Is project in Qualified Census Tract or Difficult to Develop Area? New Construction/Adaptive Reuse:Is this project a follow-on (Phase II, etc) to a previously-awarded tax credit development project? If yes, list names of previous phase(s): If yes, list names of previous phase(s): Will the project meet Energy Star standards as defined in Appendix B? Does a community revitalization plan exist? Target Population: Elderly (55) Will the project be receiving project based federal rental assistance? If yes, provide the subsidy source: If yes, provide the subsidy source: and number of units: and number of units: Indicate below any additional targeting for special populations proposed for this project: Print Preview - Full Application Tax Credits, RPP Loans, and/or Tax Exempt Bond Loans Project Description Proje ct Name: Villa s at Fo rest P ark Ad dr ess: S. Li tt le Texa s R oad & Fore st Pa rk Dr iv e City: Kannapolis County: Cabarrus Zip: 28083 Census Tract: 407 Block Group: 4 No Poli ti cal Jurisdicti on: Town of Kannapol is Jurisdiction CEO Name: First: Last: Bob Misenheimer Title:Mayor Ju risdic ti on Ad dress: PO Bo x 1 19 9 Jurisdiction City: Kannapolis Zip: 28082 Jurisdiction Ph one: (704)920-4300 Site Latitude: 35.4825 Site Longitude: -80.6047 Project Type: New Construc tion No Rehab: Is this project a previously awarded tax credit development? If yes, what year were credits awarded?: Number of residents holding Section 8 vouchers: No No Will the project use steel and concrete construction and have at least 4 stories? No Will the project include a Community Service Facility under IRS Revenue Ruling 2003-77? No If yes, please describe: No 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.)
Persons with disabilities or homeless populations: the greater of 5 units or 10% of the total units.
Number of Units: 7
Remarks: We will have 8 fully accessible units. Four (4) of the 8 will meet the 5 % ADA requirements in theQAP and 1 of the units will be designed for and audio visual impaired individual. Additionally, we willtarget 7 of the units for persons with disabilities.
Indicate below an individual or a validly existing entity (a corporation, nonprofit, limited partnership or LLC) as the official applicant. UnderQAP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applicantmust become part of the ownership entity. The applicant will execute the signature page for this application.
Applicant Information
Applicant Name: David D. Douglas
Address: PO Box 160 / 709 N. Main Street
City: State: SC Zip:Aynor 29511
Contact: First: Last: Title:David Douglas Managing Member
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?
If yes, please describe:
Are existing buildings on the site currently occupied?
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?
If no, please explain:
Is any portion of the site located inside the 100 year floodplain?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 Description
10.0 6.0
Appoximately .9 acre of the site is a stream, which is within the 100 year floodplain area. Also,portions of this area fall within the protected and critical areas of the Concord Lake Watershed andtherefore impervious surface limitations are imposed. Our site design currently meets and/or
exceeds the restrictions set forth by the Protected and Critical Areas of Lake Concord Watershed.We are working closely with the City of Kannapolis in our site planning and they are very supportive.There are some topographical issues with the site also which limits the location for building.
No
No
Yes
Yes
Approximately 0.9 acre of this property lies within the 100-year floodplain designated as Zone AE.This area falls into the Lake Concord Watershed. The development will consist of one three-storybuilding with an elevator in order to make the design as compact as possible. We have alreadyreceived a height variance to go to 3 stories. The proposed development also meets and or exceedsthe restrictions set forth by the Protected and Critical areas of the Lake Concord Watershed. Inaddition, the City of Kannapolis has looked at our preliminary site plan and supports thedevelopment. No buildings will be built in the floodplain or wetlands area.
Although no elements of the project will be in the floodplain area, "Best Management Practices" forstorm water management will be incorporated into the development of the complex to mitigate anyimpact on the floodplain. Also, our impervious surface is limited due to the Protected and CriticalAreas of the Lake Concord Watershed per City of Kannapolis regulations.We have been workingclosely with the City of Kannapolis and Engineers to meet and/or exceed all regulations.
Are variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal?
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 obtainingthem:
Are there any existing conditions of historical significance located on the project site that will require State Historic Preservation office
review?
If yes, describe below:
Are there any existing conditions of environmental significance located on the project site?
If yes, describe below:
Zoning
RC Compact Residential District (15 units/acre)
Yes
Yes
Yes
A height variance was approved by the Board of Adjustment on December 13, 2006 as we will havea 3-story building due to limiting our impact on the Lake Concord Watershed.
No
Yes
A portion of the site is located in the 100-year floodplain and also in the Protected and Critical Areasof the Lake Concord Watershed. Our site plan meets and/or exceeds the restrictions on these areas.The City has reviewed the preliminary site plan and they are in support of the project. They haveapproved our height variance. They have also approved City financing through their CDBG funds.We are now working closely with engineers to meet Army Corps of Engineers and DOTrequirements related to the roadway/entrance to the site. We have invested three years into this
project and the Seller was unwilling to give us another option extension, so we purchased theproperty as of 4/13/2007.
** 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.
Specify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] tocreate another row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.
Total Low Income Units:
Note: This number should match the total number of low income units in the Unit Mix section.
Targeting
# BRs Units %
1 11 targeted at 30 percent of median income affordable to/occupied by
1 8 targeted at 50 percent of median income affordable to/occupied by
1 23 targeted at 60 percent of median income affordable to/occupied by
2 5 targeted at 30 percent of median income affordable to/occupied by
2 9 targeted at 50 percent of median income affordable to/occupied by
2 8 targeted at 60 percent of median income affordable to/occupied by
Please provide a detailed description of the proposed project:
Construction (check all that apply):
Brick Vinyl Wood HardiPlank Balconies/Patios Sunrooms Front Porches
Front Gables or Dormers Wide Banding or Vertical/Horizontal Siding
Other:
Have you built other tax credit developments that use the same building design as this project?
If yes, please provide name and address:
Site Amenities:
Onsite Activities:
Landscaping Plans:
Interior Apartment Amenities:
Market Study Information
We are proposing to build a 64- unit development for seniors on 10.0 acres of a larger 21.19 acresite. We have been working closely with the city in our site plan development. We are excited aboutthe Cabarrus County market as it is one of the fastest growing areas in North Carolina. Kannapolishas limited upscale rental options and we are hopeful that this development will meet the growingneeds of the area. On Little Texas Road alone, there is a new elementary school and three newmarket-rate subdivisions in close proximity. Our site is in the perfect location for seniors, close toservices and in an upscale residential area.
The building will have a sprinkler system and will have pull system emergency alarms throughoutthe building for added safety of our senior residents.
No
Residential garden plots, walking trails, shuffleboard, irrigated lawns, screened porch, residentcomputers, sitting area, sun room with chairs, TV room, gazebo/arbor, covered drop-off drivethrough at entry, exercise room, beauty salon, picnic area w/tables/grills, exam room, vending area,horseshoe pit, game room/craft room, reading room/library, storage space for residents, wired forhigh-speed internet service.
We will work closely with local human service agencies to provide educational, social and healthpreservation programs for the seniors living at the Villas at Forest Park. We plan to invite localservice providers and case managers to come on site and meet with and access the needs of ourresidents. We will have an exam/support service room on site where individual meetings andassessments can take place with our seniors.
Our landscaping plan will be creative as we hope to incorporate many different kinds of evergreensand deciduous species trees and shrubbery around the buildings. Specific flowering type trees willalso be utilized to accent color, beauty, and texture, as will colorful perennials and accent flowerbeds. Overall the landscaping plan will facilitate picnicking and leisurely strolls around thedevelopment.
Briefly describe your site in each of the following categories:
For each applicable neighborhood feature, enter distance from project in miles.
Applicant's Site Evaluation
NEIGHBORHOOD CHARACTERISTICS
Trend and direction of real estate development and area economic health. Physical condition ofbuildings and improvements. Concentration of affordable housing.The real estate in the Kannapolis Market is becoming more attractive as people move out ofCharlotte into the surrounding areas but still want access to the amenities of a bigger city. Theavailable market for elderly affordable housing in Kannapolis is very small. In the areas surroundingour site, there are three new subdivisions, including town homes, and single family houses. The siteupon which the proposed project is to be built is conveniently located near a school and a shoppingcenter that includes a grocery store. It is a growing area with much new investment.
SURROUNDING LAND USES AND AMENITIES
Suitability of surrounding development. Land use pattern is residential in character (single andmultifamily housing) with a balance of other uses (particularly retail and amenities). Effect ofindustrial, large-scale institutional or other incompatible uses, including but not limited to: wastewatertreatment facilities, high traffic corridors, junkyards, prisons, landfills, large swamps, distributionfacilities, 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 orpollution). Amount and character of vacant, undeveloped land.Our proposed development is suitable for this site. Our design will blend with the surroundingsubdivisions on Little Texas Road. Little Texas Road is a well suited access road, but not anextremely "high Traffic" corridor. There are some lower areas on the site and floodplain areas;however, we are able to build our proposed community without interfering with the floodplain. Weare planning to keep all elements of the development out of the floodplain areas and to implement"Best Management Practices" for Storm Water Management.
SITE SUITABILITY
Adequate traffic controls (stop lights, speed limits, turn lanes, etc.). Burden on public facilities(particularly roads). Access to mass transit (if applicable). Visibility of buildings and/or location ofproject sign(s) in relation to traffic corridors.The site has adequate traffic controls and no dangerous intersections. Kannapolis does have atransportation system that the residents will be able to utilize.
Degree of on-site negative features and physical barriers that will impede project construction oradversely 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 (foradaptive re-use projects- suitability for residential use and difficulties posed by the building(s), suchas limited parking, environmental problems or the need for excessive demolition).There are no negative features on the site that will impede the construction or adversely affect thefuture tenants. The floodplain will not be an issue. We have designed our building to stay out of the1.14 acres that are in the floodplain area. This area can then be used as open space andrecreational opportunities.
Similarity of scale and aesthetics/architecture between project and surroundings.Our building design will be complementary to the existing surroundings. Due to the slope of the landand the stream that is located on the site, we have designed our building to be a three story building.
The building will be aesthetically pleasing and enhance the surrounding areas.
Basketball/Tennis Courts.01 Professional Services.5
Public Parks.05 Movie Theater2
Gas Station.05 Video Rental.75
Library.01 Public Safety (Fire/Police).75
Fitness/Nature Trails.01 Post Office1.0
Public Swimming Pools1.0
The site is located in close proximity to Concord and Charlotte. It is easily accessible to I-85 and is apotential high growth area. We are pleased to have the opportunity to develop an upscalecommunity in this small town, yet urban bedroom community. This community has all of theamenities of a large city due to its proximity to Concord and Charlotte.
20% of the units are rent restricted and occupied by households with incomes at or below 50% of the median income (Note: NoTax Credit Eligible Units in the the project can exceed 50% of median income)
40% of the units are rent restricted and occupied by households with incomes at or below 60% of the median income (Note: NoTax Credit Eligible Units in the the project can exceed 60% of median income)
If requesting RPP funds:
40% of the units are occupied by households with incomes at or below 50% of median income.
State Tax Credit and QAP Targeting Points:
High Income county:
At least twenty-five percent (25%) of qualified units will be affordable to households with incomes at or below thirty percent (30%)of county median income.
At least twenty-five percent (25%) of qualified units will be affordable to and occupied by households with incomes at or belowthirty percent (30%) of county median income.
At least fifty percent (50%) of qualified units will be affordable to households with incomes at or below forty percent (40%) ofcounty median income.
At least fifty percent (50%) of qualified units will be affordable to and occupied by households with incomes at or below fortypercent (40%) of county median income.
Tax Exempt Bonds
Threshold requirement (select one):
At least ten percent (10%) of qualified units will be affordable to and occupied by households with incomes at or below fifty percent(50%) of county median income.
At least five percent (5%) of qualified units will be affordable to and occupied by households with incomes at or below forty percent(40%) of county median income.
Eligible for targeting points (select one):
At least twenty percent (20%) of qualified units will be affordable to and occupied by households with incomes at or below fiftypercent (50%) of county median income.
At least ten percent(10%) of qualified units will be affordable to and occupied by households with incomes at or below forty percent(40%) of county median income.
PLEASE indicate which of the following exhibits are attached to your application. Others may be required as noted.
Full Application Checklist
A Nonprofit Organization Documentation or For-profit Corporation Documentation
B Current Financial Statements/Principals and Owners (signed copies)
C Ownership Entity Agreement, Development Agreement or any other agreements governing development services
D Management Agent Agreement
E Owner and Management Experience & Management Questionnaire (Appendix C)
F Letters from State Housing Agencies or designated monitoring agent verifying out of state experience
G Completed IRS Form 8821 (Appendix I)
H Local Government Letter or Letter from Certified Engineer or Land Surveyor Confirming Floodplain Designation with Mapshowing all flood zones (original on letterhead, no fax or photocopies)
I Local Government Letter Confirming Zoning including any pending notices or hearings (original on letterhead, no fax orphotocopies)
J Letters from Local Utility Providers regarding availability and capacity (original on letterhead, no fax or photocopies)
K Documentation from utility company or local PHA to support estimated utility costs
L Appraisal (required for land costs greater than $15,000 and for all Adaptive Re-use and Rehab projects)
M Site plan, floor plans and elevations for all projects. Scope of work for Adaptive Re-use and Rehab projects. (Full Size, 24 x36 inches)
N Hazard and structural inspection and termite reports (Adaptive Re-use and Rehab projects only)
O Copy of certificate of occupancy or proof of placed-in-service date (Rehabs Only)
P Proposed Relocation Plan including relocation budget and copies of notices. Required for all Rehabs and any projectsinvolving existing occupants of any dwellings to be rehabbed or demolished.
Q Evidence of Permanent Loan Commitment and other sources of funds ( i.e. Equity letter, AHP, RD and local governmentfunds). For Rehabs with existing loans provide 1) copies of loan documents, 2) current loan balances from existing lenderswith reserve balances, 3) letter from lender that outlines assumption requirements.
R Local Housing Authority Agreement and Project Based Rental Assistance Letter, if applicable (Sample letters provided inAppendix I). For projects with existing PBRA contracts, provide a copy of the current contract and bank statement or otherdocumentation verifying reserve balances and annual reserve contribution requirements.
S Statement regarding terms of Deferred Developer Fee. If a nonprofit is involved, a resolution from their board approvingdeferral of fee is required.
T Inducement Resolution (Tax-Exempt Bond Financed Projects only)
