Mill Run - 2009 VA

2009 Federal Low Income Housing
Tax Credit Program
Application For Reservation
Deadline for Submission
9% Competitive Credits
Applications Must Be Received At VHDA No Later Than 5:00
PM Richmond, VA Time On May 15, 2009
Tax Exempt Bonds

Applications should be received at VHDA at least one month
before the bonds are priced (if bonds issued by VHDA), or 75
days before the bonds are issued (ifbonds are not issued by
VHDA)
Virginia Housing Development Authority

601 South Belvidere Street
Richmond, Virginia 23220-6500
4î./dabl¿ lÍoßing StaÍ.ç HeÊ'
v1 .3.2009-Custom¡zed
Low Income Housing Tax Credit Application for Reservation
Please indicate if the following items are included with your application by checking the appropriate boxes. Your
assistance in organizing the submission in the order, and actually using tabs to mark them as shown, will
facilitaûe review of your application.
The inclusion of other ¡tems may you ar?
system of ranking applications, and may assist VHDA in its determination of the appropriate amount of credits that it may
reserye for the development. You are therefore encouraged to submit as much requesûed information as is available, but
inclusion is not mandatory for rcview of your application.
@ Electronic Copy of the Microsoft Excel Based Application (M,,\NDATORY)

B Hard Copy of All Application Pages With Signature (MANDATORY)
B Scanned Copy of the Tax Credit Application with all Attachments (excluding market study and plans & specs) (MANDATORÐ
E $ZSO Application Fee (MANDATORV)
Tab A: Documentation of Development Location:
E A.l Qualified Census Tract Certifìcation
E A.2 Revitalization Area Certification
E Location Map
E Surveyor's Certification of Proximity To Public Transportation
B B:
Tab Partnership or (Jperating Agreement, including chart of ownership structure with percentage of interests (MANDATORT
B C:
Tab Virginia State Corporation Commission Certitication (MANDATORY)
E tab O: Principal's Previous Participation Certifìcation and Resumé (MANDATORY)
! Tab E: Nonprotit Questionnaire (MANDATORY fbr points or pool)
The following documents need not be submitted unless requested by VHDA:
-Nonprofit Articles of Incorporation
-lRS Documentation of Nonprofit Status
-Joint Venture Agreement (if applicable)
-For-profit Consulting Agreement (if applicable)
! F:
Tab Architect's Certitication (MANDATORY)
B H:
Tab PHA / Section 8 Notification Letter
B faU I: Local CEO Letter
! Tab J: Homeownership Plan
EJ tab t<: Site Control Documentation (MANDATORY)
E tab L: Plan of Development Certification Letter
I Tab M: ZoningCertification Letter
E tab N: Copies of 8609s To Certify Developer Experience
! Tab o: (Reserved)
E] Tab P: Plans and Specifications and Work Write-Up (MANDATORY)
El Tab Q: Documentation of Rental Assistance
! Tab R: Documentation of Operating Budget
I Tab S: Documentation of Project Budget
@ Tab T: Documentation of Financing Sources
! Tab U: (Reserved)
I Tab V: Nonproht or LHA Purchase Option or Right of First Refusal
@ tab W: Original Attomey's Opinion (MANDATORY)
! tab x: (Reserved)
E tab y: Marketing Plan for units meeting accessibility requirements of HUD section 504
Âfa| Z Market Study (MANDATORY-Application will be disqualified if market study not submitted with the application)
2009 Submission Checklist

Low-Income Housing Tax Credit Application For Reservation
VIIDA TRACKING NTJMBER

I. General Information
All code "Section" references are to, and the tem "IRC" shall be deemed to mem,
the Intemal Revenue Code of 1986, as amended. (Date of Application)
A. Development Name and Location:

l. Name of Development Mill Run
2. Address of Development 35409 Mill Run Lane
(Street)
Belle Haven Virginia
(City) (State) (Zip Code)
Ifcomplete address is not available, provide longitude and latitude coordinates (x,y) from
location on site your surveyor deems appropriate.
! Documentation from surveyor attached (TAB A) (Only necessary if street address or street intersections are not available.
(Coordinates should be the same as those listed on pg 13, ifapplicable)
4. The Circuit Court Clerk's office in which the deed to the property is or will be recorded:
CitylCounty of Accomack County (ie; Richmond City, Chesterfield County; see application manual)
Does the site overlap one or morejurisdictional boundaries? EYes []
No
If yes, what other City/County is the site located in besides the one mentioned above?
6. Is the development located in a Metropolitan Statistical Area? !Yes INo
'7. Census Tract the development is located in: 510019908
Is this a Qualified Census Tract: fl Yes I No (lf yes, attach required form in TAB A)
8. Is the development located in a Diffrcult Development Area?
9. Is the development located in a revitalization area? n Yes n No flf yes, attach required form in TAB A)
10. Is the development an existing RD or HUD 58/236 development? n Yes tr No (If yes, attach required form in TAB Q)
Note: Ifthere is an identity ofinterest between the applicant and the seller in this proposal, and the applicant is seeking points in
this category, then the applicant must either waive their rights to the developer's fee or other fees associated with acquisition and/or
rehabilitation, or obtain a waiver ofthis requirement from VHDA prior to application submission to receive these points.
a. Applicant agrees to waive all rights to any developer's fee or
other fees associated with acquisition and/or rehab. ! Yes ! n/a
b. Applicant has obtained a waiver of this requirement from VHDA
prior to the application submission deadline. ! Yes l) nla
1 1. Is the development located in a census tract with a poverty
rate <10%o with no tax credit units cunently present? n Yes n No
12. Is the development listed on the RD 5 15 Rehabilitation
Priority List? ! Yes !No
13. CongressionalDistrict
Planning District 22
State Senate District 6 httÞ://dlsois.state.va.us/senate/200 PDFs/Chap2Tab.odf
1
State House District 100 htto://dlsois.state.va. us/House/2001 HousePDFs/Chao Tab.

1 pdf
14. n Location Map Attached (TAB A)
B. Project Description:
In the space provided below, give a briefdescription ofthe proposed project.
Mill Runisa14un¡trental propertybuiltwithCDBGfundsin1998bytheAccomack-NorthamptonRegionel HousingAuthority. Thepropertycontãins4

one bedroom, 5 two-bedroom and 5 three-bedroom apartment units each with one bathroom. The A-NRHA proposes to significantly rehabilitate the
existing units including adding a second bathroom to the 2 and 3 bedroom units, and to construct 12 new units, 6 two-bedoroom 1.5 bath and 6 three-
bedroom two bath, on 6 empty lots owned by the A-NRHA adjacent to the ex¡sting units. The resulting 26 unit property will be energy efficient and
providemoreaccessibilitytoresidents. Theon-siterental officeandcommunityroomwill beexpanded. Everyunitwill receiveaproject-basedvoucher.
Page 1
Low Income Housing Tax Credit Application For Reservation
C. Reservation Request
l. Total annual credit amount request (Must be the same as Part IX-D8) 5327 ,442
2. Credits requested from:

97o Credits
! Nonprofit Set-Aside (All nonprofit owned developments which meet tests
described in Part II-D hereof may select this)
E Local Housing Authorities ! Tidewater MSA Pool
¡ Northern Virginia MSA Pool n Small MSA/Micropolitan Pool
n Richmond MSA Pool n Rural Pool
n Non-Competitive Pool (Preservation) n Non-Competitive Pool (Disability)
¡ Tax Exempt Bonds
I new construction, or
I rehabilitation, or
I acquisition and rehabilitation.
Federal Subsidies
n The development will not receive federal subsidies.
n This development will receive federal subsidies for:

! all buildings or
!some buildings.
D. Type(s) of Allocation/Allocation Year
1. Regular Allocation
n all otthe buildings in the development are expected to be placed

in service this year. For those buildings the owner will, this year, request an
allocation of2008 credits for ! new construction, or
I rehabilitation, or
! acquisition and rehabilitation.
2. CarryforwardAllocation
E All of the buildings in the development are expected to be placed

in service within two years after the end ofthis calendar year, 2009, but the
owner will have more bhan l0%o basis in the development before the end of six
months following allocation of credits. For those buildings, the own€r requests
a carryforward allocation of2009 credits pursuant to Section a2(h)(l)(E) for:
! new construction, or
E rehabilitation, or
! acquisition and rehabilitation (even ifyou acquired a building this year and
"placed it in service" for the purpose ofthe acquisition credit, you cannot receive
the 8609 form for it until the rehab 8609 is issued for that building once the rehab
work is "placed in service" in 2010 or 201 I ).
3. Federal Subsidies
E ttre development will not receive federal subsidies.
n fnis development will receive federal subsidies for:
[J all buildings or
! some buildings.
2009 Page2
E. Acquisition Credit Information

)TE: If no credits are being requested for existing buildings being acquired for the development,
indicate and go on to Part F: B No Acquisition
Ten-Year Rule For Acquisition Credits
n eU buildings satisfy the 1O-year look-back rule of IRC Section 42 (dX2XB), including the
l0% basis/$15,000.00 rehab costs ($l10,000 f'or Tax Exempt Bonds) per unit requirement.
! eU buildings qualiff for an exception to the l0-year rule under IRC Section 42(dX2XDXÐ,
Subsection(I) D
Subsection(II) n
Subsection(III) !
Subsection (IV) tr
Subsection (V) n
n A waiver of the lO-year rule for all buildings has been or will be requested from the
Department of the Treasury pursuant to IRC Section 42(dX6XB)
n Different circumstances for different buildings: Attach a separate sheet and explain for each
building.
F. RehabilitationCreditlnformation
NOTE: If no credits are being requested for rehabilitation expenditures, so indicate and go
on to Section II. ! No Rehabilitation
Minimum Expenditure Requirements
E All buildings in the development satisff the rehab costs per unit requirement of IRC
Section a2(eX3XAXii).
tr All buildings in the development qualify for the IRC Section a2(eX3XB) exception to the
l0% basis requirement (4% credit only).
n All buildings in the development qualify for the IRC Section 42(Ð(5XBXii)(II) exception.
n Different circumstances for different buildings. Attach a separate sheet and
explarn tor each burldmg.
2009 Page 3
il. OWNERSHIPINFORMATION
the legal name of the owner. The ownership entity must be formed prior to submitting this application. Any transfer, direct or indirect, of partnership interests (except those
the admission of limited partners) prior to the placed-in-serüce date of the proposed development shall be prohibited, unless the transfer is consented to by VHDA in its
sole discretion. IMPORTANT: The Owner name listed on th¡s page must match exactly the owner name l¡sted on the Virginie Stete Corporat¡on Comm¡ssion
Must be an individual or legally formed ent¡ty
A. Owner Information:
Name Mill Run Apartments, LLC
Contact Person First: David Middle: Franklin Last: Annis
Address 23372 Front Street
(Street)
Accomac VA 233tJt
(City) (State) (Zlp Code)
Federal I. D. No. 26-4767139 (If not available, obtain prior to Allocation)

Phone 7s7 787 2Kfi tax l5T7W422t Email address
Type of entity: ! Limited Partnership E Other limited liabi
I Individual(s) ! Corporation
I Owner's organizational documents (e.g. Partnership agreements) attached (Mandatory TAB B)
I Certitication tiom Virginia State Corporation Commission attached (Mandatory TAB C)
Principal(s) involved (e.g. general parblers, LLC members, controlling shareholders, etc.):
Names ** Phone Twe Ownership o/o
Ownership
Elaine Meil for the Mill Run Development 757 787 C' 2800
Managing Member 100.00%
o.0tJ"h
-TÚ_
-iTÚz- 0.UtJYo
This should be 100% of the GP or managing member interest:

-TÚ_
-1rÍ0%-
100.00%
** These should be the names of individuals who comprise the GP or manaeins members. not simply the names of
separate Þartnershlps or comoratlons whrch mav compnse those components.
B Principals'Previous Participation Certitication attached (Mandatory TAB D), resumé, & ownership structure chart.
B. Seller Information:
Name Accomack- Auth Contact Person David Amis
Address
Accomac, VA'2'3JU'l tJt töt ¿óuu
Is there an identity of interest between the seller and owner/applicant? EYes DNo
If yes, complete the following:
Principal(s) involved (e.g. general parülers, controlling shareholders, etc.)
Names Phone Twe Ownership %o Ownership
Accomack-Northampton regional Housing 757 787 A 2800
Fee Simple 100.00%
0.00%
0.00%
0.00%
2009 Page 4
C. Development Team Information:

Complete the following as applicable to your development team.
t. Tax Attomey: Thomas Thome-Thomsen Related Entity? IYesENo

Firm Name:
Address:
Phone: 3t2 491 3324 312 421 6162
2. Tax Accountant: Mike Vicars Related Entity? !YesENo

Firm Name:
Address:
Phone: 804 355-2808 ext 102
a
-)- Consultant: Related Entity? !YesnNo
Firm Name: Role:
Address:
Phone: Fax:
4. Management Entity (Contact): Sharon Kennsin Related Entity? IYesENo

Firm Name: East Coast
Address:
Phone: 302 629 8612
5. Contractor (Contact): TBD Related Entity? EYesINo

Firm Name:
Address:
Phone: Fax:
6. Architect: William Deal Related Entity? ! Yes E No

Firm Name:
Address:
Phone: 7s7 466 8881 Fax:
7. Real Estate Attorney: Johnson Related Entity? IYesENo

Firm Name:
Address: ve, l(lc
Phone: 804 284 8494 Fax:
8. Mortgage Banker: Related Entity? nYes!No

Firm Name:
Address:
Phone: Fax:
9. Other (Contact): Related Entity? !YesENo

Firm Name: Role:
Address:
Phone: Fax:
2009 Page 5
D. Nonproätlnvolvement:
For 9o/o Credits - Must be completed in order to compete in the nonprofit tax credit pool.
Applicants - Must be completed for points for nonprofit involvement under the ranking system.
Tax Credit Nonprofit Pool Applicants: To qualifu for the nonprofit pool, an organization described in IRC Section 501
(c)(3) or 501 (c)(a) and exempt from taxation under IRC Section 501 (a), whose purposes include the fostering oflow-income housing
L Must "materially participate" in the development and operation ofthe project throughout the compliance period,
2. Must own all general partnership interests in the development.
3. Must not be afliliated with or controlled by a for-profrt organization.
4. Must not have been formed for the principal purpose ofcompetition in the nonprofrt pool, and
5. Mustnothaveanystaffmember, ormemberofthenonprofrt'sboardofdirectorsmateriallyparticipateintheproposedproject
as a for-profit entity.
All Applicânts: To qualily fbr points under the ranking system, the nonprofit's involvement need not necessarily
satisfu all ofthe requirements for participation in the nonprofit tax credit pool.
L Nonprofit Involvement (All Applicants)

Ifthere is no nonprofit involvement in this development, please indicate by checking here:
I and go on to part III
2. MandatoryQuestionnaire
lf there is nonprofit involvement, you must complete the Non-Prolit Questionnaire
! Questionnaire attached (Mandatory TAB E)
3. Typeofinvolvement
! Nonprofit meets eligibility requirement for points only, not pool or
! Nonprofit meets eligibility requirements for nonprofit pool and points.
4. Identity ofNonprofit (Al1 nonprofit applicants)

The nonprofit organization involved in this development is:
! the Owner
I the Applicant (if different from Owner)
! ottrer
(Nme of nonprofit)
(Contact Person) (Street Address)
(Zip code)
(Phone) (Fax)
5. Percentage ofNonprofit Ownership (All nonprofit applicants)

Specifu the nonprofit entity's percentage ownership ofthe general partnership interest: 0.0%
2009 Page 6
III. DEVELOPMENT INFORMATION
A. Structure and Units:

1. Total number of all units in development
'I'otal number ot-rental units in development
26
bedrooms 59
Number of low-income rental units bedrooms
--
Percentage of rental units designated low-income -T00T09ã" -r
--
2. I he development's structural teatures are (check all that apply):
¡ Row House/ lownhouse n Detached Single-tamily

E Garden Apartments tr Detached Two-family
n Slab on Grade ! Basement
E Crawl space Age of Structure: 11 yr and new
tr Elevator Number of stories: 1
3. Number of new units 12 bedrooms 30

Number of adaptive reuse units
Number of rehab units bedrooms
-1t
4. Total Floor Area For The Entire Development 34,612.10 nr -9 rsa
-'bedrooms
5. Unheated ¡ loor Area (Breezeways, Balconies, Storage) - 5,830.ó0 nl rsq.
6. Nonresidential Commercial Floor Area 0.00 nr rso

(Not eligible for funding)
7. Total Usable Residential Heated Area 28,781.50 rso.n.l
8. Number of Buildings (containing rental units) l3

9. Commercial Area Intended Use:
10. Project consists primarily of a building(s) which is (are)(CHOOSE ONLY ONE)
E Low-Rise (l-5 stories with any structural elements made of wood)

D Mid-Rise (5-7 stories with no structural elements made of wood)
n High-Rise (8 or more stories with no structural elements made of wood)
B. Building Systems:
Please describe each of the following in the space provided.
Community Facilities: Community Room, Management Office and Maintenance on site.
Exterior Finish: Hardi - Plank

Heating/AC System: High effrciency heat pumps
ArchitecturalStyle: EasternShoreResidentialvernacular
2009 PageT
C. Amenities:
¡ apeeif)'the average size per unit

bpe-(Including pre rat¡ shore ef heeted eemmen are¡)
4ss,iste4lvg 0Sg SF +EdmÆld 0S0 S+ 3+dm4ar OSE SF
-l-sbÉÆf+Æ¡d T-ss 2g,cmÆld T-s+ a-B'cmÆar T'sp
T'sr
-TsP T'sr'
Ætr€ld 2ÆcmÆar 4 BdrmTH T'sr
--@sg
4 Tetel gress trsable; heated square feet fer the entire p-ejeet less nenresidential eemnnereial area:
2S#SJ-S0 n ¡'eeumentatien etg*enee ('l.r\tsf)Mandetery
H
NOTE l: The items on pages I & 9 of this application denoted by a STRIKETHROUGH should be ignored.
The square footage measurements above should be entered on the worksheet labeled Info Sheet.
Those which are optional point items may be elected later in the application on the worksheets labeled
Score (NC), Score (AR) and Score (Rehab), as the amenity items may not apply to all construction types.
Please note that the point item below pertaining to a community room should be elected here, if appropriate.
NOTE 2: All developments must meet VHDA's Minimum Design and Construction Requirements.
By signing and submitting the Application For Reservation of Low Income Housing Tax Credits the
applicant certities that the proposed project budget, plans & specitications and work write-ups incorporate
all necessary elements to tultill these requirements.
*
E neeumentatien etta€hed (
Per¡ny prejeetr upen ie*¡ @

+eA% ()Pereentege ef 2 bed
149% a(Z) Pereen.æe ef a er merc
E b. A community/meeting room with aminimum ofT49squarefeet is provided

8ei4 e Pereentage of exterior w
!* Âtt kitehen and teund
ne
Uf, ÊYert'unit in the deYetep
ir
with€asfornaees with an ÂFUE rating ef 909á, er mere
!s YÉater expense is sub metered (the tenant *'ill pay menthly er bi menthlf bilÐ
trh Eeeh battìroorn consists en
nr i€€'
ni
2009 Page 8
Low Income Housing Tax Credit Application For Reservation
For elt preje€tõ exe iot-

Mien+ (ep+i€a€lffi)
!e
¡b,
fl e, ¡,lt Uatnreems wUl-naw m
! è entren€e C€er$ have
^ll
Per aU renaU¡t¡t ien-er
e++ehebitita+ie*' (gp+¡en¿+e¡n++emÐ
D i+-
ier-as
Accessibility
Check one or none ot the lollowrng pomt categones, as appropnate:
E For any non-elderly property in which the greater of5 or l0% ofthe units (i) provide federal project-based rent subsidies or
equivalent assistance in order to ensure occupancy by extremely low-income persons; (ii) conform to HUD regulations
interpreting accessibility requirements of section 504 of the Rehabilitation Act; and (iii) are actively marketed to people with
special needs in accordance with a plan submitted as part of the Application. (lf special needs include mobility impairments
the units described above must include roll-in showers and roll under sinks and front controls for ranges).
n For any non-elderly property in which the greater of 5 or 10olo of the units (i) have rents within HUD's Housing Choice
Voucher ("HCV) payment standa¡d; (ii) conform to HUD regulations interpreting accessibility requirements of section 504 of
the Rehabilitation Acq and (iii) are actively marketed to people with mobility impairments, including HCV holders, in
accordance with a plan submitted as part the Application.
! For any non-elderly property in which at least four percent (4%) of the units conform to HUD regulations interpreting
accessibility requirements of section 504 of the Rehabilitation Act and are actively marketed to people with mobility
impairments in accordance with a plan submitted as part of the Application.
Earthcraft or LEED Development Certilication

Applicant agrees to obtain Earthcraft or LEED certification prior to issuance of IRS Form 8609. Architect
certifies in the Architect Certification that the development's design will meet the criteria for such certification.
Q Yes - Earthcralt I Yes - LEEI)
If Yes to either, attach appropriate documentation at TAB F
LEED Accredited Design Team Member

One or more members of the design team is a LEED accredited professional.
B Yes n No lt Yes, attach approprtate documentatlon at'tAB F
Universal Design - Units Meeting Universal Design Standards

of record certifies that units will be constructed to meet VHDA's Universal Design standards.
a. The architect
I Yes n No It Yes, attach appropnate documentatlon at TAB lr'
b. Number of Rental Units constructed to meet VHDA's Universal Design standards:

12 Units 460/o
VHDA Certified Property Management Agent

Owner agrees to use a VHDA Certified Property Management Agent to manage the property.
EYes ENo
! yes lNo EVe The market-rate units' amenities are substantially equivalent to those of the
low-income units. If no, explain differences:
2009 Page 9
IV.TENANT INFORMATION
r. Set-Aside Election: UNITS SELECTED BELO\ry IN BOTH COLUMNS DETER]VIINE

POINTS FORTHE BONUS POINT CATEGORY
Note: ln order to qualify for any tax credits, a development must meet one of two minimum threshold occupancy tests. Either (i) at least
incomes are 50% or less ot
rent-restriðted and occupied by persons whose ¡ncomes
of the units must be rent-restr¡cted income aojusleo
median lncome
of the area medlan adjusted Tor f
for Tar
size (this is called the 20150 test) or (i¡) at least 40% of the units must be rent-restricted and occupied by persons whose incomes are 60%
less of the area median income adjusted for family size (this is called the 40/60 test), all as described in Section 42 of the lRC. Rent-a
income-restricted units are known as low-income units. lf you have more low-income units than required, you qualify for more credits. lf
serye lower incomes than required, you receive more points under the ranking system.
'
Units Provided Per Household
en
nits
0 0.00% 40Yo Area Median 3 11.54% 40o/o Area Median

.--'--.8t.T.6/%-
---T':Tt09õ- 50Yo AreaMedian 50o/o Area Median
.--...5trit09ã,. .....-..ü5092''
600/o Area Median 60Yo AreaMedian
.TTtl%- .TI09õ' Non-LMI Units
Non-LMIUnits
Total Total
-T00TO9ã' -T0Uf09õ'
Note: Choosing 507" Rents/507o Income Will Not Score Higher Than Choosing 50% Rents/607o Income
B. Special Housing Needs/Leasing Preference:
l. If 100% of the low-income units will be occupied by either or both of the following special needs
groups as defined by the United States Fair Housing Act, so indicate:
n Yes Elderly (age 55 or above)
! Yes Physically or mentally disabled persons (must meet the requirements of the federal
Americans with Disabilities Act)
2. Specif, the number of low-income units that will serve individuals and families with children by
providing three or more bedrooms: 11 Number of units 42% of total low-income units
-)- If the development has existing tenants, VHDA policy requires that the impact of economic and/or physical
displacemeni on those tenants be minimized, in which Owners agree to abide by the Authority's Relocation
Guidelines for LIHTC properties.
4. If leasing preference will be given to applicants on public housing waiting list and/or Section 8
waiting list, so indicate:
El Yes
nNo
n Locality has no such waiting list; If yes, provide the following information:
Organization which holds such waiting list:

Contact person (Name and Title) Kathleen
Phone Number 757 787 2936 El Required documentation attached (TAB H)
5, If leasing preference willbe given to individuals and families with children'

(Less than or equal to 20Yo of the units must have of I or less bedrooms).
E Yes
lNo
2009 Page l0
V. LOCALNEEDSANDSUPPORT
A. Provide the name and the address of the chief executive of{icer (City Manager, Town Manager, or
County Administrator) of the political jurisdiction in which the development will be located:
Chief Executive Officer's Name Marion F. Long
Chief Executive Officer's Title Mayor
Street Address PO Box 238 Phone 757 4425031
City Belle Haven State VA Zip 23306
Name and title of local official you have discussed this project with who could answer questions for the
local CEO: Marion F. Long, Mayor
E Leuerfrom
VHDA notihcation letter to CEO submitted prior to 5:00 PM 3/5/09: (9%o competitive credits only) fl Yes n No
If the property overlaps another jurisdiction please fill in the following:

Chief Executive Officer's Name
Chief Executive Offrcer's Title
Street Address Phone
City zip
Name and title of local official you have discussed this project with who could answer questions for the
local CEO:
! Letterfrom
VHDA notification letter to CEO submitted prior to 5:00 PM 315/09 (9% competitive credits only) [ Yes I No
B. Project Schedule
ACTUÀL OR NAME OF
ACTIVITY ANTICIPATED PERSON
DATE RESPONSIBLE
Site
Option/Contract lomplete David Annis
Site Acquisition 1 l-l-09 DavidAnnis
Zoning Approval lomplete David Armis
Site Plan Approval )omolete David Annis
Financing
A. Construction Loan
Loan Application 7t3u09 DavidAnnis
Conditional Commitment st3u09 David Annis
Firm Commitment 9n5/09 DavidAnnis
B. Permanent Loan - First Lien
Loan Application _ 6t30/09 David Annis
Conditional Commitment 7ßVrJg David Annis
Firm Commitment 8/rs/09 DavidAnnis
C. Permanent Lo¡n-Second Lien
Loan Application
Conditional Commitment
Firm Commitment
D. Other Loans & Grants
Type & Source, List
Application
Award/Commitment
f,'ormâtion of Owner Complete David Annis
IRS Approval ofNonprofit Status NA David Annis
Closine and Transfer of ProperW to Owner tt/0!09 David Annis
Plans and Speciäcations, Working Drawings 8^/09 David Annis
Building Permit Issued by Local Government tztolt09 David Annis
Start Construction t2/1s/09 David Annis
Beqin Lease-up 6n5/09 David Annis
Complete Construction 7/31/10 David Annis
Complete Lease-Up 8/31/t0 DavidAnnis
Credit Pleced in Service Date t,/71I David Annis
2009
.ZI. SITE CONTROL
þS Site control by the Owner identified herein is a mandatory precondition of review of this application
evidence of it, in the form of either a deed, option, purchase contract, or lease for a term longer than the period of time
property will be subject to occupancy restrictions must be included herewith. (9% Competitive Credits - An option
contract must extend beyond the application deadline by a minimum of four months.)
Site control by an entity other than the Owner, even if it is a closely related party, is not sufficient.
transfers to the Owner are not sufficient. The Owner, as identified in Subpart ll-4, must have site control at
this Application is submitted.
; lf the Owner receives a reservation of credits, the property must be titled in the name of or leased by (pursuant to
lease) the Owner before the allocation of credits is made this year.
us before you submit this application if you have any questions about this requirement.
A. Type of Site Control by Owner:
Appllcant controls site by (select one and attach document - Mandatory'l'AB K)
n Deed - attached
! Long-term Lease - attached (expiration date:
n Option - attached (expiration date:
El Purchase Contract - attached (expiration date: 11106/09
If more than one site for the development and more than one form of site control, please so indicate
! and attach a separate sheet speci$ing each site, number of existing buildings on the site, if any,
type ofcontrol ofeach site, and applicable expiration date ofform ofsite control. A site control
document is required for each site.
B. Timing of Acquisition by Owner:

Select one:
n Owner already controls site by either deed or long-term lease or
El Owner is to acquire property by deed (or lease for period no shorter than period property
be subject to occupancy restrictions) no later than ll/06/09 (must be prior to November 7 ,2008).
will
If more than one site for the development and more than one expected date of acquisition by
Owner, please so indicate n and attach separate sheet speci$ing each site, number of existing
buildings on the site, if any, and expected date of acquisition of each site by the Owner.
C. Market Study Data:
Obtain the following information from the Market Study conducted in connection with this ta,x credit application and enter below:
Project Vy'ide Capture Rate - LIHTC Units 3.30o/o

Project Wide Capture Rate - Market Units 0.00o/o
Project Wide Capture Rate - All Units 3.30o/o
Project Wide Absorption Period (Months) 5.""tt"
2009 Page 12
l. Site Description
l. Exact area ofsite in acres 14.000
2. Has locality approved a final site plan or plan ofdevelopment?

E Yes ENo
E Required documentation form attached (TAB L)
3. Is site properly zoned for the proposed development?

El Yes E No
E Required documentation form attached (TAB M)
4. Will the proposal seek to quali$ for points associated with proximity to public transportation?
EJ Yes E No
El Required documentation form attached (TAB A)
D. Photographs
lnclude photographs of the slte and any exlsfing structure(s) rn TAB 0. þor rehablhtatlon projects,
provide interior pictures which document the necessity ofthe proposed work.
E. Plans and Speciäcations
Minimum submission requirements for all properties (nerv construction, rehabilitation and adaptive reuse)
l. A location map with property clearly defined.

2. Sketch plan of the site showing overall dimensions of main building(s), major site elements
(e.g., parking lots and location ofexisting utilities, and water, sewer, electric,
gas in the streets adjacent to the site). Contour lines and elevations are not required.
3. Sketch plans of main building(s) reflecting overall dimensions of:
a. Typical floor plan(s) showing apartment types and placement
b. Ground floor plan(s) showing common areas;
c. Sketch floor plan(s) of typical dwelling unit(s);
d. Typical wall section(s) showing footing, foundation, wall and floor structure.
Notes must indicate basic materials in structure, floor and exterior finish.
In addition: required documentation for rehabilitation properties
A unit-by-unit work write-up.
þ Plans and specifications/unit-by-unit work writeup attached (TAB P) or

E Plans and specifications/unit-by-unit work writeup submitted separately
2009 Page 13
VII. OPERATING BUDGET
A. Rental Assistance
l. Do or will any low-income units receive rental assistance?
[Yes n No
2. Ifyes, indicate type ofrental assistance:
! Section 8 New Construction Substantial Rehabilitation

n Section 8 Moderate Rehabilitation
n Section 8 Certificates
! Section 8 Project Based Assistance
n no stS Rental Assistance
! Section 8 Vouchers
n State Assistance
n othe.:
3. Number of units receiving assistance: 26

Number ofyears in rental assistance contract: I
Expiration date of contract:
E
Contract or other agreement attached (TAB Q)
B. Utilities
l. Monthly Utility Allowance Calculations
Utilities Type ofUtility Utilities Enter Allowances by Bedroom Size

lcas. Eleclric. Oil. etc Paid hv: 0-bdr l-bdr 2-bdr 3-bdr 4-br
{eating )wner Tenant 3( 4f 5: 0
\ir Conditioning )mer Ienant l3 I 2(
)ooking Jwner Tenant ll l4 l;

-ighting )wner Ienânt 4l 5(
lot Water Tenant 2l 3¿ 4l

--lo.n"t
Vater )wner lerânt
;ewer )wner lenant
lræh flo*ne. Tenant
Total utilitv allowance fo¡ costs Daid bv te¡anl $0 st 28 s160 $189 $0
2. Source of Utility Allowance Calculation (Attach Documentation TAB Q)

n HUD
tr Utility Company (Estimate) E Local PtlA
! Utility Company (Actual Survey) n other:
2009 Page 14
C. Revenue
**
l. Indicate the eslimated monthly income for the Low-Income Un¡ts:
Total Number of
Tax Credit Units Rental Income
0 $0
I Bedroom Units 4 $1,1 80
2 Bedroom Units il $4,686
3 Bedroom Units ll $5,511
4 Bedroom Units 0 s0
Total Number of Tax Credit Units T
Plus Other Income Source (list): HCV income
Equals Total Monthly income: $12,011
Twelve Months x12
Equals Annual Gross Potential Income sl44,132
Less Vacancy Allowance ( 7.0% ) $10,089
Equals Annual Effective Gross Income (EGI) - Low Income Units $134,043
*r Beginning at Row 75 enter the appropriate data for both lg¡3lgg¡! and g¡þ!4@ units in the yellow shaded cells.
2. Indicate the estimated monthly income for the Market Råte Units: **
Total Number of Total Monthly
Unit Type Market Units - Rental Income
Efficiency Units 0 s0
I Bedroon Units 0 $0
2 Bedroom Units 0 $0
3 Bedroom Units 0 $0
4 Bedroom Units 0 s0
Total Number of Market Units
Plus Other Income Source (list):

Equals Total Monthly Income:
Twelve Months xl2
Equals Annual Gross Potential Income s0
Less Vacancy Allowance ( 0.0o/o )
Equals Annual Effective Gross Incone (EGI) - Market Rate Units
! Documentation in Support ofOperating Budget attached (TAB R)
List number of units by type: TOTAL UNITS
ASSISTED LVG EFF-ELO BD RI'ELD 2 BD RM-ELD EFF€AR I BD RMGAR

' 0 4
0 0 0 0
2 BD RM€AR 3 BD RiI€AR ¿ BD RIII4¡AR 2 BD RM.TH 3 BD RM-TH 4 BD RM.TH
1'l 11 0 0 0 0
,I
I STY-EFF-ELD STY.I BR-ELD I STY-2 BR{LO Note: Pleâse b€ sure to enler lhe number of units in the
0 0 0 gpp4p¡þlg unit category. If not' you will find sn error on
the scor$hæt at 5å, 6a & ób.
List number of units by type: TAX CREDIT UNITS

ASSISTED LVG EFF+LD I BD Rt¡€U) 2 BD RM-ELD EFF-GAR I BD RiI4AR
0 o 0 0 0 4
2 BD RM€AR 3 BD RM-GAR ¡l BD RM€AR 2 BD RM.IH 3 BD RM.TH 4 BD RM.TH
11 11 0 0 0 0
l SW-EFF-ELO I STY.I BR€LD I STY.2 BRTLD

0 0 0
Efflclency Un¡tB
Un¡t Type / Net Rentable Monthly Rent Total
Rent Taroetino Number Un¡ts Square Feet Per Un¡t Monthlv Rent
Efficiency-4o% I o ll o3o I lT-l s

Errcrencv-4o% r o rr urJU riTT t
Etriciency-4o% f o ll o¡o llT-l s
Page 15
Eff¡c¡ency - 40% 0 0.00 $ $
Efficiency - 4070 0 0.00 s $
Efficiency - 40% 0 0.00 $ $
Efficiency - 400/0 0 0.00 $ $
Efficiency - 40% 0 0.00 $ $
Efficiency - 40% 0 0.00 $ $
Efficiency - 40% 0 0.00 $ $
Eff¡c¡ency - 4070 0 0.00 $ $
Eff¡ciency - 40% 0 0.00 $
Efficiency - 40% 0 o.00 $ $
Efiiciency - 40% 0 0.00 $ $
Efficiency - 40% 0 0.00 $ $
Efficiency - 50% 0 0.00 $ $

Etficiency - 50% 0 0.00 $ $
Eff¡c¡ency - 50% 0 0.00 $ ù
Effìciency - 5070 0 0.00 $ $
Effìc¡ency - 50% 0 0.00 $ $
Efficiency - 5070 0 0.00 $ $
Efficiency - 50% 0 0.00 $ $
Efficiency - 50% 0 0.00 $ $
Efficiency - 50% 0 0.00 $ $
Efficiency - 500/o 0 0.00 ù $
Efficiency - 50% 0 0_00 s $
Efficiency - 50% 0 0.00 $ $
Efficiency - 50% 0 0.00 $ $
Efficiency - 5070 0 0.00 $ $
Efflciency - 50% 0 0.00 $ $
Eff¡ciency - 60% 0 0.00 s $

Efi¡ciency - 60% 0 0.00 $
Efficiency - 60% 0 0.00 $ $
Efficiency - 600/o 0 0_00 s $
Eff¡ciency - 60% 0 0.00 $ $
Efficiency - 60% 0 0.00 $ $
Efiiciency - 60% 0 0.00 $ $
Efficiency - 60% 0 0.00 $ $
Effic¡ency - 60% 0 0.00 $ $
Efi¡c¡ency - 60% 0 0.00 $ $
Efficiency - 60% 0 0.00 $ $
Efficiency - 60% 0 0.00 s $
Efficiency - 60% 0 0.00 $ $
Efficiency - 600/0 0 0.00 $ $
Efficiency - 60% 0 0.00 $ $
Total Efñclency Tota¡ Monthly Ef.
Tax Cred¡t Un¡ts: Tax Credit Rent: : $
Efficiency - Market 0 0.00 $ $

Efficiency - Market 0 0.00 $ ù
Efficiency - Merket 0 0.00 $ $
Effic¡ency - Market 0 0.00 $ $
Efficiency - Market 0 0.00 s $
Etficiency - Market 0 0.00 $ $
Eff¡ciency - Markel 0 0.00 $ $
Efficiency - Market 0 0.00 $ ù
Total Efñclency
Market Units: 0.00 Total Monthly
Eff. Market Rent:
Total Eff- LJnlts: Total Eff. Rent
1-Bedroom Units
Net Rentable Monthly Rent Total
Rent Taroetino Number Un¡ts Souare Feel Per Unit Monthlv Rent
2009 Page 15
1 BR - 400/o 2 660.37 $ 270 $ 540
1 BR-40% 'l 691.87 s 270 $ 270
1 BR - 400/o 0 0.00 $ $
1 BR-40% 0 0.00 c $
I BR - 4070 0 0.00 $ $
I BR- 4Oo/o 0 0.00 $ s
1 BR-40% 0 0.00 $ $
I BR-40% 0 0.00 $ $
'l BR - 40% 0 0.00 s $
1 BR-40% 0 0.00 $ $
1 BR-4070 0 0.00 $ $
1 BR-40% 0 0.00 $ $
1 BR-40% 0 0.00 $ $
1 BR- 40o/o 0 0.00 $ $
I BR-40% 0 0.00 $ $
I BR-50% 1 691.87 $ 370 $ 370

1 BR-50% 0 0.00 $ $
1 BR-50% 0 0.00 $ $
I BR-50% 0 0.00 $ $
1 BR-50% 0 0.00 $ $
1 BR-50% 0 0.00 $ $
1 BR-50% 0 0.00 $ s
1 BR-50% 0 0.00 $ $
I BR - 50o/o 0 0.00 $ $
1 BR-50% 0 0.00 $ $
1 BR - 50olo 0 0.00 $ $
1 BR - 500/o 0 0.00 $ $
1 BR-50% 0 0.00 $ $
I BR - 500/o 0 0.00 $ $
1 BR-50% 0 0.00 $ $
1 BR-60% 0 0.00 $ $
1 BR-60% 0 0.00 $
1 BR-60% 0 0.00 $ $
't BR - 60% 0 0.00 $ $
1 BR-60% 0 0.00 $ $
I BR-60% 0 0.00 $ $
1 BR-60% 0 0.00 $ $
I BR-60% 0 0.00 s ù
1 BR-60% 0 0.00 $ $
I BR-60% 0 0.00 s $
1 BR-60% 0 0.00 s $
't BR - 60% 0 0.00 $ $
1 BR-60% 0 0.00 $
1 BR - 600/o 0 0.00 $ $
I BR-60% 0 0.00 $ $
Total l-BR Total Monthly 1-BR
Tax Cred¡t Un¡ts: 2,704.48 Tax credlt Rent: $ 1,180
I BR- Market 0 0.00 $ $

1 BR - Market 0 0.00 $ $
1 BR - Market 0 0.00 $ $
1 BR - Market 0 0.00 $ $
1 BR - Market 0 0.00 $ -
$
1 BR - Market 0 0.00 $ $
1 BR - Market 0 0.00 $ $
I BR - Market 0 0.00 ù I
1 BR - Market 0 0.00 $ $
1 BR - Market 0 0.00 s $
1 BR- Market 0 0.00 $
I BR - Market 0 0.00 $ $
1 BR - Market 0 0.00 s $
1 BR- Market 0 0.00 $ $
I BR - Market 0 0.00 $ $
Total 1-BR
Martet Un¡ts: 0.00 Totel Monthly
l.BR Market Rent:
2009 Page 15
Total 1-BR Units: Total l-BR Rent s 1,180
2-Bedroom Unlts
Rent Taroelinq Number Units Souare Feet Per Un¡t - Monlhlv Rent
zBR- 40% 0 0.00 $ $

2BR- 40% 0 0.00 $ $
2 BR - 4Oo/o 0 0.00 s $
ZBR- 4Oo/o 0 0.00 $ $
2 BR - 4Oo/o 0 0.00 $ $
zBR- 40% 0 0.00 $ s
2 BR - 4Qo/o 0 0.00 $ $
2BR- 40% 0 0.00 $ $
2 BR - 4Oo/o 0 0.00 $ $
?BR- 40% 0 0.00 $ $
2 BR - 4Oo/o 0 0.00 $ $
2 BR - 4Oo/o 0 0.00 $ $
2 BR - 4Qo/o 0 0.00 $ $
?BR- 40% 0 0.00 $
2BR- 40% 0 0.00 $ $
2BR-50% 5 882.93 $ 426 $ 2,130

2BR-50% 6 1j28.OO s 426 $ 2,556
2BR-50% 0 0.00 ù
2BR-50% 0 0.00 s $
2BR-50% 0 0.00 $ $
2BR-50% 0 0.00 $
2BR-50% 0 0.00 $ t
2BR-50% 0 0.00 $ ù
2BR-50% 0 0.00 s $
2BR-50% 0 0.00 ù $
2BR-50% 0 o,00 $
2BR-50% 0 0.00 I $
2BR-50% 0 0.00 $ $
2BR-50% 0 0.00 ü $
2BR-50% 0 0.00 $ $
2BR-60% 0 0.00 $ $
2BR-60% 0 0.00 $ $
2BR-60% 0 0.00 $ $
2BR-60% 0 0.00 $ $
2BR-60% 0 0.00 $ $
2BR-60% 0 o.00 $
2BR-60% 0 0.00 $ $
2 BR - 600/o 0 0.00 $ $
2 BR - 6070 0 0.00 $
2BR-60% 0 0.00 $ $
2BR-60% 0 0.00 $ $
2BR-60% 0 0.00 $ $
2 BR - 600/o 0 0.00 I $
2BR-60% 0 0.00 $ $
2 BR - 600/o 0 0.00 $ $
Total 2-BR Total Monthly 2-BR
Tax Cred¡t Un¡ts: 11 I 1 ,1 82.65 Tax Credlt Rent: $ 4,686
2 BR - Market 0 0.00 $
2 BR - Market 0 0.00 I $
2 BR - Market 0 0.00 $ $
2 BR - Market 0 0.00 $
2 BR - Market 0 0.00 $ -
$
2 BR - Market 0 0.00 $ $
2 BR - Market 0 0.00 s $
2 BR - Market 0 0.00 $ $
2 BR - Market 0 0.00 $
2 BR - Market 0 0.00 $ $
2 BR - Market 0 0.00 $ $
2 BR - Market 0 0.00 $ $ Page 15
2009
2 BR - Market I o ìl mo lls .-_ls
2 BR - Market
2 BR - Market I o li mo---liT-l s
Total 2-BR
Market Un¡ts: Total Monthly
z-BR Market Rent:
Total z-BR Un¡ts: Totel 2-BR Rent
3.8êdroom Units
Net Rentable Monthly Rent Totel
Rent Tarqetino Number Units Square Feet Per Unit Monthlv Rent
3BR-40% 0 0.00 s $
3BR-40% 0 0.00 $ $
3BR-40% 0 0.00 $ $
3BR-40% 0 0.00 $ $
3 BR - 400lo 0 0.00 $ $
3BR-40% 0 0.00 $ $
3BR-40% 0 0.00 $
3BR-40% 0 0.00 $ $
3BR-40% 0 0.00 $ $
3BR-40% 0 0.00 $ s
3BR-40% 0 0.00 $ $
3 BR - 4070 0 0.00 $ $
3BR-40% 0 0.00 $ $
3BR-40% 0 0.00 $ $
3BR-40% 0 0.00 s $
3BR-50% 5 1,076.96 $ 501 $ 2,505

3BR-50% 6 1,300.00 $ 501 $ 3,006
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3 BR - 500/o 0 0.00 $ $
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3 BR - 5070 0 0.00 s $
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3BR-50% 0 0.00 $ $
3 BR - 6070 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3 BR - 600/o 0 0_00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
3BR-60% 0 0_00 $
3BR-60% 0 0.00 $ $
3BR-60% 0 0.00 $ $
Total 3-BR Total Monthly 3-BR
Tax Cred¡t Un¡ts: 11 13,184.80 Tax credlt Rent: $ 5,511
3 BR - Market I o lt o¡o llT--l s
mo -]iT-l
3 BR - Markel
2009 3 BR - Market I o li ç Page 15
3 BR - Market 0 0.00 $ $
3 BR - Market 0 0.00 $ $
3 BR - Market 0 0.00 ü $
3 BR - Market 0 0.00 $ ù
3 BR - Market 0 o.00 $ $
3 BR - Market 0 0.00 $ $
3 BR - Market 0 0.00 $ $
3 BR - Market 0 0.00 E $
3 BR - Market 0 0.00 $ $
3 BR - Market 0 0.00 $ $
3 BR - Markel 0 0.00 $ $
3 BR - Markôt 0 0.00 $ $
Total 3-BR
Market Unlts: Total Monthly
3-BR Market Rent:
Total 3-BR Ljnilsi Total 3-BR Rent
¡l-Bedrcom Unlts
Rent Taroetino Number Units Souare Feet Per Un¡t Monthly Rent
4BR-40% 0 0.00 $ $
4BR-40% 0 0.00 $ $
4BR-40% 0 0.00 $ $
4 BR - 40o/o 0 0.00 $
4BR-40% 0 0.00 $ $
4BR-40% 0 0.00 $ s
4BR-40% 0 0.00 $ $
4BR-40% 0 0.00 $ $
4BR-40% 0 0.00 $ $
4BR- 40% 0 0.00 $ $
4BR- 40% 0 0.00 $ $
4BR-40% 0 0.00 $ $
4BR- 40% 0 0.00 $ $
4BR-40% 0 0.00 $ $
4 BR- 40% 0 0.00 $ $
4 BR - 5070 0 0.00 $ $
4BR-50% 0 0.00 $ $
4 BR - 5070 0 0.00 $ $
4BR-50% 0 0.00 $ $
4 BR - 500/o 0 0.00 $ $
4BR-s0% 0 0.00 $ $
4 BR - 500/o 0 0.00 s $
4BR-50% 0 0.00 $ $
4BR-50% 0 0.00 $ $
4BR-50% 0 0.00 $ $
4 BR - 500/o 0 0.00 ù $
4BR-50% 0 0.00 s $
4BR-50% 0 0.00 $ $
4 BR - 500/o 0 0.00 ù $
4 BR - 50o/o 0 0.00 $ $
4BR-60% 0 0.00 $ $
4BR-60% 0 0.00 s $
4 BR - 6070 0 0.00 $ $
4BR-60% 0 0.00 $ $
4BR-60% 0 0.00 $ $
4BR-60% 0 0_00 $ $
4BR-60% 0 0.00 $ $
4BR-60% 0 0_00 $ $
4BR-60% 0 0.00 $ $
4BR-60% 0 0.00 s $
4BR-60% 0 0.00 $ $
4BR-60% 0 0.00 $ $
4BR-60% 0 0.00 $ $
2009 4BR-60% 0 0.00 $ $ Page 15

4 BR - 607o
Total 4-BR Total MonthlY4'BR
Tax Cred¡t Un¡tB: 0 0.00 Tar Credit Rent:
4 BR - Market 0 0.00 $ $
4 BR - Market 0 0.00 $ $
4 BR - Merket o 0.00 $ $
4 BR - Market 0 0.00 $ $
4 BR - Market 0 0.00 $
4 BR - Markët 0 0.00 $ $
4 BR - Märket 0 0.00 $ $
4 BR - Market 0 0.00 s $
4 BR - Market 0 0.00 $ $
4 BFI - Market 0 0.00 s $
4 BR - Market o 0.00 s $
4 BR - Market 0 0.00 $ $
4 BR - Market 0 0.00 $
4 BR - Market o 0.00 $ $
4 BR - Market 0 0.00 $ $
Total 4-BR
Markst Unlts: Totâl Monthly
4-BR ilarket Rent: 5
Totål 4-BR lJnits: Total 4.BR Rent : $
Total Unlts 26 Net Rentabls sF: TC Unlts 27,071.98

MKT Units 0.00
Total NR SF: 2f ,071.93
-
Floor Fraction 100.0000%
2009 Page 15
D. Ex
Administrative:
l. Advertising/lvfarketing $500
2. Office Salaries
3. Office Supplies
4. Office/Model Apafment (type-)
5. Management Fee $10,000
7.46Vo of EGI 384 ól 53846 Per Unit
6. Manager Salaries $12,000
7. StatrUnit (s) (type ) $0
8. Legal
9. Auditing
I 0. -
Bookkeeping/Accounting Fees
$1,200
I 1. Telephone & Answering Service
12. Tax Credit Monitoring Fee
I 3. Miscellaneous Administrative
Total Administrative $32,600

Utilities
14. Fuel Oil $0
15. Electricity Ë1,500
ló. Water
17. Gas
18. Sewer
Operating:
Total UtititY
æ $1,500
I 9. Janitor/Cleaning Payroll $0
20. Janitor/Cleaning Supplies tiz,500
2 l. Janitor/Cleaning Contract
22. Exteminating $J)U
23. Trash Removal $luu
24. Security Payroll/Contract
25. Grounds Payroll
26. Grounds Supplies
27. Grounds ConÍact
28. Maintenance/Repairs Pa¡toll
29. Repairs/Material
30. Repairs Conhact t;5.0u0
3 l. Elevator Maintenance/Contrâct
32. Heating/Cooling Repairs & Maintenance
33. Pool Maintenance/Contract/Staff
34. Snow Removal
3 5. DecoratingÆayroll/Conhact
36. Decorating Supplies
37. Miscellaneous
Operating & Maintenance Totals
Taxes & Insurance
38. Real Estate Taxes $10,200
39. Payroll Taxes
40. Miscellmeous Taxes/Licenses/Pemits
41. Property & Liability Insurance ! I J,UUU
42. Fidelity Bond
43. Workman's Compensation
44. Health Inswance & Employee Benefits li),uuu
45. Other Insurmce
Total Taxes & Insur¡nce $30,500
Total Operating Expense $98.050
Dl. Total Oper. Ex. Per Unit 93,771 D2. Total Oper. Ex. As % EGI (fiom E3) 73.t5%
Replacement Reserves (Totâl # Units X $300 or $250 New Const. Elderly Minimurn) $7,800
Total Expenses $I 05,850
2009 Page 16
Low-Income Housing Tax Credit Application X'or Reservation
E. Cash Flow (First Yea

1. Annual EGI Low-Income Units from (C1) $ I 34,043
2. Annual EGI Market Units (from C2) $0
3. Total Effective Gross Income $134,043
4. Total Expenses (from D) $10s,8s0
5. Net Operating Income $28, I 93
6. Total Annual Debt Service (from Page 2l B2) $1 9,1 70
7. Cash Flow Available for Distribution 99,023
F. Projections for Financial Feasibility - 15 Year Projections of Cash Flow
Stabilized
Year I Year2 Year 3 Year 4 Year 5
Eff. Gross Income 134,043 138,064 r42,206 146,472 150,866
Less Oner. Expenses 105.850 I10,084 114,487 119,067 123,830
Net Income 28,193 27,980 27,719 27,405 27,037
Less Debt Service 19,170 19,170 19,170 19,170 19,170
Cash Flow 9,023 8,810 8,549 8,235 7,867
Debt Coverage Ratio 1.47 1.46 1.45 1.43 l.4l
Year 6 Year 7 Year I Year 9 Year 10

Eff. Gross Income 155,392 160,054 164,856 169,801 174,895
Less Oper. Expenses 128,783 133,934 139,291 144,863 150,658
Net Income 26,610 26,120 25,564 24,938 24,238
Less Debt Service 19,170 19,170 19,170 19,770 19,170
Cash Flow 7,440 6,950 6,394 5,768 5,068
Debt Coverage Ratio L39 1.36 1.33 1.30 1.26
Year 11 Year 12 Year 13 Year 14 Year 15

Eff. Gross Income 180,t42 185,547 l9l,l13 196,846 202,752
Less Oper. Expenses 156,684 162,951 169,469 176.248 183,298
Net Income 23,458 22,595 21,644 20,598 19,454
Less Debt Service 19,170 19,170 19,170 19,l7a 19,174
Cash Flow 4,288 3,425 2,474 1,428 284
Debt Coverage Ratio 1.22 1.18 1.13 1.07 1.01
Estimated Annual Percentage Increase in Revenue 3.00o/o (Must be < 3%)
Estimated Annual Percentage Increase in Expenses 4.00% (Must be > 4%o)
2009 Page l7
VIII. PROJECT BUDGET
,. Cost/Basis/Maximum Allowable Credit
Complete cost column and basis column(s) as appropriate through 412. Check if the following
documentation is attached at TAB S:
! Executed Construction Contract
! Executed Trade Payment Breakdown
fl Appraisal
f] Other Cost Documentation
I Environmental Studies
TE: Attorney must opine, among other things, as to correctness of the inclusion of each cost item in
is, type of credit and numerical calculations of this Part Vlll.
Amount ol'Cost up to 100%o lncludable ln

Elieible Basis--Use Apolicable Column(s):
"30olo Present Value Credit" (lJ)
o/o
Item (A) Cost (B) Acquisition (C) Rehab/ "70 Present
New Construction Value Credit"
(lontractor Cost
A. Off-Site Improvements 0 0 0 0
B. Site Work 392,014 0 0
C. Other: 0 -..-õ,. ---õ,'
D. Unit Sttrc 1,044,930 0 0 1,044,930
E. Unit Structures (Rehab) 1,018,677 0 0 r,018,677
F. Accessory Building (s) 80,988 0
G. Asbestos Removal 0
---õ,.
H. Demolition 0 0 0
I. Commercial Space Costs 0 0 0
J.
K.
L.
Structured Parking Garage
Subtotal A: (Sum lA..lJ)
General Requirements t6l,7t0
0
2.536.609
0 0
re l6r,7t0
0
M. Builder's Overhead 0 0 0 0
( 0.0olo Contract)
Builder's Profit 161,899 0 0 161,899
( 6.4o/o Contact¡
o. Bonding Fee 0 0 0 0
P. Other: 0 0 0 0
a ContractiñõTi-
Subtotal (Sum lK..1P) $2,8ó0,218 $0 $0 s2,668,204
Owner Costs
A. Building Permit 20.000 0 0 20.000
B. Arch.Ængin. Design Fee 144,288 0 0 144,288
( 5,550 tunit)
C. Arch. Supervision Fee 0 0 0 0
( 0 /unit)
D. Tap Fees 0 0 0 0
E. Soil Borings 2,s00 0 0 2,500
2009 Page l8
Amount of Cost up to 100% Includable in

Elieible Basis-Use Aoolicable Columnls):
"30olo Present Value Credit" (D)
ltem (A) Cost (B) Acquisition (C) Rehab/ "70 o/o Present
2. Owner Costs Continued
F. Construction Loan I 5,000 0 0 15.000

Origination Fee
G. Construction Interest r 20,000 0 0 r20,000
( 0.0% for 0 months)
H. Taxes During Construction 15,000 0 0 15.000
I. Insurance During Construction 23,000 0 0 23,000
J. Cost Certification Fee 7.500 0 0
K. Title and Recording 30,000 0 0 30,000
L. Legal Fees for Closing 58.000 0 0
M. Permanent Loan Fee 0 0 0 0
( 0.0% )
N. Other Permanent Loan Fees 0 0 0 0
O. Credit Enhancement 0 0 0 0
P. Mortgage Banker 0 0 0 0
Q. Environmental Study 4.500 0 0 4,500
R. Shuctural/Mechanical Study 0 0 0 0
S. Appraisal Fee 3.500 0 0 3,500
T. Market Study 3,500 0 0 3,500
U. Operating Reserve 125.000 0 0 0
V. Tax Credit Fee 23.671 0 0 0
W. OTHER s191.372 $0 $0 $153,000
(sEE PAGE 194)
X. Owner Cost
Subtotal (Sum 24..2W) $786,83 I $0 $0 $546,788
Subtotal I + 2 s3,647,049 $0 $0 s3,214p92

(Owner + Contractor Costs)
3. Developer's Fees 250,000 0 0 250,000
4. Owner's Acquisition Costs

Land r89.r00
Existing Improvements I.051.700 0
Subtotal 4: $1,240,800 $0
5. Total Development Costs

Subtotal l+2+3+4: $5,137,849 $0 $0 s3,464,992
If this application seeks rehab credifs only, in which there is no acquisition and no change in ownership, enter the greater of
appraised value or tax assessment value here: $0 Land
(Attach documentation at Tab K) Buitding
-Sõ"-
2009 Page 19
Amount of Cost up to 100% Includable in

Elieible Basis-Use Applicable Column(s):
"30olo Present Value Credit" (D)
Item (A) Cost (B) Acquisition (C) Rehab/ "70 oá Present
OTHEROWNERCOSTS
Contingency Reserve 100,000 0 0 I 00,000

(Rehab or Adaptive Reuse only)
LIST ADDITIONAL ITEMS
25,000 0 0 25,000
+Construction Manaqement
I
ALTA Survev 8,000 0 0
TCAP Administration 22.000 0 0 0
ffi 16,372 0 0 0
Relocation 20,000 0 0 20,000
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
0 0 0 0
Subtotal (Other Owner Costs) s19t,372 s0 $0 $153,000
2009 Page 194

Basis-Use Column(s):
(C) Rehab/ (D)

New "70 % Present
Construction Value Credit"
5. Total Development Costs

Subrotal l+2+3+4 5.137,849
6. Reductions in Eligible Basis
Subtract the following:

A. Amount of federal grant(s) used to finance
qualiff ing development costs
B. Amount of nonqualified, nonrecourse frnancing
C. Costs of nonqualifuing units of higher quality

(or excess portion thereof)
D. Historic Tax Credit (residential portion)
7. Total Eligible Basis (5 minus 6 above) 3,464,992
8. Adjustment(s) to Eligible Basis (For non-acquisition costs in eligible basis)

(i) For Earthcraft or LEED Certification AND 60 Bonus Points 0 173,250
(ii) For QCT or DDA (Eligible Basis x 30%) 0 0
Total Adjusted Eligible basis 3,638,242
9. Applicâble Fraction 100.0000% t00.0000% 100.0000%
10. Total QualilTed Basis (Same as Part IX-C) 3,638,242

(Eligible Basis x Applicable Fraction)
11. Applicable Percentage 3.28o/o 0.00% 9.00o/o
(For 2009 9% competitive fredits, use the May 2009 applicable percentages for acq.)
(For 97o non-competitive & tã exempt bonds, use the most recently published rates)
12. Maximum Allowable Credit under IRC $42 s0 $0 s327,442

(Qualified Basis x Applicable Percentage)
(Same as Part IX-C and equal to or more than bJ¿ I,44¿
credit amount requested) Combined 30% & 70% P. V. Credil
2009 Page20
B. Sources ofFunds
1. Construction Financing: List individually the sources of construction financing, including any such
loans financed through grant sources:
Date of Date of Amount of

Source ofFunds Application Commitment Funds Name ofContact Person
$o
$o
$0
E Commitments or letter(s) of intent attached (TAB T)
2. Permanent Financing: List individually the sources of all permanent financing in order of lien position:
Interest Amortizstion Term

Date of Date of Amount of Annual Debt Rate of Period of
Source of Funds Application Commitment Funds Service Cost Loan IN YEARS Loan (vears)
I. VHDASPARC $200,298 913.624 5.950/< 35
2. DHCDHOME $500.000 $s.00c LOOol I 00c
3. VHDA (existing loan) $54s.40C s545 o.oool I 00c
4. $o $c 0.000/< l00c
5. $0 $C 0.000/< I 00c
$o $c o oool I 00c
Totals: $ I,245,698 $19,170
Commitments or letter(s) of intent attached (TAB T)

¡
J. Grants: List all grants provided for the development:
Name ofContact Person
Total Permanent Grants:
! Commitments or letter(s) of intent attached (TAB T)
2009 Page2l
4. Portion of Syndication Proceeds Attributable to Historic Tax Credit

Amount of Federal historic credits $0 x Equity % $0.00 $0
Amount of Virginia historic credits $0 x Equity % $0.00 $0
6. Equity that Sponsor will Fund:

Cash Investment s0
Contributed Land/Building ! AssessmentAttached(TABS)
Deferred Developer Fee
Other:
7. Total of All Sources (82 + B3 + B4 + B5 + 86)

-$g',r,rôõ" Equity Total $395,400
(not including syndication proceeds except for historic tax credits)
8. Total Development Cost

(From VIII-A5)
-o"
-s'õ' -TT[qrfiE-
$5,137,849
9. Less Total Sources ofFunds (From 87 above) s2,649,539
10. Equals equity gap to be funded with low-income tax credit

proceeds (must equal IX-D3) $2,488,310
C. Syndication Information (If Applicable)
l. Actual or Anticipated Name of Syndicator Virginia Community Development Corporation

2. Contact Person Jeffrey Michael Meyer Phone (804) 343-1200 ext ll3
J. Street Address 1840 W. Broad Street, Suite 200
City Richmond State VA Zip 23220
4. a. Total to be paid by anticipated users of credit (e.g., limited partners)

b. Equity Dollars Per Credit (e.g., $0.85 per dollar of credit)
c. Percent of ownership entity (e.g., 99% or 99.9%)
d. Net credit amount anticipated by user of credits
e. Syndication costs ¡rot included in VIII-45 (e.g., advisory fees)
rc 99.99%
5. Net amount which will be used to pay for Total Development Cost (4a-4e)
as listed in Part VIII-A5 (same amount as Part IX-D3) $2,488,310
6. Amount of annual credit required for above amounts

(same amount as Part IX-D6) -m- $327,442
7. Net Equity Factor [C5 / (C6 X l0)]
(same amount as Part IX-D4) Must be equal to or greater than 85olo 75.99o/o
8. Syndication: n Public or I Private

9, Investors: ! Individual or I Corporate
! Syndication commitment or letter of intent attached (TAB U)
2009 Page22
D. Recap of Federal, State, and Local Funds/Any Credit Enhancements
I . Are any portions of the sources of funds described above for the development financed directly or indirectly
with Federal, State, or Local Government Funds? ! Yes ! No
Ifyes, then check the type and list the amount ofmoney involved.
Below-Market Loans Market-Rate Loans
n f*ExemptBonds $0 ! TaxableBonds $0
n RD 5r5 ! Section 220 $0
! Section 221(d)(3) ! Section 221(d)(3) $0
I Section 312 $0 n Section 221(d)(4)
n Section 236 $0 n Section 236
n vuoa sPARC/REACH $200,298 ! Section 223(f) $0
n HoMn Funds $s00,000 n Other: $o
E Other: VHDA existing loar/grant $545.400
! other:
Grants
$0
Grants
-5r
-
n coec $0 ! State $o
n uoec $0 ! Local $0
I Other: TCÀP $901,61I
This means grants to the partnership. Ifyou received a loan financed by a locality which received one ofthe
listed grants, please list it in the appropriate loan column as "other" and describe the applicable grant program
which funded it.
2. Subsidized funding: list all sources of funding for points. Documentation Attached (TAB T)
Source ofFunds Commitment date Funds

A-NRHA $395.40C
2 $c
3. SC
$c
5. $(
3. Does any ofyour fìnancing have any credit enhancement? ! Yes ENo
If yes, list which financing and describe the credit enhancement:
4. Other Subsidies EJ Documentation Attached (TAB Q)

n Section 8 Rent Supplement or Rental Assistance Payment
tr Tax Abatement
E Other Section 8 Vouchers proiect-based by Accomack-Northampton RHA
5. Is HUD approval for transfer ofphysical asset required?

nYesENo
E. For Transactions Using Tax-Exempt Bonds Seeking 47o Credits:

For purposes ofthe 50% Test, and based only on the data entered to this
application, the portion ofthe aggregate basis ofbuildings and land financed with
tax-exemptfundsis: lTã'T-l
2009 Page23
X. ADDITIONALINFORiVIATION
A. Extended Use Restriction
NOTE: Each recipient of an allocation of credits will be required to record an extended use agreemenl
required by the IRC governing the use of the development for low-income housing for at least 30 years.
However, the IRC provides that, in certain circumstances, such extended use period may be terminated early.
E This development will be subject to the standard extended use agreement which permits early
termination (after the mandatory l5-year compliance period) of the extended use period.
n This development will be subject to an extended use agreement in which the owner's right to any
early termination of the extended use provision is waived for 25 additional years after the 15-
year compliance period for a total of 40 years. Do not select if IX.B is checked below.
n This development will be subject to an extended use agreement in which the owner's right to any
early termination of the extended use provision is waived f'or 35 additional years after the 15-
year compliance period for a total of 50 years. Do not select if IX.B is checked below.
B. Nonprofit/Local Housing Authority Purchase Option/Right of First Refusal
l. E After the mandatory l5-year compliance period, a qualified nonprofit as identified in the
attached nonprofit questionnaire, or local housing authority will have the option to purchase
or the right off,rrst refusal to acquire the development for a price not to exceed the outstanding
debt and exit taxes. Such debt must be limited to the original mortgage(s) unless any refinancing
is approved by the nonprofit. Do not select if extended compliance is selected in IX.A above.
E Option or Right of First Refusal in Recordable Form Attached (TAB V)
Enter name of qualified nonprofit: Accomack-Northampton Regional Housing Authority
2. n A qualified nonprofit or local housing authority submits a homeownership plan committing to

sell the units in the development after the mandatory l5-year compliance period to tenants whose
incomes shall not exceed the applicable income limit at the time of their initial occupancy.
Do not select if extended compliance is selected in IX.A above.
¡ Homeownership Plan Attached (TAB Ð
C. Building-by-Building Information (Complete page 25 as appropriate)
2009 Page24
Low-Incomr -rrsing Tax Credit Application For Reservation
c. Building-by-Buildinglnformat¡on @
Qualified basis must be determined on a building-by building basis. Complete the section below. Building street addresses are required by the IRS (must have them by the time of
allocation request).
NUMBER 30% Prese¡t Value 30% Present Value

OF C¡edit fo¡ Acouisition Credil fôr Cônclr¡rdn 707o Present Value Credit
TAX MARKE']
:REDI] RATE Actual or ActuaÌ or Actual o¡
LINITS Lr\ÌtTs Estiñate Anticipated Estimate Anticipated Estimate Anticipated
Build Street Qualiñed ln-Service Applicable Credit Qualiñed ln-Service Applicable Credit In-Service Applicable C¡edit
Qualiñed
ing # Address Bæis Date Amout Bæis Date Amoml Basis Date Amounl
l. 35388-35390 Mill Ru Lae $( 0.00% $( 0.007 0 s274,056 0vt5ll 9.000/0 24,665
a 35394-35396 Mill Ru Lae $( 0.00% $( 0,00% 0 $274,056 0l/t5n 9.00% 24,665
35400-35402 Mill Run Læe s( 0.00% $( 0.0001 0 $274,056 0l/15/l 9.OOo/o 24,665
4. 3540ó-35408 Mill Ru LÐe $( 0.00% $( 0.00% 0 $191,432 0r/ls/l 9.00%
5. 35412-35414 Mill Rw Lee $( 0.000/0 $( 0.0001 0 s191,432 0ln5/l 9.00%
6. 35418-35420 Mill Rm Lüe $( 0.00% $( 0.00% 0 $274,056 0l/15/l 9.000/. 24,66s
7. 35424-35426 Mill Run Lfle $( 0.00% $( 0.007 0 $274,056 0ln5i l 9.000/. 24,665
8. 35401-35403 Mill Ru Lile $( 0.00% $( 0.0001 0 $280,230 0ln 5/l 9.OOo/o 25,221
9. 35405-35407 Mill Ru lme $( 0.000/0 $( 0.00ol 0 $280,230 0ln5n 9.000/. 25,22t
10. 35384-35386 Mill Run Lile $( 0.000/o $( 0.00% 0 $280,230 0l/15/l 9.000/0 25,22t
il. 35380-35382 Mill Run Lme $( 0,00% $( 0.00? 0 $348,r3ó 0|rslt 9.00o/¡ 3r,332
35381-35383 Mill Ru Læe $( 0.000/o $( 0.0001 0 $348,136 0l/15/l 9.00% 31,332
13. 35385-35387 Mill Run lme $( 0.00% $( 0.00or 0 $348,136 0l/15/l 9.000/0 3t,332
14. $( 0.00% $( 0.00or 0 $0 0.00%
15. $( 0 00% $( 0.000r 0 $0 0.00%
16. s( $( O noor 0 s0
s( $( s3 639 242
s0 $0 s327 442
Qualilied Bæis Totals (must agree wth VIII-Al0)
Credit Amout Totals (must agree with VIll-A-12)
2009 Page25
Low-Incom. ,using Tax Credit Application For Reservation
C. Building-by-Building Information
NUMBER 30o¿ Prese¡t Value 30% Present Value

ÔF Credit fôr Acouisìtio Credit for Construction 700% Present Value Credit
TAX VARKE'I
CREDf RATE Actual or Actual or Actual or
LNITS IJNITS Estimate Anticipated Estimte Anticipated Estimate Anticipated
Build Streel Qualiñed In-Service Applicable Credit Qualified In-Service Applicable Credit Qualified In-Se¡vice Applicable C¡edit
ing # Add¡ess Bæis Date Percentaae Basis Date Amount Basis Date
t7 $( 0.00% $0 0.00% 0 $0 0.00%
l8 $( 0.006/a $0 0.000/0 0 $0 0.00%
l9 $( 0.00% $0 0.000/0 0 $0 0.00%
z0 $( 0.000/" $0 0.00% 0 $0 0.007
$( 0.00% $0 0.00% 0 $0 0.00ôl
$( 0.00% $0 0.00% 0 $0 0.009
$( 0.000/" $0 0.00% 0 $0 0.007
$( 0.000/" $0 0.00% 0 $0 0.0041
25 $( 0.00% $0 0.00% 0 $0 0.000r
s( 0.000/a $0 0.00% 0 s0 0.000r

27 $( 0.000Á $0 o.o0% 0 $0 0.00%
28 $( 0.000/a $0 o.o0% 0 $0 0.0001
29 $( 0.000/a $0 0.00% 0 $0 0.00?
$( 0.000¿ $0 0.00% 0 $0 0.00or
3l $( 0.00% $0 0.00% 0 $0 0.009
t2 st 0.00% {n o ôoo/ 0 1ô 0.000r
$( s( $0
s0 $0 $0
Qualitied Bæis Totals (must agree with Vlll-Al0)
Credit Amount Totals (must agree with VIII-A-I2)
2009 Page25 (2)

Tax Credit Application For Reservation
Building-by-Building Information @
NUMBER 30% P¡esent Value 30% Presmt Value

OF Credit for Acdrisitiôr Credit for Construction 70% Presmt Value Credit
TAX
:REDI: RATE Actual or Actual or Actual or
TINITS UNITS Estimale Afficipated Estimate Anticipated Estimate Anticipated
Build Street Qualified In-Se¡vice Credit ln-Se¡vice Applicable
Qualified Credit Qualified In-Service Credit
ing # Add¡ess Basis Date Bðis Date Amounl B6is Date
$( 0.00% $( 0.007 0 s0 0.0070
$( 0.00% $( 0.007 0 $0 0.00%
35. $( 0.00% $( 0.0001 0 $0 0.00%
36. $( 0.00% $( 0.00or 0 $0 0.00%
37. $( 0.00% $( 0.0001 0 $0 0.0070
38. $( 0.00% s( 0.007 0 $0 0.00%
39. $( 0.00% $( 0.00or 0 s0 0.00%
40. $( 0.00% $( 0.00? 0 $0 0.00%
41. $( 0.00% $( 0.000r 0 $0 0.00%
$( o.oo% $( 0.0001 0 $0 0.000/o
43. $( 0.00% $( 0.00? 0 $0 0.00%
44. $( 0.00% $( 0.007 0 $0 0.00%
45. $( 0.00% $( 0.00% 0 $0 0.00%
46. $( 0.00% $( 0.00? 0 $0 0.00%
47. $( 0.000/. $( 0.00% 0 $0 0.000/ô
J:
48. $( 0.000/o s( o oool 0 $0
$t $( s0
I
Qualitied Bæis Totals (must ag¡ee with Vlll-410)

Ito $0
Credit Amount Totals (must agree with VIII-A-12)
2009 Page 25 (3)

D. Determination of Reservation Amount Needed
following calculation of the amount of credits needed is substantially the same as the calculation which will be made by
to determine, as required by the lRC, the amount of credits which may be allocated for the development. However,
at all times retains the right to substitute such information and assumptions as are determined by VHDA to be reasonable
the information and assumptions provided herein as to costs (including development fees, profits, etc.), sources for funding,
equity, etc. Accordingly, if the development is selected by VHDA for a reservation of credits, the amount of such
reservation may differ significantly from the amount you compute below.
l. Total Development Costs (from VIII-A5, Column A page 20) $5, r37,849
2. Less Total Sources ofFunds (from VIII-B7 page22) s2,649,s39
3. Equals Equity Gap $2,488,310
4. Divided by Net Equity Factor (VIII-C7 page22) 75.99o/o

(Percent of l0-year credit expected to be raised as equity investment)
5. Equals Ten-Year Credit Amount Needed to Fund Gap s3,274,420
Divided by ten years l0
6. Equals Annual Tax Credit Required to Fund the Equity Gap s327,442
7. The Maximum Allowable Credit Amount s327,442

(from VIII-A I 2-combined figure)
(This amount must be equal to or more than 6 above)
8. Reservation Amount (Lesser of 6 or 7 above)
Credit per Unit 12,594 Conbinql 30% & 7trlo PV Credit
Credit per Bedroom 5,550
3f% PV Crdil
E. Attorney's Opinion
n Aftached in Mandatory TAB W) If you incur the error message that your reservation amount is not
the equity gap amount you may use the goal seek function within the
to eliminate the error message. To use the "Goal Seek" function
the curser box on cell V28. Using the mouse arrow, point and click
ools" on the top line and then click on the "Goal Seek" option. A box wi
with the V28 cell shown in the top space, place the cursor in the mi
and type in the new amount that you want the equity gap to be which
the reservation amount below, then place the cursor in the bottom space and
bottom of the page click on page 22 Then place the cursor on cell Nl
Deferred Developer Fee) and click on'OK". A message should then appear
solution has been found and ifthe amount is correct click "OK'. Ifthe
now equal the error message will disappear.
2009 Page26
F. Statement of Owner
he undersigned hereby acknowledges the following:
l. that, to the best ofits knowledge and belief, all factual information provided herein or in connection
herewith is true and correcto and all estimates are reasonable.
2. that it will at all times indemnifr and hold harmless VHDA and its assigns against all losses, costs,
damages, VHDA's expenses, and liabilities of any nature directly or indirectly resulting from, arising out of
or relating to VHDA's acceptance, consideration, approval, or disapproval ofthis reservation request and
the issuance or nonissuance of an allocation of credits, grants and/or loan funds in connection herewith.
that points will be assigned only for representations made herein for which satisfactory documentation is
submitted herewith and that no revised representations may be made in connection with this application
once the deadline for applications has passed.
4. that this application form, provided by VHDA to applicants for tax credits, including all sections herein
relative to basis, credit calculations, and determination of the amount of the credit necessary to make the
development financially feasible, is provided only for the convenience of VHDA in reviewing reservation
requests; that completion hereof in no way guarantees eligibility for the credits or ensures that the amount
of credits applied for has been computed in accordance with IRC requirements; and that any notations
herein describing IRC requirements are offered only as general guides and not as legal authority.
5. that the undersigned is responsible for ensuring that the proposed development will be comprised of
qualified low-income buildings and that it will in all respects satis$ all applicable requirements of federal
tax law and any other requirements imposed upon it by VHDA prior to allocation, should one be issued.
that, for the purposes of reviewing this application, VHDA is entitled to rely upon representations of the
undersigned as to the inclusion ofcosts in eligible basis and as to all ofthe figures and calculations relative
to the determination of qualified basis for the development as a whole and/or each building therein
individually as well as the amounts and types of credit applicable thereof, but that the issuance of a
reservation based on such representation in no way warrants their conectness or compliance with IRC
requirements.
7. that VHDA may request or require changes in the information submitted herewith, may substitute its own
figures which it deems reasonable for any or all figures provided herein by the undersigned and may reserve
credits, if any, in an amount significantly different from the amount requested.
that reservations of credits are not transferable without prior written approval by VHDA at its sole
discretion.
2009 Page27
Low-Income Housing Tax Credit Applieation For Reservation
9. that the requirements for applying for the credits and the terms of any reservation or allocation
thereof are subject to change at any time by federal or state law, federal, state or VHDA
regulations, or other binding authority.
10. that reservations may be made subject to certain conditions to be satisfied prior to allocation
and shall in all cases be contingent upon the receipt of a nonrefundable application fee of
$500 and a nonrefundable reservation fee equal to 7o/o of the annual credit amount reserved.
11. that a true, exact, and complete copy of this application, including all the supporting
documentation enclosed herewith, has been provided to the tax attorney who has provided the
required attorney's opinion accompanying this submission, and
12. that the applicant has provided a complete list of all residential real estate developments in
which the general partner(s) has (have) or had a controlling ownership interest and, in the
case of those projects allocated credits underSection 42of the lRG, compfete information on
the status of compliance with Section 42 and an explanation of any noncompliance. The
applicant hereby authorizes the Housing Credit Agencies of states in which these projects are
located to share compliance information with the Authority.
L3. that the information in this application may be disseminated to others for purposes of
verification or other purposes consistent with the Virginia Freedom of lnformation Act.
However, all information will be maintained, used or disseminated in accordance with the
Government Data Collecticn and Dissernination Practices Act. The applicant may ¡'efuse to
supply the information requested, however, such refusal will result in VHDA's inability to
process the apptication. The original or copy of this application may be retained by VHDA,
even if tax credits are not allocated to the applicant.
In Wiûress Whereof, the undersigned being authorized, has caused this document to be executed in its
Legal Name of Owner:

By: ,-.o- t<*)Y(*i
Its:
(Title)
2009 Page28
2OO9 LIHTC SELF SCORE SHEET:
worksheet is intended to provide you with an est¡mate of your applicat¡on score based on the selection criteria described in
. Most of the data used in the scoring process is automatically entered below as you f¡ll in the application. Other
below in the green shaded cells, are items that are typically evaluated by VHDA's staff during the application review
analysis. For purposes of self scor¡ng, it will be necessary for you to make certain dec¡sions and assumptions about
and enter the appropriate responses in the green shaded cells of this score sheet. All but two requ¡re yes/no
which case enter Y or N as appropriate. ltem 2b pertaining to the Local CEO Lefferwill require one of the following responses:
the letter ¡ndicates unconditional support; N - the letter indicates opposition to the project; NC - no comment from the local¡ty,
other response which is neither unconditional support nor opposition. ltem 5e1 requires a numeric value to be entered.
that the score ¡s only an est¡mate based on the selection criteria using the reservation application data and
you've entered on this score sheet. VHDA reserves the right to change application data and/or score sheet
appropriate, which may change the flnal score.
MANDATORY ITEMS: Score

a. Signed, completed application YorN
b. Duplicate copy of application YorN -õ-0
c. Partnership agreement YorN 0
d. SCC Certification YorN 0
e. Previous participation form YorN 0
I Site control document YorN 0
g. Architect's Certificâtion YorN 0
h. Attorney's opinion YorN 0
i. Nonprofit questionnaire (if NP) Y, N, N/A 0
0.00
1. READINESS:
a. Plan of development 0or40 40.00
b. Zoning approval 0or40 40.00
Total: 80.00
HOUSING NEEDS CHARACTERISTICS:

a. VHDA notification letter to CEO
b. Local CEO letter
c. Location in a revital¡zation area
d. Location in a Qualifìed Census Tract
e. Sec I or PHA waiting list preference
(Y,NC,N) r N
0 or
0 or
0 or
0
-50
5
orí0
50
0 or 25 or
30
0.00
50.00
30.00
0.00
10.00
f. Subsidized funding commitments 7.70% Up to 40 15.39
g. Exist¡ng RD, HUD Section I or 236 program N 0 or 20 0.00
h. Tax abatement or new project based rental subsidy (HUD or RD) 0 or 10 10.00
i. Census tract wilh <10o/o poverty rate, no tax credit units N Oot25 0.00
j. Development listed on the Rural Development Rehab Priority List N 0 or 15 0.00
Total -i.ìffi'
3. DEVELOPMENT CHARACTERISTICS:
a- Un¡t size (See calculat¡ons below)
- Up to 100 100.00
b. Amenities (See calculat¡ons below) Up to 60 44.92
c. Project subsidies/HUD 504 accessibility for 5 or 10% of units 0or50 50.00
or d. HCV payment standard/HuD 504 accessib¡lity for 5 or 10% of units N 0or30 0.00
or e. HUD 504 accessibility for 4% of units N 0or15 0.00
f. Proximity to public transportation Y10 0,10or20 10.00
g. Development will be Earthcraft or LEED certified 0or30 30.00
h. VHDA Certified Property Management Agent 0or25 25.00
i. Units constructed to meet VHDAS Universal Des¡gn standards 46o/o Up to 15 6.92
j. Developments with less than 100 units Up to 20 20.00
Total 286.85
4. TENANT POPULATION CHARACTERISTICS:

a. <= 2Oo/o of un¡ts hav¡ng 1 or less bedrooms 0or15 15.00
b. Percent of units with 3 or more bedrooms 42.31o/o Up to 15 15.00
Total 30.00
5. SPONSOR CHARACTERISTICS:
a. Developer exper¡ence - 3 developments with 3 x units or 6 developments with 1 x units 0or50 0.00
or b. Developer experience - I development with I x units 0orl0 10.00
c. Developer experience - uncorrected major violation 0 or -50 0.00
d. Developer experience - noncompliance 0 or -15 0.00
e1. Developer experience - did not build as represented 0or-x 0.00
e2. Developer experience - term¡nation of credits by VHDA 0 or -10 0.00
f. Management company rated unsatisfactory O or -25 0.00
g. LEED accredited design team member 0or10 10.00
Total 20.00
6. EFFICIENT USE OF RESOURCES

a. Credit per unit lf #N/A or #REF! appears ¡n the score column of these point Up to 180 -6.45
b. Cost per unit categories check spell¡ng of Clerk's Off¡ce on pg L lt must match Up to 75
2009 Total exactly with the Jurisdict¡on names l¡sted ¡n the Appl¡cation Manual.
7. BONUS POINTS:
a. Units with rents at or below 40% of AMI 12o/o Up to 10 10.00
b. Units with rent and income at or below 50% of AMI 50o/o Up to 50 0.00
or c. Units with rents at or below 50% rented to tenants at or below 60% of AMI lOOo/o Up to 25 0.00
lr d. Units in Low lncome Jurisdictions with rents <= 50% rented to tenants with <= 60% of AMI 1O0o/o Up to 50 50.00
e. Extended compliance Years 40 or 50 0.00
or f. Nonprofit or LHA purchase option 0or60 60.00
or g. Nonprofit or LHA Home Ownersh¡p option N 0or5 0.00
Total 120.00
500 Point Threshold - 9% Credits TOTAL SCORE: 647.67

475 Point Threshold - Tax Exempt Bond Cred¡ts
-Un¡ts¡r+Cal€ulatþflÊ+
F AS LVG E.EFF E-{-BÐRM E¿gÐRM
( ç
--High€q=Ft--J€ÐRM
I e ( (
-t#€q#t--J€ÐR[a
( € I {
--P€þ€I€S-F{--J€ÐR$
0€e94 0€0% 0ss9 0$09r
-P€snlag€€f!åit€
0s( o€e o€¡ 0s(
-+eiFl€fer€€Cfoem
FEFFG Ê-+€ÐRM-ê F+gÐRt -G E3BDRM.â

( e {
-High€q#t-l€ÐRf4
( C I {
-t#€q-Et--J€ÐR[a
( € I {
-+reie€tsqFt--J€ÞRÀ4
-+€rcânle€€€f{€*s 0€09( 1å38% +2319 42314
--P€ints+€r€€drcem Èo( o€e est 0€{
F-4€ÐRM-C F 2 BÞRM TH Éâ ÞhQ¡r TH F ¡ BDRM TH

{ € e (
-High€qFg-BÐRl¡ (
( e (
-te*S+Fl,-+BÐR[a r
-+€ie€tSqFLl€ÐRM ( € (
-+€f€åAtage€f!flls 03094 oso94 oseg

o€{ o€€ o€1 04{
-PêiÊtep€+€€C€€m
1 ST EtÞ EFF 1 ST EtÞ 1 BÞRM 1 ST EtD 2 BDRM lfyou do not rece¡ve a numeric point value
-r+gh€+f'r-lgEìR¡¡ ( ¡nthe unit s¡ze calculat¡ons, please
--têflSq+g-cÐR$ ( ( I check the values entered on p¿ge 8, Cl.
+r€tê€ts+Fl.€ÐRtr4 ( ( I These must be whole number numeric
0-00e1 0so9 qg09 values only. Also check page 7, ¡tem 3,
-F¿âr€ênleg€€fuflits
-+€iFls"€Êg€Cæm o3{ 0.0{ os¡ the number of un¡ts must be e¡ther new,
adapt or rehab only. Comb¡nat¡ons do
not calculate coÍectly.
Amen¡ties:
A+{Jn¡t€-hâve:
e'#eF+€etå{€€#€ 1sqso% 1€€9
¡-eemmuf,iq*eem 530
c. Brick Walls 0.ïQo/o 0.00
@ osg
€=-lÀlind€v'¡ÈEf,€{gy€tâ+ +00
f, HeaUAC SEER AFUE osg
gl'sub.met€{€d-wet€rexp€å€€ 9€S
ffi &0e
909
oJo
+etâl 20=oo
A{-€ld€dy-tinit€+€v*
€-Ff€ßt-€€n{+êt{€ng€€ 0€e
b-Em€fg€n€y€âll€y€{€m e¡o
@ ose
C=-+#e€yevie¡i¡er€ oso
+€lal oJo
@ o€o
b--*l¡€þfre€tru4u{€
+etâl€m€+ì¡{i€€; 30€s
2009
Construction
Assisled Lvg 0.00 sF lBdmEld 0.00 SF 3-Bdm Gd t.377.02 SF
l-Sty-Eff-Eld 0.00 sF 2BdrmEld .]tt 4-Bdm Cã 0.00 SF
r-sty IBR-Eld
--i.õõ'sr
------¡¡o-'sn Eff-Gù
l-Bdmcù
0.00 SF
0.00 SF
2-Bdrm TH
3-Bdrm TH
0.00
0.00
SF
' 2BR-Eld SF
.ld 0.00 sF 2-Bdm cr 4-Bdrm TH 0.00 SF
-liõTãsr
Assisted Lvg lBdm Eld 3-Bdm Cù SF

l-S!y-Eff-EId O,OO SF 2Bdrm Eld 0.00 sF 4-Bdm Gù SF
l-Sty IBR-Eld Eff-GÙ 0.00 sF 2-Bdm TH SF
l-Sty 2BR-Eld
--------îõõ-sr l-Bdrm Gu
------õiõ-sr 3-BdmTH SF
Eff-Eld --ìlõs¡
------lõõ's¡
2-Bdm Gd O,OO SF 4-Bdm TH SF
AssisledLvg 0.00 SF lBdm EId 0.00 sF 3-BdmGd I,186.65 SF

l-Sly-Eff-Eld 0.00 SF 2Bdm EId 4-BdmGù 0.00 SF
l-Sty IBR-Eld 0.00 SF Eff.GÙ ........ffisr
0.00 sF 2-BdmTH 0.00 SF
l-Sty2BR-Eld 0.00 SF l-Bdm Gd -õ.õõ-sr 3-Bd.mTH 0.00 SF
Eff-Eld 0.00 sF 2-Bdrm Gù 981.37 SF
L¡st Totål Units By Bedrmm TlTe: No..: Pl.1ç b !üE toGnt.r lhô trunhr dunili ir th€ Total Sq. Ft. By Type
Assisl€d Lvg om om 0m
l-Sty-Efl-Eld o.m o.æ 0.æ
l-Sty IBR-Eld om om om
2BO RM.GAR AD RM-IH 4 BD RM.TH l-Sty 2BR-Eld 0.m 0.æ 0.æ
6 6 0 0 0 o Etr-EId om
lBdm Eld om o.æ o.æ
Total NC Unitsl 2Bdm Eld 0.m o.æ
0 0 0 TTt--t Eff-Cã
l-Bdm Gr
ôm
o0
om om
2-Bd¡m Gü
3-Bdm Cd om 593ã
4-Bd.m Ct
2-Bdm TH 0.æ 0_æ
3-Bdm TH 0.m 0.æ
4 BO RM,GAR 2BD RM.IH 3 BD RM.TH 4 AD RM.TH 4-Bdm TH 0.æ 0.æ
0 0 0 o 0 0
SilI BR.ELD
0 0 0 qild lúl: 28,781.S
5 0 U 0 0
1 SIYI BR.ELD I 1 51Y.2BR-ELD

0 0 il 0
D¡stribution ofCosts By Constûction Type: Marimum I)eveloper Fee Calcr¡latior
Ntrtudrctiø &ftRæ 89bêþ

Totâl owner & Conlnctor C6t (Bü¡¡)
læìî-1f ------¡-------ll- i-rjj-:¡-]
Conrråctor Cßt:
t-õ-l New
AR
Consrnctiod
/ Rch¡b
$1,ffi.711
¡1,€1.S7
51.ffi
€.ffi
r-æ-ã_-_lT-----õ,-----]r--iî¡õ-l ¡2,m.218
¡1 .æg,ffi 1327 ,W N* Cond. @ e
T--ãT-l t-õ'-l T-€-ø-æ---] ¡1.575,ffi S3S,æ7 R#b @ ã%
l-Æ.:l-1f iJi-ET6F-] s1.61,7æ _-__-¡19ÞJf9_BdqAq.@ lffi

92Øß --'-lfS 52.517.96 Sæ.S No lMlvof lddd
1721 .7æ lHtv of lntãd
rap.oFR6 Ld -------19- -115q@-

Nd -¡L99.19]--
Se@.112 S Szffi,æ7
ERROR-Tol.l Co3t3 Oo Not Age To Page 19
I¡islributior ofCredits Requested By Co¡st. Type

N*codrctim &d@ Ræ 8E¡&
T-Gffi----]
D¡ilr¡butior of TCAP Requesterl Bv Const Tvoe

I
lN*cdrudM MdæRæ Rfrb I
l-----o------l
$/sF= l::@ cred¡ts/sF = @const trunit = f-5ì1"5-ãã-l
TYPE OF PROJECT FAMILY = 11000; ELDERLY = 12000 an ERROR message appeaß here check
LOCATION BELT=100; NvM=l l0; NVNM=200; Rlc=300; TID=400; sMA=500; SMA-c=510; of Clerk's Oft¡ce on pg l. lt must
TYPE OF CONSTRUCTION N C=l; ADPT=2;REHAB(25,000+)=3; REHAE(7,500-25,000)=4 w¡th the Jurisd¡ct¡on names
0 0 0 0 0 0 0
0 0 0 0 0 0 o
TER-(COSTS=>25,000) 0 0 0 0 0 0 0
TER-(COSTS<25,ooo) 0 0 0 0 0 0 0
0 0 0 0 0 0
T COST PER UNIT 0 0 0 0 0 0 0
TER-(CREDITS=>25,000) 0 0 U 0 0 0 0
TER-(CREDtTS<25,000) 0 0 0 0 0 0 0
0 0 0 0 0 0 0
CREDIT PER UNIT 0 0 0 0 0 0 0
PER UNIT POINTS 0.00 0.00 0.00 0.00

PER UNIT POINTS 0.00
I ÞK-9 J
;F PER UNIT 0 0 't,108 1,377 0 0 0 0
{UMBER OF UNITS 0 0 6 6 0 0 0 0
0 1 79,340 200,690 0 0 0 0
'ARAMETER-(COSTS=>25,000)
)ARAMETER-(COSTS<25,000) 0 0 0 0 0 0 0 0
]OST PARAMETER 0 0 't79,340 200,690 u 0 0 0

0 0 175,686 218,259 0 0 o 0
'ROJECT COST PER UNIT
0 0 16,887 18,897 0 0 0 0
'ARAMETER-(CRÊDITS=>25,000)
)ARAMETER-(CREDITS<25,OOO) 0 0 0 0 0 0 0 0
)REDIT PARAMETER 0 0 16,887 1 8,897 0 0 0 0

,ROJECT CREDIT PER UNIT 0 0 16,433 20,415 0 0 0 0
;OST PER UNIT POINTS o-00 0.00 0.76 0.00 0.00 0.00 0.00 0.00
rÞFNIl ÞIÞ I INIT ÞôINTC 0.00 0.00 2.42 -7.23 oo0
TOTAL COST PER UNIT POINTS l-.3s-l(Prorated)

TOTAL CREDIT PER UNIT POINTS lTn l(Prorated)
StandardcostParameter-lowr¡se 0
lffi 0 0 0 0 0 0
Parameter Adjustment - mid r¡se 0000000
Parameter Adjustment - high rise 0000000
Adjusted Cost Parameter
StandardcreditParameter-lowrise
l-ffi 0 0 0 0 0 0 0
Parameter Adjustment - m¡d rise 0 0 0 0 0
Parameter Adjustment - h¡gh rise 0 0 0 0 0
Adjusted Credit Parameter
Standard Parameter - low r¡se

Parâmetêr Adjustment - mid r¡se
Parameter Adjustmênt - h¡gh r¡se
Adjusted CoBt Parameter
Standard Credit Parameter - low rise

Parameter Adjustment - mid rise
P¿rameter Adjustment - high risê
Ad¡usted Credit Parameter
vs¡=|Effil credits/sF= @const$runit= f'.-..fifitõi-l
TYPE OF PROJECT FAMILY = 11000; ELDERLY = 12000 ll to-or'ln ERRoR message appearc here check
600 "n
LOCATION BELT=100; NVM='110; NVNM=200; RIC=300; TID=¿100; SMA=500; SMA-C=Sí0; RU n lspell¡ng of Clerk's Office on pg l. lt must
TYPE OF CONSTRUCTION N C=l; ADPT=2;REHAB(25,000+)=3; REHAB(7,500-25,000)=4 I Z lmâtch exactly w¡th the Jurisd¡ct¡on nâmes
in rne aoorcarton Manual.
rn the
ELDERLY
Err-E-] Ð I I tK-E- I i I
ìF PER UNIT 0 0 0 0 0 0 0
,¡UMBER OF UNITS 0 0 0 0 -rts¡eo
0 0 0
)ARAMETER-(COSTS=>25,000) 0 0 0 0 0 0 0
)ARAMETER-(COSTS<25,OOO) 0 0 0 0 0 0 0
ìOST PARAMETER #Dtv/o! #DIV/OI #Dtv/0! #Dtv/01 #Dtv/0! #Drv/0! #Dtv/o1

,ROJECT COST PER UNIT #Dtv/o! #Dtv/o! #Dtv/o1 #Dtv/01 #Ðtv/0! #Dtvio! #Dtv/o!
ITS=>25,000) #Dtv/o! #Dtv/o! #Dtv/0! #Dlv/o1 #Dtv/0! #Dtv/0! #Dtv/o1

'ARAMETER-(CRED
ITS<25,OOO) #Dtv/o! #Drv/o! #Dtv/o! #Dtv/01 #Dtv/0! #Dtv/0! #Dtv/o1
'ARAMETER.(CRED
)REDIT PARAMETER #Dtv/o! #Dtvio! #Dtv/o1 #Dtv/01 #Drv/0! #Dtv/0! #Dtv/o!

#Dtv/0! #Dtv/0! #Dtv/o1 #Dtv/01 #Dtv/0! #Dtv/0! #Dtv/o1
'ROJECT CREDIT PER UNIT
:OST PER UNIT POINTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
!ÞENII ÞFÞ I INIT ÞôINTS 0.00 0.00 0.00 0.00 ñnn ônô 0.00
FAMI
EFF-U I Z ÞK.Iñ JÞK.IT
ìF PER UNIT 0 0 0 0 0 0 0 0
.IUMBER OF UNITS 0 0 0 0 0 0 0 0
,ARAMETER-(COSTS=>25,000) 0 0 0 0 o 0 0 0
,ARAMETER-(COSTS<25,000) 0 0 0 o 0 0 0 0
)OST PARAMETER #Dtv/o! #Dtv/o! #Dtv/0! #Dtv/o! #Dtv/o1 #Dtv/o1 #Dtv/o1 #Dtv/o!
#Dtv/o! #Dtv/o! #Dtv/0! #Dtv/0! #Dtv/o1 #Dtv/o1 #D¡V/OI #Dtv/o!
'ROJECT COST PER UNIT
ITS=>25,000) #D¡V/O! #Dtv/o! #Drv/0! #Dtv/o! #Dlv/o1 #Dtv/o1 #Dtv/o! #Dtv/o!

'ARAMETER-(CRED
tTS<25,000) #Dtv/0! #Dtv/o! #Dtv/0! #Dtv/o! #Dtv/01 #Dtv/o1 #Dtv/or #Dtv/o!
'ARAMETER-(CRED
)REDIT PARAMETER #Dtv/0! #Dtv/0! #Dtv/0! #Dtv/o! #Dtviol #Dtv/o! #Dtv/o1 #Dtv/o!
,ROJECT CREDIT PER UNIÏ #Dtv/0! #Drv/0! #Dtv/ot #Dlv/o! #Dtv/01 #Dtv/o1 #Dlv/o1 #Dtv/o1
)OST PER UNIT POINTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
:REDIT PER UNIT POINTS nnn 0.00 0.00 0.00 0.00 000 nnñ
TOTAL COST PER UNIT POINTS I o.oo l(Prorated)
TOTAL CREDIT PER UNIT POINTS li-r-õ-l |!¡# 0-00 ltProraredt
Standard Cost Parameter - low rise #D¡V/O! #D|V/O! #D|V/O! #DlviOl #D|V/O! #D|V/O! #DlV/01
ParameterAdjustment - mid rise
Pârameter Adjustment - h¡gh rise
Ad¡usted Co3t Parameter
Standard Credit Parameter - Iow r¡se

Parameter Adjustment - high rise
Ad¡usted Cred¡t Paremêter
Standard Parameter - Iow r¡se

Parameter Adjustment - m¡d rise 00000000
Pârameter Adjustment - h¡gh r¡se 00000000
Ad¡usted Cost Parameter
Credit Paramotors - Fam¡ly
Standardcred¡tParametôr.lowrisem#DlV/0!#DlV/0!#DlV/0!#DlV/0!#DlV/0!#DlV/0!
Parametêr Adjustment - m¡d risê 00000000
Parâmeter AdjusÍnent - high rise 00000000
Ad¡usted cred¡t Pammeter
'-
$/SF = I 3163.751 credits/sF = l-5îFlconst $run¡t = f-5100-iõs-l
here check
TYPE OF PROJECT FAMILY = 11000; ELDERLY = 12000 l-ìioo-r'lrr "n ERRoR message appoåß
LOCATION BELT=100; NVM=110; NVNM=200; RIC=300; TID=400; SMA=500; SMA-C=s10; RU í 600 lspell¡ng of Clerk's Office on pg l. lt must
TYPE OF CONSTRUCTION N c=l ; ADPT=2;REHAB(25,000+)=!; REHAB(7,500-25,000)=4 I s lmatch exactlv w¡th the Jurisd¡ct¡on names
¡n the Aoorcat¡on Manual.
ELDERLY
Aù LVU ETT.E I I ÞK-E-t Ð I ¿Þr-E-rÐr
]F PER UNIT 0 0 0 0 0 0 0
{UMBER OF UNITS 0 0 0 0 -l¡sted
0 0 0
)ARAMETER-(COSTS=>25,000) 0 0 0 0 0 0 0
,ARAMETER-(COSTS<25, 000) 0 0 0 0 0 0 0
]OST PARAMETER 0 0 0 0 0 0 0
)ROJECT COST PER UNIT 0 0 0 0 0 0 0
ITS=>25,000) 0 0 0 0 0 0 0
'ARAMETER-(CRED
)ARAMETER-(CRED ITS<25,OOO) 0 0 0 0 0 0 0
]REDIT PARAMETER 0 0 u 0 0 0 0
)ROJECT CREDIT PER UNIT 0 0 0 o 0 0 0
;OST PER UNIT POINTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
:REDIT PER UNIT POINTS 0.00 0.00 0.00 0.00 000 nnñ
FAMILY
Z ÞK-9 +ÞK-tñ
ìF PER UNIT 0 757 981 í147 0 0 0 0
\¡UMBER OF UNIÍS 0 4 5 5 0 0 0 0
,ARAMETER-(COSTS=>25,000) 0 1 30,390 169,1 59 I 97,688 0 0 0 0

000) 0 0 0 0 0 n 0
'ARAMETER-(COSTS<25,
]OST PARAMETER 0 130,390 169,159 197,688 0 0 0 0

,ROJECT COST PER UNIT 0 123,987 160,696 I 94,31 0 0 0 U 0
,ARAMETER-(C REOITS=>25,000) 0 11,242 14,585 't7,o45 0 0 0 0

0 0 0 0 0 0 0 0
'ARAMETER-(CREDITS<25,000)
]REDIT PARAMETER 0 11,242 14,585 17,O45 0 0 0 0
,ROJECT CREDIT PER I,JNIT 0 11,597 1 5,031 18,'t75 0 o 0 0
;OST PER UNIT POINTS 0.00 r.05 1.34 0.46 0.00 0.00 0.00 0.00
:REDIT PER UNIT POINTS 0.00 -1.63 -1 97 ÁtÈ 0.00 0.00 0.00 oo0
TOTAL COST PER UNIT POINTS l-ä-l (Prorated)
TOTAL CREDIT PER UNIT POINTS ÍTß |(Prorated)
Standard Cost Parâmeter - low rìse

Paramêter Adjustment - mid rise
Parameter Adjustment - hÌgh risê
Ad¡usted Cost Parameter
Standard Credit Parameter - low riso

ParameterAdjustment - h¡gh rise
Adjusted Cred¡t Parameter
Standard Parameter - low rise

Parameter Adjustmènt - mid r¡se
Pârameter Adjustment - high rise
Adjusted Cost Parameter
Standard Credit Pãramot€r - low rise

Parametor Adjustment - m¡d rise
Parameter Adjustment - high rise
Ad¡usted Cred¡t Parameter
Un¡t Size Calculations:
1 BDRM E-2 BDRM
High Sq.Ft. / BDRM 0
Low Sq.Ft. / BDRM 0000
Poect Sq.Ft. / BDRM 0.00 0.00 0.00 0
Percentage of Units 0.00% 0.00% 0.0070 0
Points per Bedroom
High Sq.Ft. / BDRM 0 0 1,050 11

Low Sq.Ft. / BDRM 00840f
Project Sq.Ft. / BDRM 0.00 0.00 1,108.42 1,377
Percentage of Units 0.00% 0.00% 50.00% 50
Points per Bedroom
F.4 BDRM-G F-2 BDRM.TH F-3 BDRM-TH F-4 BDRM-

Project Sq.Ft. / BDRM 0.00 0.00 0.00 0
Percentage of Units 0.00% 0.00% 0.00% 0
Poinis per Bedroom 000
ST ELD-I BDRM 1
Hish Sq.Ft. / BDRM 000

Project Sq.Ft. / BDRM 0.00 0.00 0.00
Percentage of Units 0 00% 0.00% 0.00%
Points per Bedroom
(Prorated)
Amenit¡es:
Number of 2-Bedroom New Constr. Units With 1.5+ Bathrooms
Number of 3-Bedroom New Constr. Units With 2+ Bathrooms
All units have:

a. 1.5 or 2 Baihrooms
b. Community Room 749 SF
c. Brick Exterior Walls
d. Kitchen/Laundry Appl.-Energy Star
e. Windows-Energy Star
f. HVAC/SEER/HSPF/AFUE
g Sub-metered water
h. Lowflow showers and faucets
¡. High speed internet ¡nfrastructure
J. Water Heaters-Energy Star
Total
All elderly units have:

Front-control ranges
b. Emergency call sys.
c. Suppl. heat source in baths
d. Two eye viewers
Total
All rehab or adapt¡ve reuse un¡ts have:

a. H¡storic rehab
Total
Total Amen¡ties Points: 21.2

Unit Size Calculat¡ons:
L 1 E.2 BDRM
High Sq.Ft. / BDRM 0 0
Low Sq.Ft. / BDRM 0 0 0
Project Sq.Ft. / BDRM 0.00 0.00 0.00 0.
Percentage of Units #Dtv/o! #Dlv/o! #Dtv/0! #Dtv/0!
Points per Bedroom 0
F.1 BDRM-G F-2

Low Sq.Ft. / BDRM 0 U 0
Percentage of Units #Dtv/o! #Dtv/0! #Dtv/o! #Dlv/o!
Points per Bedroom 0 U

Percentage of Units #Dtv/ot #Dtv/o! #Dlv/o! #Dlv/o!
Points per Bedroom
1 ST ELD-EFF 1 ST ELD.1
Hish Sq.Ft. / BDRM 0
Percentage of Units #Dtv/0! #Dtv/o! #Dtv/0t
Points per Bedroom 0 0
l--'õ-l (Prorated)
Ê 'ities:
Number of 2-Bedroom Adaptive Reuse Units With 1.5+ Bathrooms
Number of 3-Bedroom Adapt¡ve Reuse Units With 2+ Bathrooms
All units have:

e. L5 or 2 Bathrooms
Brick Exterior Walls
d. Kitchen/Laundry Appl.-Energy Star
s. Sub-metered water
h. Lor,vflow showers and faucets
i. High speed internet infrastructure
J, Water Heaters-Energy Star
Total
All elderly un¡ts have:

a. Front-control ranges
d. Two eye viewers
Total
All rehab or âdaptive reuse units have:

a. Historic rehab
Total
F
Total Amenities Points:
Unit Size Calculations:
LVG IE-EFF IE.I BDRM
Project Sq.Ft. / BDRM 0.00 0.00 0.00 0.00
Percentage of Units 0.00% 0.00% 0.00% 0.00%
High Sq.Ft. / BDRM 0 625 900 1000

Low Sq.Ft. / BDRM 0 500 675 800
Project Sq.Ft. / BDRM 0.00 757.19 981.37 1,186.65
Percentage of Unìts 0.00% 28.57o/o 35.71o/o 35.71o/o
Points per Bedroom 0 28.57142857 36 35.71428571
F-4 BDRM-G F.2 BDRM.TH F-3 BDRM-TH F.4

Project Sq.Ft. / BDRM 0.00 0.00 0.00 0.00
Percentage of Units 0.00% 0.00% 0.00% 0.00%

Percentage of Units 0.00% 0.00% 0.00%
Points per Bedroom
l¡e"B-4-îE¡gl(Prorated)
'ties:
Number of 2-Bedroom Rehab Units With 1.5+ Bathrooms
Number of 3-Bedroom Rehab Units With 2+ Bathrooms
All units have:

a. 1.5 or 2 Bathrooms
c. Brick Exterior Walls
d. K¡tchen/Laundry Appl.-Energy Star
g. Sub-metered water
h. Lowflow showers and faucets
i. High speed internet infrastructure
J- Water Heaters-Energy Star
Total
All elderly units have:

a. Front-control ranges
d. Two eye v¡ewers
All rehab or adaptive reuse un¡ts have:

a. Historic rehab F
Total Amenities Points:
TAB A
(Documentation of Development Location)
TAB A. 1
(Qualified Census Tract Certification)
Quolified Census lrqçl Certificotion
Development Nome: Mill Run

Trocking #: 2009-7-082
l. Generol lnslrucfions
. ThisCertificotion must be included with the Applicotion (by Applicotion Deodline.
5/15/oe).
. The Owner/Developer completes Ihis Certificolion.
. Any chonge in this form moy result in o reduction of points under the scoring system. lf
you hove ony questions, pleose coll Jim Chondler ot VHDA (804) 343-5786.
2. Definition oi Quolified Census Troct

Pursuont to $a2(d)(5)(C)(ii) of the lRC, o quolified census troct is, "(l) Any census troct
which is designoted by the Secretory of Housing ond Urbon Development ond, for
the most recent yeor for which census doto ore ovoiloble on household income in
such troct, either in which 50% or more of the households hove on income which is
less thon 60% of the oreo medion gross income (AMGI) for such yeor or which hos o
poverty rote of of leost 25%. 11 the Secretory of Housing ond Urbon Development
determines thot sufficient doto for <rny period ore not ovoiloble to opply this clouse
on the bosis of census trocts, such Secretory sholl opply this clouse for such period on
the bosis of enumerotion districts. (ll) The portion of o metropoliton stotisticol oreo
(MSA) which moy be designoted sholl not exceed on oreo hoving 20% of the
populotion of such MSA. (lll) Eoch MSA sholl be treoted os o seporote oreo ond oll
non-metropoliton oreos in o Stote sholl be treoted os one oreo."
3. Census Trocl #(s):

5t 001 9908
x To determine fhe development's census troct. go to hltp://mop.sbo.gov/hubzone/inii.osp ond

put in ïhe development oddress or county. The census troct number will be reveoled
ofter pressing the "seorch" butlon. On o rore occosion, when o development spons
more lhon one census troct, Ihis website moy show incomplete informotion. lF the
subject development is ocross census lrocts, pleose list eoch census troct by number
ond provide supporting documentotion.
X Attoch o mop showing census troct boundories ond the development's locoiionl
4. [egol Descriplion
X Attoch o copy of the development's legol description; Ihe legol description should
correspond to the site conlrol documenl in the Applicotion.
SBA HUBZone Locator http://map.sba.gov/hubzone/hzqry.asp
Mrptitude fu thÉ'$r€b 3.60.0O

ffiBA-r I HU BZone Progra m
Address-Town-County Text-0nlv
US.Map Helu
Search Yersion
DETERMINATION OF WHETHER AN ADDRESS IS IN A HUBZONE
35409 Mill Run Lane, Belle Haven V^r 23306 is located in Census Tract " 51001990800 " which IS HUBZone
qualified. This census tract will remain eligible for HUBZone participation at least until June l,20ll.
The map below sholvs the relationship of this address (marked with a star) to qualified HUBZone areas. Belolv the map,
you may find information on why the address lvas found to be in a HUBZone Area.
Hovi to navigate?
Now click on the map to zoom in d:í'
HUBZone
Status
+, Zoorrr lrr
Zoorn Out
Recenler
User can define zoom in/out
or move display area by
clicking on the map with
the mouse after selecting a
tool above.
frotrd Ietrd Iþràrfry f:lnÆ tuûll*ry b I ftrrùr¡Frrr¡u

Pû#er€dbt llÐtit¡dllx thc lf¡b-Ð CS¡
BASIS OF HUBZONE DETERMINATION
Is the address located in a Metropolitan Area? YES
Is the address located in a qualified or redesignated census tract? YES

Is the address located in a BRAC Commission-closed former
NO
military base?
Is the address located in a Dfficult Development Area? NO
Is the address located in an Indian Country areø? NO
lof2 5lrzl09 9:39 AM

SBA HUBZone locator htç ://nnap,sbagov/hubzonel.hzqr¡r ;asp
If ltaar firrnis principal ffie

ls lacøødtn thís area which is qualified as s HUBZone (Prinaípal ølfiee medns tkc lacøtia¡t
where the greatest number of the concern's employees at any one tocøtion perþrmtheir work.,l 3 CFR PART 126.103),you
&re eneoareged ø apply far the HABZane Emp.owerment Cantrãetiry Frogrøm,
You rnay apply now f,orHUBZone Certificatíon
mter an ADDRESS,TOWN ÕT COUNTY to Search

Address (include ei.ther City & State or ZIP Code - omil øddress
tú zoom.tnøp ta ø cí,ff ar ZIP eade ø*a)
Ë.!r!!t!f!
g
2af 2 SlIYAq 9;39AM

n)ilIIBITA
DBSCRIPTION OF REAL ESTATE
All that certain tract or parcel of land situaæ near Shield's Bridge, in the Town of Belte Haven,
Pungoteague Magisterial Disfrict, Accomack County, Virgini4 contaíning in the aggregate, L4 acres, as
shown on a cerf¿in plat of survey entitled, "Various Parcels of Land Surveyed at the Request Of the
Accomack-Northampton Housing Authority. Located near Shield's Bridge, Town of Belle Haven,
Pungoteague Dishict, Accomack County, Virgini4" dated November 21, 1995, revised on February 27,
1996, and made by Shore Engineering Co., fnc., to which plat express reference is made for a more
particular description of the properly herein conveyed. Said taot or parcel of land is bounded generally
ontha Northea,sf by the land of John H. Duer, III, and the land of Gilinda Phillippe, as shown on said plat;
onthe South eastby the land of Catherine Dunton Mapp and the land of Paul F. Garner, as shown on said
plat; on the Southw,esf by State Route 178 and various lot properties, as shown on said plat; and on the
Norlhwest by the land of John H. Duer, IIf, as shown on said plat.
And Being all of the same property conveyed to Accomack-Northampton Regional Housing
Authority by Deed of Gift from Accomack-Northampton Housing and Redevelopment Authorþ, dated
March l, 1996 a¡rd recorded in the Office of the Clerk of Court of Accomack County on March 28ù,
1996, as Inst¡ument Number 960001268, Deed BookTL2,Page lL3.
Mill RunApartrnents,
LLC
Accomack-Northharnpton Regional
Mill Run Development Corporation Housing Authority
Managing Member Elaine Meil
Executive Director
Accomack-Northhampton Regional
HousingAuthorþ
Elaine Meil
Executive Director
TAB 4.2
(Revitalization Area Certifi cation)
TÛ1ryN OF tsET,LE TTAVEN
REVITALIZATION AREA CERÏI FI CATION
April24,2009
Jim Chsndler
Vkginio Housing Development Authority
ó01 Soulh Belvidere Skeet
Richmond, Virginic 23220
VHDA Trocking Number: 2009-z-ag2

Development Nome: MillRun
Developmenl Jurisdic'tion : Town of ßelle Hoven
Name of Owner/AppliconT: MIIIRun, LLC
Deor Mr. Chondler:
I certify thot the cbove-referenced development is locoted in q Revitolizotion Areo in

my jurisdiction. A "revitolization crec" is any CIreo thct is
(i) either (1) blighfed,
deterioroied, deierÌoroting or, if noT rehcrbilitoted, likely to deterlorcle by rec$on thof
the buildings, improvements or ofher fqcilifies in such oreo ere subjecl to one Õr more
of the following condilions- dilopidotion, obsolescence, overcrowding, incdequote
ventilotion, light or sqnitotion, excessive lond coveroge, deleterious lond use, ôr foulty
othewise inadequole design, quolity or condition, or {2} the industricl, commerciol or
other economÍc development of such oreo will benefit ïhe city or counfy but such
orèo lccks ihe housing needed to induce msnufccluring, industrial, commorciol,
governmentol, educotionol, entertoinmenl, community development, heolthcqre or
nonprofit enferprises or undertqkings to locote or remoln in such creo; ond {ii) prívafe
onterprise ond investment ore not reosonobly expected, wiihout ossistonce, to
produce the construction or rehsbiliTotion of decent, sÕfe ond sonltqry housing ond
supporfing focitities fhat will meel the needs of low qnd moderote income persons ond
fomilies in such oreo qnd will induce other persons ond fomilies to live wilhin such qreo
ond thereby creofe o desiroble economic mix of residents in such treo.
PO BOX 238 PHONE (757)442-s}n r,

Belle Haven,,VA 23306 F.AX (757)442'6L48,: ',, ,
E-MA'L townof bell ehavpn@v$ri z on. net

Revitolizotion Areq Certifieste
Page 2
I under¡tand thqt this Çertification wilÌ be used by the Virginio Housing Þevelopment
Aufhority to determine whether the devetopment quolifies for points ovoitoble under
VHDA's Quolified Allocstion Plan"
Location Map
FFIEC Geocoding System http://maps.ffi ec.gov/FFIECMapperÆGMapSrv.aspx?street_add...
{qqûtrEt.rttO
Legend
Highway
- TraËt
- SlrËet
-
Notri Cli.k lbe r¡¡p -- RHetr(er ¡\lûp
lofl 5ll3l0910:144M
Surveyor' s Certification of Proximity
To Public Transportation
Apnl29,2ûA9
To Whom It May Concern:
RE: VHDA Surveyor's Certification of Proximity to Transportation for

Mill Run Ðevelopment at Belle Haven, Accomack County, Virginia
MDA Project No" 09.022
Dear Sir or Madam:
Attached please ñnd the signed VHDA Surveyor's Certification of Proximity to Transportation
letter for the Mill Run Development project. Should you have questions, please contact me at
your convenience. Thank you.
Very truly
MASSEY DESI
CElWdms
Attachments
David Annis, ANPDL

Bill Deal, Pentecost Deal Architects
lvtÂ\SllY l)ljsl(;N ANI) Â$S{r('1,4 ll S. P('

I J6l llrrdrrxil Roal. Suitc 20¡l
Virginur llrach. V,\ :ì455
llhrrnc t 751¡ {f¡l-ttúll
ta¡ {?5?} lt,t-9226
UIDJI
Surveyor's Certlfication of Proximlty to Transportation
(This Form llust be lncluded Wth Appflcaüon - TAB A]
(This Letter muet be Submitted Under Suweyor's Corporate Letterhead - Any change in this
form may rcsult in a reduction of poinb under the scoring system.f
DATE: April29, 2009
TO: Mrginia Housing Development Authority

Richmond,VA 23220-6500
RE: 2009 Tax Credit Reservation Request

Name of Development MillRun Development
Name of Owner: MillRun, LLC
Gentlemen:
ThÍs letter is submitted to you in support of the Ourner's þplication for Reseryation of l-ow
lncome Housing Tax Credits under Section ,42 of the lntemal Revenue Code of 1986, as amended.
Based upon due investigation of the site and any other matters as it deemed necessary this firm
ce¡tifies that: the main street boundary entrance to the property is within:
tr 2,æA feet or Yz mile of the nearest access point to an existing commuter rail, light rail
'or subway station; or
e 1,320 feet or % mile of the nearest eccess point to an existing public bus stop.
ïhe latitudes and longitudes in decimalformat (ex: -77,452788138.77987) are as follows:
Latitude Longitude
Main Street Boundarv Entrance to Prooertv 75.8228 W 37.5547 N
Transoortation Access 75.8256 W 37.5542 N
Title
Tab B
P artnership or Operating
Agreement
OPERATING AGREEMENT
OF
MILL RUN APARTMENTS, LLC
THIS OPERATING AGREEIVIENT, dated as of Ma¡ch 5,2009, by and among Mill

Rr:n Development Corporation, a Virginia corporation (the "Managing Member"), Accomack-
Northampton Regional Housing Authority, a political subdivision of the Commonwealth of
Virginia (the "special Membef), who by their execution of this Operating Agreement have
become members of Mill Run Apartuents, LLC, a Virginia limited liability company (the
"Compâny"), provides as follows:
RECITALS:
The undersigned parties have caused the Company to be organized, as a limited liability
company under the laws of the Commonwealth of Virginia effective as of the date hereof and
they wish to enter into this Operating Agreement to set forth the terms and conditions on which
the management, business and financial affairs of the Company shall be conducted.
AGREEMENT:
NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises,
covenants and conditions herein contained, the receþ a¡rd sufüciency of v¡hich are hereby
acknowledged, the parties do hereby covenant and agree as follows:
ARTICLE I
PURPOSES ANp q9\\ipRs OF CpMPA\rv
1.1 Purposes. The purposes of the Company are to:
(a) Acquire, develop, own, manage, operate, bu¡ sell, exchange, finance,
refinance, and otherwise deal with real esúate and personal property incidental to real estate, as
the Members may from time to time deem to be in the-beit interests of the Compan¡ in
particular, to acquire certain real estate in Accomack County, rehabilitate the existing buildings
thereon, construct six new duplexes and operate thereon an affordable housing project to be
known as Mill Run (the "Projecf'); and
(b) Engage in such other activities as are related or incidental to the foregoing
ptqposes, or othenvise reasonably necessary to accomplish the purposes of the Company and to
do all such other acts or things except as may be specifically prohibited by this Agreement or
state or federal law.
1.2 Powers. The Company shall have all powers and rights of a limited liability
company organized under the Virginia Limited Liability Company Act (Virginia Code Sections
13.1-1000, et seq.) (hereinafter,. the
*Act), to tLe extent such powers and rights are not
proscribed by these Articles.
ARTICLE TI
NAMES A1TID ADDRESSES OF IMTIAL MEMBERS: PRII{CIFAI, OTTTCE
2.1 Names and Addresses of Initial Members. The names and addresses of the initial
Members are as follows:
Names and Addresses of Initial Members
MilI Run Development Corporation

23372 Front Street
Accomack, VA 23301
Accomack-Northampton Regional Housing Authority

23372 Front Steet
Accomacþ VA 23301
2.2 PrinciÞal Office. The address ofthe initial principat office is23372 Front Stree!
Accomack, VA 23301, provided that the business of the Company may be conducted at such
other places as may be detemrined by the Managing Member,
ARTICLE IU
CONTRIBTITED CAPITAL AI\D CAPITAL ACCOTJNTS
3.1 Úritial Capital Contributions. Each Member, upon the execution of this Operating
Agreement, shall make as an initial Capital Contibution the amount shown on Exhibit A. which
is attached hereto and by this reference is made a part hereof.
3.2 Additional Capital Contributions. No Member shall be required to make any

Capital Contribution in addition to his kritial Capital Contibution. Nohvithstanding, the
Membe¡s may make additional Capital Contibutions to the Company if such additional Capial
Contibutions a¡e made pro rata by all the Members or all the Members consent in writing to any
non'pro rata contibution.
3.3 Interest and Retum of Capltal Contribution. No Member shall receive any interest
on his Capital Contribution. Except as otherwise specificaily provided for herein, the Members
shall not be allowed to withdraw or have refunded any Capital Contribution.
ARTICLE TV
ALLOCATIONS OF PROFITS A}ID LOSSES
4.L Participation in Profits and Losses. All profits and losses of the Company will be
allocated to the Members in accordance with their respective interests.
ARTICLE V
DISTRIBUTIONS OF CASH FLOW
5.1 Distributions of Cash Flow. All cash flow of the Company shall be distributed to
the Members at such times as the Members may jointly determine.
ARTICLE VI
MANAGEMENT
6.1 Pg,Wers of Manager. Except as expressly provided otherwise in the Act, the
Articles or this Operating Agreemen! the powers of the Company shatl be exercised by or under
the authority of and tle business and affairs of the Company shall be managed by the Managing
Member. The Managlng Member shall have complete charge of all affairs and business and
management and contol of the Company. The Managing Member shall have all the rights and
powers as are conferred by law or as it deems necessary, advisable or convenient in manging the
business and affairs ofthe Company.
6.2 Business Relationships with Company. The ComFany may enter into any conhac!
agreement, lease or other arrangement for the furnishing to or by the Company of real estate,
goods, services or sp¿rce with any Member or any party or entity rvhich is related to or afñliated
with any Member or which is directly or indirectly owned or controlled by the Members or by a
party or entity related to or affiliate with the Members.
6.3 Liriritatipn of Liability of Members or Managers. No Member or Manager of the

Company shall be liable for any a:nount in aproceeding brought by or on behalf of the Company
orthe Members ofthe Company.
6.4 Indgmnification. The Company shall indemniff and hold harrnless any Member and
any parbrer, shareholder, direetor, officer, managemen! agenL affrtiate and professional or other
advisor of the Members (collectiveþ the *Indemnified Persons') from and againsl any and all
loss, damage, expense (including without limitation, fees and expenses of attomeys and other
advisors and any court costs incurred by any lnderrnified Person) or liabilþ by reason of
anything any Indemnified Person does or refrains from doing for, or in connection with the
business or affairs of the Company (INCLUDING ANIY LOSS, DAMAGE, Ð(PENSE OR
LIABILITY CAUSED BY OR ATTRIBIJTABLE TO THE ORDINARY OR SIMPLE
NEGLIGENCE, AS OPPOSED TO GROSS NEGLIGENCE, OF TIIE INDEMNIFIED
PERSON), except to the extent that the loss, damage, expense or liability results primarily form
the Indemnified Person's gross negligence or willfi¡l breach of a material provision of this
Agreement which in either event causes achtal, material damage to the Company. The foregoing
rights of indemnification shall not be exclusive of any other rights to which the Member may be
entitled. The Manager may take such action as is necessary to carry out these indemnification
provisions and may adopt, approve and amend from time to time such resolutions or contacts
implementing such provisions or such fi.¡rther indemnification arrangements ¿¡s may be pemritûed
bylaw.
6.5 Liability of Manaeer. No Manager shall be liable or accountable to the Company or

to any of the Members, in damages or otherwise, for any error ofjudgment,'for any mistake of
fact or of law, or for any other act or thing that it may do or refrain from doing in connection with
the business and affairs of the Company, except for willful misconduct or gross negligence or
breach offiduciary duty.
ARTICLE VN
DrssoLUTrQN ANp TERLTNATION
7.1 Events of Dissolution. The Company shall be dissolved upon the first to occur of
the following:
(a) Any event that under the Act or the Articles requires dissolution of the
Compan¡ provided that the resignation, retiremenÇ expulsion, bankruptc¡ or dissolution of a
member or occrurence of any other event that terminates the continued membership of a member
in the Company shall not cause the dissolution of the Company;
(b) The unanimous written consent of the Members to the dissolution of the
Company;
(c) The enûry of a decree ofjudicial dissolution of the Çompany as

4rovided
in
the Ac! or
(d) The occurrence of any other event described in the Act that causes an
involuntary termination of the Company.
7.2 Liquidation. Upon the dissolution ofthe Company, the Members shall wind up its
affairs and dishibute its assets in accordance with the Act. A reasonable time shall be allowed for
the orderly liquidation of the assets of the Conpany and,the discharge of liabilities to the
creditors so as to minimize any losses attendant upon dissolution,
7.3 Distributions. Upon liquidatior¡ the Company assets (including any cash on hand)
shall be sold or distributed in accordance with the Act.
7.4 No Recowse Against Members. Excep as provided by law, upon dissolutioq

each Member shall look solely to the assets of ttre Company for any pa¡rments required or
allowed to be made to it, and no Member shall have any recourse against any other Member, and
no Member shall be required úo contribute properly. to makeup a deficit capital account upon
dissolution.
7.5 Non Profit Pruchase Option and Right of First Refusal Agreement. The Company
is expressly authorized to enter into an exclusive Nonprofit Purchase Option and Right of First
Refusal Agreement with Accomack-Northarnpton Regional Housing Authority, which is a
qualified nõnprofit organization under the provisions of Section 42 of the Internal Revenue Code
of 1986, as amended, which Purchase Option shall comply with the requirements of such Section
42.
ARTICLE VItr
IVtrS CELLANE OUS PROVI SIOI.\S
8.1 Notices: Whenever, under the provisions of the Act or other law, the
Articles or this Operating Agreemen! notice is required to be given to any Person, it shail not be
construed to mean exclusively personal notice unless otherwise specifically provided but.such
notice may be given in writing, by mail, addressed to the Company at its princþal office from
time to time and to any other Perso¡ at its address as it appears on the records of the Company
from time to time, with postage thereon prepaid. Any such notice shall be deemed to have been
given at the time ít is depositel in the United States rnail. Notice to a Person may also be given
personally or by telegrarn or telecopy sent to his address as it appears on the records of the
8.2 Application of Virginia Law. This Operating Agreement, and the interpretation
hereof, shall be govemed exclusiveþ by its terms and by th" laws of the Commonwealth of
Vrgrnia, without reference to its choice of law provisions, and specificalþ the Act.
8.3 Amendments. No amendment or modification of this Operating Agreement shall

be effective except upon the unanimous written consen! of the Members.
8.4 Construction. Whenever the singular number is used in this Operating Agreement
and when required by the context, the same shall include the plural, and the masculine gender
shall include the feminine and neuter genders,'and vice versa..
8.5 Headings. The headings in this Operating Agreement a¡e inserted for convenience
only and are in no way intended to dóscribe, inlerpre! define or limit the scope, extent or intent
of this Operating Agreement or any provisíon hereof.
8.6 Waivers. The failure of any party to seek redress for violation of or to insist upon
the strict performance of any covenant or condition of tbis Operating Agreement shall not
prevent a subsequent ac! which would have originally constitu;ted a violation, from having the
effect of an original violation.
8.7 Riehts and Remedies Cumulative. The rights and remedies provided by this
Operating Agreement a¡e cumulative and the use of any one right or remedy by uoy party shall
not preclude or waive the right to use any or all other remedies. Such rights and remedies a¡e
given in addition to any other righ-ts the parties may have by law, statute, ordinance or otherwise.
8.8 Severability. .If any provision of this Operating Agreement or the application
thereof to any Person or circumstance shall be invalid, illegal or unenforceable to any extent, the
remainder of this Operæing Agreement and the application thereof shall not be affected and shall
be enforceable to the firllesi extent permiued by law.
8.9 Successqrs and Assigns.. E+ch and all of the covenants, temrs, provisions and
agreements herein contained shall be binding upon and im¡re to the benefit of the parties hereto
anq to the extent perrritted by this Operating Agreement, their respective legal representatives,
successors and assigns.
'
8.10 Creditors, None of the provisions of this Operating Agreement shall be for the
benefit of or enforceable by any creditor of the Company.
8.11 Counterparts. This Operating Agteement may be executed in counterparts, each

of which shall be deemed an original, but all of which shall constitute one and the same
instrument.
8.12 Entire Agreement. This Operating Agreement sets forth all of the promises,
agreements, conditions and understandings between the'parties respecting the subject matter
hereof and supersedes all prior negotiations, conversations, discussions, correspondence,
memoranda and agreements between the parties concerning such subject matter.
The undersþed, being all the Members of the Compan¡ n"r"tv ugr"e, acknowledæ and
certify that the foregoing Operating Agreement constitutss the sole and entire Operating
Agreement of the Compan¡ unanimously adopted by,the Members of the Company as of the
date first written above.
[Signatures on Following Page]

MEMBERS:
MILL RIJN DEVELOPMENT CORPORATION, '
a Virginia co¡poration .
', ..: . ..
ACCOMACKI{ORTHAMPTON REGIONAL
HOUSING AUTHORITY; a political subdivision
Ofthe Commonwealth of Virginia
By:
Its:
COMPAII"Y: :
MILL RI.IN APARTMENTS, LLC,

a Virginialimited liability company' , .
By Mill Ruu Dwelopment Corporation,

A Virginia corporation,
, Its Managþg Member
Bvj
Its:
ÐilIIBIT Á,
Meqber
MILL RI.JN DEVELOPMENT
CORPORATION
ACCOMACK.
10.007o
NORTÏIAMPTON
REGIONAL HOUSb{G
AUTIIORITY
$r00.00
... : .
ry
Tab C
Virginia State Corporation

Commission CertifTcation
oNWEALTFI- Op Vlne
MARK C. CHRISTIE
COMMISSIONER
Çovtø tNtA_
JOEL H. PECK
JAMES C- DIMITRI CLERK OF THE COMMISSION
COMMISSIONER P.O. BOX 1197
RtcHMOND, V|RGINIA 2321 8-1 1 97
JUDITH WILLIAMS JAGDMANN
COMMISSIONER
STATE CORPORATION COMMISSION

Office of the Clerk March 5, 2009
KANADY & QUINN PC

JOHNSON KANADY III
7130 GLEN FOREST DR
STE 120
RICHMOND,VA23226
RE: Mill Run Apartments, LLC

fD: s284798 - I
DCN: 09-03-04-0640
Dear Customer:
This is your receipt for $100.00 to cover the fee(s) for filing articles of organization for a limited
liability company with this office.
This is also your receipt for $100.00 to cover the fee(s) for expedited service(s).
The effective date of the certificate of organization is March 5, 2009.
Thank you for contacting our office. lf you have any questions, please call (804) 371-9733 or
toll-free in Virginia, (866) 7 22-2551 .
Sincerely,
Joel H. Peck
Clerk of the Commission
RECEIPTLC
LLNCD
cts0368
Tyl6r Build¡ng, 1300 East Main Street, Richmond, VA 23219-3630
Clerk's Offlce (804) 371.9733 or (866) 722-2551 (totl-ftee in Vlrglnia) wwwscc.virginia.govlcfk
Telecommunicatlons Device for the DEaf-TDD/Voice: (804) 371-9206
qff
Srnrr GonpoRAloN Con¡nn tsstoN
fticfimonl, 94.arcñ 5, 2009
'Í[Lß is to certify tfrat tñe certificøte of orgønizøtion of
Mill Run Apartments, LLC
wøs tñis lq issue[ ønf ø[rnittef to recorl in tfüs ffice anl tñøt
tfie søi[ fímite[ [ía6i[íty compøn] is øutfrorizel to trønsøct its
íusiness suíject to øff 'lirginiø føws øppfica\fe to tfie compøry
øn[its íusiness, Effectiae løte: fuLarcfr 5, 2009
S tate Çorporøtion C ommßsion
,4ttest:
cls0368
Tab I)
Principal's Previous Participation

CertifTcation
Previous Porticipotion Certificotion
t4,úþ¿ tr.ú;^,tu! ¡Lrt' Developmenl Nome: Milt Run

Nome of Applicont: Mitt Run Aporlmenls. LLC
Controlling Generol Porlner: Mill Run Development Corporof¡on
INSTRUCTIONS:
ì certificotion musl be signed by on individuol who is, or is ouihorized to oct on beholf of the Confrolling Generol Porlner (if
This
LP)or Monoging Member (if LLC) of the Applicont, os designofed in lhe Applicolion. VHDA will occept on outhorizotion
documenl, which gives signofory oufhorizofion lo sign on beholf of lhe principols.
2 Alloch o resume for eoch principol of the generol porlnership (GP) or limited liobilify compony (LLC) ond on orgonizotion
chorl for the limited portnership (LP) ond LLC.
3 A Schedule A is required for eoch principol of the GP.
4 For eoch property lisled os "non-complionce found," pleose oltoch o deloiled explonoiion of the noiure of the non-
complionce, stoting whelher or nol i1 hqs been resolved.
5 The dote of this cerlificotion must be no more thon 30 doys prior to submission of the Applicotion.
Foilure lo disclose informolion oboul properties which hove been found to be oul of compìionce or ony molerioì mis-
represenlotions ore grounds for rejeclion of on opplicolion ond prohibilion ogoinsl fulure opplicolions.
DEFINITIONS:
For lhe purpose of This Ceriificotion, the following definitions sholl opply:
Development sholl meon the proposed multifomily rentol housing developmenl identilied obove.
Porliciponis shqll meon the principols who will porficipote in lhe ownership of the development.
Principol sholl meon ony person (including ony individuol, joinl venture, porlnership, limiled liobility compony, corporolion, nonprofil
orgonizotion, lrusl, or ony other public or privofe entity) thot (i) wiÌh respecl to the proposed developmenl, will own or poriicipote in
the ownership of the proposed development or (ii) wilh respecl lo on exisiing multifomily rentol project, hos owned or porlicipoted
in the ownership of such projecf, oll os more fully described hereinbelow. The person who is the owner of the proposed
development or multifomily rentol project is considered o principol. ln determining whether ony other person is o principol, the
following guidelines sholl govern:
ì. In the cose of o porinership which is o principol (whether os lhe owner or otherwise), oll generol portners ore olso considered
principols, regordless of the percenloge inleresl of ihe generol porïner;
2. ln the cose of o public or privole corporotion or orgonizotion or governmenlol entity lhol is o principol (whef her os the owner
or otherwise), principols olso include fhe president, vice president, secrelory, ond treosurer ond olher officers who ore directly
responsible lo the boord of direclors or ony equivolent governing body, os well os oll directors or other members of the
governing body ond ony stockholder hoving o 25% or more interesi;
3. ln the cose of o limited liobility compony (LLC) thof is o principol (whether os the owner or of herwise), oll members ore olso
considered principols, regordless of the percenloge inierest of the member;
4. ln f he cose of o lrust thot is o principol (whef her os the owner or otherwise), oll persons hoving o 25% or more beneficiol
ownership interesl in the ossels of such trust;
5. ln lhe cose of ony other person thot is o principol (whether os the owner or otherwise), oll persons.hoving o 25% or more
ownership interest in such other person ore olso considered principols; ond
6. Any person thot directly or indireclly controls, or hos the power to control, o principol sholl olso be considered o principol.
CERT¡FICATIONS:
I hereby certify thot oll the stolements mode by me ore true, complete ond conect to the best of my knowledge ond
belief ond ore mode in good foith, including the doto contoined in Schedule A ond ony slotements ottoched to this
certificolion.
l. I further cerlify thol for lhe period beginning l0 yeors prior to the dote of this Cerlificotion:
o. During ony time thof ony of lhe porticiponls were principols in ony mullifomily rentol project, no project hos been
foreclosed upon, no mortgoge hos been in defoult, ossigned to the mortgoge insurer (governmentol or privote), nor
hos mortgoge relief by the mortgogee been given;
b. During ony time thol ony of the porticiponts were principols in ony multifomily rentol projecl, lhere hos not been
ony breoch by the owner of ony ogreements reloling to lhe construction or rehobilitotion, use, operotion,
monogement or disposilion of the projecl;
c. To the best of my knowledge, lhere ore no unresolved findings roised os o resull of stofe or federol oudits,
monogement reviews or olher governmentol invesligofions concerning ony multifomily rentol project in which ony
of the porticiponts were principols;
d. During ony lime lhol ony of the porÏiciponts were principols in ony multifomily renlol project, fhere hos not been o
suspension or terminotion of poyments under ony stote or federol ossislonce conlroct for lhe project;
e. None of the porticiponls hos been convicted of o felony ond is nol presently, lo my knowledge, the subject of o
comploint or indictment chorging o felony. A felony is defined os ony offense punishoble by imprisonment for o
term exceeding one yeor. but does nol include ony offense clossified os o misdemeonor under the lows of o stote
ond punishoble by imprisonmenl of two yeors or less;
f. None of the porticiponts hos been suspended, deboned or otherwise reslricted by ony federol or stole
governmentol entity from doing business with such governmenlol enlily; ond
g. None of the porticiponts hos defoulted on on obligolion covered by o surety or performonce bond ond hos not
been the subjecl of o cloim under on employee fidelity bond.
2. further certify fhot none of the porticiponts is o Virginio Housing Developmeni Authority (VHDA) employee or o
I
member of the immediote household of ony of its employees.
3. I further certify thot none of the porticiponls is porticipoting in the ownership of o mullifomily rentol housing project
os of this dole on which construction hos stopped for o period in excess of 20 doys or (in the cose of o multifomily
rentql housing project ossisted by ony federol or sfote governmentol entiiy) which hos been subsfontiolly
compleled for more thon 90 doys but for which requisite documenls for closing. such os lhe finol cost certificotion,
hove nol been filed with such governmenlol entity.
4. I further certify thot none of the porticiponts hos been found by ony federol or stole governmentol enlity or court to
be in noncomplionce with ony opplicoble civil rights, equol employment opportunity or foir housing lows or
regulofions.
5. I further certify lhot none of the porticiponls wos o principol in ony multifomily rentol project which hos been found
by ony federol or slote governmentol entity or court to hove foiled lo comply wifh Section 42 ot the lnternol
Revenue Code of 198ó, os omended. during the period of time in which the porticiponl wos o principol in such
6. Stolements obove (if ony) lo which I connol certify hove been deleled by striking through lhe words. ln the cose
of ony such delelion, I hove ottoched o true ond occurote stolement fo exploin fhe relevont focls ond
circumstonces.
WARNING: lF THIS CERTIFICATION CONTAINS ANY MISREPRESENTATION OF A MATERIAL FACT, THE AUIHORITY MAY REJECT
THE APPLICATION FOR LOW-INCOME HOUSING TAX CREDITS AND MAY PROHIBIT THE SUBMISSION BY THE APPLICANT OF
APPLICATIONS FOR SUCH CREDITS IN THE FUTURE.
d^^.-¿trtt rt [t..,n.- K"N.

Pnntect Nome
M.-,1 M.*, I , âoo$
Signoture
Dole (musf be no more thon 30 doys prior to submission of The Applicotion)
Schedule A: lisl of All Tox Credil Developmenls for Eoch Pdncipol lo lhis Cerlificolion
Complete the following, using seporote poge(s) os needed, for eoch principol. List oll developments thot hove received
ollocotions of iox credits under Seclion 42 of the lRC.
M¡ll Run Develoôment Coroorolion Contuolling G. P. of Proposed Project? Y
Princ¡pol's Nome: YorN
Controlling Non-
Generol Totol Low complionce
Nome of Ownership Entity ond Portner? Totol Dev lncome Ploced in 8ó09(s) lssue Found? Y/N
Develoomeni Nome/Locotion Phone Number f Y/Nì UniÌs Unils Service Dote Dole fFxnloin Yeql
I
2
3
4
6
7
I
9
10
'ì
I
12
14
1Ã
ló
17
l8
l9
20
lt
22
l5
24
25
26
27
zó
29
30
3l
32
??
34
35
JÓ
37
Dote (musl be no more thon 30 doys prior to submission of fhe Applicotion)
Schedule A: list of All Tox Ctedil Developmenls for Eoch Principol lo lhis Cerlificotion
CompleTe the following, using seporote poge(s) os needed, for eoch principol. LisT oll developmenTs lho.l hove received
ollocotions of tox credils under Seclion 42 of the lRC.
Accomock-Northompton Reqionol Housinq Aulhority - Eloine Meil Controlling G. P. of Proposed Projecl? N
Principol's Nome: YorN
Controlling Non-
Generoì Totol Low complionce
Nome of Ownership Enlity ond Porlner? Toïol Dev Income Ploced in 8ó09{s) lssue Found? Y/N
Developmenl Nome/Locolion Phone Number f Y/N) llnilc Ilnilc Service Dote Dote {Exoloin Yes)
Accomock Monor- Porksley, Accomock Monol LLC N 90 90 5/B/07
Virainio 281 -363-4?1 0 6/13/O7 N
Ononcock Squore Ononcocl Ononcock Squore LP Y 40 40 5/t9 /06
VA 757 787 2800 7 /30/07 N
Crispus Attucks Aportmenis Y 22 22
Exmore VA îrisous Altucks. II C-757 7A7 2AO( Pendino Pendincr \
4
5
6
7
I
9
l0
l1
12
l2
14
t5
16
17
r8
l9
20
t1
22
l5
24
IJ
26
27
28
29
30
2l
32
33
34
Mill RunApartments,
LLC
Mill Run Development Corporation Housing Authority
Managing Member Elaine Meil
Executive Director
HousingAuthorþ
Elaine Meil
Executive Director
As Executive Director, Elaine K. N. Meil provides executive guidance and strategic
vision for the Authority. She oversees a staff of fifteen professionals and annually
manages $7 million in construction and client services funds from federal, state and local
sources as well as a $1.2 million dollar operating budget. She has extensive experience in
coordinating and complying with regulations of numerous state and federal agencies
including the U.S. Department of Housing and Urban Development, the Virginia Housing
and Development Authority and the Virginia Department of Housing and Community
Development. She holds a Bachelor's of Geology - Geophysics from Virginia Tech and a
Master's in Regional and Urban Planning from Virginia Commonwealth University.
Recent Professional Hiehliehts

oOversees the implementation of the regional Housing Choice Voucher Program for 543
client families
oOversees an annual affordable housing construction program that over the last ten years
has averaged 46 new units per year, the majority being single-family owner occupied
housing.
oManages over $3.5 million in 119 individual affordable housing mortgage assets.
oManages five multifamily properties providing Il7 affordable rental units.
oSupervising the development of a new multifamily property, using Low-Income

Housing Tax Credits to provide 22 new affordable rental units.
å,CC tÈdå.t I( -hIüR.IIIIAË¿IPIIûIII ETEGIûFI-AI, HTT]FII\IË å.TITIIÛRIIIY
The Accomack-Northampton Regional

Housing Authority (A-NRHA)works on
housing issues on the Eastern Shore of
Virginia. The A-NRHA primarily works to
provide housing solutions for workforce
families, low-income families and the
elderly. The Housing Ghoice Voucher
Program is the A-NRHA's largest.
llirectory: Housing Choice Voucher Program l-lat Links:

The purpose of the program is to help people secure safe, decent and
Home affordable housing. The Program provides assistance paying rent. The U.S. Depaftment
program has 538 slots although at any given time approximately 500 are
of Housing and
Programs and Projects filled by eligible persons. Vouchers can be used in Nodhampton or
Urban
Accomack County but are also portable to other pafts of the United States.
Development
Newsletter Archive
lncome Guldelines
Depattments Application
AnnualPlan
Publications
Homelessness !ntervention Program
Commissioners The purpose of this program is to provide assìstance to people having a
temporary financial crises due to unforeseen circumstance. Through rent or
Contact Us mortgage financial assistance, intensive one-on-one counseling, and
financial literacy education the program helps people regain self-
sufliciency.
Eligibllity Guidelines
Housing Development
Crispus Attucks (ln development)
Virginia Street
Mill Run Apartments
Sunnyside Village
0nancock Square Aparlments

Serving the Eastern Shore of Virginia Since 1992
Phone 757-787-2936 or toll-free 866-787-3001
Fax757-7874221
email an pdc@a-npdc.org
23372 Front Sheet, P0 Box417, Accomac, VA, 23301
http://www.a-npdc.orglRHA.html 15l 14 12009 l2:3t:42 PMI

Tab E
NonprofÏt Q uesfionnaire
Not Applicable
Tab F
Architect' s CertifTcation
Afotubte HMiry &øß He'
INSTRUCTIONS FOR THE COMPLETION OF

APPENDIX F
ARCH ITECT'S CERTI FICATION
(This Form Must Be Submitted Under Architect's Letterhead

and included in the Application - Tab F)
NOTE: lf the development includes any combination of New Construction, Rehabilitation and
Adaptive Reuse, then separate Architect Certifications must be provided for each construction type.
The proper completion of this certification is critical to calculate the average unit square
feet and net rentable square feet of each unit type, to document amenity items for which points
will be awarded, and to calculate certain elements of the efficient use of resources points.
lf this certification is not completed correctly there may be loss of points or disqualification of the
application to compete for tax credits. lf this development receives an allocation of tax credits and
¡tems are not provided as indicated on this certification then VHDA mav. at its sole oÞtion. reguire
the pavment bv the Owner of an amount up to l0% of the Total Development Cost (as set forth in
cred¡ts mav result. Therefore, it is imperative that this certification reflect the true and accurate intent
of what will be provided in return for an allocation of tax credits.
Each section of this certification contains instructions on how the information should be provided'
For Unit Size Calculations, the Average lJnit Square Feet and Net Rentable Square Feef should be listed
to two (2) decimal places. The number of units indicated should be only the units for which rent will be
collected. For Average tJnit Square Feet calculations, the Total Square Feet should equal the Average
Unit Square Feet multiplied by the Number of Units/Type. The total at the bottom of the Total Square
Feet column should equal item (D) on the same page of the certificatlon, or be within 1 digit due to
rounding. The total at the bottom of the Number of Units/Type column should equal the number of units
in the tax credit aPPlication.
Accessibility certifications on page B are for tax credit point categories only and are not to be
confused with minimum code requirements.
The architect signing this document is certifying that all unit and site amenities indicated in this
certification are incorporated into the development plans and specifications and unit-by-unit work
write-up, and that all products necessary to fulfill these representations are available for these purposes.
The individualwho certifies this information must initialthe pages where indicated, provide
the personal information requested and sign on the last page. This certification should not be
mailed separately to VHDA but returned to the developer for inclusion in the tax credit application.
{Acknowledqe and include this instruction sheet as part of the certificationì
Acknowted o"o, //t

.. _ '/*:,
Printed Nqme:
PENTECOST, DEAL AND ASSOCIATES, INC.
TO: Virginia Housing Development Authority

Richmond, Virginia 23220 -6 500
Attention: Jim Chandler
RE: ARCHITECT'S CERTIFICATION

Name of Development: Mill Run, Belle Haven, Virginia
Address of Development: 35409 Mill Run Lane, Belle Haven, Virginia 23306
Name of Owner/Appl icant: Mill Run, LLC
The above-referenced Owner has asked our office to provide this certification regarding (i)
plans and specifications, (ii) the development square footages, average unit square footages and net rental square
footages, (iii) the amenities the development will have upon completion, and (iv) federal and state requirements
pertaining to development accessibility for persons with disabilities. This certification is rendered solely for the
confirmation of these items. It is understood it will be used by the Virginia Housing Development Authority solely
for the purpose of determining whether the Development qualifies for points available under VHDA's Qualified
Allocation Plan for housing tax credits and future consequences for failure to provide items certified below.
Plans and Specifications:
Required documentation for all properties (new construction, rehabilitation and adaptive reuse)
I A location map with property clearly defined.
2 Sketch plan of the site showing overall dimensions of main building(s), major site elements
(e.g., parking lots and location of existing utilities, and water, sewer, electric,
3 Sketch plans of main building(s) reflecting overall dimensions of:
b. Ground floor plan(s) showing common areas;
Notes must indicate basic materials in structure, floor and exterior fìnish.

Initials
4O7 JANA
NoRFo¿K, V4r23502
PHoNE ¡ (757) 466-AaA I
FAX. (757) 455-6073
wDEAL@PENTEcoSTÞEAL.CO M
WWW. PENTECOSTD EAL.CO M
ARCHITECT'S CERTIFICATION, continued
certilication includes two (2) separate calculations ofsquare footage:

l. Averase Unit Square Feet: Measurements Include A Prorata Share of Heated Residential Common Area
2. Net Rentable Square Feet: Measurements Do Not Include A Prorata Share of Any Common Area
and Reflect All Floor Plans of Each Unit Type (l-BR, 2-BR, etc.
1. Average Unit Square Feet: (These measurements impact the scoring of tax credit applications)
Forpurposes of determiningthe usable residential heated square feet, the building(s) were measured from the
outside face of exterior walls and the centerline of any parry walls. All unheated spaces and stairwells
which are no more than heated breezeways and nonresidential, income producing commercial spaces were
subtracted from this measurement. Community rooms, laundry rooms, properfy management offices and
apartments, heated maintenance facilities, and other common space designed to serve residential tenants were
not deducted. Based on this procedure, I certifl the following calculations in determining the usable heated
square feet for the above referenced development:
16,669.46 (A) Total floor area in (sq. ft.) for the entire development
2,800.60 (B) Unheated floor area (breezeways, balconies, storage)
0.00 (C) Nonresidential, commercial (income producing) area
13,868.86 (D) Total usable residential heated area (sq. ft.) for the development
INSTRUCTIONS FOR AVERAGE UNIT SQUARE FEET CALCULATIONS:

Provide the average unit size for each bedroom type, (l bedroom elderly,2 bedroom garden' 3
bedroom townhouse, etc.) by adding the total square feet ofall the same bedroom types (2 bedroom
garden with I bath and 2 bedroom garden with 2 baths) and adding the prorated share of heated
common residential space and divide by the total number of the same bedroom types (2 bedroom
garden). Do not alter any items below.
Average Number of Total

Unit Types Unit Sq. Ft.* x Units/Type : Square Feet
Assisted Living 0.00 0 0.00

I StoryÆFF-Elderly 0.00 0.00
1 Story/l BR-Elderly 0.00 0.00
I Story/2 BR-Elderly 0.00 0.00
Efficiency Elderly 0.00 0.00
1 Bedroom Elderly 0.00 0.00
2 Bedrooms Elderly 0.00 0.00
Efficiency Garden 0.00 0.00
1 Bedroom Garden 75"1.19 3,028.76
2 Bedrooms Garden 981.37 4,906.85
3 Bedrooms Garden I J 86^65 5,933.25
4 Bedrooms Garden 0.00 0.00
2 Bedrooms Townhouse 0.00 0.00
Total t4 Total 13,868.86
* Including pro rata share of heated, residential common area

2. Net Rentable Square

For purposes of calculating Net Rentable Square Feet, the units were measured from the face of each interior wall. The
values below therefore indicate the actual square footage of each unit floor plan. (For example, there may be 2 distinct
1-bedroom floor plans, 3 distinct 2-bedroom floor plans, etc. The purpose of this section of the Architect Certification is to
document and certify the floor space attributable to residential rental units in the development.)
Floor Plan Number of Units

Unit Tyþe Square Feet This Floor Plan Total
Efficiency 0.00 0.00

EfÏiciency 0.00 0.00
Effrciency 0.00 0.00
Efliciency 0.00 0.00
Efficiency 0.00
Efficiency 0^00 0.00
I Bedroom 69t.87 1,383.74

1 Bedroom 66037 1,320.74
1 Bedroom 0.00 0.00
I Bedroom 0.00 0.00
1 Bedroom 0.00 0.00
I Bedroom 0^00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0^00 0.00
I Bedroom 0"00 0.00
(Net Rentable Square Feet continued)
2 Bedroom 882.93 4,414.65

2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0"00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
3 Bedroom 1,076.96 5,384.80

3 Bedroom 0.00 0.00
3 Bedroom 0^00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0"00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00

4 Bedroom 0.00 0.00
4 Bedroom 0^00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0"00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0J0 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0^00 0.00
Total: t2,503.93
Developtnent Amenities:
I ceni$i that the developrnent's plans and specifications, worl< write-up, and proposed budget
incotporate alt items from VHDA's most current Minimum Design and Construction Requirements.
'Ihe Requirements apply to any nerv, adaptive reuse or rehabilitated development
(including those serving elderly and/or physically disabled households).
The Minimum Desigrl & Construction Requirenrents rnay be found on VHDA's website at
www.vhda.com.
For any development upon conrpletion of consfi'uction/rehabilitation: (non-mandatory amenities)
100 _ % a.(l) Percentage of 2 bedloom units that will have L5 or mole bathroonrs
100 % a.(2) Percentage of 3 or ntore bedroonr units that will have 2 or nrore bathrooms
g lr. Tl* d.".loprnent will have a conrmunity/meeting roonr with a minimum of 749 square t-eet.
%o c. Percentage of exteriot'walls covel'ed by brick (excluding triangular gable end area,

doors windows ancl letaining walls)
E d. All kitchen and laundry appliances nleet the EPA's Energy Star qualitìecl progranr
l'equirements
E e. All winclows meet tlre EPA's Energy Star qualified progranl requirements
E f, Every unit in the development is heated and air conditioned wirh either (i) heat
purnp units with both a SEER rating of 14.0 or more and a HSPF rating of 8.2 or
more and a variable speed air handling unit (for through-the-wall heat ptrrnp equipment
that has an EER rating ofl I 1.0 or mole), or (ii) air conditioning units with a
SEER rating of 14.0 or more and a variable speed air handling unit, cornbined with gas
furnaces with an AFUE |ating of 90%o or more
n g. Water expense will be sub¡rretered (tenant will pay monrhly or bi-monthly bill)
M h. Each bathroorn consists only of low-flow faucets (2-2 gpm maximum) and
showerheads (2.5 gprn maximum)
E i. Provide necessary infrastructure in all units for high speed cable, DSL ol
wireless intemet service
T j. All water heaters will meet the EFA's Energy Star qualified program requiremenrs.
For all developments exclusively serving elderly and/or handicapped fenants, upon completion of
constructiorVrehabilitation: (non-manclatory amen ities)
t] a. All cooking ranges u,ill have front confrols

n b. All units will have an emergency çall system
tr c. All bathrooms will have an independent or supplernental heat source
f d. All entrance doors have fwo eye viewers, one at 48" and the other at standarcl
heigltt
For all rehabilitation and adaptive reuse developments, upon completion of construction/ rehabilitation:
(non-mandatory)
n The structure is listed individually in the National Register of Historic Places or

is located in a registered historic district and certified by the Secretary ofthe
Interior as being of historical significance to the district, and the rehabilitation will
be completed in such a manner as to be eligible for historic rehabilitation tax
cledits
Building Stmcturc:
Number of Stories
p] Low-Rise (1-5 stories with a¡v structural elements being wood fì'ame construction)
fl Mid-Rise (5-7 stories with no sh'uctural elernents being wood frarne construction)
I High-Rise (8 or rnore stories with no structural elements being wood frame construction)
ARCHITECT' S CERTIFICATION, continued
Accessibility:
I certify that the development plans and specifications meet all requirements of the federal
Americans With Disabilities Act.
I certi$ that the development plans and specifications meet all requirements of HUD regulations
interpreting the accessibility requirements of section 504 of the Rehabilitation Act. Please reference
Uniform Federal Accessibility Standards (UFAS) for more particular information.
Check one or none of the following point categories, as appropriate:
E For any non-elderly property in which the greater of5 or 10% ofthe units (i) provide federal project-based
rent subsidies or equivalent assistance in order to ensure occupancy by extremely low-income persons;
(ii) conform to HUD regulations interpreting accessibility requirements of section 504 of the Rehabilitation
Act; and (iii) are actively marketed to people with special needs in accordance with a plan submitted as
part of the Application. (If specialneeds include mobility impairments the units described above must
include roll-in showers and roll under sinks and front controls for ranges). 50 pts.
x For any non-elderly property in which the greater of 5 or 10% of the units (i) have rents within HUD's
Housing Choice Voucher ("HCV") payment standard; (ii) conform to HUD regulations interpreting
accessibility requirements of section 504 of the Rehabilitation Act; and (iii) are actively marketed to
people with mobility impairments, including HCV holders, in accordance with a plan submitted
as part the Application. 30 pts.
n por any non-elderly property in which at least four percent (4%) of the units conform to HUD
regulations interpreting accessibility requirements of section 504 of the Rehabilitation Act and are
actively marketed to people with mobiliry impairments in accordance with a plan submitted as part
of the Application. l5 pts.
As architect ofrecord for the above referenced development, the above certifications are
coffect to the best of my knowledge.
Signed:
Printed Name: William F.
Tirle: President
Virginia Registration #: 4357
Phone: 754-466-8881
Date: E/t4o7
NOTE TO ARCHITECT: Any change in this form may result in disqualification or a
reduction ofpoints under the scoring system. lfyou have any questions, please call Jim
Chandler at VHDA (804) 343-5786.
Return this certification on Architectos Letterhead to the developer for inclusion in the
tax credit application package.
F
,¡@¿@lgfkr
Appendix - VHDA's Universal Design Standards Certification
X Units in the development will meet VHDA's Universal Design Standards.

Before issuance of IRS Form 8609, applicant will provide documentation to VHDA as
evidence that such units meet VHDA's Universal Design standards.
The number of rental units that will meet these standards:
The total number of rental units in this development: l4
NOTE: For Elderly Developments, l00o/o of the units in the development must meet the
Universal Design standards in order to qualifu for points.
For Family Developments, points are awarded based on a percentage of the

number of units meeting the Universal Design standards.
For the tax credit applicant to qualify for points associated with Universal Design,
the architect of record must on VHDA's list of Universal Design certified architects.
,^,,,rtft'v-¿L
#
¡,ÉiËirriTî'r - Eartnr--_'r¡ft or L[.bD Development Certillcation
E Earthcraft Certification - The development's design meets the criteria for

EarthCraft certifrcation according to energy modeling projections and the areas of
emphasis worksheet. Before issuance of IRS Form 8609, applicant will obtain and
provide EarthCraft Certification to VHDA.
n meets the criteria for the U.S.

f,nE,n Certification - The development's design
Green Building Council LEED green building certification. Before issuance of IRS Form
8609, applicant will obtain and provide LEED Certification to VHDA.
NOTE: Select only one of the above two options.
For the tax credit applicant to qualify for points associated with this section,
the architect of record must on VHDA's list of LEED or Earthcraft certified
architects, as appropriate.
Signed:
Printed Name: William F. Deal, Jr., AIA

Architect of Record
(same individual as on page 8)
Date: 5/+f
10
AIiFëñtii'r..
l. Please identify the following information of the LEED Accredited Professional:
Name: Frances C. Franklin

Company: Striffler Engineering Associates, PC
Title: Mechanical Engineer Project Manager
Phone Number: 757-422-5088
Fax Number: 757-422-5043
Email: firankl in@strifï]er-engineering.com
2. List below the attributes of the proposed development which would or may qualify for points
*
under the U.S. Green Buitding Council's LEED certification rating system:
(Add space as necessary)
r [Jse20Yo less water than the water use baseline calculated for the building.
r Qptimize energy performance.
r f,nhanced commissioning.
r Minimize light trespass from the building and site.
r þlonitor outdoor air delivery and adjust the space accordingly.
I
¡
I
3. Please attach a copy of the LEED Accredited Professional Certificate to this document.
)-r*r*a C Qz+n*/4t-' lZr¿t]'{¿Jf

Signature of LEED Accredited Professional
** Date
* This page must include items that would qualify for points under the LEED certification
system. No points will be awarded in this cateqorv if nothins is listed here.
** This individual is not required to be the architect of reçpd signing the Architect Certification. It is
l'4av, i,2ttl9 4:û5Pil
'trif Tler InsìrlÉerin8 Assorr, N¡,441,1 P'
tätJu
ffiffiffi
täilÏtJ
räurJ
ffiffifrr
LEÊÐ Fnoföttlonel Aoorodltrtlon Exrrn
8oçn Rðptrt
Candidata: Pleaee oarefully read through thie BcorË report. as lt contalns detslls about your
exam ination performance and psym Ent information,
of LEED Crudit lntcnt¡ ¡nd Requirem¡nt¡
, Pertiaipatc in End Perform Technic¡lAnalyrrr

for LEHÞ Êredit¡
lf you hava guqetien$ or concsrns regardlng yoqr Fcore report or-lhe accreditetion process,
pfåãid õñtåst th" Creán nuiHing Cðrtiticsädn Institute at'exarn@gbci,org,
,,rp(
úTfuI
w-
Çn4v'
Hoß'ry stdß H¿æ |
^ÍÕùÞt¿
ffi FORTHECOMPLETION OF
APPENDIX F
ARCH ITECT'S CERTI FICATION
(This Form Must Be Submitted Under Architect's Letterhead

and included in the Application - Tab F)
NOTE: lf the development includes any combination of New Construction, Rehabilitation and
Adaptive Reuse, then separate Architect Certifications must be provided for each construction type.
The proper completion of this certification is critical to calculate the average unit square
feet and net rentable square feet of each unit type, to document amenity items for which points
will be awarded, and to calculate certain elements of the efficient use of resources points.
lf this certification is not completed correctly there may be loss of points or disqualification of the
application to compete for tax credits. lf th¡s development receives an allocation of tax credits and
result. Tf*refore, it rs imperative that this certification reflect the true and accurate intent
"red',tsrna"
of what will be provided in return for an allocation of tax credits.
Each section of this certification contains instructions on how the information should be provided.
For Unit Size Calculations, the Average Unit Square Feef and Net Rentable Square Feef should be
listed
only the units for which rent will be
to two (2) decimal places. The number of units indicated should be
collected. For Average lJnit Square Feef calculations, the Total Square Feet should equalthe Average
Unit Square Feet muttiplied by the Number of Units/Type. The total at the bottom of the Total Square
Feet column should equal item (D) on the same page of the certification, or be within 1 digit due to
rounding. The total at the bottom of the Number of Units/Type column should equal the number of units
in the tax credit aPPlication.
Accessibility certifications on page I are for tax credit point categories only and are not to be
confused with minimum code requirements.
The architect signing this document is certifying that all unit and site amenities indicated in this
certification are incorporated into the development plans and specifications and unit-by-unit work
purposes.
write-up, and that all products necessary to fulfill these representations are available for these
The individualwho certifies this information must initial the pages where indicated, provide
the personal information requested and sign on the last page. This certification should not be
mailed separately to VHDA but returned to the developer for inclusion in the tax credit application.
Printed Nqme:
PE NTECOST DEAL AND ASSOCIATES I NC.
TO: Virginia Housing Development Authority

Richmond, Virginia 23220-6500
RE: ARCHITECT'S CERTIFICATION

Name of Development: Mill Run Phase lll, Belle Haven, Virginia
Address of Development: 35409 Mill Run Lane, Belle Haven, Yirginia 23306
Name of Owner/Applicant: Mill Run, LLC
The above-referenced Owner has asked our office to provide this certification regarding (i)
plans and specifications, (ii) the development square footages, average unit square footages and net rental square
footages, (iii) the amenities the development will have upon completion, and (iv) federal and state requirements
pertaining to development accessibility for persons with disabilities. This certification is rendered solely for the
confirmation of these items. It is understood it will be used by the Virginia Housing Development Authority solely
for the purpose of determining whether the Development qualifies for points available under VHDA's Qualified
Allocation Plan for housing tax credits and future consequences for failure to provide items certified below.
Plans and Specifications:
Required documentation for all properties (new construction, rehabilitation and adaptive reuse)
1 A location map with property clearly defined.
2 Sketch plan of the site showing overalldimensions of main building(s), major site elements
(e.g., parking lots and location of existing utilities, and water, sewer, electric,
3 Sketch plans of main building(s) reflecting overall dimensions of:
b. Ground floor plan(s) showing cornmon areas;
Notes must indicate basic materials in structure, floor and exterior finish.

Initials
4O7 JANAF
NORFOLK, VA 23502
PHoNE . (757) 466-aaa t
FAx. (757) 455-6078
WDEAL@PENTECOSTÞ EAL.CO M
WWW. PENTECOSTÞ EAL.COM
certification includes two (2) separate calculations ofsquare footage:

1. Averase Unit Square Feet: Measurements Include A Prorata Share of Heated Residential Common Area
2. Net Rentable Square Feet: Measurements Do Not Include A Prorata Share of Any Common Area
and Reflect All Floor Plans of Each Unit Type (l-BR, 2-BR, etc')
1. Average Unit Square Feet: (These measurements impact the scoring of tax credit applications)
For purposes of determining the usable residential heated square feet, the building(s) were measured from the
outside face of exterior walls and the centerline of any party walls. AII unheated spaces and stairwells
which are no more than heated breezeways and nonresidential, income producing commercial spaces were
subtracted from this measurement. Community rooms, laundry rooms, properfy management offices and
apartments, heated maintenance facilities, and other common space designed to serve residential tenants were
not deducted. Based on this procedure, I certify the following calculations in determining the usable heated
square feet for the above referenced development:
l7,942.64 (A) Total floor area in (sq. ft.) for the entire development
3,030.00 (B) Unheated floor area (breezeways, balconies, storage)
0.00 (C) Nonresidential, commercial (income producing) area
14,912.64 (D) Total usable residential heated area (sq. ft.) for the development
INSTRUCTIONS FOR AVERAGE UNIT SQUARE FEET CALCULATIONS:

Provide the average unit size for each bedroom type, (l bedroom elderly,2 bedroom gardeno 3
bedroom townhouse, etc.) by adding the total square feet ofall the same bedroom types (2 bedroom
garden with I bath and 2 bedroom garden with 2 baths) and adding the prorated share of heated
common residential space and divide by the total number of the same bedroom types (2 bedroom
garden). Do not alter any items below.
Average Number of Total

Unit Types Unit Sq. Ft.* x Units/Type = Square Feet
Assisted Living 0.00 0 0.00

I Story/EFF-Elderly 0.00 0.00
I Story/l BR-Elderly 0^00 0.00
1 Story/2 BR-Elderly 0.00 0.00
Efficiency Elderly 0"00 0.00
I Bedroom Elderly 0.00 0.00
2 Bedrooms Elderly 0.00
Effrciency Garden 0.00 0.00
I Bedroom Garden 0"00 0.00
2 Bedrooms Garden 1,108.42 6,650.52
3 Bedrooms Garden t,377.02 8,262.12
4 Bedrooms Garden 0.00 0.00
Total t2 14,912.64
* Including pro rata share of heated, residential common area

2. Net Rentable Square

For purposes of calculating Net Rentable Square Feet, the units were measured from the face of each interior wall' The
values below therefore indicate the actual square footage of each unit floor plan. (For example, there may be 2 distinct
l-bedroom floor plans, 3 distinct 2-bedroom floor plans, etc. The purpose of this section of the Architect Certification is to
document and certify the floor space attributable to residential rental units in the development.)
Floor Plan Number of Units

Unit Type Square Feet This Floor Plan Total
Effrciency 0.00 0 0.00

Efficiency 0"00 0.00
Efficiency 0"00 0.00
Efficiency 0^00 0.00
Effrciency 0.00 0,00
I Bedroom 0.00 0.00

I Bedroom 0^00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
1 Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
I Bedroom 0.00 0.00
1 Bedroom 0.00 0.00
(Net Rentable Square Feet continued)
2 Bedroom 1,004.62 6,027.72

2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0"00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
2 Bedroom 0.00 0.00
3 Bedroom 1,239.06 7,434.36

3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0J0 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0^00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
3 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00

4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0"00 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00
4 Bedroom 0.00 0.00
4 Bedroom 0.00 0.00
Total: 13,462.08
lnitia
ARCFIITECT'S CERTIFICATI ON, conrinuecl
Development Anrenitíes:
I certiff that the development's plans and specifications,

worl< write-up, and proposed budget
incorporate all items from VHDA's most cuR'ent Minimum Design ancl Construction Requirements.
'Ihe Requirements apply to any new, adaptive reuse or rehabilitated development
(including those serving elderly and/or physicatly disabled households).
The Minimum Desigu & Construction Requirements riray lre found <ln VHDA's wcbsite at
www.vhda.com.
For any development upon contpletíon of const¡'uction/r'ehabilitation: (non-mandatory amenities)
100 % a.(1) Percentage of 2 beclroom units that will have 1.5 or urore bathroonts
% a.(2) Percentage of 3 or nrore bedroonr Lrnits that will have 2 or more bath¡oorns
E b. The developrnent will have a contmunity/meeting roonr with a minimum of 749 square feet.
%o c. Percentage of exteriot'r'valls covel'ed by brick (excluding triangular gable end area,

doots windows and retaìnìng walls)
M d. All kitchen and laundry appliances nreet the EPA's Energy star qualitiecl progran]
tequirements
tr
J--;-l
e. All windows rneet the EPA's Energy Star qualified program requirements
lYJ f. Every unit in the development is heated and air conditioned with either (i) hear
purn¡r units with both a SEER rating of 14.0 or more and a IISPF rating of 8.2 or
more and a variable speed ail handling unit (for through-the-wall heat purnp e<¡uipment
that h¿rs aU EER rating of I 1.0 or more), or (ii) air conditioning units with a
SEER rating of I4.0 or rnôre and a variable speed air handling unit, cornbined with gas
fulnaces with an AFUE rating of 90o/o or more
n g. Water expense will be sub-metered (tenant will pay nronrhly or bi-monthly bill)
E h. Each bathroom consists onìy of low-flow faucets (2.2 gpn maximum) and
showerheads (2.5 gpnr maximum)
E i. Provide necçssary inÍÌastructure in all units for high speed cable, DSL or.
wireless intemet service
ü j. All water heaters will meet the EFA's Energy Star qualified program requiremenrs.
lnitials
ARCI-{ITECT'S CERTIFICATION, conrinued
For all developments exclusively serving elderly and/ol hanclicapped tenantsu upon completion of
construction/rehabilitation: (non-mandatory amen ities)
I a. All cooking ranges will have front confrols

tr b. All units will have an emet'gency call system
tr c. All bathrooms will have an independent ol supplemental heat source
t] d. All entlance doors have two eye viewers, one at 48" and the other at standarcl
heighr
For all rehabilitation and adaptive reuse developments, upon conrpletion ofconstruction/ relrabilìtation:
(non-mandatory)
I The structure is listed individually in the National Register of Historic Places or

is located in a registered historic distl'ict and certified by the Secretary of the
Intelior as treing of historical significance to the district, ancl the rehabilitation will
be completed in such a manner as to be eligible fol'historic rehabilitation tax
credits
tsuilciûng Stnuet¡¡re:
Number of Stories
p] Low-Rise (1-5 stolies with a¡y structural elements being wood frame construction)
f] Mid-Rise (5-7 stories with no sh'uctulal elements being rvood frarne consh'uction)
I IIigh-Rise (8 or rnot'e stories with r]o srructural elements being wood fiame construction)
Accessibility:
I certifu that the development plans and specifications meet all requirements of the federal
Americans With Disabilities Act.
I certifu that the development plans and specifications meet all requirements of HUD regulations
interpreting the accessibility requirements of section 504 of the Rehabilitation Act. Please relerence
Uniform Federal Accessibility Standards (UFAS) for more particular information.
Check one or none of the following point categories, as appropriate:
E For any non-elderly property in which the greater of5 or l0% ofthe units (i) provide federal project-based
rent subsidies or equivalent assistance in order to ensure occupancy by extremely low-income persons;
(ii) conform to HUD regulations interpreting accessibility requirements of section 504 of the Rehabilitation
Act; and (iii) are actively marketed to people with special needs in accordance with a plan submitted as
part of the Application. (lf special needs include mobility impairments the units described above must
include roll-in showers and roll under sinks and front controls for ranges). 50 pts.
X For any non-elderly properfy in which the greater of 5 or l0% of the units (i) have rents within HUD's
Housing Choice Voucher ("HCV") payment standard; (ii) conform to HUD regulations interpreting
accessibility requirements of section 504 of the Rehabilitation Act; and (iii) are actively marketed to
people with mobility impairments, including HCV holders, in accordance with a plan submitted
as part the Application. 30 Pts.
! for any non-elderly property in which at least four percent (4%) of the units conform to HUD
regulations interpreting accessibility requirements of section 504 of the Rehabilitation Act and are
actively marketed to people with mobility impairments in accordance with a plan submitted as part
of the Application. l5 pts.
As architect ofrecord for the above referenced development, the above certifications are
coffect to the best of my knowledge.
Signed:
Printed Name: Deal, Jr., AIA
Title: President
Virginia Registration #: 4357
Phone: 754-466-8881
Date:
NOTE TO ARCHITECT: Any change in this form may result in disqualification or a

reduction of points under the scoring system. lf you have any questions, please call Jim
Chandler at VHDA (804) 343-5786.
Return this certification on Architectns Letterhead to the developer for inclusion in the
tax credit application Package.
ffi
Appendix F - VHDA's Universal Design Standards Certification
U Units in the development will meet VHDA's Universal Design Standards.

Before issuance of IRS Form 8609, applicant will provide documentation to Vl-lDA as
evidence that such units meet VHDA's Universal Design standards.
The number of rental units that will meet these standards: 12
The total number of rental units in this development: l2
NOTE: For Elderly Developments, 100% of the units in the development must meet the
Universal Design standards in order to qualify for points.
For Family Developments, points are awarded based on a percentage of the

number of units meeting the Universal Design standards.
For the tax credit applicant to qualify for points associated with Universal Design,
the architect of record must on VHDA's list ol'Universal Design certifìed architects.
nffiriii'r ffiLEED Development Certillcation
E Earthcraft Certification - The development's design meets the criteria for

EarthCraft certifrcation according to energy modeling prt-rjections artd the at'eas of
emphasis worksheet. Before issuance of IRS Form 8609, applicant will obtain and
provide EarthCraft Certification to VHDA.
I f,nnU Certification - The development's designmeets the criteria for the U.S.
Green Building Council LEED green building certification. Before issuance of IRS Form
8609, applicant will obtain and provide LEED Certification to VHDA.
NOTE: Select only one of the above two options.
For the tax credit applicant to qualify for points associated with this sectiono
the architect of record must on VHDA's list of LEED or Earthcraft certified
architects, as appropriate.
Signed:
Printed Name: William F. Deal, Jr., AIA

Architect of Record
M
(same individual as on page 8)
Date:
10
AliÞffifii'r'
l. Please identify the following information of the LEED Accredited Professional:
Name: Frances C. Franklin

Company: Striffl er Engineering Associates, PC
Title: Mechanical Engineer Proiect Manager
Phone Number: 757-422-5088
Fax Number: 757-422-5043
Email: ffrankl in@striffl er-engineering.com
2. List below the attributes of the proposed development which would or may qualify for points
*
under the U.S. Green Building Council's LEED certifTcation rating system:
(Add space as necessary)
I lJse 20%o less water than the water use baseline calculated for the building.
I Optimize energy performance.
t Enhanced commissioning.
I Minimize light trespass from the building and site.
I Monitor outdoor air delivery and adjust the space accordingly.
I
¡
I
Please attach a copy of the LEED Accredited Professional Certificate to this document.
ll-r4r\''l Ô
ure of LEED Accredited Professional ** Date
* This page must include items that would qualify for points under the LEED certification
system. No points w¡ll be awarded ¡n th¡s catesorv ¡f nothins is listed here.
** This individual is not required to be the architect of reoppd signing the Architect Certification. It is
lilav, 7, 2ûü9 .Íler In¡ireer¡n8 Asstc, D4r
4: û5Plr{
'trif í'j,:.44,1,1
täurJ
ffi tTtI
IJ rJfJ
r;Ï IJIJ
ffi ffitr
LEEÐ Profoütlonal Aoorpditatlon Exsrn
8sorc Roport
CandidatE: Plasee oarefully resd through this sCIorë ¡Bport, s$ it sontslne dEtslls sböut your
ëxåm natlon perforrnenÇÊ and paym ent information,
i
nimurn PggEi¡ts Êco¡er
of LEED Crcdit lntont¡ ¡nd Resuiremcnt¡
ry, Pârliõlpåt¡ in End Pcdorrn Technic¡lAnalyrct

ulred for LEEÞ Êredit¡
lf you hEvE guestlon$ Þr conçårns rÊgsrding your Fcorå report or the açcrÊditation process
pfáei" contpist ffiE Green nuitUing Cðrtificaidn Inetitute at'exarn@gbci,org, 'r,r*l
M â, ;'
GBCI: Greerr Building Certifioation Insiitute Page I of2
i t-og out I ["EED Ffofessioftat Þlrectory 1 CBCI Home
LEED Professional Ðirectory

Thê LEED Professional Directory is a listing of LEËD credentialed professlonals. Use the search fi
your area, LEED Green Associates and LEED APs with specialties (LEED.AP Operations + Maintr
which represent a dernonstration of knowledge through testing, as well as'ongoíng credential mair
and practical experience.
$earch Criteria: First Name l¡k€ francesl Last Name líke fran
Prlmary Aroa
l,lame Oryanization Clty Stats Country
of Pr¡otice
FÞncÊs F¡aaklln Strifflôr Eng¡neer¡ng Assoo¡ates, P-t. Virginla Beoch \IA U9A Me*anioalEnglr
Perform Another Search
Last Name startins with : A B c .?.ç..8 ç. H I J .K t.[,! ll 9 .P.

g ß. .9. I-. YW ¿f T ;
First Name lciven ruame) Last Name (surnane) Organizaiion
,frances ifranklin I
City State/US Territ'ory/Canadian Province

t:
Arsa of Practice
Credential
ilLEeo Green Associate
LEED AP with specialty
flleen np Buitding Design + construetion
fl uEeB AP lntôr¡or DeÉig¡ + conslruction
Ü leeo AP operations + Mainlenance
fllreoRRno*"s
Ü mf O ep tteighborhood Development
CmeP AP without specialty
https:/lssl0l p.cyzap.net/dzapps/dbzap.bin/appslassnss/wobmembers/tool 5fi1/2009

Matthew Burton DJG Architects,lnc. 1012512007
Don Buschker Rehab Builders, lnc. 1211512008
Mike Butler Paradiom Development Company 05t31t2007
Robert Butwin Etc Companies LLC 01/30/2008
Elizabeth vrd Viroinia Non-orofit Housino Coalit¡on 12t05t2007
Iheodore )aoe Wiencek and Associates 09t12t2008
Richard 3ain Viteri Construction Manaoement. lnc. 0513112007
Andv 3aldwell Lemay Associates 1210512007
Joe 3allahan Shenandoah Area Aoencv on Ao¡no 10t2512007
Patrick Callahan Masco Contractinq Services 06t26t2008
Alex Cannon Cannon Properties, Ltd. 0212612009
LATTV Canterburv Canterburv Construction, lnc. 06t26t2008
Sean Casev HFH - Nova 06t26t2008
Hsien-Yuan Chen Wiencek and Associates 09t1212008
Iarik Claiborne YHDA 02t26t2009
)ave Colbv Caflis Steohens. lnc. 1211512008
(evin Coles BHC 06t2612008
3hris Conwav 1211512008
Matt Corell Bonstral Haresion Architects 05t31t2007
Scott Corwin Johannas Desiqn Group 09t12t2008
Steve Cox Peoole lnc. of SWVA 1012512007
Jeanie Cummins RPJ Housinq 0513112007
Mark Daly Nellioan lnsulation 12t05t2007
Stuart Daniel Better Housinq Coalition 02t26t2009
Tim Daniel Zavos Architecture and Desiqn 06t26t2008
Douolas Dansev Georoe A. Dansev, lnc. 09t12t2008
Rav Day, lll Bozzuto Construction Company 02t26t2009
Joel De Leon Neale Architects 05t31t2007
William Deal. Jr. Pentecost. Deal & Associates. lnc. 02t26t2009
Daniel DeBettencourt JBF Associates o5t31t2007
Bruce DeSimone úHDA 12t05t2007
Frank DeStefano Destafano Desiqn Group 01/30/2008
Bvron Dickson Dickson Architects and Associates PC 05t3112007
Dan Dills Dills Ainscouoh Duff 02t26t2009
Jimmy Dobson >aradigm Development Company 0513112007
Philio "Chio" Dodd Aurora Consultino LLC 01/30/2008
Barbara Doolev 3reakell lnc. 02t26t2009
Alan Downie Huohes Associates Architects 01/30/2008
David Draper 3ollins & Kronstadt Architects 0212612009
Jovce Dudek CHIP 0513112007
Jim Dumminoer 3allowav, Johnson, Moore & West, P.A. 1210512007
Anne Durkin 3AM Architects 06t26t2008
Hussein Fasmeil Varlvn Development Corporation 01/30/2008
James ldwards idwards Assocíates Architects 06t26t2008
John ldwards Sonstra Haresiqn Architects, LLP 0911212008
louq Illis /úindows and More 06t26t2008
¡edro -scano )ills Ainscouqh Duff 06/26/2008
Jeffrev -arner litv of Alexandria. Deoartment of Plannino/Zoninq 06t26t2008
Michael -erouson )ominion Due Diligence 12t05t2007
Amv -erns {WB Engineers 02t26t2009
Lisa =erretto Hord Coplan Macht 05t31t2007
Eric -esperman Habitat for Humanitv of Winchecter - FrederickCour 06t26t2008
Ross Fickenscher S&SConstruction.lnc. 05/06/2009
Matthew Fine ZA+D. LLC 05t31t2007
Matthew Fitzqerald Urban Desion Associates 0911212008
Tab G
Relocation Plan
Mill Run Apartments, LLC agrees to abide by the VHDA Relocation
Guidelines attached, in the event that resident relocation is necessary
during the construction period.
,@ttqhb.
Relocation Assistance Guidelines
These guidelines are the Authority's standards for the provision of assistanoe to tenants forced to
relocate because of changes in the use or condition of their rental units regardless of the length of the
remaining lease term.
Any contract for the acquisition of a site with existing residential property may not require an
empty building as a condition of such contract, unless relocation assistance is provided to displaced
households, if any, at such level required by the Authority below.
I. Applicability
The guidelines apply to all developments that will displace existing tenants and must be followed
to qualify for Low Income Housing Tax Credits. These guidelines will be incorporated by reference in
and enforced by the Contract to Enforce Representations Regarding Low-Income Housing Tax Credit
Development if the development qualifies for a reservation of credits.
The guidelines apply to all multi-family buildings when tenant moves are required for reasons
sueh as rehabilitation, demolition, and sale by contract specifying an empty building. They apply to
rented single-family houses when tenancies are teminated because of planned demolition.
II. Summary
In the situations specified above, owners must undertake the following:
l) Relocation payments
2) Relocation assistance
3) I}}-day vacate notice
4) Full communication of plans
III. Relocation Payments
Owners must provide relocation payments to all households receiving notice to vacate the
development and not retum to the existing development. See item V. for Temporary Relocation. The
payments are designed to help cover moving expenses and the additional costs of relocation. Relocation
payments for unfurnished dwelling units should be in accordance with the current moving expense
schedule for Virginia under the Uniform Relocation Act. The payments ourrently specified by the Act are
as follows:
Occupant owns furniture

RELOCATION ASSISTANCE GUIDELiNES. continued
To each leaseholder whose gross income is less than 50Yo of the applicable Area Median Gross
Income (AMGi) adjusted for household size, owner/applicants must provide a relocation payment of
twice the amount listed above.
Owners are encouraged to discuss the details of their relocation plans with the Authority staff in
order to identifu special tenant circumstances that might require fine tuning of the arrangements,
Owners must make at least half of the relocation payment when a tenant gives a definite move out
date, the remainder to be paid when the tenant actually vacates. Many need this to help pay the security
deposit on their next residences. Owners are urged to give careful consideration to providing relocation
payments to tenants who have not yet received their 120-day notice to vacate but have compelling reasons
to move early.
IV. Relocation Assistance
Owner/applicants should provide additional relocation assistance such as:
. Expediting return of security deposits, or allowing tenants to apply them to the last month's rent
Contacting comparably priced rental complexes to request priority for persons being displaced
Providing transpoftation for tenants needing to look at other housing, especially those who are
elderly or disabled
Giving attention to the special problems of timing moves for farnilies with school age children
Offering to help (trucks and drivers) move furnishings
Relocation assistance and services should be made available to tenants not only during regular
business hours but during evenings and weekends to accommodate tenants who would otherwise have to
miss work. Owners should provide tenants written materials andlor translation services in their native
languages if necessary.
V. Temporary Relocation Assistance
Owner/applicants must provide assistance for two moves when it is necessary for occupants
qualiffing for a renovated unit to move temporarily during the renovation work and then return to a
renovated unit. Assistance can be either a payment to reimburse the actual cost of the move and utility
transfers or moving services provided by the developer and a payment to cover the cost of utility
transfers. Tenants are expected to provide documentation of their expenses. Payment for only one move
is required if the tenant elects in writing to move to a renovated unit and not return to his or her original
unit.
RELOCATION ASSISTANCE GUIDELINE,S, continued
VI. 120-Dav Notice to Vacate
State law requires 120-day vacate notice for all condo and co-op conversions and for any change
in the use of buildings with at least four rental units. These guidelines extend that notice period to all
multi-family rental units vacated due to rehabilitation or demolition, and to single-family houses being
demolished.
VIL Full Communication of Renovation and Relocation Plans
Owners must inform tenants of renovation and relocation plans as soon as possible, and to
arrange for interpreters to help non-English speaking persons understand what the owner intends to do
with the property. Open communication with tenants about plans for the development can be helpful to
both owner and occupants by minimizing rumors and misunderstandings.
Owners of complexes containing 20 or more units are required to submit a renovation and
relocation plan to the Authority and to affected tenants. The plan should be as complete as possible, and
updated as changes are made. The scope of the plan should be appropriate to the scale of the
development being renovated, including at a minimum:
I) Name, address and contact person for the owner/ developer/ management company
2) Scope of the work to be done and phasing of work, including estimated timetables
3) Relocation payments and services to be offered
4) Anticipated rents and rental policies after the changes
5) Measures planned to minimize construction impact on occupied units.
The plan should be submitted to the Virginia Housing Development Authority, Multi-Family
Development Division, Attention: Tax Credit Prograrn Administrator.
VIII. Documentation of Compliance
Owner/applicants are required to maintain files which can, if required by the Authority, document
compliance with the above requirements. Such files should include, but not be limited to copies of
relocation plans, notices, canceled checks, and other items providing evidence of compliance with the
above requirements.
RELOCATION ASSISTANCE GUIDELINES, continued
REQUIRED NOTICE WHEN BUILDINGS UNDERGO CHANGE
Section 55-222 of the Code of Virginia requires 120 days' notice to tenants being vacated from
any building containing at least 4 residential units, if the building is to be renovated, demolished, sold on
a contract requiring an empty building, or converted to hotel, motel, apafiment hotel, or other commercial
use.
Vireinia Code Section 55-222
NOTICE TO TERMINATE A TENANCY; ON WHOM SERVED; WHEN NECESSARY. - A

TENANCY FROM YEAR TO YEAR MAY BE TERMINATED BY EITHER PARTY GIVING THERE
MONTHS; NOTICE, IN V/zuTING, PRIOR TO THE END OF ANY YEAR OF THE TENANCY, OF
HIS INTENTION TO TERMINATE THE SAME. A TENANCY FROM MONTH TO MONTH MAY
BE TERMINATED BY EITHER PARTY GIVING THIRTY DAYS' NOTICE IN V/RITING, PRIOR
TO THE END OF THE MONTH, OF THIS INTENTION TO TERMINATE THE SAME. HOV/EVER,
I2O DAYS' WRITTEN NOTICE IS REQUIRED IF THE TERMINATION IS DUE TO
REHABILITATION OR A CHANGE IN THE USE OF ALL OR ANY PART OF A BUILDING
CONTAINING AT LEAST FOUR RESIDENTIAL TINITS. CHANGES SHALL INCLUDE BUT NOT
BE LIMITED TO CONVERSION TO A HOTEL, MOTEL, APARTMENT HOTEL OR OTHER
COMMERCIAL USE, PLANNED UNIT DEVELOPMENT, REHABILITATION, DEMOLITION OR
SALE TO A CONTRACT PURCHASER REQUIRING AN EMPTY BUILDING. THIS 120-DAY
REQUIREMENT SHALL NOT BE WAIVED; HOWEVER, A PERIOD OF LESS THAN 120 DAYS
MAY BE AGREED UPON BY BOTH THE LANDLORD AND TENANT IN A WRITTEN
AGREEMENT SEPARATE FROM THE RENTAL AGREEMENT OR LEASE EXECUTED AFTER
SUCH NOTICE IS GIVEN AND APPLICABLE ONLY TO THE I2O-DAY NOTICE PEzuOD. WHEN
SUCH NOTICE IS GIVEN TO THE TENANT IT MAY BE SERVED UPON HIM OR UPON
ANYONE HOLDING UNDER HIM THE LEASED PREMISES, OR ANY PART THEREOF. V/HEN
IT IS BY THE TENANT IT MAY BE SERVED UPON ANYONE WHO, AT THE TIME , OWNS THE
PREMISES IN WHOLE OR IN PART, OR THE AGENT OF SUCH OWNER, OR ACCORDING TO
THE COMMON LAW. THIS SECTION SHALL NOT APPLY WHEN, BY SPECIAL AGREEMENT,
NO NOTICE IS TO BE GIVEN; NOR SHALL NOTICE BE NECESSARY FROM OR TO A TENANT
V/HOSE TERM IS TO END AT A CERTAIN TIME.
THE WzuTTEN NOTICE REQUIRED BY THIS SECTION TO TERMINATE A TENANCY

SHALL NOT BE CONTAINED IN THE RENTAL AGREEMENT OR LEASE, BUT SHALL BE A
SEPARATE WRITING.
t+**i<d<t<,ß*{<*{<
For buildings containing fewer than 4 residential units, the Authority requires the same 720-day vacate
notice to tenants.
The Virginia Condominium Act requires in Section 55-79.94(b), as amended in 1980, that tenants
of all complexes being converted to condominiums be given 120 days' notice to vacate.
Tab H
PI{A / Section I NotifTcation Letter

ffi
PHA or Section I Notification Letter
Date: May 12,2009
TO: Local Housing nutf,ority or Administering Agency

Street Address
City, Virginia Zip
Attention: Section 8 or PHA Waiting ListAdministrator
RE: PROPOSED AFFORDABLE HOUSING DA/ELOPMENT
Name of Development: Mill Run

Name of Owner: Mill Run LLC
I woutd like to take this opportunity to notify you of a proposed affordable

housing development to be completed in your jurisdiction. We are in the process of
applying for federal low-income housing tax credits from the Virginia Housing
Oevélopment Authority (VHDA). We expect to make a representation in that application
that we will give leasing preference to households on the local PHA or Section I waiting
list. Units are expected to be completed and available for occupancy
beginning December 31, 2010
The following is a brief description of the proposed development:
Development Address (should correspond to 1.4.2 on page 1 of the Application):

35409 Mill Run Lane, Belle Haven, VA 23306
Proposed I mprovements: (Should conespond with f.B & D and Ill.A of the application)
Xl ttew Construction: 12 # Units 6 # Buildings 14,912.6 TotalGross FloorArea
I Adaptive Reuse: # Units # Buitdings TotalGross FloorArea

X Rehabilitation: # Units # Buildings 13,868.8 TotalGross FloorArea
^
o
Proposed Rents (should correspond with Vll.C of the Application):
n Efficiencies: $ I month
x 1 Bedroom Units: $ ?ZP / month
X 2 Bedroom Units: $ 426 / month
X 3 Bedroom Units: $ 501 / month
n 4 Bedroom Units: $ / month
PHA or SEC I Notification Letter, continued
Other Descriptive lnformation (should correspond with information in the application):
We will appreciate your assistance in identiffing qualified tenants, lf you have

any questions about the proposed development, please call me at (757) 787-?936.
Please acknowledge receipt of this letter by signing below and returning it to rne.
Sincerely yours,
d -.,.- r¿.-rV¿.\
Edñ-e-K. N. Mei¡-
Executive Director, MillRun Apartments LLC
To be completed by the Local Housing Authority or Sec I Administrator:
Seen and Acknowledged By:
Printed Name: Kat Edwards
Title: Dirqctor o-f ,Housinq $ervlces. A-NRHA
Phone: (25il 787¿800 ,- Ext 1?Q

Date: Mav 12,2009-
I{OTE: Any change in this form letter may result in a reduction of points under the
scoring system. lf you have any questions, please call Jim Chandler at VHDA
(804) 3¿fi1-5786.
Tab I
Local CE,O Letter

TÛ\ryN TF tsELLE HAVEN
Locclily CEO Support Letter
April24,2AO9
Jím Chcndler
Virginio Housing Developmenl Authority
ó01 South Belvidere Street
Richmond. Virg inio 2322A
VHDA Trocking Number: 2AA?-7-OB2

Development Nqme: Mill Run
Nome of Owner/Appliccnl: Mill Run, LLC
Deor Mr. Chandler:
The construction or rehabililotion of ihe obove-nomed development ond lhe

crllocotion of federol housing tox credits ovoiloble under lRC Section 42 for soid
development will help fo meet the housing needs ond priorities of Town of Belle Hoven.
Accordingly, Town of Belle l-{aven supports fhe ollocolion of federol housing tox credits
requosfed by Mîll Run. LLC for lhis development.
Yours truly,
,%_á
Morionr)Ñ f*
Moyor
U /
PO BOX 238 PHoNE (757)442-503L

Belle Haven, VA 23306 FAX (757)442-6148
E-MAIL towofbellehaven@vcrizon,ne¡
Tab J
Hom,eownershÍp Plan
Not Applicable
Tab K
Site Control l)ocumentation

Á.GRENMENT OF'PURCHASE AF{D SALtr
ïffS-AGRBEMENT OF PURCIIÁ.SË ÂNÐ SÀLE (this "Agreement"), made ånd entered as

of the f1'ffi day of March 2009 (the "EfÊective Date"), by und between the ACCOMA.CK-
NORTHAMPTON R&GIONÁ.L HOIISING Â.UTHORITY, a political subdivision cf the
Commonwealth of Virginia (the "Seller"), and MILL R{JN APARTMENTS, LLC. a Virginia limited
liabílÍfy company (the'?urchaser').
RECÏTALS
A. The Seller is thç owner of: (i) that certai¡r tract of land (the "Land") in Accomaok County,
Virginia and morc particularly described in EXhiþit *4 attached hereto and by this refererrce incorporated
herein; and (ii) any and all rights, benefits, easements and other interests ofthe Seller appurtenant to the
Land (the "Appurtenances"). The Land and Appurtenances are collectively referenced hercin as the
ooProper!/."
B. The Scller desires to sell and assign the Property to the Purchasor. Subject to ¿nd in
accordance with the conditions ar:d provisions hereinafter contained, the Purchaser desires to purchase the
Properly from the Seller.
AgREËIdË\lT
NOW, TIIEREFORË, in consideration of the Recitals, the n'rutual agreements set forth herein,
and other good and v¿luable consideration, the receipt and sufficiency ofwhich are hereby acknowledged,
and intending to be legally bound, the Seller and the Purchaser agreç as follows:
l" Incorporation of R,ppjt¿I,s. The above recitals are incorporated into the operative
provisions of thÍs Agreement by this reference.
2. $ale-of Property. Subject to and in accordance with tÏe terms of this Agreomen! the
Seller agrees to sell and assign to the Purshåser, and the Purchaser agress to purchase from the Seller, the
Property.
3. Purchqse Price: Payment of Purshase Price.
3.1 Purchasp Price. The purchase price to be paid by the Purohaser fo tl¡e Seller for
the Property (the "Purchase Price') shall be One Million Two llundred For{y Thousand, Eight Hundred
and 00/100 Dollars ($1,240,800).
3.2 . [trntentionally Omitted]
4, Closinq. The closing of this transaction (the "Closingl') shall take place on or before (i)
November 6, 2009. Such date of lhe Closing is refered to herein as the 'oClosing Date." Closing shall
occur at the oflices of Kanady & Quinn, P.C., 7130 Glen Forest Drive, Suite 120, Richmond, Virginia
23226, or at suoh other location as mây be mutually acceptable to the Seller and the Purchaser.
5. Reports and Insnections. Ðuring the period from and including the Effective Date and
through 5:0Û p.rn. EST on the thirtieth (30) day after the Effective Dato (the "Inspeotion Period"), the
Purchæer and its agents and representatives shall have the right to enter upon the Proper[y for the purpose
of performing suoh examinations and tests, including without limitation soil tests, environmental
inspections, determination of future capital needs of the Properly, title examination, surveys, and
determinæion of compliance with laws, all as the Purchaser may deem appropriate for determining the
feasibility of the Property for thc Purchaser's intended use (collectively, the "Inspeotions"). The
Purchaser oovenants to repair any damage to the Proper{y caused by such Inspections and to indernniþ
a*d hold harmless the Ssller frorn any loss, cost, experrse or liability incurred or sust'ained by the claim of
any person made by r,ea$on of thc Purchaser's activities as permitted pursuant to this Section 5, save and
except for any reduction ofvalue ofthe Property resulting fiom the discovery ofany hazardous or toxic
wästes and substances on, or defects to, the Property. The foregoing covenant shall survivs any
termination of this Agreement. If the Purchaser determines the Property is unacceptable to the Purchaser
for any reason, a¡ determined by fhe Purchaser in its sole and absolute discretion, the Purchaser may
terminate this Agreement by giving the Seller written notice of such termination in accordalce with thc
requirements of Section 12.4 prior to the expiration of the Inspeotio* Period. If Purchaser so terminatçs
this Agreement for any reâson, Purchaser agrses to furnish Seller with copies of all engineering and
environment¿l reports and studies that Purchaser has had prepared concerning the Properfy, its status, and
its possible uses, including but not limited to any site plans axd any Phase I Report. Upon such
termination by the Purchaser, tlie Ðeposit shall be returned to the Purchasçr and neither parfy hereto shall
have a clairn against tlte other under this Agreemenf except for any claims of the Seller against the
Purchaser under this Secrion 5.
6. Condemnation. If prior to Closing the Property is subjected to actual or threatened

condemnation or eminent domain prooeedings, t'he Seller will promptty notiff The Purchaser of such
event, and fhe Purchaser shall have the option of either: (i) terminating this Agreement, in which evcnt the
Þeposit shall be returned to úe PurchasÊr; or (ii) proceeding to Closing, in which event the Sellcr shall
päy or assign, as applicable to the Furchaser at Closíng all ofthe proceeds or âny right thereto Íïom any
such condemnation.
7. Ðflr"rage or Destruction Prior to Closins. The Seller shall bear the risk of all loss or
damage to the Property from all causes through the time of recordation of the Ðeed (defined in Section
I 0. I . 1). In the event the Propefy should be damaged or deskoyed as a result of fire or other casualty or
any other cause whatsoever whioh occurs prior to the Closing Date, the Seller shall promptly give the
Purchaser written notice of such destruction or damage. The Purchaser shall have the option of either (a)
affinning this Agreement, in which event Seller will pay to the Purchâser åny insurance proceeds payable
to the Seller therefor or assig* to Purshaser all ofseller's rights under any policy or policies of insurance
on the Property, as applicable, and proceed to Closing hereunder; or (b) terminate ilris Agreement and
receive the Deposit, in which event both Seller and Purohaser shall bc released from all further
obligations and liabilities under this Agreement, except as otherwise expressly set forth in this
'{greement.
8. Ropresentations.4nd,lMa$,qnties.
8.1 Be.prespntations and Wananties of the Seller. In addition to any other covenants,
indemnities, warrantios and representations made by the Seller herein, the Seller makes and agrees with
the Purchaser to the following representations and warranties, all of which are true and correct as to the
mattçrs sct forth therein as of the date hereof and, except as otherwise disclosed to the Purchaser in
writing and agreed to by the Purchasero shall be true and concct on the Closing Date:
8.1.1 Authority. The Seller has thç capacity and authorþ, and all requisite actions
fully authorizø and empo\ryer the Seller to €xecutê
have been t¿ken and approvals obtained by the Seller to
this Agreement and consummâte the h¿nsactions contemplated hereby. The Sellcr shall fi¡rnish to the
Purchaser any documents reasonably requested by the Purshaser which evidence the capaoity and
authority of the Seller (and the signatories acting on behalf of the Seller) to consummate the transactions
contemplated hereby.
8.1.2 Nq Confiigl. The authorization, exeoution and delivery of fhis .{greement and
the consumm¿tion of the kansactions contemplafed hereby, will not, with or without the giving of notice
or passage of time or both: (i) violate, conflict with or result in the breach of any ferms or provisions of or
require any notice, filing, registration or furthcr oonsent, approval or authorization under: (w) the Virginia
Housing Development Aot or the bylaws or resolutions of the Seller; or (x) any statutes, laws, rules or
regulations of any govemmental body applicable to the Seller, or its properties or assets; or (y) any
judgment, decree, writ injunction, order or award of any arbitrator, cou$ or govornmental authorit)'
binding upon the Seller or any of its respective properties or assets; or (z) any insh'ument or agreeme*t to
which the Seller or its properties may be bound or relating to or affecting all or any portion of the
Properly; or (ii) result in any lien, claim, encumbrance or restriction on the proceeds of the sale of all or
any portion ofthe Properfy or on any ofthe respective properties or assets ofthe Seller.
8.1.3 No P-rope¡fi_hteteçls. No person, frrm or entity has any rights to acquire or to

lease all or any portion of the Properfy or otherwise to obtain any i*terest therein and there are no
outstanding options, rights offirst refi]sal or negotíation, ríghts ofrevertçr or rights offirst offer relatíng
to all or any portion of the Froperty or any interest therein, except any leases of units and common areas
(including without limitation, any laundry roonrs and/or equipment) in effect as of thc date of Closing,
which shall be assigned to fhe Purchaser at Closing pursuant to section 10,1.3.
8.1.4 Ì{o YiolaÍipnp. The Seller has received no notice of, nor does the Seller have any
knowledge of, any violations (collectively, "Violations'0, and individuaily, a "Violation') of any
applicable local, state or federal law, ordinances, regulations2 or orders of any &deral, state or local
government department or agency having jurisdiction over or affecting the Properfy or the consfruction,
managsrnenf, ownership, maintenance, operation, use, improvement, acquisition or sale thereo{
including, without limitation, building, health and euvironmental laws, regulations and ordinances, and
equal access opportunity laws, regulations and ordinances (whether or not officially noted or issued). The
Seller shall provide the Purchaser with notice of any Violations of which the Seller obtains notice or
knowledge between the Effective Date and the Closing Date.
Ll.s l-'lç ForsiÊn Pçrson. The Seller is not a foreign person within the measing of
Section 1445 of the Internal Revenue Code, as amended.
8.1.6 l.Io $pçcial Proc..eedings. There are no pending or, to the knowledge of the Seller,
contemplated; (i) annexation or condemnation proceedings affeotÍng, or which may affect, all or any
portion of the Property; (ii) proceedings to ohange or redefine the zoning classification applicable to any
portion of the Properly; or (iii) changes in road pattems or grades which may adversely affect access to
any roads providing a means of ingress to or egress from the Froperty.
8.1.7 Pending Actions or Investigations. The¡e arç no actions, suits, proceedings,

claims, orders, decrees or judg:nents affecting the Propefy, or any portion thereof, or relating to or arising
out of the ownership, management, operation, use or occupancy of the Property or any portion thereof
which are pending or have been prosecuted for a period of thirly (30) days or more or, to the knowledge
ofthe Sellor, are pending or have been prosecuted for less than thirfy (30) days, in any court or by or
before any federal, state, or local government department, oommission, board, bureau or agenoy or othe¡
governmental instrumentality; and, to the knowledge of the Seller, no such actions, suits, proceedings,
claims, orders, decreçs or judgments have been threatened or asserled. The Seller is not a parly to or
subject to any judgment, wrif decree, iqjunction or order e4ioining or reshaining it from conducting any
business in respeot of the Property. There are no outstanding unpaid judgments that are liens against the
Properfy. In the event that any action, suiÇ proceeding, claim, order, decree or judgment described in this
Section Ll.7 exists or is pending as of the Closing Ðatc, the parties shall deposit into an escrow account
with the Escrow Agent at Closing a portion of the Purchase Price sufficient to provide for the timely
payment of any and all claims, Iosses, costs and expenses (including reasonabls afiorneys' fees) arising ia
connection fherewith, which amount shall be determined by Purchaser in its reasonable discretion.
8.1.8 Bnvironmental. The Seller represents and warrants that, to the best of its
knowledge, there æB no hazardous or toxÌc wastes and substances oll, about or affecting (directiy or
indirectly) the Properïy. For the purposes of this Agreement, "hazardous or toxic wastes and substances"
are defined as those substances, materials, and rvastes, including but not limited to, those $ub$tances,
materials and wastes listed in the United States Department of Transportation Hazardous Matcrials Table
(49 CFR 172.101) or by the Environmental Protection Agency as hazardous substances (40 CFR Part
302) and amendments thereto, or such substances, materials and wastes which are regulated under any
applicable local, state or federal law, including, without limitation, zury material, waste or substance
which is (i) peholeum, (ii) asbestos, (iii) polychlorinated biphenyls, (iv) designated as a Hazardous
Sutrsûaace pursuarrt to Section 33 i of the Clean Water Act, 33 U.S.C. Sec. 1251, et. seq, (33 U.S.C. 1321)
or listed pursuant to Seotion 307 of thE Cleau TVater Act (33 U.S.C. Sec, 1371) (v) defined as a haza¡dous
waste pursuant to Section 1004 of the Resource Conservation and Recovery Act,42 U.S.C. Sec. 6901, et.
seq. (42 U.S.C. Sec. 6903) or (vi) defined as hazardous substa*ce pursuant to Section T01 of the
Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Sec 9601, et. seq.
(42 U.S.C. e6ol).
8.2 Representations and lVþuau]tief-*sf"lhg-luslgËgr. In addition to any other

covenants, indomnities, warranties and representations made by the Purohaser herein, the Purohaser
makes and agrees with the Seller to the following representations and warranties, all of which are true and
correct as to the matters set forth therein as of the date hereof except as otherwise disclosed in writing to
the Seller and agreed to by the Seller, shall be true and correct on the Closing Date:
8.2.t Authority. Thç Purchaser has the capacify and authorily, *nd all requisite actions
have been taken and approvals obtained (or will, within a reasonable time hereafter, be taken and
obtained) by the Purchaser to fully authorize and empower tlre Purchaser, to execute this Agreement and
consummate the transactions contemplated hereþ. The Purcliaser shall fumish to thc Seller any
documents reasonably requested by the Seller which evideuce the capacity and authority of the Purchaser
(and the sigratories acting on behalf of the Purohaser) to consumtnate the transactions contemplated
hereby.
8.2.2 No Cqìflicj. The authorization, execution and delivery of this Agreement and
the consummation of the transactions oontemplated hereby, will not, with or without fhe giving of notice
or passage of time or both: (i) violate, conflict with or result in the breach of any terms or provisions of or
require any notice, filing registration or further corisent, approval or authorization under: (w) the
operative docurnents by which the Purchaser is governed, inol:rding without limitation any and all articles
of incorporation, partnership agreæments, operating agreement$, bylaws, resolutions and other inshuments
or documents; (x) any statutes, laws, rules or regulations of any governrnental body applicable to the
Seller, or its properties or assets; or (y) any judgmen! decree, writ, injunction, order or award of any
arbitrator, court or governmental authority binding upon the Purchaser or any of its respective properties
or assets; or (z) any instrument or agreement to which the Purohaser or ìts properties may be bound; or (ii)
result in any lien, claim, encumbranse or restriction on the Propetly or on any of the respective properties
or assets ofthe Purchaser.
8.3 Effect pl.Çhangç in Rç.p¡esentationq. For the period &om and including the
Effective Date to and through the Closing Date, the Seller and the Purchaser shall each be obligated to
advise the other party, as applicable, of any change which re*ders any representation made by such parfy
in this Agreement unkue or materially misleading. In the event that such notice is delivered from one
par{y to the other, and if such oircumstances as are set forth in such notice materially and adversely affect
the rights and obligations of the party receiving such notice, the parly receiving such notice shall have the
option, at its election, lo terminate this Agreement, and if so terminated by the Purchaser, the Deposit
shall be rehrnsd to the Purchaser, and the parties shall be released from all futrue obligations arrd
liabilities under this Agreement, except as otherwise expressly set forth in this Agreemenf. Íf the
circumstanccs that render a representation untrue or materially misleading have resnlted from the willful
acts or gross negligence of the parly which geve thc representation, then in additÍon to the termination
rights set forth in tlre previous sentence, tho parly that receives notice of such change of circumstances
shall have all rights ¿vailable to it at law or in equity for a breach of this Agreement by the parly that gave
notice of st¡ch circumstasces, and suoh riglrts shall survive the termination of this Agreement.
9. Çoqdiliqns Precedeql.
9.1 Conditions Prccedent to Çblig{tipp gf the P!¡rclìâser. The obligation of the

Pnrchaser to closc the purchase of the Property in aecordance with this Agreement shall be subjeet to the
fulfillment of the following conditions precedent, the failure of any of which shall entitle the Purchaser
either to waive such condition or to terminate this Agreement in accordanoe with the terms hereof. If
Purchaser elects to terminate this Ageement due to the failure of any condition listed herein, Purchaser
shall so notiff Seller in writing prior the Closing, in whioh event the Deposit shall be retumed to the
P*rchaser, and nethçr party hereto shall have a claim against the other under this Agreement, except as
otherwise expressly set forth in this Agreement. If no such notice is given before the Closing, all
conditions set forth herein shall be considered to have been satisfied or waivcd by Purchaser. Regardless
of whether any such conditions are deemed to be so waived, Seller shall no! without the prior written
consent of Purchaser, take any actiorr or fail to take any aotion prior to the Closing that would adversely
affecf thc satisfaction of any of such conditions as of the Closing Daie. The conditions are as follows:
9.1.1 Condition of.Titlq, Title to the Property shall bç in such a oondition as is

consistent with the requirements of Section 10.6 hereof, and the Purchaser shall be able to obtain a tifle
poliey, at regular rates, tbr the Properfy from a title company as described in Section 10.6 hereo{ and
containing such usual and customary endorsements as may be reasonably requesfed by the Purshaser.
9.1.2 ó.ccgsq. All direct access (through permifled culb cuts) to publio rights-of-way in
effeet on the Effective Ðate shall not have been altsred or diminished.
9.1.3 UXilitiçS. The Property shall be served with potable water, public sewer,
elechicþ ofthe Effective
natural gas, telephone, cable and other utilities provided to the Propely as
Date without necessity of obtaining easements across property not owned by the Seller.
9.1.4 Enyilonnçntal Contamination. The Properly shall be free of hazardous or toxic

wastes and subst¿nces,
9. 1.5 TaX" Çfçdits. The Purchaser must be able to obtain a reservation of federal low-
income housing tax credits in ¿n amount satisfactory to the Purchaser, in its sole discretion, in the year
2009.
10. Closing Mechanics. Should all conditions set forth in Section 9 eithcr be met or be
waivcd by the Purchaser and Seller, as applicable, the following provisions shall govern the Closing:
10.1 The Seller's Obligatjç'-n_ç_at_ Cl_osing. .{t or prior to Closing, the Seller shall
comply with thc following obligations:
10.1.1 Çpnyeyance Deed. The Sellcr shall deliver to the Purchaser or its designee a
good and sufficient general warrant¡r deed (the "Deed') for the Land and Appurtenances, in fcrm for
recording, duly executed and acknowledged by the Seller, so as to convsy title in such Properly free and
clear of any malte¡s other than Permiued Exceptions (as defined in Section 10.6).
10. 1.2 Intentionall)¡ Omitted.
10.r.3 rntçnfipn+th emilred.
10.1.4 O¡yner's Affidavit. The Seller shall deliver to the Purcbaser a standard o\ryner's
affidavit sufficient for the Purchaser to obtain title insurance for the Froperty free from all exoeptions
other than Permitted Ëxceptions.
10.1.5 Cancellatio_n.çf Exigtins IndclXcdness. The Seller shall deliver a satisfaction of

mortgagg cancellation or reconveyance of deed of trust or partial release, as the case måy be, in
recordable form and executed by the holder of any existing indebtedness which is secured in whole or in
part by all or any portion ofthe Properfy, in a form as shall be sufficient to satisff ofrecord the existing
indebtedness with respect to such Property.
10.1.6 Poss-e-ss_ion. The Seller shall vacate the Properly ancl deliver to the Purchaser
çxclusive possession ofthe Property, subject only to the Permitted Exceptions.
10.1.7 A dAvit qf-Nqn@. The Seller shall deliver to the

Purchaser a certificate or affidavit duly complefed and executed by the Seller as required under Treasury
Regulation i . 1445-2(bx2xiiÐ.
10.1.8 Other Documents. The Seller shall deliver to the Purchaser such other
documents as may reasonably be requirecl to consummate the Closing in accordance with the terms of this
Agreernent.
10.2 The_Purchase¡'s Obligatiens.at Clpsing. At Closing, the Purchaser shall pay or

deliver, or shall cause its designee or assignee to pay or deliver, to the Seller, upon delivery of the
documents enumerated in Section 10.1, the Purchase Price (a{ustod as required for deiivery of the
Deposit) and such documents a$ may reasonably be required to consummate the Closing in accordauce
with the lprms of this Agreement.
10.3 In addition to âriy other costs, expenses and fees

traditionally prorated between buyers and sellers of re¿l propefy in the Commonwealth of Virginia" and
s*bject to dte terms of this Agreement, the following items shall bc adjusted between the Seller and the
Purchaser and shall be prorated as of the Closing Date:
10.3,1 Taxes. A proportionate sharc of any real estafe tåxes, payments in lieu of real
estate taxes, ad valorem and personal properly taxes, and any other state, county and municipal taxes,
charges and assessments (special or otherwise), on the basis of the oalendar or tax year for which the
same are levied, imposed or assessed, and regardless of when the same become a lien or are payable. If
the rate of any such taxes, eharges or assessments shall not be fixed prior to the Closing Date, the
adjusfment thereof at the Closing shall be upon the basis of the rate for the preceding calendar year
applied to the l¿fest assessed valuation (or other basis ofvaluation).
I 0.3.2 Tnteqfiç,.[q.Jly Oruittsd.
10.3.3 Inteutiqnally g.rnitfed.
1 0.3.4 Intentj_oJìslly,9mitfqd.
10.4 ÇoSJS. The costs of canceling any existing indebtedness and the costs for the
preparation of the Þeed and any other documents delivered by tlrc Ssller to the Purchaser at Çfosing shall
be paid by the Seller at Closing. Costs for the reports and inspections under Section 5 hercof, the owner's
and lender's policies of title insurance and any special title insurance endorsements, survey, and all
reoording taxçs and fees shall be paid by the Purchaser at Closing. The Seller and the Pnrchaser shall
each pay their respective attorneys' fees.
I0.5 Brokerc. The Seller and the Purchaser represent to each othsr that neither parly
has engaged the sçrvices of a real estate broker or agent in negotiating or consummating thc sale and
conveyance of the Properly âs set forth herein, and each party hereby (to the extsnt permitted by
applicable law) indemnifies and holds the other harmless from and against any claims for commissions
together with any costs and reasonable attorney's fees incurred by such parly in defending against such
claims, res*lting fron: any breaoh of the reprosenlations set forth herein. Such indernnification
obligations shall survivç any termination of this Agteement and the Closing.
10.6 Titþ. During the Inspection Period, the Purchaser shall obtain from a title
company selected by Purchaser a preliminary title comrnitment for the Property (along with legible copies
of all documents creating exceptions thereunder), and the Purchaser shall promptly examine thç
preliminary title commitment and documents relating thereto. Within the ïnspection Period, the
Purshaser shall noti$ the Seller of any defects in title in such cornmitrnent to whish the Purchaser
objects; provided, however, that the Purchaser shall have no obligation to object to defects relating to
deeds of hust, mechanics' liens, judgmcnts or auy other defect which may bs cured by the application of
proceeds of the Purchase Pricc at Closing ('Lien Þefec1s"); provided furtheç that in the case of defects
which arise aller the effeotive date of the Purchaser's title commitment for the Property ("Post-
Commitment Ðefects'o) and to which the Purchaser objects, the Purchaser shall notifo the Seller of such
objections prior to the Closing (any defect in title to which the Purchascr objects under this Section 10.6
in referred to herein as '"Title Objections"). It is thc intention of the parties that Lien Ðefects shall
automatically qualiff as objections to title, and the Purchaser shall appty all or any portion of the
Purchase Price at Closing in the amount necessary to cure Lien Defects. For any Title Objections (other
than Lien Defects) wherein the Purchaser has delivered notice to the Seller of the Purohaser's objection
thereto, the Seller shall have fifteen (15) days from the receipt of such notice or notices within which to
notifu the Purshaser as to whether the Seller elects to cure all or any of such Title Objections raised by the
Purchaser. If the Seller does not so nofi$ *re Purchaser within such 15 day period, the Seller shall be
deemed to have elected not to cure such Title Objections. All exoeptions to title which are not Lien
Þefects and as to which the Purohaser has not objected pursuant to this Section 10.6 shall be deemed
"Permitted Êxceptions." In the event the Seller has given such notice to the Purchaser eleoting to cure
any Title Objections, the Seller shall be obligated fo effect such cure on or before the Closing Date or
such later date æ shall be necessary to effect such cure, which date shall not be later than sixty (60) days
after fhe date in (i) of Section 4 hereof. In the event the Seller elects not to cure all or any of the Title
Objections, ar elects to cure but fails to successfully cure ariy Title Objections prior to Closing, the
Purchaser shall have the right, exercisable at any time prior to Closing by giving notice to the Seller, to
either: (i) terminate this Agreement ¿nd receive a refund of the entire Deposít, in which event, neither
parfy shalt have a clairn against the other u¡der this Agreement, except as otherwise expressly set forth in
this Agreement; or (ii) waive the uncured Title Objections and close under the terms of this Agreement.
11. Matters Çoucemins the Deposit.
I I.1 +{ccount. The Deposit shall be deposited and held by the Esorow Agent in its
interest bearing trust account.
i1.2 Delivery of the Deposit. Escrow Agent will deliver the Deposit in accordance
with the following provisions:
(Ð To the Seller upon consummation of the Closing to be applied toward the

Purchase Price;
(iÐ To the Seller upon receipt of a wrilten notice from the Seller stating fhat the
Seller is entitled under this AgËeement to the Deposit and demanding payrnent of the same, provided,
hortever, that Escrow Agent will not honor such demand until not less than ten (10) days after the date on
which Éscrow Agent shall have delivcred (by registered or certified mail, return receipt requested) a copy
of such notice and demaud to the Purchaser.
(iiÐ To tbe Purchaser upon receipt of a written notice from the Purchaser stating that
the Purchaser is entítled under this Agrcement to the Deposit and demanding payment of the same,
provided, however, that Escrow Agent will not honor such demand until not lsss than ten (10) days after
the date on which Escrow Agent shall have clelivered (by registered or cerlilied mail, return receþ
requested) a copy of suoh notice and demand to the Seller.
12.
l2.l Findiqg Effeqt. This Agreement and all oovenants, terms, conditions, warranties,
and rmdertakings contained herein, and all amendmçnts, modifications and extensions hereof, as
applicable, shall be binding upon and shall inure to the benef-rt of the parties hereto and their respective
heirs, executors, administrators, personal representativesä successors and permitted assigns.
12.2 [inal AÊreemegt, This Agreemeut contains the final and entire agreement
between the parties, and they shall not be bound by uny terms, conditions, stateme*ls, warrantiss or
representations, oral or written, not herein contained-
12.3 Amendmçnt. This Agreement shall not be modified except by inslrument in

writing executed by the parties hereto.
12.4 Notices. All notices, demands and request whioh may be given or which are
required to be given by either party to the other must be in writing. All notices, demands and reguests by
the Purchaser or the Seller shall be senú either by fax, with a copy by certified mail, return receipt
requested, postage prepaid, or by delivery through a nationally-recognized overnight oarrier (the
'"Carriero') that can provide written proof of delivery, and addressed as follows, or to such other address as
a parly may specify by duly given notice:
IF TO SELLER: Accomack-Northaurpton Regional Housing Authorþ
P.O. Box4i7
23372 Front Street
Accomack, VA 23301
Attn: Mr. David Annis
FAX Numbe ,: -lïT:{lÍ-4t7 I
IF TO PURCHASER: Mill Run Apartments, LLC

P.O. Box417
23372 Front Strect
Accomack, VA 23301
Attn: Mr. David Annis
Fax Number "l ffi,"3.ßÍ: *f,.q I
Notices, demands and requests, if delivcred in the utannçr aforesaid (unless otherwise specifically
provided herein), will be dçemed received for all purposes hereunder: (i) if sent by fax, on the dato of
delivery; and (ii) if sent by overnight,carrier, on tfie date which is the confirmed date of delivery.
12,5 Qpvçfnin$ L" a¡V. This Agreement shall be governed by, and construed and
itrferprokd under, the laws and judioial decisions of the Commonwealth of Virginia.
12,6 The Pulgh¿ser's Defau-lt. If (0 any representation and warranty by the Purchaser
contained in this Agxeement shall not be kue and conect as of the closing Þate; (ii) any condition to the
Seller's obligation to close shall fail to be fr;lfilled or waived; or (iii) the Purchaser shall be in material
default in the performance of any of its covçnants or obligations under this Agreement, the sole riglrt of
the Seller shall be to recover from Escrow Agent, and the sole liabilify of the Purcha{irr or its assignee
shall be to pây, Iiquidated damages equal to the aggregate âmount of the Ðeposit, such amount being
fixed as such byreason ofthe fact that the actual damages to be sufflered by the Seller in such event a¡e in
their nature uncertain and unascertainable with exastness and because tåe Purchaser would not have
entered into this Agreement unless the Purchaser was exculpated from personal liability as herein
provided. The Sçller shall not seek or obtain any money or other judgment against the Purchaser or any
disclosed or undisciosed offrcer, commissioner, director or employee of the Purchaser or its assignee, or
against the assets or estate of the Purchaser or its assignee or any of the foregoing persons, and the
Seller's sole recourse for payment of said amount shall be, witir respect to a default of the Purchaser, to
the value of the Deposit. Nothing contained in this Section 12.6 shall limit the liability of the Purchaser
to the Seller under Section 5, Seotion 10.3 .4 or Section 10.5 of this Agreement.
12.7 Thç Selleflç Þqfaqll. Notwithsfanding anything in this Agreement to the

conkâry, if: (i) any representation and warranty of the Seller contained in this Agreement shall not be fue
and co¡rect as of the Closing Date; (ii) any condition to the Purchaser's obligation to close shall fail to be
fulfilled or waíved; or (iii) the Seller shall be in material default in the perfonnance of any of its
covenants or obligations under this Agreement, then the Purchaser's remedies prior to the Closing shall be
to elecfi (x) to terminate this Agreement and thereupon to receivç a return of the Þeposit and to bring an
action against the Seller seeking reimbursement for the Purchaser's direc! out-of-pocket reasonable costs,
including, but not limited to third party due diligence fees such as inspections, survey, title work, legal
fees, appraisal fees and loan fees, provided the amourrt of sueh reimbursement shall not exseêd the
amount of the Deposit; or (y) to bring an action for specifio porfonnance to compel the Sellcr to oure any
such material default, breach of warranty or miuepresentation or to fulfill any such condition or perform
any suoh covenant or agreement of fhe Scller contai*ed in this Agreement to be performed by the Seller
on or prior to the Closing Date and, as part of any such action for specific performance, to seek to recover
any direct, out-of.pocket reasonable costs incurred by the P*rchaser irt connection with such speoific
performance action, provided the amount of such reimbursement shall not exceed tlre amonnt of the
Þeposit; or (z) to expressly waive in writing any such defaulg trreach of warranty or misrepresentation or
the nonfulfillment of any such condition or failure of the Seller to perform any such covenaüt or
agrc€ment of the Ssller contained in this Agreement to be performed by the Seller on or before the
Closing Date" Upon completion of the Closing, the foregoing remedies shall be deemed fo be waivod by
Furehaser.
12.8 lfaiver. Faih"rre to insist upon shict compliance with any of the terms,
covenants, or conditions hereof will not be deemed a waiver of the tenn, covenant, or condition" nor will
any waiver or relinquishment of any right or power at any onc time or mors times be deemed a waiver or
relinquishment of ths right or power at any other time or times,
I2.9. Sgvcrability. This Agreen:ent will be construed in its entirety and will not be
divisible, except fhat the invalidity or unenforceability of any provision hereof will in no way affect thç
validity or enforceability of any other provision.
12.10 Tilne. Timc is of the çssence in the performance of this Agreement.
l2.II Captíons. Captions aro used in this Agreement for convenience only and will not
be used to intorpret this Agreement or any part of it.
12.12 Çpg¡nterparts. This Agreement may be executed in two or mora counterparts and
shall be deemed to have become effective when and only when one or ¡norc of such counterparts shall
have been sþed by or on behalf of each of the parties hereto (although it shall not be nece $ary that any
single countorpart be signed by or on behalfofeach ofthe partios hereto, and all such counterparts shall
be deemed to constitute but one and the same instrument), and shall have been delivçred by each of the
parties to each other.
12.13 Faosimile Signatu:es. Facsimile sigaatures will be cousidered original signatures

for the purpose of execution and enforcement of tlre rights delineated in this Agreement.
12.14 Çonstructiou4dvice Qf Çor¡*ç-el. The parties âgree that each has consulted with
an attorney who has actively participated in fhe drafling and negotiation of this Agreement and that the
provisions of this Agreement will not be construed in favor of either party.
tN WITNËSS îVHEREOF, the parties have caused this instrument to be duly executed, under
seal, by authority duly given, as of the date first written above.
[Signatures on Following Page]
t0
SELLËR:
Â.CCOMACK-NORîIIÅMFTON REGre¡TÁ,L
HOUSING Á.UTIIORITY, a politícal subdivision of tho
Commolrwealth of Virgínia
.1
directcr
PURCÍ{ASER:
Mtr"t Rrr¡{ APARTMENT$' LLC

By: lVlill Run Devtlopment Corporation
Its M*raging Meurber
By:
Narne:
Title:
1T
Ð{IIIBIT Á.
ÞESCRIPTION OF RBAL ESTATE
Alt that certain tract or parcel of land situate ne¿r Shield's Brídge, in the Town of Belle Haven,
Pungoteague Magisterial Ðistrict, A.ccomack County, Virginia, containing in the aggregate, 14 acres, as
shown on a cerûain plat of survey entitled, "Various Parcels of Land Surveyed at the Request Of the
Ascomackì.Torthampton l{ousing Authority. Located near Shield's Bridge, Town of Belle Haven,
Pungoteague Dishic! Acsomack County, Virginia"" dated November 21,1995, revised on February 27,
1996, and made by Shore Engineering Co., Inc., to which plat express reference is made for a more
particular desorþion of the property herei* conveyed. Said traot or parcel of land is boUnded generally
on the Nortlwast by the land of John H. Duer, III, and the land of Gilinda Phillippe, as shown on said plat;
on the South east by the land of Cathcrinç Ðunton Mapp and {he land of Paul F. Garner, as shown on said
pla[ on the Soutlrwesf by State Route 178 and various lot properties, as shÕwn on said plat; and on the
Northwestby the land of John H. Ðuer, IIf, as shown on said plat.
And Being all of the same properly conveyed to Accomack-Northampton Regional Housing
Authority by Deed of Gift from Accomack-Northanrpton Housing and Redevelopment Authority, dated
March l, 1996 and recorded in the Office of the Clerk of Court of Accomack County on March 28ù,
1996, as Inslrument Numbcr 960001268, Ðçed Book712, Page I13.
Tab L
Plan of' Development Certification

Letter'
TÛ\ryN TF BELLÐ HAVEN
Plan of Ðevelopxnent Certification
TO: Virginia Housing Ðevelopment Authority

Richmond, Virginia 23220
RE: PLAN OF ÐËVBLOPMËNT CERTIFICATION
Name of Development; Mill Run

Name of Owner/Applicantr Mill Run, lLC
Name of Seller/Current Owner: Accomack-Northampton Regional Housing Autlrority
The above-referenced Owner/Applicant has asked this office to complete this form ietter
regarding the site plan of the proposed Development (more fully described below). This certificarion
is rendered solely fol the purpose of confirming the st¿tus of plan of development or site plan approval
of the Development. It is understood that this letter will be used by the Virginia Housing
Development Authority solely for the purpose of determining whether the Development qualifíes fûr
points available under VHDA's Qualified Allocation Plan for housing tax credits.
DEVELOPMENT ÐESCRIPTION: (To be provided by the Owner)
I.4.2 on pâge 1 of the application)l

Development Address (should correspond to
35388, 35390, 35394, 35396,3540û, 354A2, 35406,35408, 35412, 35414, 35418,
3.s4?0, ,. ,,
35424,35426 Mill Run Lane and lots 1i9-4-4, 119-4-8, 119-4-C, 119-4-D, and
".-*"
119-A-20C
Legal Description (should couespond to the site control document in the application):
See attached
Plan of Development Ncmber:
PO BOX 238 | rnonr (757)442-5031

Belle Haven, VA23306 I rnx (757W2-6L48
.'..:'.. , I .. Ie-r'1rul ,townAfbçlleh¡Ven@v€ri¿on,n9!
t'
.
.."-. | : .. "
PLAN OF DEVELOPMENT CERTIFICATION, continued
Proposed Improvements (should correspond with i.B & Ð and IIÍ.A of the application):
12
XI New Construction¡ # Units 6 # Buildings lO48 Total Gross Floor Area
2'' "
fl Rdaptive Reuse: # Unia # Buildings Total Gross Floor Area
K nenaHtitåt¡on: 14 # Unit¡ 7 # Buildings îîö9* Total Gross Floor Area
3
Other Descriptive Information: (Should correspond with information in the application)
lllCAL CERTIFICATION: (To tre completed by the appropriate local official)
Check one of the following as appropriate:
E The proposed development described above has an approved final plan of developmenf or site
plan (as applicable to fhe site). No further plan of development or site plan approval is
required before issuance of a building permit.
m The proposed development is an existing development with proposed renovations and no

additional plan of development approval is needed.
The above plan of development approval is in effect until:
Printed Name:
Title:
Phone:
Date:
ÐilIIBITA
DESCRIPTION OF RBAL ESTATB
All that cert¿in tract or parcel of land situate near Shield's Bridge, in the Town of Belle Haven,
Pungoteague lvlagisterial District, Accomack County, Virginþ containing in the aggregate, 14 acres, as
shown on a cerûain plat of survey entitled, "Various Parcels of Land Surveyed at the Request Of the
Accomack-Northampton Housing Authorify. Located near Shield's Bridge, Town of Belle Haven,
Pungoteague District, Accomack County, Virgini4" dated November 21, 1995, revised on February 27,
1996, and made by Shore Engineering Co., Inc-, to which plat express reference is made for a more
particular description ofthe property herein conveyed. Said hact or parcel of land is bounded generally
onthe Northeasl by the land of John H. Duer, IlI, and the land of Gilinda Phillippe, as shown on said plat;
plat; on the Soutlw,esf by State Route 178 and various lot properties, as shown on said plat; and on the
Northwestby the land of John H. Duer, III, as shown on said plat,
And Being all of the same properly conveyed to Accomack-Northampion Regional Housing
Authority by Deed of Gift from Aocomack-Northampton Housing and Redevelopment Authorþ, dated
March l, 1996 and recorded in the Office of the Clerk of Court of Acoomack County on March 28ù,
1996, as Inshument Number 960001268, Deed Book7l2, Page I13.
Tab M
Zoning Certifïcation Letter

TÛ\ryN $F BELT,E TTAVEN
Zoning CertÍfication
TO: Virginia Housing Development Authoriry

601 Souttr Belvidere Street
Richnrond, Virginia 23220
RË: ZONING CERTIFICATION
Name of Development: Mill Run

Name of Owner/Applicant: Mill Run, LLC
Name of Seller/Currenf Owner: Accomack:Nqrthampton $ggipnal tlg,using Authoriry .
The above-referenced Owner/Applicant has asked this oftice to complete this form letter
regarding the zoning of the proposed Ðevelopment (more fully deseribed below). This certification is
rendered solely for the purpose of confirming proper zoning for the site of the Development. It is
understood that this letter will be used by the Virginia Housing Development .{uthority solely for the
purpose of determining whether the Development quâlifies for points available under VHDA's
Qualified Allocation Plan for housing tax credits.
ÐBVELôPMENT DESCRIPTION: (To be provided by the Owner)
Development Address: (Should correspond to t.4.2 on page 1 of fhe application)

35388, 35390, 35394, 353?ó, 3540i,"35402, 3540ó, 35408, 35412, ,354,¡4, 354.l8, 3.Þ49), q5424,
35426lMill Bgn Lane and Lots 119-4-4, 119-4-8, 119-4-C, ll9-4-D and 119-4:?9Ç.
Legal Description (should correspond to the site contlol docu¡nent in the application):
See atgached
Po 80X 238 PHoNE (757)442-5031

Belle Häven, VA 23306 FAX (7s7)44z6!48
E-MAIL' townofbellehaven@verizon.net
ZONING CERTIFICATION, Page Two
Proposed Improvements (should correspond with LB & D and IILA of the application)l
EI New Construction¡ l2 # Units 6 # Buildings 1048 Total Gross Floor Area

2
fl Adaptive Reuse: # Uni* # BuÍldings Total Gross Floor Area
X Renan¡¡itarion¡ 14 # Units # Buildings I 109 Total Gross Floor Area
3
Current Zoning: R-2 Residential Mixed allowing a density of

units per acre, and tle following other applicable conditions:
26,000 SF Lqt per 2 Unit Ðuplex
Zoning is proper only if the properry on which the deveiopmenf is or will be located complies with
existing zoning requirements; provided, however, that if the zoning is not residential wifh arr "R"
designation, zoning will not be deerned to be proper, unless tlle chief executive officer of the locality
certifÏes, on behalf of such localÍty, approves the request of the above-referenced Owner/Applicant to
such locality fhat the zoning be deemed to be prûper for the sole purpose of awarding points under the
Qualified Allocation Flan, notwithstanding that the zoning for the property does not have an "R"
designation.
Other Descriptive Information: (Should couespond with information in the application)
LOCAL CERTIFICATION: (To be completed by the appropriate local official or Civil Engineer)
Check one of the following as appropriate:
X The zoning for the proposed development described above is proper and currently is ân "R"
zoning designation or a special use permit has been issued. To the best of my knowledge,
there are presently no zoning violations outstanding on this properfy. No further zoning
approvals and/or special use permiis are required.
n The development described above is an approved non-conforming use in ân "R" zoning

designation. To the best of my knowledge, there are presently no zoning violations
outstanding on this properfy. No further zoning approvals and/or special use permits are
required.
ZONING CERTIFICATION, Page Three
t] There are no zoning requirements currently applicable to t¡re site described above.
(SÌgnafure)
Marion F.
(Printed Name
Mayor
(Title of Local Official or Civil Bngineer)
Phone: 757-442-7189
Date:
To be completed only by Chief Executive Officer (applicable only if zoniqg does not bsve "R"
designation):
n The zoning for the proposed development does not have an "R" designation, however, the
chief executive officer of the tocalify certifies in the space provided below thaf he/she has, on
behalf of such localiry, approved fhe request of the above-referenced Owner/Applicant to such
localify fhat the zoning be deemed to be proper for the sole purpose of awarding points under
the Qualifred Allocation Plan,
The undersigned, who is the chief executive officer of the City of

Belle Haven , Virginia, hereby certifies that he/she has, on behalf of such locality,
approved the request of the above-referenced Owner/Applicant to such locality that the zoning
be deemed proper for the sole purpose of awarding points under the Qualified .A.llocation Plan,
norwithstanding thaf the zoning for the properÍy does not have an "R" designation.
(Signature)
Marion F. Long
(Printed Name)
Mayor
(Title of Chief Ëxecutive Officer)
Date:
MilIIBITA
DËSCRIPTION OF REAL ESTATB
All that certain fact or parcel of land situate near Shield's Bridge, in the Town of Belle Haven,
Pungoteague Magisterial District, Accomack County, Virginþ containing in the aggregate, 14 acres, as
shown on a certain plat of survey entitled, "Various Parcels of Land Surveyed at the Request Of the
Accomack-Northampton Housing Authorify. Located near Shield's Bridge, Town of Belle Haven,
Pungoteague District, Accomack County, Virginia," dated Novembet 21, 1995, revised on February 27,
1996, and made by Shore Engineering Co., Inc., to which plat express reference is made for a more
particular description ofthe property herein conveyed. Said ftact or parcel of land is bognded generally
on the NortÍtea$ by the land of John H. Duer, [II, and the land of Gilinda Phitlippe, as shown on said plat;
plat; on the Soutlmesf by State Route 178 and various lot properties, as shown on said plat; and on the
Norlhwestby the land of John H. Duer, III, as shown on said plat.
And Being all of the same properly conveyed to Accomack-Northampton Regional Housing
Authority by Deed of Oift from Accomack-Northampton Housing and Redevelopment Authorþ, dated
March l, 1996 and reoorded in the Ofüce of ths Clerk of Court of Accomack Coqnty on March 28ù,
1996, as Inskument Number 960001268, Deed Book7l2,Yage 113.
Tab N
Copies of 8609s To CertÍfy

f)eveloper Experience
ø9/25/2ØØ8 L5242 757-7A7-4221. ANPDC PAGE ø2Tt!
Ê^t609 Low-lncome Hous¡ng Cred¡t

AIIo cation Certlfloaff on ol¡E tlo,1{4¡ð988
Allac¡úon of GredlL
Am¡nddFam
trtùItÉ{drÊì B $s¡nç rnd qdüse¡ d htn llr¡0 gcült rgmc,

À Addto¡¡ of ùtsdfbg (dô notutáP. O'Dodl (EDè
streêt (â-s) r¡lr\glntÊ Boualng D6vÈ1ôp[ûenC Àuthollty

164 üEcob
onsfrccçtcr tfll ?,tâ11 601-s- s6¡.yl¿terà $ttq_e9 .
6 ¡çs¡6,eddruo, €hd'tl¡tof hlldhg cvrncr mcdÙg dlffifolt Þ Hndoyvrtlsntlcütlgr ntrfberdlgsr¡ry

Équårc Î,lËlÈed FarEnerahlÞ 54-0921€92
OÉrErrcock
isezs sttacy Glsdec Roâd' $r¡i'te s$
Rockvlllèr IIF 20850 Ë Err[dng ldordlcsÍol numbÈr {rtf'l)
És71e001
Tl$ ¡ æ{448003
S 12t9/g5 b I 10,659
lr DateofatìæaÍon lrillrumhouUnguedltddlrarnounlallor¡laüls'
ptrcsntaw a{s*uþls
3.{
z Mulnum æpllcabtÉ arertït
S30É, ¡115
3r trilstlrn¡mqudlfiadhgla .', i,',. r. r' ]'
ff firs Bliglble b¡Èls uæd In üm comF¡ldlon o{ [m 3a w¡e lnøeased, e]r** lhe spdlcaHe box
.n¿ oË ut" p**ntageùo whhlr iæ qlf$bh rræ kcroalsd
(see htrtlt{ona}''''
G! Zonè, or Wilmâ Go &nê
E Arfldlng locåld ln lhÈGtfi opFoltunlîf (Go) Zons' Rlta
É sea¡o¡r ¡¡(c)(s)(cl lrlgh cæt atm pwlelou
4 PeÉenlägeoflheEggrY¡alebeslsf,n*rcedþÞt'exemplburù'
(lf2ÉD,ënter-0")
" "" "'
5 DÊ{6 hrlldlnq þlace¡t ln ærvlce ' ¡ 6 /r!g I oç
-.
6 Cl¡€d( ltm bqss lhat detulbE lhe sllffition frr fie bllldln¡ (rjredc hoto lhat opply)l
ïH'ÑËff åiffiffËþê*3'1::¡f,flf,
'å 9iffiffiffi$i'$iå']'iilffiS#*
tr eæ,lztelrchaùtfrâüaÎ ñ$e$dituÉÈÍodo¡allytubolrfræd
rD ssû, 448) rtttsUlllellon a4ønrflurænot
^" "
:"F,;1:lU,Htr:
ÈdsÞIy Bubsl'fizë'd
iÎÀ¡,F'S t'1. CHÀNÞ¡¿ER
_ Ru*roÈrzED o'FrcER ; 7'"a:4J

gunerE u,llh to lha fr¡¡t Petlod
Ff tet-Ye¡r csrgf icatl o¡r -
7 Ëlþlblebæîe of brlldng[eeeffirudhnr] . ,
305,413
0q clæ of fi¡atþar
orlglrral quEllllsd baqie of lhe brlldlrrg ot 0f dÊdltPoñod
lorptrpæet d eecîon {2 (¡ee

b Lç rr¡ Fe¡tng lhlotn¡[dlfE æ paftol a multlplebulldhrg prdeul
tr Ye¡ EI tlo
lnglrudic[BF. r , ¡. r . rIr" ' t I '| 'i ' ' ¡:] ¡r r r ' tr Ye¡ El 'No
$a Ifbor6¡qbox0dþdradrqd,doyulslecltoreúucqolì¡lbTEba*r¡r¡dsfædloot+4txqfar,
ded
þ
- Füríãil€Î+dê unlle úove ürq s'lsrqa 4ra!û¡rlandacrlsof loil-hoûûEunlleln lheËulHng'doyou
EYænilo
b;du*dhtg.báßhbydrtrûFrîú'd;¡qih*non*rtt'ærneunlbunCeræptlonf4dlßlF)? ""'
I0 clroclt tre gpptûptlãlg bo< lø ed¡ dedors
Otulhn: O¡m itrdt, f¡* lbhnri¡g eþcûb¡¡5trtttsvgûÚt'þ
r teIüoÈ{sesttn}f20(1}) tJ I:
Heú11ûbeg|ncrgrftDgìîodùêfl'8tFøraÈrlhehfldlnsl8pb€tln
Ë] No
ElednotþltËtlræpatrertüpæhxpg{dlut44¡ltq)'.''.' ' 'å' ' ':::' '
Yeg
ü
" Eiäffiffi;'iådñffi*B'å'ö'lqsÏts86¡';'*ü{*'c} tr . uFeo arata¡t
?3¡0N.Y,c.ot{Y)
ril0
--tr-Ì!......j...¡-
mtslewgd
gnúu¡¡rat[e¡sf mrturv,lt¡¡EeñilOonUmmoortr¡¡*¡qffiaø,tol¡orn¡r"¿iî#'ltcgftt'h:ld'Hry]tT*I*f "'yt
llaæc¡smt¡d
tÌrÊ,edrúDnd!ünÞbb
vJr,/#/¿t
A9/28/2008 THtl 18:03 (¡on No. bo55) Øooz

,"* 8609 Low-lncome Housing Credit
(Rev. December 2006)
Deparlment of lhe Ïleæury Allocation Certification 0MB No. 1545.0988
Allocation of Credit.
Check lf: tr Addition to Qualäìed Basis n AmendedForm
A Address oi buildíng (do not use P. O. box) þee ínsûuctions) B Name and address of housing credlt agency
26463 Me-Lornpkin Road Virginia fiousíng Devetopment Authoïity
Parksiey, VA 23421 601 S. Belv1de¡e SL_reea
Richmond, VÂ 23220--6504
G Name, address, and TIN of buildlng owner receiving allocation D Employer identificalion numbor of agency
Äccomack Manor, f,i,c 54_0927892
L9 Si.Iversi¡and Place
The tr{oodl anos, Tx 7738L
E Building identification number (BlN)
TIN > 73-1727593 vAO50200i
1a Date of allocation y !2 / 9 / 05 b Maxlmum housing credit doilar arnount allowable, $ 670, BB0
J Maximum applicable credil pe¡centage allowable 7 .95Yô
Maximum qualified basis ç8 , 438 ,7 42
lf the eligible basis used in lhe computation of line 3a was increased, check the applicable box
and enter lhe percentage to which the eligible was inereased (see instructions)
! Building loæled in the Guif Opporiunity (GO) Zone, Rita GO Zone, or Wilma GO Zone
[l Section 42(dX5XC) high cost area prorrisions
Percentageoftheaggregatebasisfinancedbytax-exemptbonds, (ifzero,enter-0-.)
Datebufldingplacedinservice. ¡ s/e/07
iignature of Auihorized Housing Credit Agency Officíal - Compfeted by Housing Credil Agency OnÍy
Underpenaitiesofperjury,ldecJarefhattheaJ|oca{ionmadejsincompliancewiththerequirementqofseclion@
and lhat I have ihis of my knowledge and beliel lhe information is kue, coriect and comofete,
,TAMES M. CEANDLER
Signature of
| AúTEoRfzED oFEfcER
Name (please type or print)
I
é-/3-*
First-Year Certification - Completed by Buil Owners with respeøt to the first Year of the Credit Period
7 Eligìble basis ofbuilding (see inslructiohs)
8¿ Original qualifìed basis of the building at close of first year of credit period
b Are you lreatíng this buílding as part of a muftiple buildÍng projectfor purposes of section 42
{see
a
instruclions)? tl Yes trNo
9 lf box 6a or box 6d ís checked, dô you elecf to reduce etigible basis under section (42(I)(2NBI?
ü Yes nNo
b For markelrate unÍts above the average quality standards of low-income unils in the buÌldlng, do you elect
10
lo reduce elígible basis by disproþortíonate cosis
of nonlow income units under section 42(d)(3){B)? . . , , . fJ Yes D No
Check the approprÌate box for each elecfion:
Gauiion: once ma de, the fotlowlng elecUons arc ircvocable,
a Elect io begin credit period fhe first year afrer lhe buifding is placed in servíce
{section 42(f)(1)} n Yes tr No
b Elect not to treat large partnership as taxpayer (section 42fi)(S)) . . . , . f, Yes
c Eiecf mlnfmum selaside requlrement (section 42(g)) (see insfructions) 20-50 tr 40s0 Ü 25so (N.Y.c. onry)
d Elec{ deep rent skewed project (section 142(
! 1o4o
Underoenaltþs of oeriurv. I dêclare that {he abovo buildinq continues to oualif as a Dari of a ouallfed low-inconre housino oroiect and meets 1i¡e ¡equiremenls oÍ Infemal
Code section 42. I have examined lhis form and atåchmenls, and io thê best of my knowfedge and belíel they are frue, cörrect, and complete.
SÍgnature Taxpayer identification number Date
Name (pfease type or prínt) Tax year

Fo¡ Pr¡vacy Act ånd Reduction Act Notlce, see insfructions. Cat, No. ô3981U Fom 8609 (Rev. 12-2006)
' TabA
Ilocnment'ation of Rentai Àssistance

and UtilÍty ellowance
AccoMACK,NoRTHAMPToN
RncroNAL HousrNG AurHoRrrY
Õ
: P.O. Box 387 . 23372 FnoNr SrnEpr Accovac, MRcrNrA 2330I
lll4ay 4,2009
James Chandler
LIHTC Program Director
601 S. Belvidere Street
Richmond, Y A 23220-6500
Dear Mr. Chandler:
As you know, the Accomack-Northampton Regional Housing Authority administers the Section
I Housing Choice Voucher Program for the Eastern Shore of Virginia. As a part of our updated
5-year plan recentþ to HUD, the A-NRHA restated its intent to use project basing as a means to
ensure the PIIA's ability to meet the affordability needs of those seeking housing in its housing
developments, both existing and newly constructed or rehabilit¿ted.
The Mill Run Tax Credit Project is consistent withthe objectives ofthe Housing Choice Voucher
Program. The program's objective is to provide housing assistance to the low and very low income
populace that will provide them the opportunity to live in affordable housing of their choice and to
promote upward mobility and self-suffi ciency.
To this end it is our intention to provide project based vouchers for the 12 new units and the 14
rehabilitated units of the Mill Run Tær Credit Project. The A-NRHA will begin HUD's project
based process in a timeþ manner coinciding wilh the construction and completion of the project.
If you have questions or need additional information, please do not hesitate to call. We are looking
forward to beginning this exciting project.
Sincerel¡
tf*'n- K$.il"^ \
Elaine K. Meil
Executive Director
057) 787-2800 Toll Free: (866) 787-3001 Fax: (757) 787-4221 email: anpdc@a-npdc.org
#
E4/27¡2øø3 09:4fl 787-787-422L ANPDC PAGE E3/EË
AllowanceE for U,S. Department of Housing
-5 flTenanLFurnished Utilities and Urban Dovalopment
And Other Services Office of Fublic and lndian Housing
AËH¡aJ Famlly Altorrancee To be uiEd þ trre femÍf to EtrtnputË attor,rlÀnce.

Dqmpleta bËlotr¡ fur the å!ûusl ¡¡nlt rérTþd.
Name of Family
AddrÉss of Unit
Number of Eedruoms
Adapted from fiom !{UÞ.5ãEF7 Flhi lrllllty Allorenêå A€ËÊttlrck 2üûtt roc shuEÈ l.fl!tÞ52ËÊ?_bup{e¡
by r{lan For Gonçulting
1tfis?oot 1D:01 Afrt
Tab R
Documentation of OperatÍng
Budget
Tab S
Documentation of Project Budget

Accomack County, Virginia
Map ID: r19-A-20C

Parcel ID: 1 190040000020c0
GPIN: 27 s3-96-1706-00-00
Ownerts Name:
ACCOMACK NORTHAMPTON REGIONAL C/O EAST
COAST PROPERTY MGT
Mailing Address;
PO BOX 1510
SEAFORD, DE 19973-5510
Curuent Sales Information Current Assessment

Sale Price: 0 Land Value: $32,500
Transfer Date: 01/01/l 900 Improvement: $70,600
Deed Reference: 712 113 Total Value: $ 1 03,1 00
Grantor: No l)ata The assessment information is obtained from the total value of
these parcels:
119-A-20C
Land Utilities
Zoning. Incorporated Town Electricity: Subseriptior Only
Tax District: Sulrscription Olly Gas: Subscriptiol Only
Property Class: 1-Incorporated Town Sewer: Srùscription Only
Legal Description: PARCEL 2 Water: Subseripiion Only
1.35 AC
Land Description: No Data
Street Type: Subscription Only
Improvements
Building Type: Subscription Only Total Rooms: Subscription Oniy
Desciption: Subscription Only Number of Bedrooms: Subscription Only
Stories: Subscription Only Number of Baths: Subscription Only
Year Built: Subscription Only Heating Type: Subscription Only
Finished Sq Ft: 720 Air Conditioning: Subscription Only
Construction
Foundation Type: Subscription Orly Attic: Subscription Only
Construction Type: Subscription Olly Finished Attic Sq Ft: Subscriptiol Only
Exterior Subscription Only Basement Sq Ft: Subscription Only
Condition: Subscription Only Finished Basement Sq Ft: Subscription Only
RoofType: Subscription Only Attached Garage Sq Ft: Subscription Only
Roof Material: Subscription t)nly Detached Garage Sq Ft: Subscription Only
Deck Sq Ft: Subscri¡rtion ()nly
Accomack County, Virginia
Map ID: 119-A-208

Parcel ID: 1 19004000002080
GPTN: 21 53-87 -1414-00-00
Owner's Name:
ACCOMACK NORTHAMPTON REGIONAL C/O EAST
COAST PROPERTY MGT
Mailing Address:
PO BOX 1510
SEAFORD, DE 199]3-5510
Current Sales Information Current Assessment

Sale Price: 0 Land Value: $ 156,600
Transfer Date: 01/0U1900 Improvement: $98 1,1 00
Deed Reference: 712 113 Total Value: $ 1,13 7,700
Grantor: No Data The assessmcnt information is obtained from the total value of
these parcels:
t9-4-A
t9-4-B
t9-4-C
I9-4-D
l9-A-20E
Land Utilities
Zoning: Incorporated Town Electricity: Subscription Oniy
Tax District: SuLrscription Only Gas: Subseription Only
Property Class: l-Incorporated Town Sewer: Subscription Only
Legal Description: PARCELl&LOTSATI]RUD Water: Subscriptiol Only
MILL RUN PHASE II 1 1.I5 AC
Land Description: No Data
Street Type: Subscription Olly
Improvements
Building Type: Subscription Only Total Rooms: Subscri¡rtioa Only
Desciption: Subscription Only Number of Bedrooms: Subscription Only
Stories: Subscription Only Number of Baths: Subscription Only
Year Built: Subscription Only Heating Type: Subscription Only
Finished Sq Ft: 1,7'14 Air Conditioning: Subscription Only
Construction
Foundation Type: Subscription Only Attic: Subscriptior Only
Construction Type: Subscription Only Finished Attic Sq Ft: Subscription Only
Exterior Subscription Only Basement Sq Ft: Subscription Only
Condition: Subscliption ()nlv Finished Basement Sq Ft: Subscription Only
Roof Type: Subsc¡iption Only Attached Garaee Sq Ft: Subscription Onìy
Roof ll¡ta¡erial: $uhmliption tnl5r DetaehedGaxige SqFt: Subssriptiül Orrbr
Deck sq Ft: Sutrs.øiptiaa 0nþ
PROJECT CONCEPT BUDGET
PROJECT NAME: Mill Run Development 6622 551 27 Units
BID DATE: 4/27109 1054 1298 737 704 930 1,t 36 '1476 7,335 SF / Unit
ESTIMATOR: GJA 6324 7788 1474 1408 4650 5680 1478 28,800 Total SF
CODE DESCRIPTION Nêw 2 Br New 3 Br Ren 1 Br (A) Ren 1 Br (B) Rên 2 BR Ren 3 Br Comm. Bldg, TOTAL cosT/sF
ÞtvtstoN GÊNËRAL CONDIT'ONS lsee aftacl¡ed! s 35.508.83 $ 43.729.09 $ 8,276.41 $ 7.905.82 s 26.109.43 s 31.892 A2 $ 8.287.64 $ 161_710 $ 5.61
DtvtstoN SITE WORK
02111 )EMOLITION s LL22îî I 4.224.00 s 't 3.9s0.00 s 17.040 00 $ 4.428.00 $ 44.064 $ 1.53
o220t :ARTHWORK RENTAL $ 548.96 $ 676.04 s 127 -9s s 122.22 $ 403.65 s 493.06 $ 28.1
t $ .500 s 0.09
iPECTION $ 3.831.73 s 4.71A.77 $ 803 10 s 11 2-8't7.45 3.441.53 $ 894.31 s 17.450 $ o 61
0255( S|TE UTILITIES lwell & SèDt¡c Svstêml $ 120.000 s 12¡ s 2¿O $ 8.33
026,t( tAVING (Drivewavs) s 24.000 $ 24.OOO ¡1.8.000 s 167
0263( ,VALKS / SITE CONCRETE $ 4.000_00 s 4_OOO 0.1
0280( -ANDSCAPING $ 1E.000 s 000 s 1.25
02g9( rÊMPORARY D s s $
:RETE $ 38.820.00 s 45_630_00 $ 1.730 00 1.400.00 $ 9.350.00 s 10.000_00 $ 040.00 $ 1 11.970 $ 3.89
0331( ]ASTIN.PLACE CONCRETE
0390f :ONCRETE PRÔTECI'CIN s s s
0395( ]ONCRETE EOUIPMENT $ s s s ti S
0398( 'IJMPING & MUCKING s 5 1.028.08 $ 194.58 s 185-87 $ $ 749.81 s 194 A¿ $ 3-802 0.13
ltvtstoN MASONRY
IASONRYWORK s 3.360-00 s 4.620.00 s L. 525.00 s 1.505.00 s 927 50 406.00 $ ll 83¿ 1
O4O,I 4I MASONRY WEATHER ÞROIECTION s $ s $
041 51 iCAFFOLDING s $ s 5 si
0¡f98( IllASONRY RENTALS s $ S s
OOÐ & PLAST¡CS

0610( ìOUGH CARPENÏRY g 38 820 00 s 1.730.00 s '1.400.00 $ 9.350.00 $ $ 5.040.00 s 11 3.89
06't9( IRUSSES. FLOOR AND ROOF $ 19.¿,t0.00 s 22 A15 0n $ 865.00 $ 700.00 s 4.675.00 s 50000û $ 2.520.OO s 55.08s tì 19¿
06200lFlNlSH CARPENTRY lLabo¡) $ 12.648.00 $ 't 5.576.00 s 2.948.00 s 2.8,16.00 9,300.00 $ 11.360.00 s 2.9s2.00 $ 57.600 $ 2.00
0622( UIILLWORK & TRIM $ 15.8í0.00 $ ,t
9,470-00 s 3ßA5ûO $ 520.00 11.625.00 s 14.200.00 $ .00 5 72.000 s 250
0624( -AMINATED PLASTICS
ou ntertops $ 275.00 $ 4.275-OO s 1.500.00 $ 1.500.00 $ 3.750.00 s 0.66
]ultured Marble Vanitv ToD - 36" $ 780.00
,toáoi
$ 780-00 s 26ft 0 260.00 $ 650.00 s 650"00 s s 3.640 s 013
$ 1.040.00 s s $ 866.67 s 67 s 3.813 s 1
0666 MATERIALS s 263.50 s 324-s0 s 61.¿2 s 58 6' 193.75 $ 236.67 ß 61.50 s 1.200 $ 0.04
0670( 'AFETY
IOUGH HARDWARE s 556-55 $ G85 129.72 s 123.91 s 4r9-23 s ¿EE 87 129.90 s 2.535 $ 00c
06720 I MISC. CARPENTRY MATERIALS s 834.82 s 1.028.08 s 'tg¿.58 s 185 87 613.84 $ 749.41 s 1S4.AL $ 3f 0.13
0680i :ARPENTRY RENTALS $ 556.55 $ 685 3E $ 129.72 $ 123.91 $ 409.23 s ¿9S 87 $ 1 29.90 s 2-535 $ 009
o6a3( $ 208.71 s 257.ø2 $ 48.65 s 46.47 $ 187.45 s 48,71 s $ 0.03
) MOISTURE PROTECTION
07001 )RAIN IILÊ
lJ7'lît
fwek Home Wreo s 6.358.s0 * 7 542(t¡ $ 1,699.s0 s 1.699.50 $ 4.717.s0 s 5.3s8-75 $ 1,478.25 $ 24.454 $ 100
072'lr ]UILDING INSULATION s t86.00 $ 1 1.682.00 s 2.21't.OO g 2.112.AO $ 6,975.00 $ 8.520.00 $ 2.214-OO g 41.200 $ 1.50
07241 :IFS WEATHER PROTECTION s s s s
07300lsHtNGLES $ 13.043.52 $ 15-331.68 $ 3.134_88 $ 3.024.00 I 391 323.20 $ 2.903.04 g 58 ls2 s 02
0741( ìIDING s 36.031_50 $ 42_738-OO s I63ft 50 9.630"50 26.732.50 $ 30.366.25 s 8.376 75 1 63.506 $ 5.68
0760( :LASHING/SHEETMETAL $ 7.764.00 $ 9.126.00 s 1.866.00 $ 1,800.00 $ 5_590-OO $ 6.740.00 $ 1.728.00 $ 34.614 $ 120
07631 ìUTTERS AND DOWNSPOUTS s 64.60
1 ..t s 1.368-90 $ 27S 90 $ 27fJ il 838.50 $ 1 .011 .00 $ 259-20 $ $ 0.18
0770|. ;PLASH BLOCKS $ ¿50 00 $ 150.00 $ 150.00 $ 375.00 s 375.00 $ 2.O40 c 0.07
0700f :Al.lLK & SEÂtrÀN '43.00 $ 5.841.00 s 1.105.50 $ 1.056_00 s 3-487,s0 $ 1 .107.00 s 21.600 s 075
/ LIFT $ s $ $
'CAFFOLDING
Page 1 of 2
10 - SPECU\LT|ES
13 - SPECIAL CONSTRUCTION
Page 2 of 2
Tab T
I)ocumentation of Financing
Sources
AccoMACK,NoRTHAMPToN
RncloNAL HousING AuruoRrrY
\lHl/
a:;z P,O. Box 387 ' 23377 FnoNr Srnprr AccovRc, Vncwla 2330L
May 1,2109
^
James Chandler
Low lncome Housing Tax Credit Program
601 Belvidere Street
Richmond, VA2322A
RF*;. Mill Run. LLC

Dear Mr. Chandler:
ln the event that the Mill Run Project receives tax credits, the Accomack-
project of
Ñorttrampton Reglonal Housing Authority will make e contribution to the
a portion of the iesidual valuã of the lãnd and improvements on the parcels in
question.
The current County Assessment for these properties is,$1,240,800' Thereîs a

OôeO of trust against the property securing a loan for $545,400. After satisfying
this deed of trust at the sale of ihe property to Mill Run, LLC, the A-NRHA will
receive $300,000, leaving a residual value of $395,400'
The value of the A-NRHA contribution to the project is therefore $395,400.
Please feel free to call me if you should have any questions regarding this
commitment.
Sincerely,
4-^*12-r.-r.r,,.ø*út
Elaine K. N. Meil
Executive Director
ail: anPdc@a'nPdc'org
- @
-
Tab U
I)ocumentation of Syndication
T&b V
Nonprofit or tHA Right of First

Refusal
Prepared by and to be retumed to: Ta:< Map Parcel:
Kanady& Quinn, P.C.
7130 GlenForestDrive, Suite I20
Richmond, Y tr gþia 23226
PTIRCIIASE.PPTION A¡TD RIGHT OÍ'FIRST REFUSAL AGREEMENT
This Purchase Option and Right of First Refusat Agreement (this "Agreemenf') is made
as of the day of May 2009,by and between ,
a Virginia limited liability company (tlre "Company'' and to be indexed as "Grantor'),
ACCOMACK-NORTHAMPTON REGIONAL HOUSING AUTHORITYi a political
subdivision of the Commonwealth of Virginia ('Grantee") and Mill Run Development
Corporation, a Virginia corporation (the 'Managing Member').
WHEREAS, the Company is wholly owned and controlled by Grantee tbrough its
ownership of all of the issued and outstanding stock of Mill Run Development Corporation, the
sole Member and Manager of the Company; and
WIIEREAS, Grantee has been or will be instn:mental in the negotiation of a contract of

purchase and sale for property in Accomack County totaling fourteen acres, more or less, as more
particularly described in Exhibit A, attached hereto (the '?roject Propeft'), upon which the
Company will constuct six new duplexes, containing twelve units of affordable housing (the
"Project') and will act as guarantor of the obligations of the Managing Member in the forrnæion or
continuation of the Company for the further deveþment of the Project; and
ÏVIIEREAS, the Project Propefy is or will be subject to one or more governmental

agency regulatory agreements (collectively, the "Regulatory Agreemenf') restricting its use to
low-income housing and may become subject to a low-income use reskiction (the "Special
Covenant") pr:rsuant to the terrns and conditions of this Agreement (such use resfrictions under
the Regulatory Agreement and any Special Covenant being referred to collectively herein as the
"Use Restictions"); and :
WHEREAS, Grantee desires to provide for the continuation of the Project Properly as
low-income horsing upon termination of the Company's ownership of the Project by Grantee
purchasing the Project Property at the applicable price determined r¡nder this Purchase
Agreement and operating the Project Property in accordance with the Use Restrictions; and
WHEREAS, Grantee has negotiated and required that the Company shall execute and
deliver this Non Profit Purchase Option and Right of First Refusal Agreement in order to provide
for such low-income housing.
NOW, THEREFORE, in consideration of the execution and delivery of the Agreement

and the payment by the Grantee to the Company of Ten and 00/100 Dollars ($10.00) and other
good and valuable consideration, the receþ and sufficiency of which is hereby acknowledged,
the parties hereby set forth the following:
1. Grant of Option. The Company hereby grants to Granûee an option (the
"Option") to purchase the real estate, fixtures, and personal property comprising the Project
Property or associated with the physical operation thereof, owned by the Company at the time of
purchase (the "Propefy"), after the close of the fifteen (15) year compliance period for the low-
income housing ta:r credit for the Project Property (the "Compliance Period") as determined
under Section 42(L)(L) of the Intemal Revenue Code of 1986, as amended (the "Gode"), or, atthe
option of the Grantee, the Investor Member interests in the Company, on thr tenns and
conditions set forth in this Agreement and subject to the conditions precedent to exercise of the
Option specified herein. The Regulatory Agreement containing the Use Restuictions to which
the Project Property real estate will remain subject rurder Section t hereof is described in Exhibit
B attached hereto and made a part hereof.
2. Grant of Refusal Rieht. ln the event that the Company receives a bona fide
offer to purchase the Project Property, which offer the Company intends to accept Grantee shall
have a right of frst refusal to purchase the Propefy (the "Refusat Right") after the close of the
Compliance Period, on the terms and conditions set forth in this Agreement and subject to the
conditions precedent to exercise of the Refisal Right specified herein. In addition to all other
applicable conditions set forth in this Agreement, (a) the foregoing grant of the Refusal Rigbt
shall be effective only if Grantee is currently and remai¡s at all times hereafter, until (i) the
Refi.lsal Right has been exercised and the resulting purchase and sale has been closed or (ii) the
Refusal Right has been assigned to a Permitted Assignee described in Section l0 hereot
whichever first occurs, a qualified nonprofit organizatior¡ as defined in Section 42(h) (5) (C) of
the Code, and (b) any assignment of the Refusal Right penîitted r¡nder this Agreement and the
Refusal Right so assigned shall be effective only if the assignee is at the time of the assignment
and remains at all times thereafter, until the Refusal Right has been exercised and the resulting
purchase and sale has been closed, a Permitted Assignee described in Section 10 hereof meeting
the requirements of Section 42(iX7XÐ of the Code. Prior úo accepting any such bona fide offer
to purchase the Propefy, ttre Company shall notifr Grantee and the General Member of such
offer and deliver to each of them a copy thereof. The Company shall not accept any such offer
unless and until the Refusal Right has expired without exercise by Grantee under Section 6
hereof.
3. Purchase trice Under Ootion. The purchase price for the froperty prusuant to
the Option shall be the greater of the following amounts, subject to the prwiso set forth
hereinbelow:
a. Debt and Taxes. An arnount suffrcient (i) to pay alt debts (including
member loans) and liabilities of the Company upon its terrnination and liquidation as
projected to occur immediately following the sale pursuant to the Option, and (ii) to
distibute to the members cash proceeds equal to the taxes projected to be imposed on the
members of the Company as a result of the sale pursuant to the Option; or
b. Fair Market Value. The fair market value of the Property,-r'-d"i appraised as
low-income h"*irg to th" continuation of such use is t"q.rir"a the Use
"*û""1to be made by a licensed appraiser, selected by the
Restictions, any such appraisal
Company's regular certified public accountånts, who is a member of the Master Appraiser
Institute and who has experience in the geographic area in which the Project Proper(y is
located;
provided" however, that if prior to exercise of the Option the Intemal Revenue Service (the
isewice") has issued u ,erren re ruling or provided a private letter ruling to the Company,
concluding that property of the nafi:¡e and use of the Properly may be sold r:nder circumstances
described in this Agreement at the greater of the price determined under Section 42(i) Q) of the
Code or the price determined under Subsection 3a hereinabove without limiting tax credits or
deductions that would otherwise be available, then the Option price shall be such price.
4. Purchase Price Under Refusal Risht. The purchase price for the Property
pursuant to the Refusal Right shall be equal to the su¡n of (a) an amount sufücient to pay all
debts (including Member loans) and liabilities of the Company upon its tennination and
liquidation as projected to occur immediately following the sale pursuant to the Refi:sal Right,
and (b) an amount sufficient to distribute to the members of the Company (the'Members'), cash
proceeds equal to the tæres projected to be imposed on the Members of the Company as a result
of the sale pursuant to the Refi¡sal Right.
5. Conditions Precedent. Notwithstanding anything in this Agreement to the

contary, the Option and the Refusal Right granted hereunder shall be contingent on the
following:
(Ð the Regulatory Agreement shall have been entered into and remained
in futl force and effect, and those Use Reshictions to be contained
thereiru shall have remained unmodified without its prior witten
(ii) i"t"åî*åå*o Agreement is no longer in effect due to reasons other

than a default thereunder by the Company, such Use Restictions, as so
approved and r¡nmodified, shall have remained in effect by other
means and shall continue in effect by inclusion in the deed as required
under Paragraph l0 hereof.
If any or all of such conditions precedent have not been met, the Option and the Refirsal Right
shall not be exercisable.
6. Exercisê of Ontion or Refusal Right. The Option and the Refi¡sal Right may
each be exercised by Grantee by (a) gving prior written notice of its intent to exercise the Option
or the Refusal Right to the Company and each of its Members in the manner provided in the
Agreement and in compliance with the requirements of this Section 6, and ft) comptying with
the conhact and closing requirements of Section 8 hereof. Any such notice of intent to exercise
the Option shall be given druing tlre last twelve (12) months of the Compliance Period. Any
such notice of inænt to exercise the Refi¡sal Right shall be given within one hund¡ed eighty (180)
days after Grantee has received the Company's notice of a bona fide offer pursuant to Section 2
hereof, but in no event later than one hundred eighty (180) days immediately following the end
of the Compliance Period, nofwithstanding any subsequent receipt by the Company of any such
offer. In either case, the notice of intent shall speci$ a closing date within one hr¡nd¡ed eighty
(180) days immediately following the end of the Compliance Period. If the foregoing
requirements (including those of Section t hereof) are not met as and when provided herein, the
Option or the Refusal Right, or both, as applicable, shall expire and be of no further force or
effect. Upon notice by Grantee of its intent to exercise the Option or the Refirsd nighq all rights
under the other shall be subordinate to the rights then being so exercised unless and until such
exercise is withdrawn or discontinue{ and upon the closirg of any sale of the Property pursuant
to such notice shall expire and be of no further foroe or effect, provided that in the event that the
Option and the Refusal Right are hereafter held by different parties by reason of any permitted
assignment or otherwise, Grantee in its assignment(s) or such parties by written agreement may
speciff any other order of priorit¡r consistent with the other terms and conditions of this
Agreement.
7. .Upon notice by Grantee of its intent to exercise the

Option or the Refi¡sul Right, the Company and Grantee shall exercise best efforts in good faith to
agree on the purchase price for the Property.
8. Contract and Closine. Upon detennination of the pr:rchase price, the Company
and Grantee shall enter into a written contact for the purchase and sale of the Properfy in
accordance with this Agreement and containing such other terms and conditions as are standard
and customary for similar commercial tansactions in the geographic a¡ea which the Project
Property is located, providing for a closing not later than the date specified in Grantee's notice of
intent to exercise of the Option or the Refusal Ríght, as applicable, or thirty (30) days after the
purchase price has been determined, whichever is later. In the absence of any such contract, this
Agreement shall be specifically enforceable upon the exercise of the Option or the Refusal Right,
as applicable. Lessor agrees to join in and execute such documents as may be required to carry
out the intent of this Agreemenl
g. Assisnment. Grantee rnay assign all or any of its rights under this Agreement to
(a) a qualified nonprofit organization, ar¡ defined in Section 42(h) (5) (C) of the Code, (b) a
govemment agency, or (c) a tenant organization (in cooperative form or otherwise) or resident
management corporation of the Project Property (each a "Permitted Assignee") that demonstates
its ability and willingness to rnaintain the Project Properfy as low-income housing in accordance
with the Use Restrictions, and subject in any eveiú to the conditions precedent to the Refi¡sal
Right grant and the Option price set forth in Sections 2 and3 hereof. Prior to any assignment or
proposed assignment of its rights hereunder, G¡antee shall give written notice thereof to the
Company and the Managing Member. Upon any permitted assignment hereunder, references in
this Agreement to Grantee shall mean the permitted Assignee where tlrc context so requires,
subject to all applicable conditions to the effectiveness of the rights granted under this
Agreement and ió assigned. No assignment of Grantee's rights hereundei shall be effective
unless and until the pemritted Assignee enters into a written agreement accepting the assignment
and assuming all of Grantee's obligations under this Agreement. Except as specifically permitted
herein, Grantee's rights hereunder shall not be assignable.
10. Miscellaneous. This, Agreement,.sha['be govemed by the laws of the
Commonwealth of Virginia" This Agreement may be executed in counterparts or counterpart
signattre pages, which together shall constitute a single agreement
11. Rqcitals Incorporated. The Recitals.set forth above are incorporated in this
Agreement and made a part hereof,
In Witness Whereof, the parties have executed this document as of the dafe fi¡st set forth
hereinabove
COMPANTY:
Mill Run Aparfinents, LLC

A Virginia limited liability cornFany
By Mill Run Development Corporatior¡
Its Member-Manager
Bv,Å¿¿nuwvløI
It"t
COMMONWEALTH OF VIRGTMA)
€#FYlcouNrY oF &gr¿/.r.:J\
l, Srs¿,.r ?. #4cor , a Notary Public io *4for said CityiCounty in the

Common@edff that E/qtn¿ lrp't'tc¿t- E*e#¡r¿.ta,¡ of Mill Run
Development Corporation, a Virginia corporation, personally known to me to be the same person
whose name is subscribed to the foregoing instrument as such offi.cer, appeared before me this
day in person and acknowledged that he signed and delivered such instument as his/lrer own
free and voluntary act, and as the free and voluntary act of the Company known as Mill Run
Aparhraents, LLC on behalf of which said Company ëlen.k'I)'Meil has executed thrc
foregoing instrument as Manager, all for the uses and purposes set forth therein.
Given under my hand and notarial seal on lYlo-1 l 2009
My Notarial Certificæion Numbe¡ is: I OO àII

My Coryrmission Expires: Af+l-O 3Ot )ol3 lsEAtl
GRANTEII '
ACCOMACK-NORTTIAMPTON
REGIONAL HOUS ING AUTHORITY
APolitical Subdivisionof the Commonwealth of Vüginia
By: Ëfaine-l¿r 't{dl ,

Its= El e <.u4-r e- T\ *<-c,*n¡
t
coMMoNwEALTrr OF VIRGINTA)
)
CITY/COUNTY OF )
L Sr-.,r- /.#.¡q./co,(, a Notary Public in and for saip City/Countyîn the.

( ø"*ú* WY
commoo@ certify that ë-/"-ue-t-'p.zl-y*
Accomack-Northarnpton Regional Housing Authority; a political subdivision of the
Commonwealth of Virginia personally known to me to be the same person whose name is
subscribed to the foregoing instument as such officer, appeared before me this day in person and
acknowledged that he/she signed and delivered such instrument as hislher own free and
voluntary act, and as the free and voluntåxy act of the Authority.
Given under my hand and notarial seal oo y'Y]r¡+ B , zoog.

--.=-1d_¡
MyNotariaL CertificationNumber is: / @ å./ I

Vty Commission Expirerr 4Ê.rU 3, C.;5æ- lsEALl
:' íG'
'72 ."
-'
i "î '. .i i
! nF .i. :..:
te*Íi"ffi
E)ilIIBIT A
PROPERTY DESCRIPTION
'.
All that cerøin tract or parcel of land situatê,nea¡ Shield's Bridge, in the Town of Belle
Haven, Pungoteague Magisterial District Accomack Counly, Virginia containing in the
o'V€rio"s Parcels of Land
aggregate, 14 acres, as shown on a certail plat of.survey artitled,
Surveyed at the Request Of üe Acoomack-Northampton Housing Authorþ. Located nea¡
Shield's'Bridge, Tswn of Belle llaveq Fungoteague Dishiot, Accomack County, Virginia,'
, daæd Novenber Zl, 1995; revisé¿ on februarv 77,1996,*¿ *ud" by Shore Enginee-ring Co.,
' þ"., to'which plat express reference is made fo1 a more particular description of thg property
herein conveyed. : Said tract or parcel of land is bounded generally on the Nortlæasr by the land
of John H. Duer, IfI, and the land of Gilinda Phillippe, as shown'on said plaü ol the Soulh east
by the l¿nd of Catherine Dr¡nton Mapp *i¡.t¡r land of Paul F, Gamea as s-\ory1on said plat; on
the Southwe{.by Stæe:Route 17S and various lot properties, as shown on saidpìa4 and on the
Nortfuestbythe landof¡ph¡r,H, pueqIII,lqshownonsgrdpla!.. . :',' .,'
E)ilIIBIT B
]DESCRIFTTONOF .
REGTILATORY AGREEMENT
'' j' l _
':: ' ''
Title: Exænded Use Regulatory Ag¡eement and Declaration of Restictive Covenants
Paftiø: Mill Rr:n Aparbnents r LLC

Virginia Housing Oevetopment Authority
Date:
Recordin g lglomration:
Tab W
Original Attorney's Opinion

KeNenn & QurNN, P.C.
ATToRNEYS ¡xo CouNsguoRs AT LÂw
7l3O GL-eN Fonesr Dntve, Surr l20

RrcH¡¡oNo, VrRcrNra 23?26
TELEPHoNE: (8O4) 2A?-4494
FAcsrMrLE: (AO4', ?A2'A496
E-Mltl: lovtx@K NADYeurNN.coM
MLay 13,2009

Richmond, Virginia 23220
RE: 2009 Tax Credit Reservation Request

Name ofDevelopment: Mill Run Apartments
Name of Owner: Mill Run, LLC
Gentlemen:
This firm represents the above-referenced Owner as its counsel. It has received a copy of
and has reviewed the completed application package dated as of Mlay 13,2009 (of which this
opinion is a part) (the "Application") submitted to you for the purpose of requesting, in
connection with the captioned Development, a reservation of low income housing tax credits
("Credits") avulable under Section 42 of the Internal Revenue Code of 1986, as amended (the
"Code"). It has also reviewed Section 42 of the Code, theregilanons issued pursuant thereto and
such other binding authority as it believes to be applicable to the issuance hereof (the regulations
and binding authority hereinafter collectively referred to as the "Regulations").
Based upon the foregoing reviews and upon due investigation of such matters as it deems
necessary in order to render this opinion, but without expressing any opinion as to either the
reasonableness of the estimated or projected figures or the veracity or accuracy of the factual
representations set forth in the Application, the undersigned is of the opinion that:
1 . It is more likely than not that the inclusion in eligible basis of the Development of
such cost items or portions thereof, as set forth in Parts VItr and D( of the
Application fornq complies with all applicable requirements of the Code and
Regulations.
2. The calculations (a) of the Maximum Allowable Credit avulable under the Code
with respect to the Development inPart VItr of the Application form and (b) of the
Estimated Qualified Basis of each building in the Development in Part D( of the
Application form comply with all applicable requirements of the Code and
regulations, including the selection of credit type implicit in such calculations.
May 13,2009
Page2
3. The appropriate type(s) of allocation(s) have been requested in Subpart I-D of the
Application form.
4. The information set forth in Subpart VII-C of the Application form as to proposed
rents satisfies all applicable requirements ofthe Code and Regulations.
5. The site of the captioned Development is controlled by the Owner" as identified in

Subpart tr-A of the Application, for a period of not less than four (4) months
beyond the application deadline.
6. made under Subpart I-F of the

It is more likely than not that the representations
Application form as to the Development's compliance with or exception to the
Code's minimum expenditure requirements for rehabilitation projects are correct.
Finally, the undersþned is of the opinion thøf, if all information and representations
contained in the Application and all curr:ent law were to remain unchanged, upon compliance by the
Owner with the requirements of Code Section 42(hX1XE), the Owner would be eligible under the
applicable provisions of the Code and the Regulations to an allocation of Credits in the amount(s)
requested in the Application.
This opinion is rendered solely for the purpose of inducing the Virginia Housing
Development Authority ("VHDA") to issue a reservation of Credits to the Owner. Accordingly, it
may be relied upon only by VHDA and may not be relied upon by any other party for any other
purpose.
This opinion vras not prepared in accordance with the requirements of Treasury
Department Circular No. 230. Accordingl5 it may not be relied upon for the purpose of avoiding
U.S. Federal tax penahies or to suppolt the promotion or markøing of the transaction or matters
addressed herein.
Kanady & Quinq P.C.
V^rc-6rÑ
Tab Y
Marketing Plan for Accessible

Units
Marketing Plan for Units Serving People with Disabilities
The Accomack-Northampton Regional Housing Authority is well positioned to

market units to families with a disabled member. The Authority is part of a housing
referral network on the Eastern Shore that can help to identiff eligible households as
units become available. The following are several of the primary outreach methods that
we anticipate using:
1. The voucher waiting list that the Authority maintains includes information about
the disability status of family members. Currently, nearly one third of the
families on the waiting list have a disabled household member. This will be the
most immediate and direct method of identiffing qualified families.
2. Exmore Village ís a 64 unit elderly/disabled tax credit project in the Exmore

community. The property maintains a waiting list and is willing to provide
referrals. This will be particularly beneficial to both properties because Exmore
Village is designed to be a senior community and is less well suited to serve non-
elderly disabled households who also choose to reside there because of the lack of
other alternatives.
3. Accomack Manor is a 90 unit elderly/disabled tax credit project in the Parksley

community. The property maintains a waiting list and is willing to provide
referrals. This will be particularly beneficial to both properties because
Accomack Manor is designed to be a senior community and is less well suited to
serve non-elderly disabled households who also choose to reside there because of
the lack of other alternatives.
4. The Authority has collaborated with the Eastern Shore Center for Independent
Living on an 811 project in the past and maintains close communications. The
CIL is located in Exmore, close to the Mill Run site in Belle Haven. The contact
information is:
Althea Pittman, Executive Director
Eastern Shore Center for Independent Living, Inc.
4364Lankford Highway, Suite A
Exmore, VA 23350
757 4r40100
4. The Virginia Department of Rehabilitative Services is located in Belle Haven

very close to the Mill Run site. The Department has a variety of programs and
services that it provides to disabled clients. The Authority will be able to access
potential residents through the case managers and counselors at DRS. The
primary contact for this agency will be:
Robin Sexaur, Rehabilitation Counselor
Virginia Department of Rehabilitative Services
Colonial Square Shopping Center
P.O. Box 310
Belle Haven, VA 23306
757 4422880
5. The eastern Shore Community Services Board provides a wide range of support
services and programs to persons with mental and other types of disabilities.
Decent and affordable housing is one of the major challenges that they face for
their clients and they are anxious to have new housing opportunities to become
available. We expect to work closely with them to determine if any of their
clients might be eligible for housing within the Mill Run Apartments. The contact
for the CSB is:
James cannon, III, Executive Director
Eastern Shore Community Services Board
P.O. Box 453
Nassawadox, VA 23413
757 4423636
6. Finally both the Accomack County Department of Social Services and the Social
Security Administration carry significant caseloads to who we will be able to
market. Both agencies are constantly facing housing challenges for their
customers and will be excellent referral sources:
Mary Parker, Director
Accomack County Social Services
22554 Center Parkway
Accawmacke Office Park
Accomac, VA2330l
757 787 1530
Richard Beck, Station Manager

Social Security Administration
22581Central Parkway
Accomac, VA 23301
757 787 7t4r

Mill Run - 2009 VA

Caricato da

Informazioni sul documento

Descrizione originale:

Copyright

Formati disponibili

Condividi questo documento

Condividi o incorpora il documento

Opzioni di condivisione

Hai trovato utile questo documento?

Questo contenuto è inappropriato?

Copyright:

Formati disponibili

Mill Run - 2009 VA

Caricato da

Copyright:

Formati disponibili

2009 Federal Low Income Housing

Tax Credit Program

Application For Reservation

Deadline for Submission

Tax Exempt Bonds

Virginia Housing Development Authority

@ Electronic Copy of the Microsoft Excel Based Application (M,,\NDATORY)

2009 Submission Checklist

VIIDA TRACKING NTJMBER

A. Development Name and Location:

State House District 100 htto://dlsois.state.va. us/House/2001 HousePDFs/Chao Tab.

14. n Location Map Attached (TAB A)

Mill Runisa14un¡trental propertybuiltwithCDBGfundsin1998bytheAccomack-NorthamptonRegionel HousingAuthority. Thepropertycontãins4

2. Credits requested from:

n Non-Competitive Pool (Preservation) n Non-Competitive Pool (Disability)

¡ Tax Exempt Bonds

I acquisition and rehabilitation.

n This development will receive federal subsidies for:

D. Type(s) of Allocation/Allocation Year

n all otthe buildings in the development are expected to be placed

E All of the buildings in the development are expected to be placed

E. Acquisition Credit Information

Must be an individual or legally formed ent¡ty

Federal I. D. No. 26-4767139 (If not available, obtain prior to Allocation)

This should be 100% of the GP or managing member interest:

C. Development Team Information:

t. Tax Attomey: Thomas Thome-Thomsen Related Entity? IYesENo

2. Tax Accountant: Mike Vicars Related Entity? !YesENo

4. Management Entity (Contact): Sharon Kennsin Related Entity? IYesENo

5. Contractor (Contact): TBD Related Entity? EYesINo

6. Architect: William Deal Related Entity? ! Yes E No

7. Real Estate Attorney: Johnson Related Entity? IYesENo

8. Mortgage Banker: Related Entity? nYes!No

9. Other (Contact): Related Entity? !YesENo

L Nonprofit Involvement (All Applicants)

4. Identity ofNonprofit (Al1 nonprofit applicants)

(Contact Person) (Street Address)

5. Percentage ofNonprofit Ownership (All nonprofit applicants)

III. DEVELOPMENT INFORMATION

A. Structure and Units:

¡ Row House/ lownhouse n Detached Single-tamily

3. Number of new units 12 bedrooms 30

6. Nonresidential Commercial Floor Area 0.00 nr rso

7. Total Usable Residential Heated Area 28,781.50 rso.n.l

8. Number of Buildings (containing rental units) l3

10. Project consists primarily of a building(s) which is (are)(CHOOSE ONLY ONE)

E Low-Rise (l-5 stories with any structural elements made of wood)

Exterior Finish: Hardi - Plank

¡ apeeif)'the average size per unit

Per¡ny prejeetr upen ie*¡ @

149% a(Z) Pereen.æe ef a er merc

E b. A community/meeting room with aminimum ofT49squarefeet is provided

!* Âtt kitehen and teund

with€asfornaees with an ÂFUE rating ef 909á, er mere

trh Eeeh battìroorn consists en

For elt preje€tõ exe iot-

Check one or none ot the lollowrng pomt categones, as appropnate:

Earthcraft or LEED Development Certilication

LEED Accredited Design Team Member

Universal Design - Units Meeting Universal Design Standards

b. Number of Rental Units constructed to meet VHDA's Universal Design standards:

VHDA Certified Property Management Agent

r. Set-Aside Election: UNITS SELECTED BELO\ry IN BOTH COLUMNS DETER]VIINE