Ballantyne Elementary Homes

8/6/2019 Ballantyne Elementary Homes

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

roject Description

oject Name: Ballantyne Elementary Homes

ddress: 15619 Lancaster Highway

ty: Charlotte County: Mecklenburg Zip:

ensus Tract: 58.18 Block Group: 2

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: Charlotte, North Carolina

risdiction CEO Name:First:Patrick Last:McCrory

Title: Mayor

risdiction Address: 600 E. 4th Street

risdiction City: Charlotte 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(y3v2ttecw0...5F6227B60FF&SNID=CB633571981B41DC8076EEAD937CF795 (1 of 22)4/8/2009 1:18:17 PM

28277

28202

(704)336-2214

35.0354

-80.8568


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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? Yes

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


21


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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: Charlotte Housing Authority

ddress: 1301 South Boulevard

ty: Charlotte State: NC Zip:

ontact: First: Frank Last:Narron Title:Director

elephone:

t Phone:

ax:

mail Address:

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


28203

(704)336-4227

(704)907-8165

(704)336-7767

[email protected]


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te Description

tal Site Acreage: Total Buildable Acreage:

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

Charlotte Mecklenburg Schools (CMS) purchased the 38+ acre site. Approximately 7 acres was subdividedfor the School. The remaining 31+ acres is comprised of streets and right of way that have been dedicatedto the City, common parcels (primarily along the floodway), and 88 single family parcels. This Phase of the

project addresses 61 of those parcels and it is extimated that, in the aggregate, those parcels total 5.6acres.

ntify utilities and services currently available (and with adequate capacity) for this site:

Storm Sewer Water Sanitary Sewer Electric

he demolition of any buildings required or planned? No

If yes, please describe:

e existing buildings on the site currently occupied? No

If yes:(a) Briefly describe the situation:

(b) Will tenant displacement be temporary?(c) Will tenant displacement be permanent?

he site directly accessed by an existing, paved, publicly maintained road? Yes

If no, please explain:

any portion of the site located inside the 100 year floodplain? Yes

If yes:(a) Describe placement of project buildings in relation to this area:


10 5.6


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The FEMA floodplain is located at the edge of the property and is behind lots on which the rental homes willbe built. Attached is a site plan that shows the FEMA Fringe Line and the more conservative 35' SwimBuffer in relationship to the lots.

(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:


8/25/2005 4,126,500


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oning

esent zoning classification of the site:MX-2 (Innov.) SPA (approved with school and single family

multifamily use permitted?No

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: Ballantyne Elem. Homes LLC

dress: 1301 South Boulevard

y: Charlotte 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? Yes

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: Charlotte Housing Authority

rst Name: Charles Last Name: Woodyard Function: Principal

ddress: 1301 South Boulevard

ty: Charlotte State: NC Zip: 28203

hone: Fax:

Mail: Nonprofit: No

Org: Horizon Development Properties, Inc.

rst Name: Charles Last Name: Woodyard Function: Principal

ddress: 1301 South Boulevardty: Charlotte State: NC Zip: 28203

hone: Fax:

Mail: Nonprofit: Yes

Org: Charlotte-Mecklenburg Schools

rst Name: Mike Last Name: Raible Function: Principal

ddress: 3301 Stafford Drive

ty: Charlotte State: NC Zip: 28208

hone: Fax:

Mail: Nonprofit: No


28203

(704)336-5221 (704)336-7767

[email protected]

(704)336-5221 (704)336-7767

[email protected]

(980)343-6856 (980)343-5200

[email protected]


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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):

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.

ttps://www.nchfa.org/Rental/RTCApp/(S(y3v2ttecw...F6227B60FF&SNID=CB633571981B41DC8076EEAD937CF795 (10 of 22)4/8/2009 1:18:17 PM

61 2

1,345

39,380

38,593

6

6

6
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.


12 50

12 50

11 50

5 30

5 30

5 30

3 60

4 60

3 60

60


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unding Sources

Source AmountNon-

Amortizing*Rate(%)

Term(Years)

Amort.Period(Years)

AnnualDebt

Service

Bank Loan

RPP Loan

Local Gov. Loan - Specify:Charlotte Housing Trust Fund

RD 515 Loan

RD 538 Loan - Specify:

AHP Loan

Other Loan 1 - Specify:Charlotte Housing Authority

Other Loan 2 - Specify:Charlotte Housing Authority

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))


1,000,000 2.00 30 30

750,000 5.00 30 30 48,314

1,207,720 2.00 30 30

934,778 0 30 30 0

6,225,620

10,118,118

74


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he Charlotte Housing Trust Fund and Charlotte Housing Authority loans are both interest onlyans at 2% interest. The CHA loan interest payments are subject to available cash flow.

ans with Variable Amortizationease fill in the annual debt service as applicable for the first 20 years of the project life.

ocal Gov. Loan - Charlotte Housing Trust Fund

ear:mt:

1 2 3 4 5 6 7 8 9 10

ear:mt:

11 12 13 14 15 16 17 18 19 20

her Loan 2 - Charlotte Housing Authority

ear:mt:

1 2 3 4 5 6 7 8 9 10

ear:mt:

11 12 13 14 15 16 17 18 19 20


5000 20000 20000 20000 20000 20000 20000 20000 20000 20000

20000 20000 20000 20000 20000 20000 20000 20000 20000 20000

6232 24930 24930 24930 24930 24930 24930 24930 24930 24930

24930 24930 24930 24930 24930 24930 24930 24930 24930 24930


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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


75,420 75,420

4,990,481 4,990,481

282,800 282,800

97,600 97,600

282,800 282,800

275,000 300,000

150,000 150,000

50,000 50,000

58,500 58,500

6,262,601

10,000 7,500

19,500 12,000

100,000 65,000

11,000 3,500

5,000 5,000

4,000 4,000

3,500 3,500

5,000 5,000


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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)


35,000

193,000

55,000 55,000

50,000 50,000

2,300

58,000

7,500 7,500

36,717

33,000

242,517

25,000 25,000

630,000 630,000

30,000 30,000

Other Basis Expense (s

Other Basis Expense (s

20,000

Other Non-basis Expen

Other Non-basis Expen

705,000

50,000

225,000

Other Reserve (specify)

Other Reserve (specify)

7,678,118 0 7,190,601

0

7,190,601 0 7,190,601

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 unit83,175


7,190,601 0 7,190,601

100.00% 130.00%

9,347,781 0 9,347,781

3.50 9.00

841,300 0 841,300

0

2,440,000

10,118,118

841,300


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arket Study Information

ease provide a detailed description of the proposed project:

is is an innovative project that would allow the entrance of affordable housing in a market where it wouldherwise not exist. Land costs in the area typically prevent the development of affordable housing. Theharlotte-Mecklenburg Schoool System developed the site that has an elementary school in the center and single- family lots surrounding the school. The planned developer abandoned the project when the

arket for single family for-sale product evaporated. Working together, CMS and CHA have developed a

ncept whereby 61 of the contiguous parcels (Phase I) would be developed into a rental community. Themaining parcels would become a 27 home for-sale community with the market for that product returns.ne of the 3 bedroom houses would serve as the office and community building - leaving 60 rental units.

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:

STEPS, STOOPS AND PORCHES: Concrete front steps. Concrete stoop with a concrete floor or optional

porch with columns and railings. Formed concrete or treated wood steps on rear.

WINDOWS: Single hung, tilt vinyl windows. Window grills are between the glass; grill patterns per plan.Screens provided for the side and rear of house; screens are not provided on the front of the house.

EXTERIOR DOORS: The front and rear doors are insulated fiberglass with insulated glass panes andtransoms per plan.

FIREPLACE: No fireplace.

ROOFING: GAF Fiberglass Sentinel three tab 20-year shingles or equivalent. (Color: determined byBuilder)

SIDING: Horizontal lapped cement fiber siding, wood grain texture. Siding and trim colors are pre-selected

by the builder.

HEATING: Electric heat pump and electric air conditioning. The heating and air conditioning system is sizedfor the heated square footage, not sized for unfinished areas. Builder determines size and location of allreturn air registers, return grills, thermostats, furnace, and compressor.

PLUMBING: 40-gallon electric water heater, pedestal sink in powder room, front and rear outside hose bibs,white cultured marble vanity tops in baths, stainless steel double bowl kitchen sink with Delta chrome pullfaucet and ice maker connection. Tubs/showers will be fiberglass units with chrome drain plugs andoverflows. All faucets are chrome by Delta, builders selections. Builder determines all plumbing and meterlocations

ELECTRICAL: Pre-wired for telephone in all bedrooms, kitchen and living room with category 5E wiring. Pre-wired for cable TV in all bedrooms and living room. Block and prewire for ceiling fan/light in masterbedroom. Exterior waterproof outlets on front & rear of house. Smoke detectors and carbon monoxidedetectors per code. Builder determines all electrical and meter locations.

FOUNDATION: Houses will be built on concrete foundation.

LOCKSETS: Satin Chrome locksets by Schlage Dexter Barcelona or equivalent. Single cylinder deadboltwith decorative handset on front door. Single cylinder deadbolt installed on rear and storage doors.

GUTTERS: Aluminum gutters and downspouts with splash blocks per plan.

WALKS: Concrete walks. Site location to be determined by builder.

PATIO: A concrete patio sized per plan. Location and layout determined by builder.



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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 site wraps around Ballantyne Elementary School, a beautiful brand new school. Ballantyne is a highlysirable area. Lots of good jobs are to be found in its gigantic (and growing) office parks. This is a high

come area and affordable housing is very difficult to find in the Ballantyne area. The Ballantyne schoolmpus contains a ball field / play area. The concept includes the community use of these facilities. Asentioned before, one of the houses will serve as the office and community building. There may be a tot lot-located with the office.

site Activities:

ndscaping Plans:

ndscaping is planned to accomodate the mower as opposed to what would otherwise be property line.is planning should significantly reduce the inefficiencies associated with the lawn maintenance of single

mily residences. The landscaping budget is higher to accomodate a more robust plan. Every house/unit

l back up to or face tree save areas and or common open space down to Clems Creek. To the maximumtent possible the natural areas will be left natural to reduce maintenance cost and preserve the naturalauty. The house will be built in a dense configuration which will further reduce maintenance costs.

erior Apartment Amenities:

EILING HEIGHTS: 86 on 1st floor and 8 on 2nd floor except in dropped or clipped ceiling areas as peran. Smooth finish on ceilings.

TTIC ACCESS: Pull down stairs per plan. Mechanical and other equipment takes up considerable spacethe attic. Attic space is not represented as finishable space.

OULDINGS AND INTERIOR DOORS: 1x 4 eased edged door casing, wood window sills, and 3 1/2

se moulding. Interior doors are 2 panel moulded with satin chrome hardware. Stained wood hand rails.o chair rail.

TERIOR PAINT: Sherwin Williams; walls and ceilings are painted flat latex clam chowder and interior trimpainted semi-gloss latex special white.

ABINETS: 36 wall cabinets with flat panel oak or maple finish doors. Laminate kitchen counter tops andlaminate back splash.

PPLIANCES: Appliances are GE or equivalent and will include a 30" free standing self-cleaning range,frigerator, range hood, dishwasher with pot scrubber cycle, and h.p. garbage disposal or equivalent. Allpliances will be Energy Star rated.



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LOOR COVERINGS: Vinly flooring standard in dining room and hallway. Vinyl flooring in bathrooms,wder room and laundry area. Living room and Second floor; tongue and groove plywood or OSB withrpet. Standard carpet areas will have Mohawk Tapdance III with 3/8 6 lb. rebond pad.

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 neighborhood according to the City's Quality of Life Study (considered upper income per

ensus data). The average house is valued at $347,000+ and there is a homeownership rate of greater that6%. The school dropout rate is 1.6% vs. 5.1% for the City as a whole. There is very little affordableousing in the area.

here is a lot of new development in the area with the addition of shopping centers, including two groceryores; newly constucted townhomes, single-family homes, and rentals.

here are four I-485 interchanges within the area providing unlimited access to the community. Theallantyne community (located in the area) has seen tremendous growth over the last six years, fueled inrge part by the opening of I-485.

here are nine golf courses within a 4-mile radius and the subject neighborhood is situated betweenharlotte's established neighborhoods and premiere emerging neighborhoods.

here are over 2,500,000 square feet of existing retail stores and restaurants within five minutes of theubject, including the regional Carolina Place Mall at the I-485 and Hwy. 51 exchange.

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. This is an upper income and desirable area within Charlotte. It is aatively newly developed area in southern Charlotte just outside of the I-485 beltway. The land for thisoject was developed in conjunction with the development of a new elementary school that is now complete

d in operation. Most of the development in the general area has been residential, however, there areultiple nearby commercial districts that offer shopping, restaurants, and services. There are no negativees adjacent to or near the subject site. Most of the land in the immediate has been developed.

ndeveloped land becomes somewhat more plentiful as you move further south and is very plentiful as youok west to South Carolina.

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 two entrances into the development. The main entrance, sharedth the school entrance, has a right hand turn lane for a safe turn into the development. The visibilitytering and exiting via this entrance is desirable. The second entrance, via Marvin Rd, there is a turning

ne coming Southbound. Visibility entering and exiting is desireable. Both entrances are located within a

mph, school zone. There are signs visible from both entrances for the school. Signage would be added ase project is built.



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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).

he home sites have already been developed (so all of the grading has been completed). There is aoodway along the rear of many of the home sites, however, the pads and rear yards are clear of theoodway.

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

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

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:


43 3.62

25 3.95

.47

421.63

2.83

.54 4.81

.54 3.79


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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

Ballantyne Elementary Homes