Professional Documents
Culture Documents
Project Description
Project Name: Moores Chapel Apartments
Address: 9400 Kendall Dr.
Will the project meet Energy Star standards as defined in Appendix B? Yes
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
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: VSL Construction, Inc.The Forest Group
Address: 30100 Telegraph Rd., Suite 316
Telephone: (248)723-9750
Fax: (248)723-9751
Site Description
Identify utilities and services currently available (and with adequate capacity) for this site:
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:
(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:
Site Control
Does the owner have fee simple ownership of the property (site/buildings)?No
If yes provide:
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:
(c) Enter the current expiration date of the option/contract to purchase: 10/31/2009
Zoning
Present zoning classification of the site:MX-2
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:
Site Plan to be approved by Planning Commission and City Council. Expected to be approved in April, 2009.
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:
Ownership Entity
Unit Mix
The Median Income for Mecklenburg county is $66,500.
Statistics
Market Rate.......
Project Includes:
Separate community building - Sq. Ft. (Floor Area): 2,437
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: 10
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.
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 Units %
Note: This number should match the total number of low income units in the Unit Mix section.
Funding Sources
Amort. Annual
Non- Rate Term Period Debt
Source Amount Amortizing* (%) (Years) (Years) Service
RD 515 Loan
AHP Loan
Non-Repayable Grant
Owner Investment
Other - Specify:
* "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.
Development Costs
Eligible Basis
Item Cost Element TOTAL COST
30% PV 70% PV
1 Purchase of Building(s) (Rehab / Adaptive Reuse only)
4 Rehabilitation
33 Tax Credit Allocation Fee (0.62% of line 60, minimum $7,500) 58,945
36 Organizational (Partnership) 0
39 Relocation Expense 0 0
44 Rent-up Expense
Comments:
Water, Sewer, and Rubbish Removal is included in rent. Tenant pays all other utilities.
Other:
Have you built other tax credit developments that use the same building design as this project?No
If yes, please provide name and address:
Site Amenities:
The site is located off of Moores Chapel Road, at approximately 9400 Kendall Dr. Moores Chapel is a well-
traveled road that has access to the newly constructed section of I-485. This will give the development
excellent visibility. The site is part of a Lifestyle Planned Unit Development composed of residential rental
apartments, condos, single family homes, and neighborhood service commercial. This Planned Unit
Development (PUD) will create a sense of community and a "new town" feeling for residents.
Moores Chapel Road provides convenient access to shopping areas at the intersection of Freedom Drive,
Little Rock Road and Moores Chapel Road.
Onsite Activities:
The clubhouse will be the area where onsite activities will be concentrated. Leasing activities and tax credit
certification will occur in the on-site management offices within the clubhouse during business hours.
Community activities such as potluck dinners or holiday parties will be an opportunity for residents to
socialize with each other, and will take place in the community room at the clubhouse.
The clubhouse will also feature a children's activity room that will appeal to children of the residents. The
children's room will feature computer workstations with access to educational games and homework
stations. There will also be a TV with DVD player for children's entertainment with age-appropriate viewing
materials provided.
Additionally, there will be a business center area in the clubhouse that will provide internet access and
access to a computer printer for use by the adult residents of Moores Chapel Apartments.
A swimming pool for resident use will be located near the clubhouse.
A separate playground area will be available for outdoor recreation. Benches for adult supervision will be
provided adjacent to the play area, as well as an outdoor barbeque grill and picnic table.
Landscaping Plans:
The site is approximately 10 acres in size and contains areas of mature trees as well as clear areas. A
stream is located on the southeastern portion of the site, and contains flood plain area. Building will not take
place in the flood area, and it will be used as storm water mitigation. The site plan will take advantage of the
existing trees by incorporating them into the greenspace requirements. The site will be landscaped using
native plants and the landscaping plan will employ water conservation techniques.
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.
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.
The neighborhood is primarily residential in nature, with single family subdivisions surrounding the PUD.
Residential and commercial uses will surround the Moores Chapel Apartments. A Food Lion grocery, CVS
Pharmacy and Auto Zone are currently under construction in the neighborhood service commercial space.
A mix of townhouses and single family residences will make up the balance of the residental portion of the
PUD. The PUD will be landscaped and will have one main entrance off of Moores Chapel Road. This will
help to calm traffic and will add to the new town feel of the development. There will be streetscapes and
public sidewalk within the PUD. There are no existing affordable housing developments in the area. Moores
Chapel Apartments will fill the need for affordable housing outside the cental city.
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. Land use in the area immediately adjacent to the site include single
family residential to the north and south. When construction is completed, neighborhood service commercial,
will be located to the north of the site. To the west of the site is the newly opened I-485. When construction of
the PUD is completed, for-sale residential will be located to the east of the site.
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. A project identification sign will be located along Moores Chapel Road, an
existing two lane road. Two project identificatiaon signs are planned, which will be of brick and wood, with
attractive landscaping and low level lighting. The second sign will be located on Kendall Drive. Visibility from
the main traffic corridor will be enhanced by the combination of the signs and the visibility of buildings from I-
485. Public sidewalk will be built within the PUD and will be located along the entire frontage of the site. The
sidewalk will connect to shopping and other conveniences.
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 projects-
suitability for residential use and difficulties posed by the building(s), such as limited parking, environmental
problems or the need for excessive demolition).
The stream and associated flood plain are negative features to this site. These negative features are easily
overcome during the site plan phase and will not negatively impact the development.
For each applicable neighborhood feature, enter distance from project in miles.
2 Public Transportation
0.9 Schools
Stop
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).