Sunrooms Front Porches

Front Gables or Dormers Other:

Wide Banding or Vertical/Horizontal Siding

Energy Star appliances/Low flow fixtures. Curb and gutter throughout with turndowns at sidewalks. Internal pedestrian system linking structures and parking. Security lighting throughout all parking areas. Exterior brick, vinyl and accent shake siding. Gutter and downspout system.

Have you built other tax credit developments that use the same building design as this project?Yes If yes, please provide name and address: Sugar Hill Apartments 66 Ladies Mantle Court Hendersonville, NC 28792

Site Amenities: Tot Lot Covered Picnic Shelter Internal pedestrian system Open play area adjacent to community building Benches scattered throughout the site

Onsite Activities: Located within the community building, the community room will house kitchen facilities, a craft area and a multi-purpose room. This area will be the center for "social" activities and residential gatherings, medical screenings and regular residents' meetings.

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Landscaping Plans: The site will be generously and attractively landscaped with street trees along the entrance, scattered shade and ornamental trees, low maintenance foundation plantings adjacent to the building and lawn areas, and perimeter plantings will be located in and around the buildings. Our site plan maintains a large buffer of existing trees and shrubs around the site.

Interior Apartment Amenities: Range with hood, frost-free refrigerator, dishwasher, spacious walk-in closets, covered patio/deck, mini blinds, ceiling fans with light fixtures, carpet in living room and bedrooms, vinyl floors in kitchen/dining areas and at front entrance, central heat/air pump.

Do 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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Applicant's Site Evaluation
Briefly describe your site in each of the following categories: NEIGHBORHOOD CHARACTERISTICS Trend and direction of real estate development and area economic health. Physical condition of buildings and improvements in the immediate vicinity. Concentration of affordable housing. Woodland Trace - The proposed site is located 2.7 miles southeast of downtown Hudson. A new single family residential neighborhood is located to the south of the site. The intersection of Pine Mountain Road and Hwy 321 has seen tremendous growth over the past four years. There is a new Food Lion, Rite Aid, Wendys' Restaurant, Walgreens (under construction) and Deer Creek, a new residential development. Hudson is quickly becoming a bedroom community for both Lenior and Hickory. Over 16,000 cars pass by the intersection of HWY 321 and Pine Mountain Road every day. Downtown Lenoir is less than 4 miles to the north and Hickory is less than 8 miles to the south. SURROUNDING LAND USES AND AMENITIES Land use pattern is residential in character (single and multifamily housing). Extent that the location is isolated. Effect of industrial, large-scale institutional or other incompatible uses, including but not limited to: wastewater treatment facilities, high traffic corridors, junkyards, prisons, landfills, large swamps, distribution facilities, frequently used railroad tracks, power transmission lines and towers, factories or similar operations, sources of excessive noise, and sites with environmental concerns (such as odors or pollution). Amount and character of vacant, undeveloped land. The site is part of the Deer Creek residential community located to the south of the site. A small environmental lab is located to the north of the site. The area is mostly residential in character. Major growth is 1/2 mile to the west and the intersection of HWY 321 and Pine Mountain Road. Hospice is building a new facility to the south of our proposed development. The vacant land that surrounds our proposed development is subdivided for single family residential. Pine Mountain Road is a residential road with mostly morning and afternoon traffic. A small woodworking shop exists southwest behind the shopping center. This facility is open 8am-5pm and employs 10 people. No excessive noise or odors were observed during multiple site visits. SITE SUITABILITY Adequate traffic safety controls (i.e. stop lights, speed limits, turn lanes). Burden on public facilities (particularly roads). Access to mass transit (if applicable). Visibility of buildings and/or location of project sign (s) in relation to traffic corridors. Lights and turn lane exist at the intersection of Pine Mountain Road and HWY 321. We are planning a single entrance and a turn lane to correspond with the proposed elderly development located to the south of the site. (See site plan) Site visibility will be excellent along Pine Mountain Road. Degree of on-site negative features and physical barriers that will impede project construction or adversely affect future tenants; for example: power transmission lines and towers, flood hazards, steep slopes, large boulders, ravines, year-round streams, wetlands, and other similar features (for adaptive re-use projectssuitability for residential use and difficulties posed by the building(s), such as limited parking, environmental problems or the need for excessive demolition). No negative features were observed during our visit to the site.

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Similarity of scale and aesthetics/architecture between project and surroundings. Older single family residential exists northwest of the site along Pine Mountain Road. Deer Creek, a new single family development, is located to the south of the site. The new Hospice facility for Caldwell County will be located to the east of the site. The existing undeveloped land surrounding the development is zoned and subdivided for single and multifamily development.

For each applicable neighborhood feature, enter distance from project in miles.
0.5 0.5 0.9

Grocery Store Mall/Strip Center Outdoor Athletic

1.5 6.9 0.5

Community/Senior Center Hospital Pharmacy

Fields
0.1

Day Care/After

0.5

School
0.9 1.1 1.1

Basic Health Care Public Transportation

Schools Convenience Store Gas Station

Stop
2.0 1.9

Public Parks Library

Other facilities or services: Caldwell County Community College is located 1.0 miles from the site. Dollar General is 0.6 miles from the site.

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Preliminary App Checklist
The following enclosures must be submitted along with your signed preliminary application. Some enclosures are required only under certain conditions. Please check each applicable item to indicate that you understand the enclosure requirements and will enclose the correct 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 site should 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 for Adaptive Reuse and Rehab projects. Site and floor plans should be no larger than 11x17 and must be produced by a licensed architect 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) and can include any additional market information such as preliminary market studies the applicant would like to provide to the Analysts. 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).

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