Professional Documents
Culture Documents
Project Description
Project Name: The Cottages
Address: 111 & 132 Mock Circle, 400 blk Jetton Street,and Bradford Park 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: The Affordable Housing Group of North Carolina, Inc.
Address: 1300 Baxter Street, Suite 215
Telephone: (704)968-7202
Fax: (704)376-8709
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)?Yes
If yes provide:
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/contract for
purchase of the property and the seller of the property?
If yes, specify the relationship:
Zoning
Present zoning classification of the site:Mock Circle-Village Infill, Bailey Springs-Rural Village, Jetton-Lakeshore Planning
Are 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 for
obtaining them:
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.......
Totals............... 41 6 23294
Project Includes:
Separate community building - Sq. Ft. (Floor Area): 1,400
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: 6
Number of Units: 5
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
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.
RPP Loan
Year: 1 2 3 4 5 6 7 8 9 10
Amt: 21000 22000 22000 22000 21000 20000 19000 16000 15000 13000
11 12 13 14 15 16 17 18 19 20
Year:
Amt: 11000 11000 10000 7000 5000 3000 2000 1000 0 0
Year: 1 2 3 4 5 6 7 8 9 10
Amt: 0 0 0 0 0 0 0 0 0 0
Year: 11 12 13 14 15 16 17 18 19 20
Amt: 0 0 0 0 0 0 0 0 0 0
AHP Loan
Year: 1 2 3 4 5 6 7 8 9 10
Amt: 0 0 0 0 0 0 0 0 0 0
Year: 11 12 13 14 15 16 17 18 19 20
Amt: 0 0 0 0 0 0 0 0 0 0
Development Costs
Eligible Basis
Item Cost Element TOTAL COST
30% PV 70% PV
1 Purchase of Building(s) (Rehab / Adaptive Reuse only)
4 Rehabilitation
24 Bond Costs
26 Placement Fee
33 Tax Credit Allocation Fee (0.62% of line 60, minimum $7,500) 36,292
39 Relocation Expense
Comments:
Scattered site development is the most realistic method of developing affordable housing in Davidson. The
Town has an Ordinance which requires 12.5% of all housing units in new developments be affordable.
Many developers choose to donate land to the Town for development of the affordable units. Two of the
parcels in this proposed scattered site development have been donated to the Town (or if directed by the
Town sites are donated directly to Davidson Housing Coalition). This has resulted in small parcels of land
being available, but considered individually, it would be cost prohibitive for these sites to be developed,
maintained, managed and kept affordable.
Jetton/Mock Circle:
The Jetton site is contiguous to the existing Bungalows apartments, developed by Affordable Housing
Group and Davidson Housing Coalition. Due to the Town of Davidson’s inclusionary zoning ordinance, the
Park at Davidson project, which is adjacent to the proposed, new rental units , was required to provide 6
affordable units, or 12.5% of the development’s unit count. The Town negotiated the donation of land
suitable for construction of those 6 units to Davidson Housing Coalition. In addition, the Town required the
Park at Davidson to build a rain garden, plant street trees and install sewer taps for the site in preparation
for 2 Bungalow-style triplexes. The proposed design is identical to the Bungalows, has the same architect
and will blend in seamlessly to the neighborhood. Residents on this site will have full access to the
community room and amenities located at The Bungalows and the Bailey Springs site.
Mock sites:
Many of the small parcels in Westside Davidson have become very attractive to outside developers, who
have acquired the properties only for investment purchases, with the ultimate goal of demolition and
redevelopment, removing the property from the Davidson affordable stock.
300 Mock Road and 132 Mock Circle were purchased by Davidson Housing Coalition (DHC) in an effort to
protect the small parcels for eventual affordable housing units to be developed. DHC has ownership of
some of the surrounding properties and has revitalized the neighborhood with the construction of new,
affordable rental units. The inclusion of the proposed apartments will architecturally blend in to the existing
areas.
111 Mock Circle is a parcel that was included in the donation of land to Davidson Housing Coalition by
Davidson College in 2001. The remaining parcels have been developed as affordable rental units, and the
addition of a Bungalow-style triplex will be compatible with the existing neighborhood structures. Residents
on the Mock Circle sites will have full access to the community room and amenities located at The
Bungalows and the Bailey Springs stie.
Bailey Springs:
The Bailey Springs neighborhood is a newly constructed area in Davidson’s eastside. The project’s
inclusionary zoning ordinance requirement of affordable housing is 24 units, representing 12.5% of the
projects total unit count. The Town of Davidson negotiated the donation of 2.24 acres to the Town, on which
24 Bungalow-style units are proposed. The Davidson Board of Commissioners voted, on January 6, 2009,
to donate the property to Davidson Housing Coalition, contingent on tax credit funding, and only for the
construction of affordable units.
The Bailey Springs site will include a community space and amenities for the residents. The space will
include laundry facilities, on-site manager (same management firm as The Bungalows), computer center,
meetings space with community kitchen, playground and picnic area.
Other:
Multiple colors, materials, and design features will be utilized to break up the façade and roof lines of the
building. Column styles will vary between buildings.
Have you built other tax credit developments that use the same building design as this project?Yes
If yes, please provide name and address:
The Bungalows, Jetton Street, Davidson, NC
Site Amenities:
Club house will include community space for resident meetings and activities, on-site manager's office,
resident computer center, screened porch and covered porch, community kitchen, laundry facilities (Energy
Star Certified), mail boxes, and exercise room.
The site will include parking near each unit, a playground and picnic shelter for resident use. Units located
on Jetton Street and Mock Circle will be given full access to the community building and amenities at The
Bungalows.
Onsite Activities:
The residents of The Cottages will have access to tenant counseling, homeownership counseling and
education provided by the Davidson Housing Coalition. A Resident Council will be established. The Council
will be assisted to implement a Neighborhood Watch Program and to evaluate other programs that would
meet the needs of the residents. Typical activities could include social gatherings, pot luck dinners, movie
night, game night, etc.
Landscaping Plans:
A generous landscape allowance will be used to provide foundation plantings and lawns to soften the
façade and provide green space. Plantings will include drought tolerant and NC native species and trees
that will mature to provide shade and privacy. Planting will be coordinated with benches and playground so
public areas will have areas of shade as the trees mature.
All units will be Energy Star Certified for energy efficiency. Energy Star rated refrigerators and dishwashers.
Indoor air quality will be improved through measures including kitchen and bath fans that exhaust to the
exterior, use of low VOC paints and primers, and a tight envelope for the building's exterior.
Private entrances to units with porches and stoops help create definable space for each unit while
Do 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.
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.
Jetton/Mock Circle sites: Real estate development trends in the immediate neighborhood focus on
rehabilitation of lower-income single-family homes, and new construction of multi-family rental units.
Located in Westside Davidson, there have been significant neighborhood rehabilitation efforts, specifically
with the development of rental units by Davidson Housing Coalition. There is an on-going effort to maintain
affordability while upgrading the housing stock in the neighborhood. The area immediately adjacent to the
neighborhood has seen dramatic development of middle to upper end retail and residential development.
Bailey Springs site : Real estate development in the immediate vicinity is new, with 2-story single-family
homes, walking/biking trails and proposed recreational fields. All buildings and improvements are in
excellent condition. There is no affordable housing. The land for these units is being donated by the Town
to assure affordable housing in this neighborhood is in compliance with the zoning ordinance and per the
approved master plan.
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. Jetton/Mock Circle sites : Land use pattern is primarily residential
with support service facilities. The Ada Jenkins Center is located across Mock Circle from the site and
provides a wide array of programs and services for the residents of the neighborhood. The Davidson Housing
Coalition offices are across the street from the proposed Mock Circle site. The location is well connected with
a short walk to services, retail and downtown. There are no incompatibile uses or environmental concerns.
Bailey Springs site : The land use pattern is residential, and is not isolated. There are no industrial or
incompatible uses. The site is near a power line easement but is surrounded by other residential units and
recreational open space. The appraised value of the site at $615,000 indicates that the lines are not deemed
to be incompatible. There is undeveloped land, as this site is located in a newly constructed master planned
development of Davidson. The Cottages site is in compliance with the Bailey Springs Community’s
inclusionary zoning requirement and is being donated to DHC for the project by the Town of Davidson for
affordable rental units per the Town's approved Master Plan.
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. Jetton/Mock Circle sites : Speed limits are set at 25 mph and there are
adequate stop lights and signs. Access to public transportation is available less than 1/4 mile away at the
Ada Jenkins Center. The site location on Jetton and on Mock Cirlce across from the Ada Jenkins Center
provides excellent visibility. Bailey Springs site : The units will not be a burden on public facilities as they are
appoved as part of the Master Plan for the development. Speed limits in the immediate neighborhood are set
at 25 mph. There are no negative features and visibility is excellent as the site is in the middle of the new
development area.
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).
Jetton/Mock Circle sites : There are no negative features associated with these sites. Jetton is immediately
adjacent to The Bungalows and new residential development.
Bailey Springs site : There are power transmission lines near the site, however the appraised value of
$615,000 indicates no negative consequences of the lines. The site is fully prepared including roads,
parking and utility connections.
Jetton/Mock Circle sites : Surrounding buildings are both small single-family and 2-story, multi-family
dwellings. The Bungalows style rentals will blend into the existing, older neighborhood that already includes
a number of Bungalow/Cottage style infill units.
Bailey Springs site : The Bungalow style triplexes will blend into the newly constructed 2-story single-family
neighborhood and are called for in the approved Master Plan for the neighborhood.
For each applicable neighborhood feature, enter distance from project in miles.
.3 Public Transportation
.8 Schools
Stop
Grocery Store –Food Lion (20125 North Main St., Cornelius, NC 28031) – 2.9 miles
Mall/Strip Center – Northcross Commons Shopping Center (approx. 9700 Sam Furr Rd, Huntersville, NC
28078), 4.2 miles
Outdoor Athletic Fields – Bailey Road Park (11536 Bailey Road, Cornelius, NC 28031) – 1.2 miles
Day Care/After School –Lake Norman Learning Ctr Inc. (21106 Catawba Ave., Cornelius, NC 28031) – 3.1
miles
Schools –Bailey Middle School (11900 Bailey Road, Cornelius, NC 28031) – 0.9 miles
Convenience Store – Cashion’s Quick Stop (19925 S Main St, Cornelius, NC) – 2.7 miles
Gas Station – Cashion’s Quick Stop (19925 S Main St, Cornelius, NC), - 2.7 miles
Community/Senior Center – Lake Norman YMCA (21300 Davidson St., Cornelius, NC 28031), - 3.7 miles
Hospital –Presbyterian Hospital Huntersville (Exit 23-- 10030 Gilead Rd., Huntersville, NC 28078) – 6.5
miles
Pharmacy – Rite Aid (21500 Catawba Ave, Cornelius, NC), - 2.7 miles
Basic Health Care – Medicus Health Care (16507 Northcross Dr Ste B., Huntersville, NC 28078) – 5.3 miles
Public Transportation Stop – Cornelius Town Hall Park & Ride (21445 Catawba Ave., Cornelius, NC 28031)
– 2.8 miles
Public Parks – Bailey Road Park (11536 Bailey Road, Cornelius, NC 28031) – 1.2 miles
Library –Cornelius Public Library (21105 Catawba Ave., Cornelius, NC 28031) – 3.1 miles
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).