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Application
Tax Credits, RPP Loans, and/or Tax Exempt Bond Loans

Project Description
Project Name: Pine Ridge Apartments
Address: Hoke Loop Road

City: Fayetteville County: Cumberland Zip: 28314

Census Tract: 3306 Block Group: 3306

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: City of Fayetteville


First:Anthony Last:
Jurisdiction CEO Name: Title: Mayor
Chavonne
Jurisdiction Address: 433 Hay Street

Jurisdiction City: Fayetteville Zip: 28301

Jurisdiction Phone: (910)433-1992

Site Latitude: 35.0376

Site Longitude: -79.08365

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: SNW, LLP
Address: 972 Trinity Road

City: Raleigh State: NC Zip: 27607


Contact: First: Stephanie Last:Norris Title:Partner

Telephone: (919)854-7990

Alt Phone: (919)669-1079

Fax: (919)854-7925

Email Address: stephanie@spauldingnorris.com


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

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Site Description

Total Site Acreage: 6.01 Total Buildable Acreage: 5.50


If buildable acreage is less than total acreage, please explain:
The western side of the property contains 100-Year Floodplain and a Sanitary Sewer Easement. Therefore,
the buildings and parking area will be located uphill from the floodplain and easement.

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? No


If no, please explain:
Hoke Loop Road is an NCDOT maintained street. However, a private drive approximately 350 LF in length
will be constructed from Hoke Loop Road to the main portion of the site where the buildings will be located.

Is 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:

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The floodplain is at the back of the site on the western side of the property. All of the buildings and parking
area will be approximately 10 LF above the 100-Year Floodplain elevation.

(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:
There are no buildings or parking areas planned in the 100-Year Floodplain. Therefore, no flood mitigation
will be necessary. The only impact to the floodplain will be a sanitary sewer connection to the existing sewer
trunk line along Rockfish Creek.

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Site Control
Does the owner have fee simple ownership of the property (site/buildings)?No

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?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: 11/19/2009

(D) Enter Purchase Price: 420,000

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Zoning
Present zoning classification of the site:AR - Agriculture

Is multifamily use permitted?No

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:
The current property owner filed the Rezoning Petition with the City of Fayetteville Planning Department on
January 5, 2009. The public hearing for the Rezoning is scheduled for February 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:

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Ownership Entity

Owner Name: Pine Ridge Apartments, LLC


Address: 972 Trinity Road
City: Raleigh State:NC Zip: 27607

Federal Tax ID Number of Ownership Entity: (If assigned)


Note: Do not submit social security numbers for individuals.
Entity Type: Limited Liability Company
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: SNW, LLP


First Name: Oscar Last Name: Norris Function: Managing Member
Address: P.O. Box 1249
City: Carolina Beach State: NC Zip: 28428

Phone: (910)791-3354 Fax: (910)791-3294

EMail: rugcross@aol.com Nonprofit: No

Org: SNW, LLP


First Name: Joan Last Name: Norris Function: Member
Address: P.O. Box 1249
City: Carolina Beach State: NC Zip: 28428

Phone: (910)791-3354 Fax: (910)791-3294

EMail: rugcross@aol.com Nonprofit: No

Org: SNW, LLP


First Name: Stephanie Last Name: Norris Function: Member
Address: 972 Trinity Road
City: Raleigh State: NC Zip: 27607

Phone: (919)854-7990 Fax: (919)854-7925

EMail: stephanie@spauldingnorris.com Nonprofit: No

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Unit Mix
The Median Income for Cumberland county is $51,600.

Low Income Units

Total # Monthly Utility Mandatory **Total


Type # BRs Net Sq.Ft. # Units Units Rent Allowance Serv. Fees Housing Exp.

Gdn Apt 1 733 4 1 283 85 0 368

Gdn Apt 2 980 10 2 343 100 0 443

Gdn Apt 1 733 4 1 375 85 0 460

Gdn Apt 2 980 10 1 454 100 0 554

Gdn Apt 1 733 8 1 468 85 0 553

Gdn Apt 2 980 20 0 564 100 0 664

Utilities included in rents: Water/Sewer Electric Gas Other Trash

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 Gross Monthly


Units Units Rental Income

Low Income....... 56 6 25626

Market Rate.......

Totals............... 56 6 25626

Proposed number of residential buildings: 7 Maximum number of stories in buildings: 2

Project Includes:
Separate community building - Sq. Ft. (Floor Area): 1,383

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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: 62,642

Total Net Sq. Ft. (All Heated Areas): 52,390

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: 3

Number of Units Required: 6

Persons with disabilities or homeless populations.

Number of Units: 6

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 Units %

1 4 targeted at 40 percent of median income affordable to/occupied by

2 10 targeted at 40 percent of median income affordable to/occupied by

1 4 targeted at 50 percent of median income affordable to

2 10 targeted at 50 percent of median income affordable to

1 8 targeted at 60 percent of median income affordable to/occupied by

2 20 targeted at 60 percent of median income affordable to/occupied by

Total Low Income Units: 56

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

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Funding Sources

Amort. Annual
Non- Rate Term Period Debt
Source Amount Amortizing* (%) (Years) (Years) Service

Bank Loan

RPP Loan 214,528 ✔ 2.00 20 20

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) 1,476,246 0 30 30 0

State Tax Credit(Direct Refund)

Equity: Federal LIHTC 4,649,711

Non-Repayable Grant

Equity: Historic Tax Credits

Deferred Developer Fees

Owner Investment

Other - Specify:

Total Sources** 6,340,485

* "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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State Tax Loan amount is based on a 30% Boost to the Total Qualified Basis. Equity amount is also
based on the 30% Boost. Tax Credit pricing is based on information provided by CAHEC on 12/4/08.
Please check the RPP Loan payment amounts, as I am not confident that the payments accurately
reflect a minimum 1.15 debt coverage ratio for the entire loan term.

Loans with Variable Amortization


Please fill in the annual debt service as applicable for the first 20 years of the project life.

RPP Loan

1 2 3 4 5 6 7 8 9 10
Year:
Amt: 20000 20000 20000 20000 18000 18000 15000 15000 15000 10000
11 12 13 14 15 16 17 18 19 20
Year:
Amt: 10000 10000 10000 5000 5000 5000 5000 3000 2500 2250

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Development Costs
Eligible Basis
Item Cost Element TOTAL COST
30% PV 70% PV
1 Purchase of Building(s) (Rehab / Adaptive Reuse only) 0 0

2 Demolition (Rehab / Adaptive Reuse only) 0 0

3 On-site Improvements 560,000 560,000

4 Rehabilitation 0 0

5 Construction of New Building(s) 3,348,800 3,348,800

6 Accessory Building(s) 0 0

7 General Requirements (max 6% lines 2-6) 234,528 234,528

8 Contractor Overhead (max 2% lines 2-7) 82,866 82,866

9 Contractor Profit (max 8% lines 2-7; 6% if Identity of Interest) 248,599 248,599

10 Construction Contingency (max 5% lines 2-9, Rehabs 10%) 223,739 223,739

11 Architect's Fee - Design (11 + 12 = max 3% lines 2-10) 51,000 51,000

12 Architect's Fee - Inspection 13,000 13,000

13 Engineering Costs 35,000 35,000

SUBTOTAL (lines 1 through 13) 4,797,532

14 Construction Insurance (prorate) 500 500

15 Construction Loan Orig. Fee (prorate) 17,500 17,500

16 Construction Loan Interest (prorate) 130,000 130,000

17 Construction Loan Credit Enhancement (prorate) 0 0

18 Construction Period Taxes (prorate) 750 740

19 Water, Sewer and Impact Fees 14,000 14,000

20 Survey 25,000 25,000

21 Property Appraisal 8,000 8,000

22 Environmental Report 7,500 7,500

23 Market Study 5,100 5,100

24 Bond Costs 0

25 Bond Issuance Costs 0

26 Placement Fee 0

27 Permanent Loan Origination Fee 0

28 Permanent Loan Credit Enhancement 0

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29 Title and Recording 10,000

SUBTOTAL (lines 14 through 29) 218,350

30 Real Estate Attorney 10,000 10,000

31 Other Attorney's Fees 20,000 20,000

32 Tax Credit Application Fees (Preliminary and Full) 2,300

33 Tax Credit Allocation Fee (0.62% of line 60, minimum $7,500) 35,203

34 Cost Certification / Accounting Fees 15,000 15,000

35 Tax Opinion 2,500

36 Organizational (Partnership) 500

37 Tax Credit Monitoring Fee 39,200

SUBTOTAL (lines 30 through 37) 124,703

38 Furnishings and Equipment 9,000 9,000

39 Relocation Expense 0 0

40 Developer's Fee 588,000 588,000

41 Additional Contigency (greater of $500/unit or $30,000) 30,000 30,000

42 Other Basis Expense (specify) 0 0

43 Other Basis Expense (specify) 0 0

44 Rent-up Expense 24,100

45 Other Non-basis Expense (specify) 0

46 Other Non-basis Expense (specify) 0

SUBTOTAL (lines 38 through 45) 651,100

47 Rent up Reserve 16,800

48 Operating Reserve 112,000

49 Other Reserve (specify) 0

50 Other Reserve (specify) 0

51 DEVELOPMENT COST (lines 1-49) 5,920,485 0 5,677,872

52 Less Federally Funded Grant 0 0

53 Less Disproportionate Standard 0 0

54 Less Nonqualified Nonrecourse Financing 0 0

55 Less Historic Tax Credit 0 0

56 TOTAL ELIGIBLE BASIS 5,677,872 0 5,677,872

57 Applicable Fraction (percentage of LI Units) 100.00% 100% 100%

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58 Basis Before Boost 5,677,872 0 5,677,872

59 Basis Boost of up to 130% 100.00% 100.00%

60 TOTAL QUALIFIED BASIS 5,677,872 0 5,677,872

61 Tax Credit Rate 3.50 9.00

62 Federal Tax Credits (maximum $1,300,000) 511,008 0 511,008

63 Federal Tax Credits Requested (if less than line 62) 0

64 Land Cost 420,000

65 TOTAL REPLACEMENT COST 6,340,485

FEDERAL TAX CREDITS IF AWARDED 511,008

Comments:
Based on Preliminary Appraisal provided by Swayne Hamlet (see Tab G of the Application Package), we
are requesting a 30% Boost to Item 60 (Total Qualified Basis). The Federal Tax Credits requested
(664,311) reflect the 30% Boost and were used in the Equity calculation.

Project Development Cost per unit 59,800

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Market Study Information


Please provide a detailed description of the proposed project:
Pine Ridge involves the construction of 56 apartments for Families and consists of 16 one-bedroom and 40
two-bedroom units. 14 units will be affordable to Families earning incomes equal or less than 40% AMI. A
copy of the Preliminary Market Assessment prepared by John Wall & Associates is provided.

The site is located on a beautiful, heavily forested property which has sewer and water service currently
available to it. This area of Cumberland County has undergone significant growth over the past several
years and is continuing due to the Base Realignment at Fort Bragg.

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:
The exterior and interior design and colors will be coordinated to compliment the current architectural style
and neighborhood.

Have you built other tax credit developments that use the same building design as this project?Yes
If yes, please provide name and address:
Maple Ridge Ph 1 & 3 - Fayetteville
Covey Run - Whiteville

Site Amenities:
Playground, Picnic Areas with Grills, Sitting Areas with Benches, Bike Racks, Gazebo, Reading Area and
Library, Game and Craft Area, Resident Computer Center, Screened Porch, Flag Pole, Community Laundry

Onsite Activities:

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Landscaping Plans:
The existing vegetation will be preserved as much as possible during the construction of the project.
Foundation plantings (shrubs and bushes) will be provided at each building. Various new trees will be
planted around the buildings and parking areas. The area around the project sign will also contain various
shrubs and bushes. A Landscape Plan is included with the enclosed Preliminary Plans for the project.

Interior Apartment Amenities:


Range with Hood, Refrigerator, Dishwasher, Interior and Exterior Storage, Washer and Dryer hookups, Mini-
Blinds, Ceiling Fans, Padded Carpet and Vinyl Flooring, Central Heat and Air. (All appliances shall be
Energy Star Certified)

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.

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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.
The market area in Fayetteville continues to remain very stable, as compared to other areas of the state,
which is due in large part to the increased personnel at the Fort Bragg Military Base. The longterm trends
anticipate continued growth and economic viability for the area. The general area surrounding the property,
in both Cumberland and Hoke counties, has been central to the growth in this region.

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 current land uses adjacent to the property are vacant, wooded to
the south and west; agricultural to the east; and single-family residences to the north. There are no
incompatible or offensive land uses near the site. Since the larger parcel that includes the Pine Ridge site
currently has water and sewer service, additional development in the area adjacent to the proposed project is
anticipated within the next 3 to 5 years. Aerial maps of the existing development in the surrounding area have
been provided in Tab B (Driving Instructions) for your reference.
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. The Pine Ridge project is located off of Hoke Loop Road, an NCDOT
maintained arterial. A 350 LF private drive will connect the site to Hoke Loop Road. NCDOT may require the
construction of a turnlane for the project with the Driveway Permit. The access to Hoke Loop Road will be
approximately 1200 LF north of US 401/Raeford Road, which is a major connector to the surrounding area
and services.
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).
There are no negative features that will impact the development or the longterm viability of the project. The
existing grade of the property where the buildings and parking are proposed has a moderate slope. The
floodplain area is on the western side of the property, downhill from the proposed improvements. The
floodplain will provide a vegetative buffer from the surrounding development.

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


The two-story design of the buildings will be consistent with the single-family homes in the nearby
subdivisions. The proposed design, style and materials of the buildings, in conjunction with the proposed
landcsaping, will enhance the appeal of the neighborhood.

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

1.8 Grocery Store 6.5 Community/Senior Center

9.0 Mall/Strip Center 11.0 Hospital

5.0 Outdoor Athletic 1.5 Pharmacy


Fields

3.5 Day Care/After 0.2 Basic Health Care


School

6.0 Public Transportation


Schools
Stop

1.2 Convenience Store 5.0 Public Parks

1.2 Gas Station 5.8 Library

Other facilities or services:


Enclosed in Tab B are aerial photos that provide a birds-eye-view from the Pine Ridge site to the
surrounding area, neighborhoods, and services. The close proximity of US 401, Cliffdale Road, and Skibo
Road puts Pine Ridge within minutes of a variety of medical, service, and employment hubs.

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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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