Epps Senior

INSTRUCTIONS FOR THE
VIRGINIA 2010 LIHTC APPLICATION FOR RESERVATION
This application was prepared using Excel, Microsoft Office 2003. Please note that using the active Excel
workbook does not eliminate the need to submit the required PDF of the signed hardcopy of the application and
related documentation. A more detailed explanation of application submission requirements is provided
below and in the Application Manual.
An electronic copy of your completed application is a mandatory submission item.
Applications For 9% Competitive Credits

Applicants should submit an electronic copy of the application either on CD or by email, or both, prior to the
application deadline, which is 2:00 PM Richmond Virginia time on March 12, 2010. Failure to submit an electron
copy of the application by the deadline will cause the application to be disqualified.
Applications For Tax Exempt Bond Credits

Applicants should submit an electronic copy of the application either on CD or by email, or both, at the at the tim
of application submission. Applications will not be processed until an electronic copy is received.
NEW in 2010
Applicants should submit all application materials in electronic format only beginning in 2010
There should be 6 distinct files saved to 1 or more CDs and should include the following:
1. Application For Reservation – the active Microsoft Excel workbook
2. A PDF file which includes the following:
- Application For Reservation – Signed version of hardcopy
- All application attachments (i.e. tab documents, excluding market study and plans & specs)
3. Market Study – PDF or Microsoft Word format
4. Plans - PDF or other readable electronic format
5. Specifications - PDF or other readable electronic format (may be combined into the same file as th
plans if necessary)
6. Unit-By-Unit work write up (rehab only) - PDF or other readable electronic format
Notes: -Do not submit any files on a flash drive.
-Do not submit any application materials via TaxCreditApps@VHDA.com or to any
email address unless
specifically requested by the VHDA Allocation Department staff.
Disclaimer:
VHDA assumes no responsibility for any problems incurred in using this spreadsheet or for the
accuracy of the calculations. Check your application for correctness and completeness before
submitting the application to VHDA.
Entering Data:
Enter numbers or text as appropriate in the blank spaces highlighted in yellow. All other cells are
protected and will not allow any changes. The format for cells has been set to accept text, currency,
percentages, etc. as appropriate. Enter any number without commas or dollar signs. Enter
percentages beginning with a decimal point. There is no text wrap-around feature, so care must be
taken to enter text so that it does not extend beyond the right margin of the page. Enter in only enough
text to fill one line and then drop to the first yellow cell of the next line. Each page of the application is a
separate sheet in the spreadsheet. The spreadsheet contains numerous error checks which are
designed to assist you in identifying potential mistakes in your application. Please note that these may
appear as you enter data because many are dependent on entries later in the application. Do not be
concerned with these messages until all data has been entered. Also note that some cells contain
error messages such as "#DIV/0!" before you begin. These warnings will disappear as you enter
numbers necessary to complete the application.
Assistance:
If you have any questions, please call Jim Chandler at (804) 343-5786, Dale Wittie at (804)
343-5876, Cara Wallo at (804) 343-5714, Jaynell McFarland at (804) 343-5733 or Debbie Griner
at (804) 343-5518. Please note that we cannot release the copy protection password.
Staff email addresses:

jim.chandler@vhda.com - dale.wittie@vhda.com
cara.wallo@vhda.com - jaynell.pittman-shaw@vhda.com
v1/8/2010 Instructions
- debbie.griner@vhda.com
2010 Federal Low Income Housing
Tax Credit Program
Application For Reservation
Deadline for Submission
9% Competitive Credits
Applications
A li ti M
Mustt Be
B Received
R i d At VHDA NNo L
Later
t ThThan
2:00 PM Richmond, VA Time On March 12, 2010
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 (if bonds
are not issued by VHDA)
v1/8/2010
Virginia Housing Development Authority

601 South Belvidere Street
Richmond, Virginia 23220-6500
31.09
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 following order, and actually using tabs to mark them as shown, will facilitate review of your
application. Please note that all mandatory items must be included for the application to be processed. The inclusion of other
items may increase the number of points for which you are eligible under VHDA's point system of ranking applications, and may
assist VHDA in its determination of the appropriate amount of credits that it may reserve for the development.
Electronic Copy of the Microsoft Excel Based Application (MANDATORY)

Scanned Copy of the Signed Tax Credit Application with Attachments (excluding market study and plans & specs) (MANDATO
Electronic Copy of the Market Study (MANDATORY-Application will be disqualified if study not submitted with application)
Electronic Copy of the Plans (MANDATORY)
Electronic Copy of the Specifications (MANDATORY)
Electronic Copy of the Unit By Unit Work Writeup (MANDATORY if rehab)
$750 Application Fee (MANDATORY)
Tab A: Documentation of Development Location:
A.1 Qualified Census Tract Certification
A.2 Revitalization Area Certification
Location Map
Surveyor's Certification of Proximity To Public Transportation
Tab B: Partnership or Operating Agreement, including chart of ownership structure with percentage of interests (MANDATOR
Tab C: Virginia State Corporation Commission Certification (MANDATORY)
Tab D: Principal's Previous Participation Certification and Resumé (MANDATORY)
Tab E: Nonprofit Questionnaire (MANDATORY for points or pool)
The following documents need not be submitted unless requested by VHDA:
-Nonprofit Articles of Incorporation -IRS Documentation of Nonprofit Status
-Joint Venture Agreement (if applicable) -For-profit Consulting Agreement (if applicable)
Tab F: Architect's Certification (MANDATORY)
Tab H: PHA / Section 8 Notification Letter
Tab I: Local CEO Letter
Tab J: Homeownership Plan
Tab K: Site Control Documentation & Most Recent Real Estate Tax Assessment (MANDATORY)
Tab L: Plan of Development Certification Letter
Tab M: Zoning Certification Letter
Tab N: Copies of 8609s To Certify Developer Experience
Tab O: (Reserved)
Tab P: Plans and Specifications and Work Write-Up (MANDATORY)
Tab Q: Documentation of Rental Assistance
Tab R: Documentation of Operating Budget
Tab S: Documentation of Project Budget
Tab T: Documentation of Financing Sources
Tab U:
Documentation To Request Exception To Restriction-Pools With Little/No Increase In Rent Burdened Population
Documentation of site location in an urban development area as defined in §15.2-2223.1of the Code of Virginia
Documentation of the development participating in a locally adopted affordable housing dwelling unit program area as
described in either §15.2-2304 or §15.2-2305 of the Code of Virginia
Tab V: Nonprofit or LHA Purchase Option or Right of First Refusal
Tab W: Attorney's Opinion (MANDATORY)
Tab X: (Reserved)
Tab Y: Marketing Plan for units meeting accessibility requirements of HUD section 504
v12.31.09 Submission Checklist

Low-Income Housing Tax Credit Application For Reservation
VHDA TRACKING NUMBER 2010-C-43

I. General Information
All code "Section" references are to, and the term "IRC" shall be deemed to mean, March 1, 2010
the Internal Revenue Code of 1986, as amended. (Date of Application)
A. Development Name and Location:

1. Name of Development Epps Senior Residences
2. Address of Development 401 Kings Fork Road
(Street)
Suffolk City VA 23434
(City) (State) (Zip Code)
3. If complete 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, if applicable)
4. The Circuit Court Clerk's office in which the deed to the property is or will be recorded:
City/County of Suffolk City (ie; Richmond City, Chesterfield County; see application manual)
5. Does the site overlap one or more jurisdictional boundaries? Yes No
If yes, what other City/County is the site located in besides the one mentioned above?
6. Census Tract the development is located in: 754
Is this a Qualified Census Tract: Yes No (If yes, attach required form in TAB A)
7. Is the development located in a Difficult Development Area? No
8. Is the development located in a revitalization area? Yes No (If yes, attach required form in TAB A)
9. Is the development an existing RD or HUD S8/236 development? Yes No (If yes, attach required form in TAB Q)
Note to #9: If there is an identity of interest 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 of this requirement from VHDA prior to application submission to receive these points.
a. Applicant
A li agrees to waive
i all
ll rights
i h to any developer's
d l ' fee
f 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 n/a
10. Is the development located in a census tract with a poverty
rate <10% with no tax credit units currently present? Yes No
11. Is the development listed on the RD 515 Rehabilitation Priority List? Yes No
12. Is the proposed development located in an urban development area as defined in §15.2-2223.1of the Code of Virginia?
Yes No (If yes, attach required form in TAB U)
13. Will the proposed development participate in a locally adopted affordable housing dwelling unit program area as described in
either §15.2-2304 or §15.2-2305 of the Code of Virginia? Yes No (If yes, attach required form in TAB U)
14. Congressional District 4 http://dlsgis.state.va.us/congress/2001PDFs/chap7Tab.pdf

Planning District 23 http://www.vapdc.org/aboutpdcs.htm#PDC%20Map
State Senate District 14 http://dlsgis.state.va.us/senate/2001PDFs/Chap2Tab.pdf
State House District 76 http://dlsgis.state.va.us/House/2001HousePDFs/Chap1Tab.pdf
15. Location Map Attached (TAB A)
B. Project Description:
In the space provided below, give a brief description of the proposed project.
Epps Sr. Residences is a 60 units, multi‐phase, mixed‐finance, mixed‐use development in the urban development area of the city of Suffolk, Virginia. It
will use HUD Section 8 Capital Advance and LIHTC to create 60 units (including Manager's unit) of elderly rental housing with rents set at 40% and 50%
of AMI. It will be a 3 story building with elevator, fully accessible and visitable under HUD and VHDA guidelines, with 1BR/1BA and 2BR/2BA units. In
addition to the Project‐Based Rental Assistance from HUd, the project will enjoy a close working relationship with Suffolk Redevelopment Housing
Authority to provide subsidized units to age‐and‐income‐qualified seniors on the SRHA waiting list, as well as providing priority to age‐and‐income‐
qualified seniors with Tenant‐Based Rental Assistance (Housing Choice Vouchers) and tenants who may not have vouchers but have sufficient income
to afford a 40% or 50% AMI units.
The develoment will contain a community room, library, family living room as well as a family dining room, an equipped computer room with high‐
speed wireless connectivity throughout the development, and an exercise room. Outdoor facilities will include a fully accessible walking trail, gazebo,
picnic area, exercise station, and a car wash. All units will have upgraded Energy Star appliances including garbage disposal and microwave, ceiling fans,
washer and dryer hookup.
v12.31.09 Page 1
Low Income Housing Tax Credit Application For Reservation
C. Reservation Request
1. Total annual credit amount request (Must be the same as Part IX-D8) $750,000
2. Credits requested from:

9% Credits
Nonprofit Set-Aside (All nonprofit owned developments which meet tests
described in Part II-D hereof may select this)
Local Housing Authorities Richmond MSA Pool
Planning District 8 (Inner Washington MSA) Pool Tidewater MSA Pool
Northwest / North Central VA Area Pool Balance of State Pool (Remaining Geographi
Non-Competitive Pool (Preservation) Non-Competitive Pool (Disability)
Tax Exempt Bonds

new construction, or
rehabilitation, or
acquisition and rehabilitation.
Federal Subsidies
The development will not receive federal subsidies.
This development will receive federal subsidies for:

all buildings or
some buildings.
D. Type(s) of Allocation/Allocation Year
1. Regular Allocation
All of the buildings in the development are expected to be placed
in service this year. For those buildings the owner will, this year, request an
allocation of 2010 credits for new construction, or
rehabilitation, or
acquisition and rehabilitation.
2. Carryforward Allocation
All of the buildings in the development are expected to be placed
in service within two years after the end of this calendar year, 2010, but the
owner will have more than 10% basis in the development before the end of twelve
months following allocation of credits. For those buildings, the owner requests
a carryforward allocation of 2010 credits pursuant to Section 42(h)(1)(E) for:
new construction, or
rehabilitation, or
acquisition and rehabilitation (even if you acquired a building this year and
"placed it in service" for the purpose of the 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 2011 or 2012).
3. Federal Subsidies
The development will not receive federal subsidies.
This development will receive federal subsidies for:
all buildings or
some buildings.
v12.31.09 Page 2
E. Acquisition Credit Information

NOTE: If no credits are being requested for existing buildings being acquired for the development,
so indicate and go on to Part F: No Acquisition
Ten-Year Rule For Acquisition Credits

All buildings satisfy the 10-year look-back rule of IRC Section 42 (d)(2)(B), including the
10% basis/$15,000.00 rehab costs ($10,000 for Tax Exempt Bonds) per unit requirement.
All buildings qualify for an exception to the 10-year rule under IRC Section 42(d)(2)(D)(i),
Subsection (I)
Subsection (II)
Subsection (III)
Subsection (IV)
Subsection (V)
The 10-year rule in IRC Section 42 (d)(2)(B) for all buildings does not apply pursuant to IRC Section 42(d)(6).
Different circumstances for different buildings: Attach a separate sheet and explain for each building.
F. Rehabilitation Credit Information
NOTE: If no credits are being requested for rehabilitation expenditures, so indicate and go
on to Section II. No Rehabilitation
Minimum Expenditure Requirements

All buildings in the development satisfy the rehab costs per unit requirement of IRC
Section 42(e)(3)(A)(ii).
All buildings in the development qualify for the IRC Section 42(e)(3)(B) exception to the
10% basis requirement (4% credit only).
All buildings in the development qualify for the IRC Section 42(f)(5)(B)(ii)(II) exception.
Different circumstances for different buildings. Attach a separate sheet and
explain for each building.
G. Request For Exception

The proposed new construction development (including adaptive reuse and rehabilitation that creates additional rental
space) is subject to an assessment of up to minus 20 points for being located in a pool identified by the Authority as a pool
with little or no increase in rent burdened population. N/A - Does not apply to this proposed development.
Applicant seeks an exception to this restriction in accordance with one of the following provisions under 13VAC10-180-60
Proposed development is specialized housing designed to meet special needs that cannot readily be addressed
utilizing existing residential structures. Documentation Attached (TAB U)
Proposed development is designed to serve as a replacement for housing being demolished through
redevelopment. Documentation Attached (TAB U)
Proposed development is housing that is an integral part of a neighborhood revitalization project sponsored by
a local housing authority. Documentation Attached (TAB U)
v12.31.09 Page 3
II. OWNERSHIP INFORMATION
NOTE: VHDA may allocate credits only to the tax-paying entity which owns the development at the time of the allocation. The term "Owner" herein refers to that entity. Please
fill in 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 involving the admission of limited partners) prior to the placed-in-service 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 this page must match exactly the owner name listed on the Virginia State Corporation
Must be an individual or legally formed entity
A. Owner Information:
Name Epps Senior Residences 2010, L.P.
Contact Person First: Thomas Middle: M Last: Phan
Address 240 Danbury Lane
(Street)
Atlanta GA 30327
(City) (State) (Zip Code)
Federal I. D. No. (If not available, obtain prior to Allocation)

Phone 404 323 5507 Fax 404 228 5630 Email address thomas.phan@comcast.net
Type of entity: Limited Partnership Other
Individual(s) Corporation
Owner's organizational documents (e.g. Partnership agreements & ownership structure chart) attached (Mandatory TAB B)
Certification from Virginia State Corporation Commission attached (Mandatory TAB C)
Principal(s) involved (e.g. general partners, LLC members, controlling shareholders, etc.):
Names ** Phone Type Ownership % Ownership
Epps Senior Residences MMX, GP 757 925 1493 General Partner 100.00%
Rev. Willie Royster 757 925 1493 Board Member 0.00%
Rev. Daniel Baltimore 757 377 7335 Board Member 0.00%
Rev. David Wood 478 745 2366 Board Member 0.00%
Rev. Tom Johnson 706 663 2127 Board Member 0.00%
Mr. George Mirmelstein 757 874 6767 Board Member 0.00%
Mr. Thomas Phan 404 323 5507 Board Member 0.00%
This should be 100% of the GP or managing member interest: 100.00%
** These should be the names of individuals who comprise the GP or managing members, not simply the names of
separate partnerships or corporations which may comprise those components.
Principals' Previous Participation Certification attached (Mandatory TAB D) & resumé.
B. Seller Information:
Name PBN Properties, Inc. Contact Person Mark A. Lackey, Esq.
Address 900 Dupont Street
Bellingham, WA 98225 Phone 360-734-6390
Is there an identity of interest between the seller and owner/applicant? Yes No

If yes, complete the following:
Principal(s) involved (e.g. general partners, controlling shareholders, etc.)
Names Phone Type Ownership % Ownership
0.00%
0.00%
0.00%
0.00%
v12.31.09 Page 4
C. Development Team Information:

Complete the following as applicable to your development team.
1. Tax Attorney: Johnson Kanady III, Esquire Related Entity? Yes No

Firm Name: Kanady & Quinn, P.C
Address: 9200 Forest Hill Avenue, Suite C, Richmond, VA 23235
Phone: 804 282 8494 Fax: 804 282 8496
2. Tax Accountant: Wendy Langlais - Tilley Related Entity? Yes x No

Firm Name: Reznick Group
Address: 2002 Summit Blvd, Suite 1000, Atlanta, GA 30319
Phone: 404 847 9447 Fax: 404 250 4065
3. Consultant: Thomas Phan Related Entity? Yes No

Firm Name: Stable Affordable Family Enrichment Role: Co-Developer
Address: 2525 Beech Ave., Macon, GA 31204
Phone: (404) 323 5507 Fax: (404) 228 5630
4. Management Entity (Contact): Dick Swift Related Entity? Yes No

Firm Name: Shelter Management Corporation
Address: 13195 Warwick Blvd, Suite 1F, Newport News, VA 23602
Phone: 757 874 7255 Fax: 757 874 0798
5. Contractor (Contact): Gary J. Haste Related Entity? Yes No

Firm Name: Associated Contracting Services
Address: 3303 Airline Boulevard, Suite 1F, Portsmouth, VA 23701
Phone: 757 465 1440 Fax: 757 465 1125
6. Architect: Mr. Jackie Martin Related Entity? Yes No

Firm Name: Martin, Riley & Associates
Address: 215 Church Street, Decatur, GA 30030
Phone: 404 373 2800 Fax: 404 373 2888
7. Real Estate Attorney: Johnson Kanady III, Esquire Related Entity? Yes No
Firm Name: Kanady & Quinn, P.C
Address: 9200 Forest Hill Avenue, Suite C, Richmond, VA 23235
Phone: 804 282 8494 Fax: 804 282 8496
8. Mortgage Banker: Wallace Deaver Related Entity? Yes No

Firm Name: Wells Fargo Bank, N.A
Address: 9080 Barbee Lane, Suite 106, Knoxville, TN 37923
Phone: 865 692 5326 Fax: 865 692 5327
9. Other (Contact): Related Entity? Yes No

Firm Name: Role:
Address:
Phone: Fax:
v12.31.09 Page 5
D. Nonprofit Involvement:
Applications For 9% Credits - Must be completed in order to compete in the nonprofit tax credit pool.
All Applicants - Must be completed for points for nonprofit involvement under the ranking system.
Tax Credit Nonprofit Pool Applicants: To qualify for the nonprofit pool, an organization described in IRC Section 501
(c)(3) or 501 (c)(4) and exempt from taxation under IRC Section 501 (a), whose purposes include the fostering of low-income housing:
1. Must "materially participate" in the development and operation of the project throughout the compliance period,
2. Must own all general partnership interests in the development .
3. Must not be affiliated with or controlled by a for-profit organization.
4. Must not have been formed for the principal purpose of competition in the nonprofit pool, and
5. Must not have any staff member, or member of the nonprofit's board of directors materially participate in the proposed project
as a for-profit entity.
All Applicants: To qualify for points under the ranking system, the nonprofit's involvement need not necessarily
satisfy all of the requirements for participation in the nonprofit tax credit pool.
1. Nonprofit Involvement (All Applicants)

If there is no nonprofit involvement in this development, please indicate by checking here:
and go on to part III
2. Mandatory Questionnaire
If there is nonprofit involvement, you must complete the Non-Profit Questionnaire
Questionnaire attached (Mandatory TAB E)
3. Type of involvement
Nonprofit meets eligibility requirement for points only, not pool or
Nonprofit meets eligibility requirements for nonprofit pool and points.
4. Identity of Nonprofit (All nonprofit applicants)

The nonprofit organization involved in this development is:
the Owner
the Applicant (if different from Owner)
Other
GLO Community Development Inc. (100% Owner of General Partner Limited Partnership)
(Name of nonprofit)
Rev. Willie Royster
(Contact Person) (Street Address)
1800 Mountainside Avenue VA 23434
(City) (State) (Zip code)
757 925 1493 757 925 1133
(Phone) (Fax)
5. Percentage of Nonprofit Ownership (All nonprofit applicants)

Specify the nonprofit entity's percentage ownership of the general partnership interest: 100.0%
v12.31.09 Page 6
III. DEVELOPMENT INFORMATION
A. Structure and Units:

1. Total number of all units in development 60
Total number of rental units in development 60 bedrooms 82
Number of low-income rental units 60 bedrooms 82
Percentage of rental units designated low-income 100.00%
2. The development's structural features are (check all that apply):
Row House/Townhouse Detached Single-family

Garden Apartments Detached Two-family
Slab on Grade Basement
Crawl space Age of Structure: 0
Elevator Number of stories: 3
3. Number of new units 60 bedrooms 82
Number of adaptive reuse units 0 bedrooms 0
Number of rehab units 0 bedrooms 0
4. Total Floor Area For The Entire Development 57,742.00 (Sq. ft.)
5. Unheated Floor Area (Breezeways, Balconies, Storage) 1,655.00 (Sq. ft.)
6. Nonresidential Commercial Floor Area 0.00 (Sq. ft.)

(Not eligible for funding)
7. Total Usable Residential Heated Area 56,087.00 (Sq. ft.)
8. Number of Buildings (containing rental units) 1
9. Commercial Area Intended Use:
10. Project consists primarily of a building(s) which is (are) (CHOOSE ONLY ONE)
Low-Rise (1-5 stories with any structural elements made of wood)

Mid-Rise (5-7 stories with no structural elements made of wood)
High-Rise (8 or more stories with no structural elements made of wood)
11. a. Total Net Rental Square Feet 45,600.00

b. Percentage of Net Rentable Square Feet Deemed To Be New Rental Space 100.00%
B. Building Systems:
Please describe each of the following in the space provided.
Community Facilities: Community Room, Computer/Business Center, Library,
Exercise room, Art & Craft Room, Kitchen, Car Wash, Gazebo, Community Garden
Exterior Finish: Brick (Coverage at 100%)
Heating/AC System: Heat Pump
Architectural Style: Garden Apartments
v12.31.09 Page 7
C. Amenities:
1. Specify the average size per unit type: (Including pro rata share of heated common area)
Assisted Lvg 0.00 SF 1Bdrm Eld 852.76 SF 3-Bdrm Gar 0.00 SF
1-Sty-Eff-Eld 0.00 SF 2Bdrm Eld 1,076.47 SF 4-Bdrm Gar 0.00 SF
1-Sty 1BR-Eld SF Eff-Gar 0.00 SF 2+Sty 2BR TH 0.00 SF
1-Sty 2BR-Eld 0.00 SF 1-Bdrm Gar 0.00 SF 2+Sty 3BR TH 0.00 SF
Eff-Eld 0.00 SF 2-Bdrm Gar 0.00 SF 2+Sty 4BR TH 0.00 SF
2. Total gross usable, heated square feet for the entire project less nonresidential commercial area:
56,087.00 Documentation attached (TAB F) Mandatory
(Sq. ft.)
NOTE: 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 certifies that the proposed project budget, plans & specifications and work write-ups incorporate
all necessary elements to fulfill these requirements.
3. Check the following items which apply to the proposed project:

Documentation attached (TAB F Architect Certification) Mandatory
For any project, upon completion of construction/rehabilitation: (Optional Point items)

100% a(1) Percentage of 2-bedroom units that have 1.5 bathrooms
0% a(2) Percentage of 3 or more bedroom units that have 2 bathrooms
b. A community/meeting room with a minimum of 749 square feet is provided
100% c. Percentage of exterior walls covered by brick (excluding triangular gable ends, doors and windows)
d. All kitchen and laundry appliances meet the EPA's Energy Star qualified program requirements
e. All windows meet the EPA's Energy Star qualified program requirements
f. Every unit in the development is heated and cooled with either (i) heat pump equipment with both a
SEER rating of 15.0 or more and a HSPF rating of 8.5 or more , or (ii) air conditioning equipment
with a SEER rating of 15.0 or more, combined with gas furnaces with an AFUE rating of 90% or
more
g. Water expense is sub-metered (the tenant will pay monthly or bi-monthly bill)
h. Each bathroom consists only of low-flow faucets (2.2 gpm max.) and showerheads (2.5gpm max.)
i. Provide necessary infrastructure in all units for high speed cable, DSL or wireless internet sevice.
j. All water heaters meet the EPA's Energy Star qualified program requirements.
k. Every unit in the development will be heated and cooled with a geothermal heat pump that meets
EPA Energy Star qualified program requirements.
l. The development will have a solar electric system that will remain unshaded year round, be oriented
to within 15 degrees of true south, and be angled horizontally within 15 degrees of latitude.
Expected Total Electrical Load (kilowatt hours per month): 0

Percent of Expected Load Offset By Solar Electric System: 0.00%
v12.31.09 Page 8
Low Income Housing Tax Credit Application For Reservation
For all projects exclusively serving elderly and/or handicapped tenants, upon completion
of construction/rehabilitation: (Optional Point items)
a. All cooking ranges will have front controls

b. All units will have an emergency call system
c. All bathrooms will have an independent or supplemental heat source
d. All entrance doors have two eye viewers, one at 48" and the other at standard height
For all rehabilitation and adaptive reuse projects, upon completion of construction or
or rehabilitation: (Optional Point items)
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 of the 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 credits
Accessibility
Check one or none of the following point categories, as appropriate:
For any non-elderly property in which the greater of 5 or 10% of the units will be subject to federal project-based ren
subsidies or equivalent assistance in order to ensure occupancy by extremely low-income persons; and (ii) the greater of
units or 10% of the units will conform to HUD regulations interpreting accessibility requirements of section 504 of th
Rehabilitation Act; and be actively marketed to people with special needs in accordance with a plan submitted as part of th
Application. (All of the units described in (ii) above must include roll-in showers and roll under sinks and front controls fo
ranges, unless agree to by the Authority prior to the applicant's submission of its application).
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 o
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.
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 Certification

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
Yes - Earthcraft Yes - LEED
If Yes to either, attach appropriate documentation at TAB F
Universal Design - Units Meeting Universal Design Standards

a. The architect of record certifies that units will be constructed to meet VHDA's Universal Design standards.
Yes No If Yes, attach appropriate documentation at TAB F
b. Number of Rental Units constructed to meet VHDA's Universal Design standards:
60 Units 100%
VHDA Certified Property Management Agent

Owner agrees to use a VHDA Certified Property Management Agent to manage the property.
Yes No
Yes No N/A The market-rate units' amenities are substantially equivalent to those of the
low-income units. If no, explain differences:
v12.31.09 Page 9
IV. TENANT INFORMATION
A. Set-Aside Election: UNITS SELECTED BELOW IN BOTH COLUMNS DETERMINE

POINTS FOR THE BONUS POINT CATEGORY
Note: In order to qualify for any tax credits, a development must meet one of two minimum threshold occupancy tests. Either (i) at least
20% of the units must be rent-restricted and occupied by persons whose incomes are 50% or less of the area median income adjusted for
family size (this is called the 20/50 test) or (ii) at least 40% of the units must be rent-restricted and occupied by persons whose incomes are
60% or 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 IRC.
Rent-and income-restricted units are known as low-income units. If you have more low-income units than required, you qualify for more
credits. If you serve lower incomes than required, you receive more points under the ranking system.
Units Provided Per Household Type:

Income Levels Rent Levels
# of Units % of Units # of Units % of Units
6 10.00% 40% Area Median 6 10.00% 40% Area Median
0.00% Non-LMI Units 0.00% Non-LMI Units
60 100.00% Total 60 100.00% Total
B. Special Housing Needs/Leasing Preference:
1. 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
Act, so indicate:
Yes Elderly (age 55 or above)
Yes Physically or mentally disabled persons (must meet the requirements of the federal
Americans with Disabilities Act)
2. Specify the number of low-income units that will serve individuals and families with children by
providing three or more bedrooms: 0 Number of units 0% of total low-income units
3. If the development has existing tenants, VHDA policy requires that the impact of economic and/or physical
displacement 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:
Yes
No
Locality has no such waiting list; If yes, provide the following information:
Organization which holds such waiting list: Suffolk Redevelopment and Housing Authority
Contact person (Name and Title) Clarissa E. McAdoo, Executive Director
Phone Number 757 539 2100 Required documentation attached (TAB H)
5. If leasing preference will be given to individuals and families with children.

(Less than or equal to 20% of the units must have 1 or less bedrooms).
Yes
No
v12.31.09 Page 10
V. LOCAL NEEDS AND SUPPORT
Note: Please refer to the Application Manual for specific instructions and deadlines for pertaining to locality
notification of proposed Low income Housing Tax Credit developments.
A. Provide the name and the address of the chief executive officer (City Manager, Town Manager, or
County Administrator) of the political jurisdiction in which the development will be located:
Chief Executive Officer's Name Linda T. Johnson
Chief Executive Officer's Title Mayor
Street Address 441 Market Street Phone 757 514 4060
City Suffolk State VA Zip 23439
Name and title of local official you have discussed this project with who could answer questions for the
local CEO: Linda T. Johnson, Mayor
If the property overlaps another jurisdiction please fill in the following:

Chief Executive Officer's Name
Chief Executive Officer's Title
Street Address Phone
City State Zip
Name and title of local official you have discussed this project with who could answer questions for the
local CEO:
B. Project Schedule
ACTUAL OR NAME OF
ACTIVITY ANTICIPATED PERSON
DATE RESPONSIBLE
Site
Option/Contract March 1, 2010 Thomas Phan
Site Acquisition July 31, 2010 Thomas Phan
Zoning Approval Jan 13, 2010 Thomas Phan
Site Plan Approval Sept 1, 2010 Thomas Phan
Financing
A. Construction Loan
Loan Application June 9, 2010 Thomas Phan
Conditional Commitment June 30, 2010 Thomas Phan
Firm Commitment July 31, 2010 Thomas Phan
B. Permanent Loan - First Lien
Loan Application June 9, 2010 Thomas Phan
Conditional Commitment June 30, 2010 Thomas Phan
Firm Commitment Jul 31, 2010 Thomas Phan
C. Permanent Loan-Second Lien
Loan Application N/A
Conditional Commitment N/A
Firm Commitment N/A
D. Other Loans & Grants
Type & Source, List
Application Dec 13, 2009 Thomas Phan
Award/Commitment Apr 30, 2010 Thomas Phan
Formation of Owner February 22, 2010 Thomas Phan
IRS Approval of Nonprofit Status March 12, 2002 Thomas Phan
Closing and Transfer of Property to Owner Jul 31, 2010 Thomas Phan
Plans and Specifications, Working Drawings Aug 31, 2010 Thomas Phan
Building Permit Issued by Local Government Sept 30, 2010 Thomas Phan
Start Construction Oct 1, 2010 Thomas Phan
Begin Lease-up Jul 4, 2011 Thomas Phan
Complete Construction Dec 31, 2011 Thomas Phan
Complete Lease-Up March 31, 2012 Thomas Phan
Credit Placed in Service Date June 30, 2012 Thomas Phan
v12.31.09 Page 11
VI. SITE CONTROL
Note: Site control by the Owner identified herein is a mandatory precondition of review of this application. Documentary
evidence of it, in the form of either a deed, option, purchase contract, or lease for a term longer than the period of time the
property will be subject to occupancy restrictions must be included herewith. (9% Competitive Credits - An option or
contract must extend beyond the application deadline by a minimum of four months.)
Warning: Site control by an entity other than the Owner, even if it is a closely related party, is not sufficient. Anticipated
future transfers to the Owner are not sufficient. The Owner, as identified in Subpart II-A, must have site control at the
time this Application is submitted.
NOTE: If the Owner receives a reservation of credits, the property must be titled in the name of or leased by (pursuant to a
long-term lease) the Owner before the allocation of credits is made this year.
Contact us before you submit this application if you have any questions about this requirement.
A. Type of Site Control by Owner:
Applicant controls site by (select one and attach document - Mandatory TAB K)
Deed - attached
Long-term Lease - attached (expiration date: )
Option - attached (expiration date: 12/31/10 )
Purchase Contract - attached (expiration date: )
If more than one site for the development and more than one form of site control, please so indicate
and attach a separate sheet specifying each site, number of existing buildings on the site, if any,
type of control of each site, and applicable expiration date of form of site control. A site control
document is required for each site.
Most recent property tax assessment - Mandatory TAB K
B. Timing of Acquisition by Owner:

Select one:
Owner already controls site by either deed or long-term lease or
Owner is to acquire property by deed (or lease for period no shorter than period property
will be subject to occupancy restrictions) no later than 12/31/10
If more than one site for the development and more than one expected date of acquisition by
Owner, please so indicate and attach separate sheet specifying 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 tax credit application and enter below:
Project Wide Capture Rate - LIHTC Units 19.30%

Project Wide Capture Rate - Market Units 0.00%
Project Wide Capture Rate - All Units 6.6% (p.13)
Project Wide Absorption Period (Months) 18
v12.31.09 Page 12
C. Site Description
1. Exact area of site in acres 4.200
2. Has locality approved a final site plan or plan of development?

Yes No
Required documentation form attached (TAB L)
3. Is site properly zoned for the proposed development?

Yes No
Required documentation form attached (TAB M)
4. Will the proposal seek to qualify for points associated with proximity to public transportation?
Yes No
Required documentation form attached (TAB A)
D. Plans and Specifications
Minimum submission requirements for all properties (new construction, rehabilitation and adaptive reuse)
1. 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,
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.
4. Required documentation for rehabilitation properties: A unit-by-unit work write-up.
v12.31.09 Page 13
VII. OPERATING BUDGET
A. Rental Assistance
1. Do or will any low-income units receive rental assistance?
Yes No
2. If yes, indicate type of rental assistance:
Section 8 New Construction Substantial Rehabilitation

Section 8 Moderate Rehabilitation
Section 8 Certificates
Section 8 Project Based Assistance
RD 515 Rental Assistance
Section 8 Vouchers
State Assistance
Other:
3. Number of units receiving assistance: 17

Number of years in rental assistance contract: 5
Expiration date of contract: TBD
Contract or other agreement attached (TAB Q)
B. Utilities
1. Monthly Utility Allowance Calculations
Utilities Type of Utility Utilities Enter Allowances by Bedroom Size

(Gas, Electric, Oil, etc.) Paid by: 0-bdr 1-bdr 2-bdr 3-bdr 4-br
Heating Owner x Tenant 0 16 20 0 0
Air Conditioning Owner x Tenant 0 8 12 0 0
Cooking Owner x Tenant 0 8 10 0 0
Lighting Owner x Tenant 0 31 39 0 0
Hot Water Owner x Tenant 0 16 22 0 0
Water x Owner Tenant 0 0 0 0 0
Sewer x Owner Tenant 0 0 0 0 0
Trash x Owner Tenant 0 0 0 0 0
Total utility allowance for costs paid by tenant $0 $79 $103 $0 $0
2. Source of Utility Allowance Calculation (Attach Documentation TAB Q)

HUD
Utility Company (Estimate) Local PHA
Utility Company (Actual Survey) Other:
v12.31.09 Page 14
C. Revenue
1. Indicate the estimated monthly income for the Low-Income Units: **
Total Number of Total Monthly
Unit Type Tax Credit Units Rental Income
Efficiency Units 0 $0
1 Bedroom Units 38 $18,446
2 Bedroom Units 22 $13,552
3 Bedroom Units 0 $0
Total Number of Tax Credit Units 60
Plus Other Income Source (list): LC, Car Wash, Laundry $640
Equals Total Monthly Income: $32,638
Twelve Months x12
Equals Annual Gross Potential Income $391,656
Less Vacancy Allowance ( 7.0% ) $27,416
Equals Annual Effective Gross Income (EGI) - Low Income Units $364,240
** Beginning at Row 75 enter the appropriate data for both tax credit and market rate units in the yellow shaded cells.
2. Indicate the estimated monthly income for the Market Rate Units: **
Total Number of Total Monthly
Unit Type Market Units Rental Income
Efficiency Units 0 $0
Total Number of Market Units 0
Plus Other Income Source (list): $0

Equals Total Monthly Income: $0
Twelve Months x12
Equals Annual Gross Potential Income $0
Less Vacancy Allowance ( 0.0% ) $0
Equals Annual Effective Gross Income (EGI) - Market Rate Units $0
Documentation in Support of Operating Budget attached (TAB R)
List number of units by type: TOTAL UNITS
ASSISTED LVG EFF-ELD 1 BD RM-ELD 2 BD RM-ELD EFF-GAR 1 BD RM-GAR

0 0 40 20 0 0
2 BD RM-GAR 3 BD RM-GAR 4 BD RM-GAR 2+Story 2 BR-TH 2+Story 3 BR-TH 2+Story 4 BR-TH

0 0 0 0 0 0
1 STY-EFF-ELD 1 STY-1 BR-ELD 1 STY-2 BR-ELD Note: Please be sure to enter the number of units in the
0 0 0 appropriate unit category. If not, you will find an error on
the scoresheet at 5a, 6a & 6b.
List number of units by type: TAX CREDIT UNITS
ASSISTED LVG EFF-ELD 1 BD RM-ELD 2 BD RM-ELD EFF-GAR 1 BD RM-GAR
0 0 40 20 0 0
2 BD RM-GAR 3 BD RM-GAR 4 BD RM-GAR 2+Story 2 BR-TH 2+Story 3 BR-TH 2+Story 4 BR-TH

0 0 0 0 0 0
1 Story-EFF-ELD 1 Story-1 BR-ELD 1 Story-2 BR-ELD

0 0 0
Efficiency Units
Unit Type / Net Rentable Monthly Rent Total
Rent Targeting Number Units Square Feet Per Unit Monthly Rent
Efficiency - 40% 0 0.00 $ - $ -

Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
v12.31.09 Efficiency - 40% 0 0.00 $ - $ - Page 15
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 40% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -

Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 50% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -

Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Efficiency - 60% 0 0.00 $ - $ -
Total Efficiency Total Monthly Eff.
Tax Credit Units: 0 0.00 Tax Credit Rent: $ -
Efficiency - Market 0 0.00 $ - $ -

Total Efficiency
Market Units: 0 0.00 Total Monthly
Eff. Market Rent: $ -
Total Eff. Units: 0 Total Eff. Rent $ -
1-Bedroom Units
Net Rentable Monthly Rent Total
v12.31.09 Page 15
1 BR - 40% 6 676.00 $ 429 $ 2,574
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 40% 0 0.00 $ - $ -
1 BR - 50% 31 676.00 $ 512 $ 15,872

1 BR - 50% 1 751.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 0 0.00 $ - $ -
1 BR - 50% 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 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
1 BR - 60% 0 0.00 $ - $ -
Total 1-BR Total Monthly 1-BR
Tax Credit Units: 38 25,763.00 Tax Credit Rent: $ 18,446
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 $ - $ -
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 $ - $ -
1 BR - Market 0 0.00 $ - $ -
1 BR - Market 0 0.00 $ - $ -
1 BR - Market 0 0.00 $ - $ -
Total 1-BR
1-BR Market Rent: $ -
v12.31.09 Total 1-BR Units: 38 Total 1-BR Rent $ 18,446 Page 15

2-Bedroom Units
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 40% 0 0.00 $ - $ -
2 BR - 50% 5 896.00 $ 616 $ 3,080

2 BR - 50% 4 885.00 $ 616 $ 2,464
2 BR - 50% 13 909.00 $ 616 $ 8,008
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 50% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
2 BR - 60% 0 0.00 $ - $ -
Tax Credit Units: 22 19,837.00 Tax Credit Rent: $ 13,552
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 $ - $ -
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 $ - $ -
2 BR - Market 0 0.00 $ - $ -
2 BR - Market 0 0.00 $ - $ -
2 BR - Market 0 0.00 $ - $ -
v12.31.09 Page 15
2 BR - Market 0 0.00 $ - $ -
2 BR - Market 0 0.00 $ - $ -
Total 2-BR
Total 2-BR Units: 22 Total 2-BR Rent $ 13,552
3-Bedroom Units
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 40% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 50% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - 60% 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
v12.31.09 3 BR - Market 0 0.00 $ - $ - Page 15
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
3 BR - Market 0 0.00 $ - $ -
Total 3-BR
Total 3-BR Units: 0 Total 3-BR Rent $ -
4-Bedroom Units
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 40% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 50% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
4 BR - 60% 0 0.00 $ - $ -
v12.31.09 4 BR - 60% 0 0.00 $ - $ - Page 15
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
4 BR - Market 0 0.00 $ - $ -
Total 4-BR
Total 4-BR Units: 0 Total 4-BR Rent $ -
Total Units 60 Net Rentable SF: TC Units 45,600.00

MKT Units 0.00
Total NR SF: 45,600.00
Floor Space Fraction 100.0000%
v12.31.09 Page 15
D. Operating Expenses
Administrative:
1. Advertising/Marketing $5,000
2. Office Salaries $0
3. Office Supplies $3,000
4. Office/Model Apartment (type______) $0
5. Management Fee $19,199
5.27% of EGI 319.9833333 Per Unit
6. Manager Salaries $23,000
7. Staff Unit (s) (type______) $0
8. Legal $2,400
9. Auditing $0
10. Bookkeeping/Accounting Fees $6,000
11. Telephone & Answering Service $6,000
12. Tax Credit Monitoring Fee $1,800
13. Miscellaneous Administrative $0
Total Administrative $66,399
Utilities
14. Fuel Oil $0
15. Electricity $12,000
16. Water $21,546
17. Gas $0
18. Sewer $11,914
Total Utility $45,460
Operating:
19. Janitor/Cleaning Payroll $25,000
20. Janitor/Cleaning Supplies $6,000
21. Janitor/Cleaning Contract $0
22. Exterminating $6,000
23. Trash Removal $4,500
24. Security Payroll/Contract $0
25. Grounds Payroll $0
26. Grounds Supplies $0
27. Grounds Contract $10,000
28. Maintenance/Repairs Payroll $0
29. Repairs/Material $0
30. Repairs Contract $0
31. Elevator Maintenance/Contract $11,700
32. Heating/Cooling Repairs & Maintenance $0
33. Pool Maintenance/Contract/Staff $0
34. Snow Removal $0
35. Decorating/Payroll/Contract $0
36. Decorating Supplies $0
37. Miscellaneous $0
Operating & Maintenance Totals $63,200
Taxes & Insurance
38. Real Estate Taxes $54,600
39. Payroll Taxes $6,000
40. Miscellaneous Taxes/Licenses/Permits $0
41. Property & Liability Insurance $8,000
42. Fidelity Bond $0
43. Workman's Compensation $900
44. Health Insurance & Employee Benefits $0
45. Other Insurance $0
Total Taxes & Insurance $69,500
6544
Total Operating Expense $244,559
D1. Total Oper. Ex. Per Unit $4,076 D2. Total Oper. Ex. As % EGI (from E3) 67.14%
Replacement Reserves (Total # Units X $300 or $250 New Const. Elderly Minimum) $15,000
Total Expenses $259,559
v12.31.09 Page 16
E. Cash Flow (First Year)

1. Annual EGI Low-Income Units from (C1) $364,240
2. Annual EGI Market Units (from C2) + $0
3. Total Effective Gross Income = $364,240
4. Total Expenses (from D) $259,559
5. Net Operating Income = $104,681
6. Total Annual Debt Service (from Page 21 B2) - $83,196
7. Cash Flow Available for Distribution = $21,485
F. Projections for Financial Feasibility - 15 Year Projections of Cash Flow
Stabilized
Year 1 Year 2 Year 3 Year 4 Year 5
Eff. Gross Income 364,240 371,525 378,955 386,534 394,265
Less Oper. Expenses 259,559 267,346 275,366 283,627 292,136
Net Income 104,681 104,179 103,589 102,907 102,129
Less Debt Service 83,196 83,196 83,196 83,196 83,196
Cash Flow 21,485 20,983 20,394 19,712 18,934
Debt Coverage Ratio 1.26 1.25 1.25 1.24 1.23

Eff. Gross Income 402,150 410,193 418,397 426,765 435,301
Net Income 101,250 100,266 99,173 97,964 96,635
Cash Flow 18,055 17,071 15,977 14,768 13,439

Eff. Gross Income 444,007 452,887 461,944 471,183 480,607
Net Income 95,181 93,596 91,875 90,012 88,001
Cash Flow 11,985 10,401 8,680 6,817 4,805
Estimated Annual Percentage Increase in Revenue 2.00% (Must be < 2%)
Estimated Annual Percentage Increase in Expenses 3.00% (Must be > 3%)
v12.31.09 Page 17
VIII. PROJECT BUDGET
A. Cost/Basis/Maximum Allowable Credit
Complete cost column and basis column(s) as appropriate through A12. Check if the following
documentation is attached at TAB S:
Executed Construction Contract
Executed Trade Payment Breakdown
Appraisal
Other Cost Documentation
Environmental Studies
NOTE: Attorney must opine, among other things, as to correctness of the inclusion of each cost item in eligible
basis, type of credit and numerical calculations of this Part VIII.
Amount of Cost up to 100% Includable in

Eligible Basis--Use Applicable Column(s):
"30% Present Value Credit" (D)
Item (A) Cost (B) Acquisition (C) Rehab/ "70 % Present
New Construction Value Credit"
1. Contractor Cost
A. Off-Site Improvements 75,000 0 0

B. Site Work 450,000 0 0 450,000
C. Geothermal System 0 0 0 0
D. Unit Structures (New) 4,447,692 0 0 4,447,692
E. Unit Structures (Rehab) 0 0 0 0
F. Solar Electric System 0 0 0 0
G. Asbestos Removal 0 0 0 0
H. Demolition 20,000 0 0 20,000
I. Commercial Space Costs 0 0 0 0
J. Structured Parking Garage 0 0 0 0
K. Subtotal A: (Sum 1A..1J) 4,992,692 0 0 4,917,692
L. General Requirements 299,062 0 0 299,062
M. Builder's Overhead 99,854 0 0 99,854
( 2.0% Contract)
N. Builder's Profit 299,562 0 0 299,562
( 6.0% Contract)
O. Bonding Fee 74,890 0 0 74,890
P. Other 0 0 0 0
Q. Contractor Cost
Subtotal (Sum 1K..1P) $5,766,060 $0 $0 $5,691,060
2. Owner Costs
A. Building Permit 7,400 0 0 7,400
B. Arch./Engin. Design Fee 110,400 0 0 110,400
( 1,840 /Unit)
C. Arch. Supervision Fee 27,600 0 0 27,600
( 460 /Unit)
D. Tap Fees 575,000 0 0 575,000
E. Soil Borings 6,200 0 0 6,200
v12.31.09 Page 18

2. Owner Costs Continued
F. Construction Loan 90,000 0 0 90,000

Origination Fee
G. Construction Interest 360,000 0 0 360,000
( 6.0% for 12 months)
H. Taxes During Construction 75,000 0 0 75,000
I. Insurance During Construction 8,000 0 0 8,000
J. Cost Certification Fee 10,000 0 0 10,000
K. Title and Recording 3,000 0 0 3,000
L. Legal Fees for Closing 20,750 0 0 20,750
M. Permanent Loan Fee 17,952 0 0 0
( 1.5% )
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 5,000 0 0 5,000
R. Structural/Mechanical Study 0 0 0 0
S. Appraisal Fee 10,000 0 0 10,000
T. Market Study 12,000 0 0 12,000
U. Operating Reserve 122,280 0 0 0
V. Tax Credit Fee 53,250 0 0 0
W. OTHER $116,696 $0 $0 $15,098
(SEE PAGE 19A)
X. Owner Cost
Subtotal (Sum 2A..2W) $1,630,527 $0 $0 $1,335,448
Subtotal 1 + 2 $7,396,587 $0 $0 $7,026,508

(Owner + Contractor Costs)
3. Developer's Fees 910,000 0 0 910,000
4. Owner's Acquisition Costs

Land 0
Existing Improvements 0 0
Subtotal 4: $0 $0
5. Total Development Costs

Subtotal 1+2+3+4: $8,306,587 $0 $0 $7,936,508
If this application seeks rehab credits 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) $0 Building
12.31.09 Page 19

W. OTHER OWNER COSTS
Contingency Reserve 0 0 0 0
(Rehab or Adaptive Reuse only)
LIST ADDITIONAL ITEMS
Survey 5,098 0 0 5,098
Debt Service Reserve 41,598 0 0 0
Marketing 50,000 0 0 0
Legal - Formation 10,000 0 0 10,000
Legal - Opinion 10,000 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 0 0
Subtotal (Other Owner Costs) $116,696 $0 $0 $15,098
v12.31.09 Page 19A


"30 % Present Value Credit"
(C) Rehab/ (D)
New "70 % Present
Item (A) Cost (B) Acquisition Construction Value Credit"
5. Total Development Costs
Subtotal 1+2+3+4 8,306,587 0 0 7,936,508
6. Reductions in Eligible Basis
Subtract the following:

A. Amount of federal grant(s) used to finance 0 0 0
qualifying development costs
B. Amount of nonqualified, nonrecourse financing 0 0 0
C. Costs of nonqualifying units of higher quality 0 0 0

(or excess portion thereof)
D. Historic Tax Credit (residential portion) 0 0 0
7. Total Eligible Basis (5 minus 6 above) 0 0 7,936,508
8 Adjustment(s)
8. Adj t t( ) tto Eli
Eligible
ibl BBasis
i (For
(F non-acquisition
i iti costs
t in
i eligible
li ibl bbasis)
i)
(i) For Earthcraft or LEED Certification AND 60 Bonus Points 0 396,825
(ii) For QCT or DDA (Eligible Basis x 30%) 0 0
Total Adjusted Eligible basis 0 8,333,333
9. Applicable Fraction 100.0000% 100.0000% 100.0000%
10. Total Qualified Basis (Same as Part IX-C) 0 0 8,333,333

(Eligible Basis x Applicable Fraction)
11. Applicable Percentage 9.00%

(For 2010 9% competitive credits, use the March 2010 applicable percentages for acq.)
(For 9% non-competitive & tax exempt bonds, use the most recently published rates)
12. Maximum Allowable Credit under IRC §42 $0 $0 $750,000

(Qualified Basis x Applicable Percentage)
(Same as Part IX-C and equal to or more than $750,000
credit amount requested) Combined 30% & 70% P. V. Credit
v12.31.09 Page 20
B. Sources of Funds
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 of Funds Application Commitment Funds Name of Contact Person
1. Wells Fargo 06/09/10 07/31/10 $6,000,000 Wallace Deaver
2. $0
3. $0
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 Amortization 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 (years)
1. Wells Fargo 06/09/10 07/31/10 $1,126,000 $83,196 6.25% 30 30
2. SAFE (Soft Loan, Due at 06/09/10 07/31/10 $1,998,490 $0 0.00% 1000 0
3. $0 $0 0.00% 1000 0
4. $0 $0 0.00% 1000 0
5. $0 $0 0.00% 1000 0
6. $0 $0 0.00% 1000 0
Totals: $3,124,490 $83,196
3. Grants: List all grants provided for the development:
Date of Date of Amount of

Source of Funds Application Commitment Funds Name of Contact Person
1. $0
2. $0
3. $0
4. $0
5. $0
6. $0
Total Permanent Grants: $0

v12.31.09 Page 21
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 $0
Contributed Land/Building $0 Assessment Attached (TAB S)
Deferred Developer Fee
Other: $0
Equity Total $0
7. Total of All Sources (B2 + B3 + B4 + B5 + B6) $3,124,490
(not including syndication proceeds except for historic tax credits)
8. Total Development Cost $8,306,587

(From VIII-A5)
9. Less Total Sources of Funds (From B7 above) $3,124,490
10. Equals equity gap to be funded with low-income tax credit

proceeds (must equal IX-D3) $5,182,097
C. Syndication Information (If Applicable)
1. Actual or Anticipated Name of Syndicator Raymond James Tax Credit Funds

2. Contact Person Craig Descalzi Phone 8004388088
3. Street Address 880 Carillon Parkway, Dpt 11V00
City St Petersburg State FL Zip 33716
4. a. Total to be paid by anticipated users of credit (e.g., limited partners) $5,182,100

b. Equity Dollars Per Credit (e.g., $0.85 per dollar of credit) $0.69
c. Percent of ownership entity (e.g., 99% or 99.9%) 99.99%
d. Net credit amount anticipated by user of credits $749,925
e. Syndication costs not included in VIII-A5 (e.g., advisory fees) $0
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) $5,182,100
6. Amount of annual credit required for above amounts

(same amount as Part IX-D6) $750,000
7. Net Equity Factor [C5 / (C6 X 10)]
(same amount as Part IX-D4) Must be equal to or greater than 85% 69.09%
8. Syndication: Public or Private

9. Investors: Individual or Corporate
Weighted Average Credit Price Calculation

Exchange Component 40% $0.85 $0.34
Market Component 60% $0.69 $0.41
Weighted Average Credit Price: $0.75
v12.31.09 Page 22
D. Recap of Federal, State, and Local Funds/Any Credit Enhancements
1. 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
If yes, then check the type and list the amount of money involved.
Below-Market Loans Market-Rate Loans
Tax Exempt Bonds $0 Taxable Bonds $0

RD 515 $0 Section 220 $0
Section 221(d)(3) $0 Section 221(d)(3) $0
Section 312 $0 Section 221(d)(4) $0
Section 236 $0 Section 236 $0
VHDA SPARC/REACH $0 Section 223(f) $0
HOME Funds $0 Other: $0
Other: SAFE $1,998,490
Other: $0
Grants Grants
CDBG $0 State $0
UDAG $0 Local $0
Other: $0
This means grants to the partnership. If you received a loan financed by a locality which received one of the
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 of Funds Commitment date Funds

1. $0
2. $0
3. $0
4. $0
5. $0
3. Does any of your financing have any credit enhancement? Yes No

If yes, list which financing and describe the credit enhancement:
4. Other Subsidies Documentation Attached (TAB Q)

Section 8 Rent Supplement or Rental Assistance Payment
Tax Abatement
Other
5. Is HUD approval for transfer of physical asset required?

Yes No
E. For Transactions Using Tax-Exempt Bonds Seeking 4% Credits:

For purposes of the 50% Test, and based only on the data entered to this
application, the portion of the aggregate basis of buildings and land financed with
tax-exempt funds is: N/A
v12.31.09 Page 23
IX. ADDITIONAL INFORMATION
A. Extended Use Restriction
NOTE: Each recipient of an allocation of credits will be required to record an extended use agreement as
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.
This development will be subject to the standard extended use agreement which permits early
termination (after the mandatory 15-year compliance period) of the extended use period.
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.
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 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
1. After the mandatory 15-year compliance period, a qualified nonprofit as identified in the
attached nonprofit questionnaire
questionnaire, or local housing authority will have the option to purchase
or the right of first 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.
Option or Right of First Refusal in Recordable Form Attached (TAB V)
Enter name of qualified nonprofit: GLO Community Development, Inc.
2. A qualified nonprofit or local housing authority submits a homeownership plan committing to

sell the units in the development after the mandatory 15-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 J)
v12.31.09 Page 24
C. Building-by-Building Information Must Complete

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% Present Value 30% Present Value

OF Credit for Acquisition Credit for Construction 70% Present Value Credit
TAX MARKET
CREDIT RATE Actual or Actual or Actual or
UNITS UNITS Estimate Anticipated Estimate Anticipated Estimate Anticipated
Build Street Qualified In-Service Applicable Credit Qualified In-Service Applicable Credit Qualified In-Service Applicable Credit
ing # Address Basis Date Percentage Amount Basis Date Percentage Amount Basis Date Percentage Amount
1. 60 0 401 Kings Fork Road, Suffolk, VA 23 $0 0.00% 0 $0 0.00% 0 $8,333,333 03/31/12 100.00% 8,333,333
2. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
3. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
4. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
5. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
6. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
7. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
8. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
9. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
10. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
11. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
12. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
13. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
14
14. $0 0 00%
0.00% 0 $0 0 00%
0.00% 0 $0 0 00%
0.00% 0
15. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
16. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
$0 $0 $8,333,333
$0 $0 $8,333,333
Qualified Basis Totals (must agree with VIII-A10)
Credit Amount Totals (must agree with VIII-A-12)
v12.31.09 Page 25


TAX MARKET
17. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
18. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
19. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
20. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
21. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
22. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
23. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
24. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
25. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
26. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
27. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
28. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
29. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
30
30. $0 0 00%
0.00% 0 $0 0 00%
0.00% 0 $0 0 00%
0.00% 0
31. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
32. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
$0 $0 $0
$0 $0 $0
v12.31.09 Page 25 (2)



TAX MARKET
33. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
34. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
35. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
36. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
37. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
38. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
39. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
40. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
41. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
42. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
43. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
44. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
45. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
46
46. $0 0 00%
0.00% 0 $0 0 00%
0.00% 0 $0 0 00%
0.00% 0
47. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
48. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
$0 $0 $0
$0 $0 $0
v12.31.09 Page 25 (3)



TAX MARKET
49. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
50. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
51. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
52. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
53. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
54. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
55. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
56. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
57. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
58. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
59. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
60. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
61. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
62
62. $0 0 00%
0.00% 0 $0 0 00%
0.00% 0 $0 0 00%
0.00% 0
63. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
64. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
$0 $0 $0
$0 $0 $0
v12.31.09 Page 25 (3)



TAX MARKET
65. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
66. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
67. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
68. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
69. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
70. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
71. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
72. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
73. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
74. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
75. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
76. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
77. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
78
78. $0 0 00%
0.00% 0 $0 0 00%
0.00% 0 $0 0 00%
0.00% 0
79. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
80. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
$0 $0 $0
$0 $0 $0
v12.31.09 Page 25 (3)



TAX MARKET
81. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
82. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
83. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
84. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
85. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
86. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
87. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
88. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
89. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
90. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
91. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
92. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
93. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
94
94. $0 0 00%
0.00% 0 $0 0 00%
0.00% 0 $0 0 00%
0.00% 0
95. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
96. $0 0.00% 0 $0 0.00% 0 $0 0.00% 0
$0 $0 $0
$0 $0 $0
v12.31.09 Page 25 (3)

D. Determination of Reservation Amount Needed
The following calculation of the amount of credits needed is substantially the same as the calculation which will be made by
VHDA to determine, as required by the IRC, the amount of credits which may be allocated for the development. However,
VHDA at all times retains the right to substitute such information and assumptions as are determined by VHDA to be reasonable
for the information and assumptions provided herein as to costs (including development fees, profits, etc.), sources for funding,
expected 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.
1. Total Development Costs (from VIII-A5, Column A page 20) $8,306,587
2. Less Total Sources of Funds (from VIII-B7 page 22) $3,124,490
3. Equals Equity Gap $5,182,097
4. Divided by Net Equity Factor (VIII-C7 page 22) 69.09%

(Percent of 10-year credit expected to be raised as equity investment)
5. Equals Ten-Year Credit Amount Needed to Fund Gap $7,499,995
Divided by ten years 10
6. Equals Annual Tax Credit Required to Fund the Equity Gap $750,000
7. The M
7 Th Maximum
i Allowable
All bl Credit
C dit Amount
A t $750,000
$750 000
(from VIII-A12-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 12,500 Combined 30% & 70% PV Credit
Credit per Bedroom 9,146 $750,000

Comprised of
$0 and $750,000
30% PV Credit 70% PV Credit
(Based on same relative percentages as VIII-A12)
E. Attorney’s Opinion Goal Seek Function

Attached in Mandatory TAB W) If you incur the error message that your reservation amount is not equal
to the equity gap amount you may use the goal seek function within the Excel
spreadsheet to eliminate the error message. To use the “Goal Seek” function first
place the curser box on cell V28. Using the mouse arrow, point and click on
“Tools” on the top line and then click on the “Goal Seek” option. A box will
appear with the V28 cell shown in the top space, place the cursor in the middle
box and type in the new amount that you want the equity gap to be which should
be the reservation amount below, then place the cursor in the bottom space and at
the bottom of the page click on page 22. Then place the cursor on cell N15
(Deferred Developer Fee) and click on “OK”. A message should then appear that
a solution has been found and if the amount is correct click “OK”. If the amounts
are now equal the error message will disappear.
v12.31.09 Page 26
F. Statement of Owner
The undersigned hereby acknowledges the following:
1. that, to the best of its knowledge and belief, all factual information provided herein or in connection
herewith is true and correct, and all estimates are reasonable.
2. that it will at all times indemnify 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 of this reservation request and
the issuance or nonissuance of an allocation of credits, grants and/or loan funds in connection herewith.
3. 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 satisfy all applicable requirements of federal
tax law and any other requirements imposed upon it by VHDA prior to allocation, should one be issued.
6. that, for the purposes of reviewing this application, VHDA is entitled to rely upon representations of the
undersigned as to the inclusion of costs in eligible basis and as to all of the 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 correctness 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.
8. that reservations of credits are not transferable without prior written approval by VHDA at its sole
discretion.
v12.31.09 Page 27
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
$750 and a nonrefundable reservation fee equal to 7% 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 .§l! 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 under Section 42 of the IRC, complete 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.
13. that the information in this application may be disseminated to others for purposes of
verification or other purposes consistent with the Virginia Freedom of Information Act.
However, all information will be maintained, used or disseminated in accordance with the
Government Data Collection and Dissemination Practices Act. The applicant may refuse to
supply the information requested, however, such refusal will result in VHDA's inability to
process the application. The original or copy of this application may be retained by VHDA,
even if tax credits are not allocated to the applicant.
In Witness Whereof, the undersigned, being authorized, has caused this document to be executed in its
name on this 9th day of March ,2010.
~~~aIName~ EP~~e_s_id_e_nc_e_s_2_0_10_,_L_._P_. _
Its: Board Member of Epps Senior Residences MMX, GP, its General Partner
(Title)
v12.31.09 Page 28
DIVIDER PAGE
TAB A - REVITALIZATION
TAB A - Revitalization Area Certification
Revitalization Area Certification
Development Name: Epps Senior Residences

Tracking #: -=20.:....1c....:O=---=-C_-4c....:3'------
_
If you have any questions, please call Jim Chandler at VHDA (804) 343-5786.
1. Generallnstructions
• If the Owner/Applicant completes this Certification (see instructions under 2 below), it

must be included with the Reservation Application (by Application Deadline, 3/12/1 0).
However, if the Locality CEO is required to complete this Certification (see instructions
under 2 below), it must be received by VHDA no later than 4/1 /1 0.
• Owner/Applicants are strongly encouraged to submit the Certification Letter attached (if
applicable-see instructions under 2 below) to the locality CEO at least three weeks in
advance of the 4/1/10 deadline, to ensure adequate time for review and approval by
the locality.
• The Certification Letter should be on the locality's letterhead (if applicable-see

instructions under 2 below).
• Any change in this Certification may result in a reduction of points under the scoring
system.
• Please note that a Comprehensive Plan does not qualify as certification of a

revitalization area.
2. Revitalization Area
To qualify for revitalization area points:
D Owner/Applicant certifies that the development is located in a redevelopment project,

conservation project or rehabilitation district, pursuant to Title 36, Chapter 1 of the Code
of Virginia, which states that the area within a redevelopment project, conservation
project, or rehabilitation district established by the city or county, shall be deemed a
revitalization area without certification. Provide documentation from the locality of the
type of developments that will be encouraged, the potential sources of funding, and
services to be offered in the area
OR
D Evidence (submitted at Tab T of the Reservation Application) that the development is

subject to a plan using Hope VI funds from HUD
OR
~ocality CEO certifies that the proposed development is located in an area that meets
VHDA's definition of a Revitalization Area. If this option is chosen, the Owner/Applicant
must have the Locality CEO complete the letter attached.
1
TAB A - Revitalization Area Certification
CITY OF SUFFOLK
P. O. BOX 1858, SUFFOLK, VIRGINIA 23439 PHONE: (757) 514-4012
CITY MANAGER
February 19, 2010
Jim Chandler
Richmond, Virginia 23220
VHDA Tracking Number: 2010-C-43

Development Jurisdiction: City of Suffolk
Name of Owner/Applicant: Epps Senior Residences 2010 L.P.
Dear Mr. Chandler,
I certify that the above-referenced development is located in a Revitalization Area in my

jurisdiction. A "revitalization area" is any area that is (i) ejther (1) blighted, deteriorated or, if
not rehabilitated, likely to deteriorate by reason that the buildings, improvements or other
facilities in such area are subject to one or more of the following conditions - dilapidation,
obsolescence, overcrowding, inadequate ventilation, light or sanitation, excessive land
coverage, deleterious land use, or faulty otherwise inadequate design, quality or condition,
or (2) the industrial, commercial or other economic development of such area will benefit the
city or county but such area lacks the housing needed to induce manufacturing, industrial,
commercial, governmental, educational, entertainment, community development, healthcare
or nonprofit enterprises or undertakings to locate or remain in such area; and (m) private
enterprise and investment are not reasonably expected, without assistance, to produce the
construction or rehabilitation of decent. safe and sanitary housing and supporting facilities
that will meet the needs of low and moderate income persons and families in such area and
will induce other persons and families to live within such area and thereby create a desirable
economic mix of residents in such area.
I understand that this Certification will be used by the Virginia Housing Development
Authority to determine whether the development qualifies for points available under VHDA's
Qualified Allocation Plan.
Respectfully,
~~-6~
Selena Cuffee-Glenn
City Manager
------------ ----------- ---------------------------~ -----_.,-"-----------_ ..-._--- ---_ .. _----------
2
DIVIDER PAGE
TAB A - TRANSPORTATION
TAB A - HRT Transportation Certification
EPPS SENIOR RESIDENCES 2010, L.P.
401 Kings Fork Road, Suffolk, VA 23434
March 1, 2010
Mr. James M. Chandler

Director of LlHTC Programs VHDA
601 South Belvedere Street
Richmond, VA 23220
Dear Mr. Chandler:
Please see from the attached documentation that Kings Fork Road is currently a "regularly
scheduled bus route" of Hampton Roads Transit (HRT). According to the HRT's Handi-Ride
service, pick-up service is available within 3/4 mile of a regularly scheduled bus route, and "you
can schedule a ride by calling 757-455-8010". As such, residents of Epps Senior Residences
have available on-site pick up at their doorsteps under this service "365 days a year". Therefore,
distance to the nearest bus stop is zero.
Thank you for your consideration.
Sincerely
~~
Thomas M. Phan
Director
Epps Senior Residences MMX, G.P.
General Partner of:
Epps Senior Residences 2010, L.P.
1
Handi Ride I Hampton Roads Transit Page I of2
HandiRide
• Hampton Roads Transit
• »Services
• »Handi Ride
In the cities of Chesapeake, Hampton, Newport News, Norfolk, Portsmouth, Suffolk and Virginia
Beach, HRT provides lift equipped van service commonly known as Handi-Ride.
Hours: Handi-Ride operates 365 days a year. Service is provided during the same hours of operation
as the regularly scheduled HRT buses.
Service Area: Handi-Ride service is available within 3/4 of a mile of regularly scheduled bus routes.
For more information about service to your specific area, call 757-455-8010.
Who Can Ride: Handi-Ride service is available to certified passengers. To become certified, call 757
-222-6087 and request an eligibility application or click here. Once certified, you can schedule a ride
by calling-757-455-801O and TDD 757-224-2109. View documents, forms and application at the
bottom of this page.
Making a Reservation: Reservation hours are from 8:00 AM - 5:00 PM daily. Reservations must be
made no later than 5:00 PM the day before you need transportation and you can reserve a ride up to 3
days in advance, at this time. Restrictions may apply for additional passengers and carry-on items.
Fare: $3.00 per one way trip. Passengers are expected to pay when boarding. Exact fare is required.
For your convenience, l Osride ticket books are available at all HRT customer service centers. For a
complete list of Handi-Ride ticket sellers, call our customer service center at 757-222-6100 or order
tickets and passes by mail.
For quality compliments, complaints or suggestions Call: (757) 222-6036. The TDD number is (757)
722-8427. Write: Hampton Roads Transit Attention Customer Service 3400 Victoria Blvd Hampton,
VA 23661 E-Mail: paratransitdept@hrtransit.org.
For quality compliments, complaints or suggestions:
Call: (757) 222-6036 or TDD (757) 722-8427
Write: Hampton Roads Transit

Attention Customer Service
3400 Victoria Blvd.
Hampton, VA 23661
E-mail: paratransitdept@hrtransit.org
Additional Information
• Apply for Handi-Ride(pdffile)
2
http://www.hrtransit.org/serviceslhandi-ride 3/8/2010
NORTH WASHINGTON ST
(f)
Map not to scale
o
Suffolk
E)
Godwin
e
Obici
e
Kings Fork
o
Suffolk
Bus Blvd. & Hospital Rd. & Bus
Plaza MainSt. Pruden Blvd. Plaza
AM 6:30 6:42 6:45 7:01 7:18

7:30 7:42 7:45 8:01 8:18
8:30 8:42 8:45 9:01 9:18
9;30 9:42 9:45 10:01 10:18
10:30 10:42 10:45 11:01 11:18
11:30 11:42 11:45 12:01 12:18
PM 12:30 12:42 12:45 1:01 1:18
1:30 1:42 1:45 2:01 2:18
2:30 2:42 2:45 3:01 3:18
3:30 3:42 3:45 4:01 4:18
4:30 4:42 4:45 5:01 5:18
5:30 5:42 5:45 6:01 6:18
3
DIVIDER PAGE

TAB A ‐ LOCATION MAP

TAB A - Location Map
LOCATION MAP
SCALE: 1"=2000'
1
DIVIDER PAGE
TAB B - EPPS MMX CORPORATE DOCUMENTS

TAB B - GP BYLAWS
BYLAWS
OF
EPPS SENIOR RESIDENCES MMX CORPORATION.
ARTICLE I
SHARES
Section 1. Certificates. The Corporation may, but is not required to, evidence the
ownership of Shares in the Corporation (hereinafter, "Shares") by Certificates. The President or a
Vice President and the Secretary or an Assistant Secretary or any other officer authorized by
resolution of the Board of Directors shall, subject to the provisions of Section 2 of this Article, sign
share Certificates. Each share Certificate may, but need not, be sealed with the seal of the
Corporation or a facsimile thereof. The Corporation shall comply with the requirements of Section
13.1-648 of the Code of Virginia (1950), as amended, if it issues Shares not evidenced by
Certificates.
Section 2. Signatures. The signatures of the officers upon a share Certificate may be
facsimiles. If any person who signed, either manually or by facsimile, a share Certificate no longer
holds office when such Certificate is issued, the Certificate is nevertheless valid.
Section 3. Duplicate Certificates. In case of the loss, mutilation or destruction of a share

Certificate, a duplicate may be issued upon such terms, and bearing such legend, if any, as the Board
of Directors may lawfully prescribe.
Section 4. Transfer of Shares. A transfer of Shares shall be made on the share transfer
books of the Corporation only upon surrender ofthe Certificates representing the Shares transferred,
endorsed or accompanied by a written assignment signed by the holder of record or by his duly
authorized attorney-in-fact. The Board of Directors may from time to time make such reasonable
regulations governing the transfer of Shares as it may deem necessary or proper.
Section S. Restrictions on Transfer. No person may transfer Shares of the Corporation

except with the consent of all Shareholders and a majority of the Board of Directors.
ARTICLE II
SHAREHOLDERS
Section 1. Holders of Shares. Only Shareholders of record on the share transfer books of
the Corporation (hereinafter, "Shareholders") shall be entitled to be treated by the Corporation as the
holders ofthe Shares standing in their respective names, and, except to the extent, if any, required by
law, the Corporation shall not be obligated to recognize any equitable or other claim to or interest in
any share on the part of any other person, whether or not it shall have express or other notice hereof.
1
TAB B - GP BYLAWS
Section 2. Meetings Generally. Meetings of Shareholders shall be held at the registered

office or the principal office of the Corporation or at such other place, within or without the
Commonwealth of Virginia, as the Board of Directors may designate from time to time. At least ten
days before each meeting, the officer or agent having charge of the share transfer books of the
Corporation shall prepare a complete list of the Shareholders entitled to vote at such meeting or any
adjournment thereof, with the address and number of Shares held by each, arranged by voting group
and within each voting group by class or series of Shares. For a period of ten days prior to the
meeting the list of Shareholders kept on file at the registered office or the principal office of the
Corporation or at the office of its transfer agent or registrar shall be subject to inspection by all
Shareholders at any time during usual business hours. Such list shall also be produced and kept open
at the time and place of the meeting and shall be subj ect to the inspection of any Shareholder during
the whole time of the meeting for the purposes thereof.
Section 3. Annual Meetings. An annual meeting of the Shareholders shall be held on the
second Tuesday in January of each year (and if such day is a legal holiday, on the next business day)
for the purpose of electing Directors and transacting such other business as may properly come
before the meeting.
Section 4. Special Meetings. The President or the Board of Directors at least twenty percent
of all Shareholders entitled to vote may call a special meeting of the Shareholders.
Section 5. Notice. Written notice of the date, time and place ofthe meeting and, in the case
of a special meeting (or if required by law, the Articles of Incorporation or these Bylaws), the
purpose or purposes for which the meeting is called shall be given to each Shareholder entitled to
vote at the meeting. Such notice shall be given either by personal delivery or by mail, by or at the
direction of the officer or persons calling the meeting, not more than 60 days nor less than ten days
before the date of the meeting (except that such notice shall be given to each Shareholder, whether or
not entitled to vote, not less than 25 days before a meeting called to act on an amendment to the
Articles of Incorporation, a plan of merger or share exchange, a proposed sale, lease, exchange or
other disposition of all, or substantially all, of the property of the Corporation other than in the usual
and regular course of business, or the dissolution of the Corporation, which notice shall be
accompanied by a copy of the proposed amendment, plan of merger or share dissolution, as the shall
be deemed given addressed, to the Shareholder at his address as shown in the current record of
Shareholders of the Corporation.
A Shareholder's attendance at a meeting waives objection to: (i) lack of notice or defective
notice of the meeting, unless at the beginning of the meeting he objects to holding the meeting or
transacting business at the meeting; and (ii) consideration of a particular matter at the meeting that is
not within the purpose or purposes described in the notice of the meeting, unless he objects to
considering the matter when it is presented.
2
TAB B - GP BYLAWS
Section 6. Waiver of Notice. Any Shareholder may waive notice of any meeting by
delivering a writing signed by the Shareholder entitled to notice to the Secretary, either before or
after the meeting, for inclusion in the minutes of the meeting or filing with the corporate records.
Section 7. Action Without Meeting. Any action required or permitted by law to be taken at
a Shareholders' meeting may be taken without a meeting if the action is taken by all of the
Shareholders entitled to vote on the action. The action shall be evidenced by one or more written
consents describing the action taken, signed by all the Shareholders entitled to vote thereon and
delivered to the Secretary for inclusion in the minutes or filing with the corporate records.
Section 8. Determination of Shareholders of Record. The share transfer books may be

closed by order of the Board of Directors for not more than 70 days for the purpose of determining
Shareholders entitled to notice of or to vote at any meeting of the Shareholders or any adjournment
thereof (or entitled to receive any distribution or in order to make a determination of Shareholders for
any other purpose). In lieu of closing such books, the Board of Directors may fix in advance as the
record date for any such determination a date not more than 70 days before the date on which such
meeting is to be held (or such distribution made or other action requiring such determination is to be
taken). If the books are not thus closed or the record date is not thus fixed, the record date shall be
the close of business on the day before the effective date of the notice to Shareholders.
Section 9. Conduct of Meetings. The President shall act as chairman of and preside over
meetings of the Shareholders. In the absence of the President, the meeting shall elect a chairman.
The Secretary, or in his absence the Assistant Secretary, shall act as the secretary of such meetings.
If no such officer is present, the chairman shall appoint a secretary of the meeting.
Section 10. Proxies. A Shareholder may appoint a proxy to vote or otherwise act for him by
signing and dating an appointment form, either personally or by his attorney-in-fact. No appointment
of proxy shall be valid after the expiration of eleven months from the date of its execution, unless
otherwise provided therein. Every appointment of proxy shall be revocable by the Shareholder
executing it, unless the appointment form conspicuously states that it is irrevocable and that it is
coupled with an interest in accordance with law.
Section 11. Procedure at Meetings. The chairman shall determine the procedure at
meetings of the Shareholders, and (subject to the provisions of Section 9 of this Article) the vote on
all questions before any meeting shall be taken in such manner as the chairman prescribes. However,
upon the demand of the holders in the aggregate of at least twenty percent of all the votes having a
vote on any issue proposed to be considered at the meeting, such vote shall be by ballot.
Section 12. Quorum and Voting. A quorum at any meeting of Shareholders shall be a
maj ority of the votes entitled to be cast, represented in person or by proxy. If a quorum exists, action
on a matter is approved by a majority of the votes cast within the voting group, unless the Articles of
3
TAB B - GP BYLAWS
Incorporation or Virginia law require a greater vote (except that in elections of Directors those
receiving the greatest number of votes shall be elected even though less than a majority).
Section 13. Adjournments. A majority of the votes entitled to be cast at any meeting,
represented in person or by proxy, even though less than a quorum, may adjourn the meeting to a
fixed time and place. If a meeting of the Shareholders is adjourned to a date more than 120 days
after the date fixed for the original meeting, notice of the adjourned meeting shall be given as in the
case of the original meeting. If a meeting is adjourned for less than 120 days, no notice of the date,
time or place of the adjourned meeting or, in the case of a special meeting, the purpose or purposes
for which the meeting is called, need be given other than by announcement at the meeting at which
the adjournment is taken, prior to such adjournment. If a quorum shall be present at any adjourned
meeting, any business may be transacted which might have been transacted if a quorum had been
present at the meeting as originally called.
ARTICLE III
DIRECTORS
Section 1. General Powers. Except as expressly provided in the Articles ofIncorporation

or these Bylaws, all corporate powers shall be exercised by or under the authority of, and the
business and affairs of the Corporation managed under the direction of, the Board of Directors.
Section 2. Number and Qualifications. The Board of Directors shall consist of a minimum
of one and a maximum of 12 individuals. Directors need not be residents of Virginia or
Shareholders of the Corporation. Directors shall be elected at each annual meeting of the
Shareholders and may be elected at any special meeting of the Shareholders.
Section 3. Regular Meetings. Regular meetings of the Board of Directors may be held
without notice at the registered office or principal office of the Corporation or at such other place,
within or without the Commonwealth of Virginia, as the Board of Directors may designate from time
to time. A regular meeting of the Board of Directors shall be held as soon as practicable after each
annual meeting of the Shareholders for the purpose of appointing officers and transacting such other
business as may properly come before the meeting.
Section 4. Special Meetings. The President or a majority of the Directors may call special
meetings of the Board of Directors at any time.
Section 5. Notice. Written notice of the date, time and place of special meetings shall be
given to each Director either by personal delivery or by mail, by or at the direction of the officer or
Director calling the meeting, to the address of such Director as it appears in the records of the
Corporation not less than five days before the date of the meeting. Neither the business to be
transacted at, nor the purpose of, any meeting of the Board of Directors need be specified in the
notice or any waiver of notice of such meeting. A Director's attendance at or participation in a
meeting waives any required notice to him of the meeting unless he at the beginning of the meeting
4
TAB B - GP BYLAWS
or promptly upon his arrival objects to holding the meeting or transacting business at the meeting and
does not thereafter vote for or assent to the action taken at the meeting.
Section 6. Waiver of Notice. Notice of any meeting may be waived before or after the date
and time of the meeting a writing signed by the Director entitled to notice and delivered to the
Secretary of the Corporation for inclusion in the minutes of the meeting or filing with the corporate
records.
Section 7. Action Without Meeting. Any action required or permitted by law to be taken at
a meeting of the Board of Directors may be taken without a meeting if the action is taken by all of
the members of the Board of Directors. The action shall be evidenced by one or more written
consents stating the action taken, signed by each Director either before or after the action taken, and
included in the minutes or filed with the corporate records reflecting the action taken.
Section 8. Conduct of Meetings. The President shall act as chairman of and preside over
meetings of the Board of Directors. In the absence of the President, the meeting shall elect a
chairman. The Secretary, or in his absence the Assistant Secretary, shall act as secretary of such
meetings. If no such officer is present, the chairman shall appoint a secretary of the meeting.
Section 9. Procedure at Meetings. The chairman shall determine the procedure at meetings
of the Board of Directors, and (subject to the provisions of Section 17 of this Article) the vote on all
matters before any meeting shall be taken in such manner as the chairman may prescribe.
Section 10. Participation by Conference Telephone. The Board of Directors may permit
any or all Directors to participate in a meeting of the Directors by, or conduct the meeting through
the use of, conference telephone or any other means of communication by which all Directors
participating may simultaneously hear each other during the meeting. A Director participating in a
meeting by such means shall be deemed to be present in person at the meeting. When a meeting is
so conducted, a written record shall be made of the action taken at such meeting.
Section 11. Quorum. A quorum at any meeting of the Board of Directors shall be a
majority of the number of Directors fixed or prescribed by these Bylaws or, if no number is
prescribed, the number of Directors in office immediately before the meeting begins. The
affirmative vote of the majority of the Directors present at a meeting at which quorum is present
shall be the act of the Board of Directors.
Section 12. Committees. The Board of Directors may create one or more committees and
appoint two or more members of the Board of Directors to serve on them at the pleasure the Board of
Directors. Any such committee, to the extent specified by the Board of Directors, may exercise the
authority that may be exercised by the Board of Directors except the extent prohibited or restricted
by law, the Articles oflncorporation or these Bylaws. The provisions of Sections 3 through 11 of this
Article, which provide for, among other things, meetings, action without meetings, notice and waiver
5
TAB B - GP BYLAWS
of notice, quorum and voting requirements of the Board of Directors, shall apply to committees and
their members as well.
Section 13. Term of Office. Each Director shall be elected to hold office until the next
succeeding annual meeting of the Shareholders or until his successor shall have been elected and
qualified, or until there is a decrease in the number of Directors, or such earlier time as he shall
resign, die or be removed. No decrease in the number of Directors by amendment to these Bylaws
shall shorten the term of any incumbent Director.
Section 14. Resignation. A Director may resign at any time by delivering written notice to
the Board of Directors, the President or the Secretary. A resignation shall be effective when
delivered, unless the notice specifies a later effective date.
Section 15. Removal. At a meeting of Shareholders called and noticed expressly for that
purpose any Director may be removed, with or without cause, if the number of votes cast to remove
him constitutes a majority ofthe votes entitled to be cast at an election of Directors.
Section 16. Vacancies. Any vacancy in the Board of Directors (including any vacancy
resulting from an increase in the number of Directors) may be filled by the affirmative vote of a
majority of the remaining Directors, even though less than a quorum, unless sooner filled by the
Shareholders.
Section 17. Conflicts ofInterest. No transaction with the Corporation in which a Director
has a direct or indirect personal interest shall be void or voidable solely because the Director's
interest in the transaction if: (i) the material facts of the transaction and the Director's interest are
disclosed or known to the Board of Directors or a committee of the Board of Directors, and the
transaction was authorized, approved or ratified by the affirmative vote of a majority of the Directors
on the Board of Directors, or on the committee, who have no direct or indirect personal interest in
the transaction; provided, however, that a transaction shall not be authorized, approved or ratified by
a single Director; or (ii) the material facts of the transaction and the Director's interest are disclosed
to the Shareholders entitled to vote, and the transaction is authorized, approved or ratified by the vote
of a maj ority of the Shares other than Shares owned by or voted under the control of a Director who
has a direct or indirect interest in the transaction; or (iii) the transaction is fair to the Corporation.
ARTICLE IV
OFFICERS
Section 1. Generally. The officers ofthe Corporation shall be a President, a Secretary and
a Treasurer, each of whom shall be appointed by the Board of Directors at a regular meeting of the
Directors held as soon as may be practicable after each annual meeting of the Shareholders or, it a
vacancy shall exist in any such office, at a special meeting of the Directors held as soon as may be
practicable after the resignation, death or removal of the officer theretofore holding the same. The
Board of Directors may also at any time appoint one or more Vice Presidents or other officers and
6
TAB B - GP BYLAWS
assistant officers and fill any vacancy that may exist in any such office as a result ofthe resignation,
death or removal of the officer holding the same. Any officer may hold more than one office and
may, but need not be, a Director. Each officer shall have the authority and perform the duties, which
pertain to the office held by him, or as set forth in these Bylaws or, to the extent consistent with these
Bylaws, such duties as may be prescribed by the Board of Directors.
Section 2. President. The President shall be the chief executive officer ofthe Corporation.
The President shall have general supervision over, responsibility for and control ofthe other officers,
agents and employees of the Corporation. The President shall act as chairman of and preside over
meetings of the Shareholders and Directors and shall perform, to the extent consistent with these
Bylaws, such duties as may be conferred upon him, by the Board of Directors.
Section 3. Vice Presidents. Each Vice President shall perform, to the extent consistent with
these Bylaws, such duties as may be prescribed by the Board of Directors. In the event of and during
the absence, disqualification or inability to act of the President, the Vice Presidents, in the order
designated by the Board of Directors from time to time (and ifno such designation is made, in the
order of their appointment as Vice Presidents), shall have the authority and perform the duties ofthe
President.
Section 4. Secretary. The Secretary shall have the responsibility for preparing and
maintaining custody of minutes of meetings of the Shareholders and Directors in a book or books
kept for that purpose and the responsibility for authenticating records of the Corporation. The
Secretary shall maintain a record of Shareholders of the Corporation, giving the names and addresses
of all Shareholders and the numbers, classes and series of the Shares held by each and, unless
otherwise prescribed by the Board of Directors, shall maintain the share transfer books of the
Corporation.
Section 5. Treasurer. The Treasurer shall be the chief financial officer of the Corporation.
The Treasurer shall have the custody of all moneys and securities of the Corporation and shall
deposit the same in the name and to the credit of the Corporation in such depositories as may be
designated by the Board of Directors and, unless otherwise prescribed by the Board of Directors,
shall maintain the books of account and financial records.
Section 6. Delegation of Power. In the event of and during the absence, disqualification or
inability to act of any officer, such other officers or employees as may be designated by the Board of
Directors shall have the authority and perform the duties of such officer.
Section 7. Term of Office. Each officer shall be appointed to hold office until the first
regular meeting of the Board of Directors held after each annual meeting of the Shareholders, or for
such longer or shorter term as the Board of Directors may specify, and until his successor shall have
been appointed or such earlier time as he shall resign, die or be removed.
7
TAB B - GP BYLAWS
Section 8. Resignation. An officer may resign at any time by delivering written notice to
the Board of Directors or the Secretary. A resignation shall be effective when delivered unless the
notice specifies a later effective date.
Section 9. Removal. Any officer may be removed, with or without cause, at any time by the
Board of Directors and such officer, if appointed by another officer, may likewise remove any officer
or assistant officer.
Section 10. Execution of Instruments. Checks, drafts, notes and orders for the payment of
money shall be signed by such officer or officers or such other individual or individuals as the Board
of Directors may from time to time authorize, and any endorsement of such paper in the ordinary
course of business shall be similarly made, except that any officer or assistant officer of the
Corporation may endorse checks, drafts or notes for collection or deposit to the credits of the
Corporation. The signature of any such officer or other individual may be a facsimile when
authorized by the Board of Directors.
Section 12. Proxies. Unless otherwise prescribed by the Board of Directors, the President
may from time to time himself, by such proxy or proxies, attorney or attorneys, agent or agents of the
Corporation as he shall designate in the name and on behalf of the Corporation, cast the votes to
which the Corporation may be entitled as a Shareholder or otherwise in any other corporation, at
meetings, or consent in writing to any action by any such other corporation; and he may instruct the
individual or individuals so appointed to the manner of casting such votes or giving such consent,
and execute or cause to be executed on behalf of the Corporation such written proxies, consents,
waivers or other instruments as he may deem necessary or desirable.
ARTICLE V
INDEMNIFICATION PROVISIONS
Section 1. Definitions.
In this Article:
"Director" means an individual who is or was a Director of the Corporation or an

individual who, while a Director of the Corporation, is or was serving at the Corporation's request as
a director, officer, partner, trustee, employee or agent of another foreign or domestic corporation,
partnership, j oint venture, trust, employee benefit plan, or other enterprise. A Director is considered
to be serving an employee benefit plan at the Corporation's request ifhis duties to the Corporation
also impose duties on, or otherwise involve services by, him to the plan or to participants in or
beneficiaries of the plan. "Director" includes, unless the context requires otherwise, the estate or
personal representative of a Director.
8
TAB B - GP BYLAWS
"Disinterested Director" means a Director who is not a party to the Proceeding which
is the basis of the indemnification.
"Expenses" includes but is not limited to attorneys' fees.
"Liability" means the obligation to pay a judgment, settlement, penalty, fine,

including, without limitation, any excise tax assessed with respect to an employee benefit plan or
reasonable Expenses incurred with respect to a Proceeding.
"Officer" means an individual who is or was an Officer of the Corporation or an

individual who, while an Officer of the Corporation, is or was serving at the Corporation's request as
a director, officer, partner, trustee, employee or agent of another foreign or domestic corporation,
partnership, j oint venture, trust, employee benefit plan, or other enterprise. An Officer is considered
to be serving an employee benefit plan at the Corporation's request ifhis duties to the Corporation
also impose duties on, or otherwise involve services by, him to the plan or to participants in or
beneficiaries of the plan. "Officer" includes, unless the context requires otherwise, the estate or
personal representative of an Officer. Except as set forth above, "Officer" does not include officers
of corporations controlled by the Corporation.
"Official Capacity" means (i) when used with respect to a Director, the office of
Director in the Corporation; (ii) when used with respect to an Officer, the offices of the Corporation
to which an individual has been appointed; or (iii) when used with respect to an individual other than
a Director or an Officer, as contemplated in Section J, the employment or agency relationship
undertaken by the employee or agent on behalf of the Corporation. "Official Capacity" does not
include service for any other foreign or domestic corporation or other partnership, joint venture, trust,
employee benefit plan, or other enterprise.
"Party" includes an individual who was, is, or is likely to be made, a named defendant
or respondent in any Proceeding.
"Proceeding" means any threatened, pending or completed action, suit, or proceeding,

whether civil, criminal, administrative or investigative and whether formal or informal.
Section 2. Indemnification Allowed. Except as provided in Section 3 ofthis Article,

the Corporation shall indemnify any Director or Officer made a Party to a Proceeding (including
without limitation any Proceeding by or in the right of the Corporation, even if the Director or
Officer is adjudged liable to the Corporation) because he is or was a Director or Officer against any
Liability incurred in the Proceeding if:
1. He conducted himself in good faith; and
2. He believed:
9
TAB B - GP BYLAWS
(a) In the case of conduct in his Official Capacity with the Corporation,
that his conduct was in its best interests; and
(b) In all other cases, that his conduct was at least not opposed to its best
interests; and
3. The liability does not arise as a result of his willful misconduct or knowing
violation of the criminal law.
A Director or Officer's conduct with respect to an employee benefit plan for a purpose
he believed to be in, or at least not opposed to, the interests of the participants in and beneficiaries of
the plan is conduct that satisfies the requirement of subsection 2(b) of this Section 2. Each such
indemnity shall inure to the heirs, executors and administrators of such person.
Section 3. Indemnity Disallowed. The Corporation may not indemnify a Director or

Officer under this Article to the extent that, in connection with any proceeding charging improper
personal benefit to him, whether or not involving action in his Official Capacity, he is adjudged to be
liable on the basis that he improperly received personal benefit.
Section 4. Indemnification for Expenses. The Corporation shall indemnify any Director or
Officer against reasonable Expenses incurred in the defense of any Proceeding to which he is a party
because he is or was a Director or Officer, and in which he entirely prevails. The Corporation may
not indemnify (or, except as provided below, make advances for reasonable Expenses to) a Director
or Officer under this Article (unless authorized or ordered by a court) unless in each specific case a
determination has been made pursuant to Section 13.1-880 of the Code of Virginia (1950), as
amended (the "Code") that indemnification is permissible in the circumstances because he has met
one of the standards of conduct set forth in subsection Section 2. The termination of a Proceeding by
judgment, order, settlement or conviction is not, of itself, determinative that a Director or Officer did
not meet one of the standards of conduct set forth in Section 2.
The Corporation shall reimburse, payor advance the reasonable Expenses incurred by
a Director or Officer prior to a determination made pursuant to Section 13.1-880 of the Code that
indemnification is permissible if the Director or Officer complies with the provisions of Section 5
below. In any such event, if a subsequent determination shall be made pursuant to Section 13.1-880
of the Code that indemnification of the Director or Officer is not permissible, the Corporation shall
pay no further advances for Expenses until the termination of the Proceeding. Upon such
termination, the Corporation shall indemnify the Director or Officer if so provided by the judgment,
order, or settlement of the Proceeding, or, if not so provided but not expressly prohibited, upon a
subsequent redetermination by the Corporation pursuant to Section 13.1-880 of the Code that
indemnification is permissible. If the Corporation advances Expenses of a Director or Officer prior
to a determination pursuant to Section 13.1-880 of the Code that indemnification was not
permissible, the Director or Officer need not repay amounts advanced prior to such determination
until the termination of the Proceeding.
10
10
TAB B - GP BYLAWS
Section 5. Expenses During Proceeding. Subject to the provisions of Section 4, reasonable

Expenses incurred by a Director or Officer in a Proceeding shall be paid or reimbursed by the
Corporation in advance of the final disposition of the Proceeding if:
1. The Director or Officer furnishes the Corporation a written statement of his

good faith belief that he has met the standard of conduct set forth in Section 2;
2. The Director or Officer furnishes the Corporation a written undertaking,

executed personally or on his behalf, to repay the advance if it is ultimately determined pursuant to
Section 13.1-880 of the Code that he did not meet such standard of conduct; and
3. A determination is made pursuant to Section 13.1-880 of the Code that the

facts then known to those making the determination would not preclude indemnification under this
Article.
The undertaking required by subsection 2 of this Section 5 shall be an unlimited

general obligation of the Director or Officer but need not be secured and may be accepted without
reference to his financial ability to make repayment.
Section 6. Determination of Reasonableness of Expenses. The reasonableness of

Expenses shall be determined in accordance with Section 13.1-880.C of the Code, except as
provided in Section 10 below.
Section 7. Article Not Exclusive. The indemnification provided by this Article shall not
be exclusive of any other rights to which any Director or Officer may be entitled, including without
limitation, rights conferred by applicable law and any right under policies of insurance that may be
purchased and maintained by the Corporation or others, even as to liabilities against which the
Corporation would not have the power to indemnify such Director or Officer under the provisions of
this Article.
Section 8. Insurance. The Corporation may purchase and maintain insurance, in such
amounts and on such terms and conditions as the Board of Directors may deem reasonable, against
all liabilities or losses it may sustain in consequence of the indemnification provided for in this
Article, and on behalf of any individual who is or was a Director, Officer, employee, or agent ofthe
Corporation or who, while a Director, Officer, employee or agent of the Corporation, is or was
serving at the request of the Corporation as a Director, Officer, partner, trustee, employee, or agent of
another foreign or domestic corporation, partnership, joint venture, trust, employee benefit plan, or
other enterprise, against liability asserted against or incurred by him in that capacity arising from his
status as a Director, Officer, employee, or agent, whether or not the Corporation would have power
to indemnify him against the same liability.
11
11
TAB B - GP BYLAWS
Section 9. Advance Indemnification. The Board of Directors is hereby empowered by a

majority vote of a quorum of Disinterested Directors to contract in advance to indemnify any
Director or Officer.
Section 10. Indemnification of Others. The Board of Directors, by a majority vote of a

quorum of Disinterested Directors, shall have the power, generally and in specific cases, to
indemnify or contract in advance to indemnify, to the same extent as provided in this Article with
respect to Directors or Officers, any person who is not a Director or Officer of the Corporation who
was or is a party to any Proceeding, by reason of the fact that he is or was an employee or agent of
the Corporation, or was serving at the request of the Corporation as Director, officer, employee or
agent of another corporation, partnership, joint venture trust, employee benefit plan or other
enterprise, to the same extent as if such person were a Director or Officer. If there shall be an
insufficient number of Disinterested Directors to constitute a quorum, then at the request ofthe party
seeking indemnification, the Board of Directors, including Disinterested Directors, may designate
special legal counsel to make a determination that indemnification is permissible. If a determination
is made that indemnification is permissible, the authorization of indemnification and evaluation as to
reasonableness of Expenses shall be made by a majority vote of the full Board of Directors, including
Directors who are parties to the Proceeding.
Section 11. Limitation of Liability. In any proceeding brought by or in the right of the
Corporation, no Director or Officer shall be liable for any damages arising out of a single transaction,
occurrence or course of conduct; provided, however, that the liability of an Officer or Director shall
not be so limited if the Officer or Director engaged in willful misconduct or a knowing violation of
the criminal law.
Section 12. Amendment or Repeal of Article. In the event that this Article shall be repealed
or amended so as to limit the right of indemnification of any person, the terms of this Article, as in
effect on the date or dates of the occurrence of any event complained of in any Proceeding, shall be
binding upon the Corporation with respect to indemnification of any Director or Officer, and each
Director and Officer of the Corporation shall have the right to rely upon the indemnification of the
Corporation to the extent permitted by this Article in effect as of the date of such event.
ARTICLE VI
AMENDMENTS
These Bylaws may be amended or repealed by the Board of Directors except to the extent
that: (i) this power is reserved exclusively to the Shareholders by law or the Articles of
Incorporation; or (ii) the Shareholders in adopt or amending particular Bylaws provide expressly that
the Board of Directors may not amend or repeal the same. These Bylaws may be amended or
repealed by the Shareholders even though the same also may be amended or repealed by the Board of
Directors.
ADOPTED: February 12,2010
12
12
TAB B - GP Incorporator
STATEMENT OF ORGANIZATIONAL ACTION

BY THE
INCORPORATOR
OF
EPPS SENIOR RESIDENCES MMX CORPORATION
(the “Corporation”)
(Effective Date: February 12, 2010)
The undersigned Incorporator of the Corporation executes this Statement of

Organizational Action for the Corporation pursuant to Section 13.1-623 of the Code of Virginia
(1950), as amended, and appoints the following persons as the Directors of the Corporation to
complete the incorporation:
Rev. Willie B. Royster

Rev. Daniel Baltimore
Rev. David Wood
Rev. Tom H. Johnson, Jr.
Mr. Thomas M. Phan
Mr. George Mermelstein
Johnson
Digitally signed by Johnson
Kanady
DN: cn=Johnson Kanady,
o=Kanady & Quinn, P.C., ou,
Kanady
email=jkanady@kanadyquinn.
Date Signed: February 23, 2010 ______________________________
com, c=US
Date: 2010.02.23 17:22:41 -05'00'
Incorporator
1
TAB B - SCC GP
STATE CORPORATION COMMISSION
CJ?jcfimontf;February 12, 2010
This is to certify tfiat tfie certificate of incorporation of
Epps Senior Residences MMX Corporation
was this day issued and admitted to record in this office and tfiat
tfie said corporation is authorized to transact its business subject
to all 'Virginia raws applicable to tlie corporation and its business.
r£ffective date: February 12, 2010
State Corporation Commission

jlttest:
------~~sw-n--------
CIS0368
.. . . II ,.. i ~. . _ _ . __ u_ •• _ i . _. _ I ..•.. _ .... _; _ •..

1
_. _••.
TAB B - SCC GP
COMMONWEALTH OF VIRGINIA
STATE CORPORATION COMMISSION
Office of the Clerk
February 12, 2010
KANADY & QUINN PC

JOHNSON KANADY III
9200 FOREST HILL AVE STE C
RICHMOND, VA 23235
RECEIPT
RE: Epps Senior Residences MMX Corporation
ID: 0719223 - 0
DCN: 10-02-11-0634
Dear Customer:
This is your receipt for $75.00, to cover the fees for filing articles of incorporation 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 incorporation is February 12, 2010.
If you have any questions, please call (804) 371-9733 or toll-free in Virginia, 1-866-722-2551.
Sincerely,
Joel H. Peck
Clerk of the Commission
CORPRCPT
NEWCD
CIS0368
P.O. Box 1197, Richmond, VA 23218-1197
Tyler Building, First Floor, 1300 East Main Street, Richmond, VA 23219-3630
Clerk's Office (804) 371-9733 or (866) 722-2551 (toll-free in Virginia) www.scc.virglnia.gov/clk
Telecommunications Device for the Deaf-TDDNoice: (804) 371-9206
... 11. L
2
TAB B - GP Stock Subscription
February 12,2010
Board of Directors
Epps Senior Residences MMX Corporation
401 Kings Fork Road
Suffolk, VA 23434
Re: Subscription for Stock in Epps Senior Residences

MMX Corporation
Dear Sirs:
For and in consideration of the payment of One Hundred and 00100 Dollars ($100.00) the
undersigned hereby subscribes for One Hundred shares of the Common Stock of Epps Senior
Residences MMX Corporation
Sincerely,
GLO Community Development

Incorporated
By: V)!ik t. ;(,7i1K

Its: he:
I
(,'deb) t
/
7
Epps Senior Residences MMX Corporation by its signature affixed hereto, issues to GLO
Community Development Incorpoarted One Hundred (100) Shares of the common stock of Epps
Senior Residences MMX Corporation, without certificates therefor, which shares are fully-paid
and non-assessable.
Accepted on Behalf of the Corporation

As of the 1ill day of February 2010
1
TAB B - GP Unanimous Consent
UNANIMOUS WRITTEN CONSENT
IN LIEU OF THE
FIRST MEETING OF THE BOARD OF DIRECTORS
OF
The undersigned, being all of the directors of:) s Senior Residences MMX Corporation, a
Virginia corporation (the "Corporation"), hereby consent, pursuant to Section 13.1-623 of the Code
of Virginia, as amended, to the adoption of the following resolutions in lieu of the first meeting of
the Board of Directors of the Corporation:
RESOL VED, that the Statement of Organizational Action of the Sole Incorporator of
the Corporation, dated February 12, 2010, and all actions of every nature shown to
have been heretofore taken or authorized by the said Sole Incorporator, be, and the
same are, hereby ratified, confirmed and approved in all respects, and such Statement
of Organizational Action shall be filed in the minute book of the Corporation; and
further,
RESOLVED, that the Bylaws presented to the Directors, are hereby, ratified,
confirmed and approved in all respects as and for the Bylaws ofthe Corporation and
the Secretary is directed to file them in the Corporate Minute Book; and further,
RESOLVED, that the Corporation shall issue noncertificated shares evidencing

ownership of the common stock of the corporation, in accordance with Section 13.1-
648 of the Code of Virginia (1950), as amended (hereinafter, the "Common Stock");
RESOLVED, that the offer of GLO Community Development Incorporated to

purchase one hundred (100) shares ofCom111011Stock at a purchase price of$1.00 per
share, which is deemed to be fair and adequate consideration for such shares, be, and
the same hereby is accepted; and further,
RESOLVED, that upon receipt of payment from GLO Community Development

Incorporated for the shares of Common Stock referred to in the immediately
preceding paragraph, the proper officers of the Corporation be, and each of them
hereby is, authorized, empowered and directed to issue to GLO Community
Development Incorporated, in the name and on behalf of the Corporation a written
statement evidencing the issuance of such shares without certificates, and such shares
shall then be fully paid stock and not liable to any further call, and the consideration
1
for such shares shall be allocated to stated capital; and further,
RESOLVED, that the following persons be, and each of them hereby is, elected to
the office or offices of the Corporation set forth opposite their respective names to
serve until the next Annual Meeting of the Board of Directors of the Corporation and
thereafter until their respective successors are duly elected and qualified or until their
earlier resignation or removal:
Rev. Willie B. Royster President
Rev. Thomas II. Johnson, Jr. Secretary
Thomas M. Phan Treasurer
RESOLVED, that the proper officers of the Corporation be, and each of them hereby
is, authorized and directed to procure appropriate corporate books and to pay all
charges and expenses incident to, necessary for or appropriate for the organization of
the corporation, and also to reimburse any person who has made disbursement
therefor; and further,
RESOL VED, that the proper officers of the Corporation are, and each of them hereby
is, authorized to establish a bank account or accounts in the name of the Corporation
with such banking institution or institutions as any such officers of the corporation
shall deem advisable for the expeditious handling of the Corporation's funds, and
copies of the resolutions required by any bank in connection with the opening of such
accounts shall be filed in the minute book with this Consent and may be certified by
the Secretary or any Assistant Secretary of the Corporation as having been adopted by
this Consent; and further,
RESOL VED, that the Corporation shall amortize its organizational expenses over a
period of sixty (60) months, in accordance with Section 248 of the Intcrnal Revenue
Code of 1986, as amended; and further
RESOLVED, that the Corporation agrees to take such steps as are necessary for it to
become the General Partner in Epps Senior Residences 2010, L.P., a Virginia limited
partnership (the "Partnership") organized to construct, own and operate a 60-unit
multi-phase, mixed finance, mixed-use development for low and moderate income
elderly persons and families in Suffolk, Virginia; and further
2
RESOLVED, that the proper officers of the Corporation are, and each of them hereby
is, authorized, empowered and directed. in the name and on behalf of the Corpora-
tion, to take such additional action and to execute and deliver such additional
agreements, documents and instruments as any of them may deem necessary or
appropriate to implement the provisions of the foregoing resolutions, the authority for
the taking of such action and the execution and delivery of such agreements,
documents and instruments to be conclusively evidenced thereby.
Effective Date:] /l(./ ,2010

·1 JJ" _j/i
Date si!!l1ed:1 ...-f -; ()
•••• ~ t Rev. Willie Royster
Director
Mr. ThOrn-asPhan
Date signed: J fI' NY

Mr. George Mirmelstein
I Rev. Thomas Johnson Jr
l~.: L~1-\-' ~~----~- 1 __
l..:'1":-Cc'tor
Date signed: . ] -~ - If} Rev. Daniel Baltimore

Director
~ - .. ~.I ,.
if
Date signed: ~'; i.~~- L.c,,-,-
. I
---~ - I
~U0~'
I
Rev. David Wood

Director
3
TAB B - BOD Acceptance
ACCEPTANCE OF APPOINTMENT
AS A DIRECTOR
OF
I hereby accept appointment to the Board of Directors of Epps Senior Residences MMX
Corporation, as of the 12th day of February 2010.
-z.('l/ro
1
AS A DIRECTOR
OF
I hereby accept appointment to the Board of Directors ofEpps Senior Residences MMX
Date: .2.. ~/l--1()/()

~~~
Rev. Danie Baltimore, Director
2
AS A DIRECTOR
OF
Date: O'L·~ i'2- - ~ 10
3
AS A DIRECTOR
OF
-? _Ii I()
Date: ,J - 7-! I
4
ACCEI)TANCE OF APPOINTMENT
AS A DIRECTOR
OF
Rev. David Wood, Director
5
AS A DIRECTOR
OF
Date: ~~
Thomas M. Phan, Director
6
DIVIDER PAGE
TAB B - WW^2010 CORPORATE DOCUMENTS

TAB B - LP Agreement
AGREEMENT OF LIMITED PARTNERSHIP

OF
EPPS SENIOR RESIDENCES 2010, L.P.
THIS AGREEMENT OF LIMITED PARTNERSHIP OF EPPS SENIOR

RESIDENCES 2010, LP is made and entered into as of the 22nd day of February 2010 by and
between Epps Senior Residences MMX Corporation, a Virginia corporation (the "General
Partner") and Rev. Willie B. Royster (the "Initial Limited Partner").
NOW, THEREFORE, in consideration of good and valuable consideration, the receipt
and sufficiency of which is expressly acknowledged, the parties hereto agree as follows:
ARTICLE I
FORMATION OF PARTNERSHIP
1.1 Name. The name ofthe Partnership is "Epps Senior Residences 2010, L.P."
1.2 Term. The Partnership shall continue in existence until terminated as hereinafter
provided or by operation of law.
1.3 Purpose. The Partnership is formed for the sole and exclusive purpose of
acquiring, owning and operating a multi-family real estate project in the City of Suffolk,
Virginia, to be known as Epps Senior Residences (the "Property"), and in connection therewith
to do all things necessary or incidental to such purpose.
1.4 Powers. The Partnership is empowered to do and perform all acts
reasonably necessary to accomplish the purposes of the Partnership, and of such other
instruments and undertakings as may be necessary to enable the Partnership to secure the benefits
of the financing referenced above.
l.S Organizational Documents. The Partnership's Certificate of Limited Partnership
and this Limited Partnership Agreement constitute all of the organization documents of the
Partnership (the "Organizational Documents").
ARTICLE II
PERCENTAGE INTERESTS AND CAPITAL CONTRIBUTIONS
2.1 Percentage Interests. Each Partner's percentage interest in the Partnership (the
"Percentage Interest") is as follows:
1
Name Percentage Interest

General Partner (the "General Partner"):
Epps Senior Residences MMX Corporation .001%
General Partner Class Contribution .001%

Initial Limited Partner
(the "Initial Limited Partner"):
Rev. Willie B. Royster 99.999%
Limited Partner Class Contribution 99.999%

TOTAL 100.00%
2.2 Initial Capital Contribution. The General Partner has contributed $0.01 to the
capital of the Partnership. The Initial Limited Partner contributed $99.99 to the capital of the
Partnership.
ARTICLE III
MANAGEMENT
The overall management and control of the business and affairs of the Partnership shall
be vested in the General Partner. Except as otherwise provided in this Agreement, the General
Partner shall make all decisions concerning the management of the business and affairs of the
Partnership and its assets. The General Partner shall be authorized to execute documents and
take actions on behalf of the Partnership, which shall be binding on the Partnership and on which
third parties shall be entitled to rely. The Partnership shall indemnify each Partner for any costs
or expenses incurred for actions taken in good faith on behalf of the Partnership.
ARTICLE IV
DISTRIBUTIONS
4.1 Definition of Net Cash Flow. As used herein, the term "Net Cash Flow" for any
period shall mean the excess, if any, of (i) the cash receipts of the Partnership (other than from a
Terminating Capital Transaction (as hereinafter defined)) and amounts withdrawn from reserves,
over (ii) disbursements of cash by the Partnership (other than distributions to Partners and
amounts paid with receipts from a Terminating Capital Transaction), including the payment of
operating expenses, debt-service on the mortgages encumbering the Partnership's property,
2
capital expenditures, and such amounts as may be required by the Partnership (as reasonably
determined by the General Partner) to pay Partnership expenses and to maintain reserves and
working capital.
4.2 Distribution of Net Cash Flow. Net Cash Flow shall be distributed among the
Partners at such time or times as the General Partner shall determine, in accordance with their
respective Percentage Interests.
4.3 Distribution of Proceeds from Terminating Capital Transaction.
(a) Any net proceeds from the sale, exchange or other disposition of all or
substantially all of the assets of the Partnership, in connection with a dissolution or termination
of the Partnership (a "Terminating Capital Transaction"), shall be distributed to the Partners who
have positive Capital Account (as hereinafter defined) balances in accordance with their respec-
tive positive Capital Account balances. For purposes of the preceding sentence, the Capital
Account of each Partner shall be determined after all adjustments made in accordance with
Article V and Section 4.2 resulting from Partnership operations and from all sales and disposi-
tions of all or any part of the Partnership's assets. Any distributions pursuant to this Section
4.3(a) shall be made by the end of the Partnership's taxable year in which liquidation occurs (or,
if later, within 90 days after the date of the liquidation).
(b) If a General Partner has a negative balance in its Capital Account
following a liquidation of the Partnership, as determined after taking into account all Capital
Account adjustments in accordance with Article V and Section 4.2 resulting from Partnership
operations and from all sales and dispositions of all or any part of the Partnership's assets, such
General Partner shall contribute to the Partnership an amount of cash equal to the negative
balance in its Capital Account and such cash shall be distributed by the Partnership to the
Limited Partner in accordance with Section 4.3(a) or to creditors, if any. Such contribution by the
General Partner
shall be made by the end of the Partnership's taxable year in which the liquidation occurs (or, if
later, within 90 days after the date of the liquidation).
ARTICLE V
CAPIT AL ACCOUNTS; PROFITS AND LOSSES
5.1 Capital Accounts. The General Partner, on behalf of the Partnership, shall
3
establish and maintain, or cause to be established and maintained, a capital account ("Capital
Account") for each Partner in accordance with the rules described in Treasury Regulation Section
1 .704-1 (b)(2)(iv).
5.2 Definition of Profit and Loss. "Profit" and "Loss" and any items of income,
gain, expense, or loss referred to in this Agreement shall be determined in accordance with
federal income tax accounting principles, as modified by Treasury Regulations Section 1.704-1
(b)(2)(iv), -except that Profit and Loss shall not include items allocable pursuant to Section 5.4,
5.5 or 5.6. All allocations of income, Profit, gain, Loss, and expense (and all items contained
therein) for federal income tax purposes shall be identical to all allocations of such items set forth
in this Article V, except as otherwise required by Section 704(c) of the Internal Revenue Code of
1986, as amended (the "Code"), and Treasury Regulations Section 1.704- 1(b)(4).
5.3 Allocation of Profit and Loss. Except as otherwise provided in this Article V
Profit and Loss of the Partnership shall be allocated among the Partners in accordance with their
respective Percentage Interests.
5.4 Minimum Gain Chargeback. Notwithstanding any provision to the contrary, (i)
any expense of the Partnership that is a "nonrecourse deduction" within the meaning of Treasury
Regulations Section 1.704-2(b)(1) shall be allocated in accordance with the Partners' respective
Percentage Interests and (ii) any expense of the Partnership that is a "partner nonrecourse
deduction" within the meaning of Treasury Regulations Section 1.704-2 (i)(2) shall be allocated
in accordance with Treasury Regulations Section 1 .704-2(i)(1). (iii) if there is a net decrease in
Partnership Minimum Gain (as hereinafter defined) within the meaning of Treasury Regulations
Section 1.704-2 (f)(1) for any Partnership taxable year, items of gain and income shall be allocated
among the Partners in accordance with Treasury Regulation Section 1.704-2(g) and the ordering
rules contained in Treasury Regulations Section 1.704-2 G), and (iv) if there is a net decrease in
Partner Nonrecourse Debt Minimum Gain (as hereinafter defined) within the meaning of
Treasury Regulations Section 1 .704-2(i)( 4) for any Partnership taxable year, items of gain gross
income shall be allocated among the Partners in accordance with Treasury Regulations Section 1
.704-2(i)(4) and the ordering rules contained in Treasury Regulations Section 1.704-2(j). A
Partner's "interest in partnership profits" for purposes of determining its share of the nonrecourse
liabilities of the Partnership within the meaning of Treasury Regulations Section 1.752-3 (a)(3)
4
shall be such Partner's Percentage Interest, "Partnership Minimum Gain" shall have the meaning
set forth in Treasury Regulations Section 1.704-2(d). A Partner's share of Partnership Minimum
Gain shall be determined in accordance with Treasury Regulations Section 1.704-2(g)(1).
"Partner Nonrecourse Debt Minimum Gain" shall have the meaning set forth in Treasury
Regulations Section 1.704-2(i). A Partner's share of Partner Nonrecourse Debt Minimum Gain
shall be determined in accordance with Treasury Regulations Section I. 704-2(i)(5).
5.5 Qualified Income Offset. If the Limited Partner receives in any taxable year an
adjustment, allocation, or distribution described in subparagraphs (4), (5), or (6) of Treasury
Regulations Section 1.704-1 (b)(2)(ii)( d) that causes or increases a negative balance in such
Partner's Capital Account that exceeds the sum of such Partner's shares of Partnership Minimum
Gain and Partner Nonrecourse Debt Minimum Gain, as determined in accordance with Treasury
Regulations Sections 1.704-2(g) and 1.704-2(i), such Partner shall be allocated specially for such
taxable year (and, if necessary, later taxable years) items of gross income and gain in an amount
and manner sufficient to eliminate such negative Capital Account balance as quickly as possible
as provided in Treasury Regulations Section 1 .704-1 (b)(2)(ii)( d). After the occurrence of an
allocation of gross income or gain to the Limited Partner in accordance with this Section 5.5. to
the extent permitted by Treasury Regulations Section 1.704-1 (b), items of expense or loss shall
be allocated to such Partner in an amount necessary to offset gross income or gain previously
allocated to such Partner under this Section 5.5.
5.6 Capital Account Deficits. Loss shall not be allocated to the Limited Partner to
the extent that such allocation would cause a deficit in such Partner's Capital Account (after
reduction to reflect items described in Treasury Regulations Sections 1.704-1(b)(2)(ii)(d)(4), (5)
and (6)) to exceed the sum of such Partner's shares of Partnership Minimum Gain and Partner
Nonrecourse Debt Minimum Gain. Any Loss in excess of that limitation shall be allocated to the
General Partners. After the occurrence of an allocation of Loss to a General Partner in
accordance with this Section 5.6, to the extent permitted by Treasury Regulations Section 1.704-
1(b), Profit shall be allocated to such Partner in an amount necessary to offset the Loss previously
allocated to such Partner under this Section 5.6.
5
ARTICLE VI
TRANSFERS; TERMINATION
6.1 Transfers. No present or future Partner shall transfer, sell, assign, mortgage,
grant a lien on, give or otherwise dispose of, whether voluntarily or by operation of law, at
judicial sale or otherwise ("Transfer"), all or any part of its interest in the Partnership (the
"Partnership Interest") to any person without the consent of all partners.
6.2 Termination.
(a) Subject to the restrictions contained in this Agreement, the Partnership
shall terminate upon the first to occur of any of the following events or dates:
(i) at the time specified in Section 1.2 above;
(ii) by written agreement of the Partners;
(iii) by the sale or other disposition of all or substantially all of the
assets of the Partnership;
(iv) III the event of the resignation, expulsion, bankruptcy, death,
incompetence, liquidation, termination or legal incapacity of a General Partner (hereinafter, an
"Event of Withdrawal"); or
(v) if for any reason there remains only one Partner.
(b) Upon termination of the Partnership under Section 6.2(a), unless the
Partners elect to continue the Partnership pursuant to the provisions of Section 6.2(c) hereof, the
Partnership shall discharge the obligations and pay the indebtedness of the Partnership, or
provide therefor, and distribute the balance, if any, of the assets of the Partnership to the Partners
as set forth in Section 4.3. After the foregoing has been accomplished, it shall be deemed that the
Partnership has been liquidated and this Agreement shall terminate and no Partner shall have any
further rights or obligations hereunder. The liquidation of the Partnership and the termination of
the business and affairs of the Partnership shall be conducted by the General Partner. During
such period, the business and affairs of the Partnership shall be conducted so as to maintain and
preserve the assets of the Partnership in a manner consistent with the liquidation of the
Partnership.
(c) In the event the Partnership is terminated as a result of an Event of
Withdrawal, the Partnership shall not liquidate if all of the remaining Partners agree, within
6
ninety (90) days following the Event of Withdrawal, to continue the Partnership and its business,
and, if necessary, appoint new General Partners or General Partners.
ARTICLE VII
BOOKS, RECORDS AND ACCOUNTING
7.1 Fiscal and Taxable Year. The fiscal and taxable year of the Partnership shall be
the calendar year.
7.2 Method of Accounting. The General Partner shall keep, or cause to be kept, full
and accurate records of all transactions of the Partnership in accordance with a method of
accounting that is (i) permissible under the Code and (ii) agreed to by the Partners.
7.3 Books and Records. All books and records ofthe Partnership shall, at all times,
be maintained at the principal office of the Partnership or at such other place as shall be
determined by the General Partner.
7.4 Federal Tax Returns. The General Partner shall prepare, or cause to be
prepared, at the expense of the Partnership, a federal information tax return in compliance with
the provisions of the Code, and any required state and local tax returns for the Partnership for
each taxable year of the Partnership.
7.5 Tax Return Information. The General Partner shall cause to be delivered to the
Limited Partner, at the expense of the Limited Partner, such information as shall be necessary for
the preparation by the Limited Partner of its federal, state and local income and other tax returns.
7.6 Tax Matters Partner. The General Partner shall be the Tax Matters Partner of
the Partnership within the meaning of Section 6231 of the Code. All elections required or
permitted to be made by the Partnership under the Code shall be made by the General Partner in
its sole discretion.
ARTICLE VIII
GENERAL
8.1 Other Businesses, Each Partner shall have the right to engage in other businesses
and ventures of any nature, including, without limitation, the ownership, management, improve-
ment and operation of other real estate, and neither the Partnership nor the other Partner shall
have any right in such independent ventures or to the income or profits derived therefrom.
8.2 Notice. All notices, instructions, requests, demands or other communications
7
which are required or permitted to be given hereunder shall be in writing and shall be deemed to
have been duly given when delivered by hand or when deposited in the United States Mail, by
registered or certified mail, return receipt requested, postage prepaid to the addresses set forth in
Article II or at such different address as shall be specified by notice given in the manner
described herein.
8.3 Applicable Law. This Agreement and the obligations of the parties hereunder
shall be interpreted, construed and enforced in accordance with the laws of the Commonwealth
of Virginia.
8.4 Entire Agreement. This Agreement contains the entire agreement among the
parties hereto relative to the operation of the Partnership. No variations, modifications or
changes in this Agreement shall be binding upon a party unless set forth in a document duly
executed by or on behalf of such party.
8.5 Option to PurchaselRight of First Refusal Agreement. The Partnership is
expressly authorized to enter into a Purchase Option and Right of First Refusal Agreement
pursuant to which any residential rental property owned and operated by the Partnership as
housing for low-income families may be sold and transferred to a qualified non-profit
organization for a price equal to the outstanding debt with respect to such property, plus an
amount equal to the taxes resulting from the sale.
8.6 Waiver. No consent or waiver, expressed or implied, by any party hereto of any
breach or default by any other party hereto in the performance of its obligations hereunder shall
be deemed or construed to be a consent or waiver to or of any other breach or default in the
performance by such party of the same or any other obligations of such party hereunder. Failure
on the part of any party to complain of any act or failure to act of another party or to declare
another party in default, irrespective of how long such failure continues, shall not constitute a
waiver by such party of its rights hereunder.
8.7 Severability. If any provision of this Agreement or the application thereof to any
person or circumstance shall be invalid or unenforceable to any extent, the remainder of this
Agreement and the application of such provisions to other persons or circumstances shall not be
affected thereby and shall be enforced to the greatest extent permitted by law.
8.8 Counterparts. This Agreement may be executed in counterparts and as so
8
executed shall constitute one Agreement.
8.9 Captions. Captions and headings contained in this Agreement are inserted only
as a matter of convenience and in no way define, limit, extend or describe the scope of this
Agreement or the intent of any provisions hereof.
8.10 Waiver of Partition. Each Partner hereby irrevocably warves any right to
partition the property of the Partnership.
8.11 Attornev Fees. In the event of any litigation between the Partners arising out of
this Agreement or relating to the Partnership, the prevailing party shall be entitled to recover
from the nonprevailing party its reasonable attorneys fees and costs at the trial and all appellate
levels.
8.12 No Third Partv Beneficiaries. The parties hereto do not intend to benefit any
third party with or from any of the transactions effected or contemplated by this Agreement.
None of the rights or obligations of the parties hereto shall inure, or be construed to inure, to the
benefit of any third party.
IN WITNESS WHEREOF, this Agreement is executed as of the date first set forth
above.
GENERAL PARTNER:
INITIAL LIMITED PARTNER:
Rev. Willie B. Royster
9
TAB B - LP Certificate
1
TAB B - LP Certificate
2
DIVIDER PAGE
TAB B - ORGANIZATIONAL CHART

TAB B - LP Organizational Chart
EPPS SENIOR RESIDENCES
401 Kings Fork Road, Suffolk, Virginia 23434
ORGAN IZATIONAL CHART
Epps Senior Residences 2010, L.P - A

Virginia Limited Partnership
I I
Epps Senior Residences

Epps Senior Residences MMX,
MMX, General Partner-
Limited Partner - 99.999% Equity in
0.001% Equity in Limited
Limited Partnership
Partne;;,rs;,;h;,;.i
p:;;..._~.#
100 Percent of G.P. Equity owned by

GLO Community Development, Inc., a
Local Nonprofit organization
Ownerto be
'I determined
Board Members of General Partner

have no ownership or equity in
General or Limited Partner
Board members of General Partner:
...--~
I
I ~ ~
~------..••--.-------- . . . -
Mr. George
Rev. Daniel Rev. Tom H. Mirmelstein,
Rev. Willie Rev. David
Baltimore, 727 Johnson, Jr., Mr. Thomas
Wood,2525 13195
Royster, 1800 Rocky Bottom Phan,240
Beech Ave., 144 Oak Warwick Blvd,
Mountainside Road, Springs Danbury lane,
Macon, GA Avenue, Pine Bldg 1, Suite F,
Avenue, Grove, VA Atlanta, GA
31204, (478) Mountain, GA Newport
Suffolk, VA 23881, (757) 30327, (404)
7452366 31822, (706) News, VA
23434 377 7335 3235507
6632127 23602, (757)
8746767
1
DIVIDER PAGE
TAB C - SCC EWW^ MMX

TAB C - SCC GP
1
TAB C - SCC GP
2
DIVIDER PAGE
TAB C - SCC EWW^ 2010 LP

TAB C - SCC LP
1
TAB C - SCC LP
2
DIVIDER PAGE
TAB D - PREVIOUS PARTICIPATION AND RESUMES

TAB D - Previous Participation & Resume
Previous Participation Cerfficotion
Development Name: .::.E:::.-p:::.-P:..s

:..Se:..n_io:..r_R--=e.::.s--=id--=e_n--=c-,-e,--s _
Name of Applicant: Epps Senior Residences 201(1, LP
Controlling General Portner: Epps Senior Residences MM~, GP
INSTRUCTIONS:
Thiscertification must be signed by an individual who is, or is authorized to act on behalf of the Controlling General
Portner (if LP)or Managing Member (if LLC) of the Applicant. as designated in the Appficotion. VHDAwill accept
an authorization document. which gives signatory authorization to sign on behalf of tr e principals.
2 Attach a resume for each principal of the general partnership (GP) or limited liability company (LLC) and an
organization chart for the limited partnership (LP)and LLC.
3 A Schedule A is required for each principal of the GP.
4 For each property listed as "non-compliance found," please attach a detailed exolonotion of the nature of the non-
compliance. stating whether or not it has been resolved.
5 The dote of this certification must be no more than 30 days prior to submission of the F pplication.
rei/Ule 1-0 o.sctose ;nfO(r')')otien ct):)ui propt~ri;·::·' .....

.::-:..--:~'i"~;:'i':t~'
~_~,,(;~"(':
f:.' ..T)(""': i() t~;t: (."',;' :); :,:c."~-~,~;;;-:!-':::.-r.;:'"'~'")' '\' !:'(.1:.:;~:::) :"'--':5
representotioru ore grounc15 tor rejec lior: o! u~'. ;r~;,:i!I
..>~.ll;:,:-)n CH)(l CI. :-!":ir:i!ior' u::v l!~' . i rut:.·,::;
j•••• ':1Cl~:';=C ::·~L::..)!~:;.
DEFINITIONS:
For the purpose of this Certification, the following definitions sholl apply:
Development shall mean the proposed multifamily rental housing development identified above.
Participants shall mean the principals who will participate in the ownership of the develop-nent.
Principal shall mean any person (including any individual, joint venture, partnership. limited liability company,
corporation, nonprofit organization. trust. or any other public or private entity) that (i) with respect to the proposed
development. will own or participate in the ownership of the proposed development or (iil with respect to on existing
multifamily rental project. has owned or participated in the ownership of such project, all os more fully described
hereinbelow. The person who is the owner of the proposed development or multifamily rental project is considered a
principal. In determining whether any other person is a principal. the following guidelines shall govern:
1. In the case of a partnership which is a principal (whether os the owner or otherwise). all general partners are also
considered principals, regardless of the percentage interest of the general partner:
2. In the case of a public or private corporation or organization or governmental entity that isa principal (whelher os
the owner or otherwise), principals also include the president, vice president. secretcrv. and treasurer and other
officers who are directly responsible to the board of directors or any equivalent govE·rning body. as well as all
directors or other members of the governing body and any stockholder having a 25~b or more interest:
3, In the case of a limited liability company (LLC)that is a principal (whether as the owner or otherwise). all members
are also considered principals, regardless of the percentage interest of the member:
4. In the case of a trust that is a principal (whether as the owner or otherwise), all oerso-ts having a 25%or more
beneficial ownership interest in the assetsof such trust;
5. In the case of any other person that is a principal (whether as the owner or otherwise). all persons having a 25%or
more ownership interest in such other person ore also considered principals; and
6, Any person that directly or indirectly controls. or has the power to control. a principel shall also be considered a
principal.
1
CERTIFICATIONS:
1hereby certify that all the statements mode by me are true, com~lete and correct to the b ;st of my knowledge and
belief and are mode in good faith, including the data contained In Schedule A and any stctements attached to this
I, I further certify that for the period beginning 10 years prior to the dote of this Certificati on:
0, During any time that any of the participants were principals in any multifamily rental project. no project has been
foreclosed upon, no mortgage has been in default, assigned to the mortgage insurer (governmental or private),
nor has mortgage relief by the mortgagee been given:
b. During any time that any of the participants were principals in any multifamily rental project. there has not been
any breach by the owner of any agreements relating to the construction or rehabilitation, use, operation,
management or disposition of the project;
c. To the best of my knowledge, there are no unresolved findings raised as a result of stoe or federal audits,
management reviews or other governmental investigations concerning any multifami y rental project in which any
of the participants were principals;
d. During any time that any of the participants were principals in any multifamily rental croiect. there has not been a
suspensionor termination of payments under any state or federal assistance contract for the project:
e, None of the participants has been convicted of a felony and is not presently, to my k 10wledge, the subject of a
complaint or indictment charging a felony, A felony is defined as any offense punishoble by imprisonment tor a
term exceeding one year, but does not include any offense classified as a misdemecnor under the lows of a siate
and punishable by imprisonment of two years or less:
f. None of the participants has been suspended, debarred or otherwise restricted by any federal or state
governmental entity from doing businesswith such governmental entity: and
g, None of the participants has defaulted on on Obligation covered by a surety or perfmmance bond and has not
been the subject of a claim under an employee fidelity bond.
2, I further certify that none of the participants is a Virginia Housing Development Authc)rity (VHDA)employee or a
member of the immediate household of any of its employees,
3. I further certify that none of the participants is participating in the ownership of a mutifamily rental housing project
as of this dote on which construction has stopped for a period in excess of 20 days 0' (in the case of a multifamily
rental housing project assisted by any federal or state governmental entity) which hos been substantiatly
completed for more than 90 days but for which requisite documents for closing, such as the final cost certification,
have not been filed with such governmental entity,
4, I further certify that none of the participants has been found by any federal or state Jovernmental entity or court to
be in noncompliance with any applicable civil rights, equal employment opportunity or fair housing lows or
regulations,
5, I further certify that none of the participants was a principal in any multifamily rental project which has been found
by any federal or state governmental entity or court to have failed to comply with St3ction 42 of the Internal
Revenue Code of 1986, as amended, during the period of time in which the porticipont was a principal in such
6, Statements above (if any) to which I cannot certify have been deleted by striking tr rooqh the words. In the case
of any such deletion, I have attached a true and accurate statement to explain thE relevant facts and
circumstances,
Signattfie " Printed Na e
____ 3"'- ..•./""';::-L.1...:./...;()'-- (dole musl be 110 more Ihon 30 days prior to submission ot tilE Application)
Dote
2
Schedule A: List of All Tax Credit Developments for Each Principal to this Certification
Complete the following, using separafe oocets) os needed, for each principal. List all developmer ts that have
received allocations of tax credits under Section 42 of the IRe.
George Mirmelstein Controlling G. P. of Proposed Project? c..N---, _

Y or N
Principal's Name:
Controlling Non-
General Total Total Low compliance
Name 01 Ownership Entity Portner~ Dev Income PlacE,d In 8609(s[Issue FO'Jnd~YIN
and Phone Number iY/N) Units Unils Service Dote Date (ExploinYes)
Development Name/Location
Lebanon Village II Lebanon \I Limited N 24 24 01101'1993
Surry, Virginia Partnership (757)·874-6767
04/19/1993 N
2 Poplar Ridge Apartments Madison Limited N 16 16 0912'112004
Madison, Virginia Portnershtp (757)-874·6767 ° i /II /1995 N
3 Lynnhill Commons \I Second Lynnhill Limiled N 24 24

Suffolk. Virginia Partnership (757)-874-6767 OS/Z·/1998 10/0111998 N
Farrar Square Farrar Squore Limited N 24 24
Keysville, Virginia Partnership
(757)-874-6767 06/0 /1999 11/22/1999 Y (correcled)
5 Chestnut Square Chestnut Squore Limited N 40 40
Newport news, Virginia Partnership (7571-
874-6767 12/99·0I /200C 0711012000 N
6 King Sireet Commons King Streel Commons N 184 184
Hampton, Virginia Limited Partnership
(757)-874-6767 I 1/9E . 12/99 OS/26/2000 N
Ashlond Woods Phose I Hanover Ashland Limiled N 75 75
Ashland, Virginia Partnership
(757)874 6/61 12/( 1/1999 08/0J 12000 N
8 Audubon Village Audubon Village limiled N 160 160
Richmond, Virginia Pcrtnersbip
(7571-874 6767 02/C1·04;0I 09/17/2001 Y (corrected)
9 Delmont Village Richmond, Delmont Village N 94 94
Virginia Associates Limited
Partnership
(757)-874-6767
1'2/) I/2006 12/29/2006 N
10 Landmark Apartments Landmark Limited N 120 120
Chesopeake, Virginia Partnership
(7571-874-6767 04/81 & 05/8' 05/01/1989 N
Ii Landmark Apartments Landmark Limited y 120 120
Chesopeoke. Virginia Partnership
(757)-874-6767 05,01/2007 09111/2007 N
12 Lynnhill Commons I Lynnhill Limited Partnership N 24 24
Suffolk, Virginia (757)-874-6767
10.02/1996 01/28/1997 N
13 Virginia Village Apartments Victory Village Limited N 112 112
Portsmouth. Virginio Partnership
(757)·874-6167 I 2/''1 & 0 I /91 07/22/1998 N
14 Jarratt Villiage Jarratt Limited Parlnership N 24 24
Jarratt. Virginia (757)-8746767
0110]/1992 03/13/1992 N
15 Carriage Run Apartments Carriage Run Limited N 40 40
Emporia, Virginia Partnership
(7571-874-6767
0"/ I 0/ 19'12 06/0 I/ 1992 N
16 Victoria Place Victoria Limiled N 39 39
Victoria, Virginia Partnership
(757)-874-6767
0030/1992 0813111992 N
3
N 24 24
17 Brunswick Commons Brunswick Commons
Lawrenceville. Virginia Limited Partnership
(7571-874-6767 07/31/1992 0911511992 N
Autumnwood Limited N 40 40
18 Autumnwood Heights
Keysville. Virginia Partnership
(757)-874-6767 01/93 & 02/9 0411911993 N
Washington Square N 24 24
19 Washington Square
Aportments Limited Partnership
Emporia. Virginia (757)-874-6767 06/01.2001 11/06/2001 y Icorrecied)
Adams Limited N 168 168

20 Ivy Forms Apartments
(Rahab) Partnership
Newport News. Virginia (757)-874-6767
02/01 !2002 07/17/2002 y [correcleol
Second Hanover Ashland N 75 75

21 Ashlond Woods Phose II
Ashland. Virginio Limited Partnership
(757)-874-6767
1010I /2001 03/13/2002 N
22 Riverview Apartments RV Limited Portnersrup N 88 88

Colonial Heights. Virginia (757)874-6767 I I/O /2002 05120/2003 r,
23 Audubon Village II Second Audubon Village N 54 5<
Henrico County. Virginia Limited Partnership
(757)-874-6767 05/0 /2002 11/19/2002 y (corrected)
24 Washington Square Elderly Washington elderly N 40 40
Apts Emporia. Limited Partnership

Virginia (757)-874-6767 01/01/2003 07/15/2003 N
25 Hilltop South Apartments Limited Partnership N 85 85
Virginia Beach. Virginia (757)-874-6767 11/23/2003 06/01/2004 y (corrected)
26 Seven Oaks Apartment SO Limited Partnership N 202 202
Newport News. Virginia (757)-874-6767 12/C 1/2005 05/05/2006 y (correctec)
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
lIHIC as 'ro or
15t PAGE TOT AL: 1.920 1.920 100% Total Units
4
GEORGE A. MIRMELSTEIN
ST ATEMENT OF EXPERlENCE
George A. Minnelstein is the President of Beacon Construction Company.

Mr. Mirmelstein has been with Beacon since 1981. From 1981-1984, Mr.
Minnelstein was a senior job superintendent for various multi-family housing and
office construction projects. In 1984, he was promoted to General
Superintendent, responsible for oversight of all ongoing construction projects. On
June 1, 1985, Mr. Mirrnelstein became Vice President in Charge of Construction.
He was responsible for job estimating and control, as well as construction
management. Prior to joining the companies in 1981, Mr. Mirmelstein had his
own carpentry firm (Bilbo-Minnelstein, Inc.) that specialized in single and multi-
family, as well as commercial construction. In March of 2001, Mr. Mirmelstein
became President of Beacon Construction Company. Mr. Mirmelstein has a B.S.
Degree in Business Administration from Old Dominion University. He has also
beena member of the VHDA Multi-Family Advisory Board since 2004.
Beacon Construction Company of Newport News, Virginia was formed in

1967 by Marvin I. Mazur, and has since been responsible for the development and
construction of over $230 million worth of multi-family housing and commercial
structures. Beacon expertise is in the area of residential, office, and commercial
development and construction. The development concept adhered to by Mr.
Mirmelstein and Beacon Construction Company is one of teamwork and is
centered on a philosophical commitment to the complete and thorough
development of a project.
Mr. Mirmelstein has extensive experience with State and Federal multi-
family housing programs. He has used a combination of these programs, banks,
Federal tax credits, local government incentives and state funding. to be able to
provide affordable housing units without deep Federal or State subsidized rents.
In order to ensure the finest developments possible, Beacon Construction

Company collaborates with various professional firms for architectural and
engineering work, including Kroskin Design Group, P.c. for architectural design
work and construction inspections; Hoggard-Eure Associates for engineering; and
Herbert & Associates for soils studies.
5
Mirmelstein Projects Page 1
Project Experience
Construction Period
Project #ofl:nits Location Start Finish
Jewish Community Center 100.000 Sq. Ft. Newport News, Va. Oct, 1979 Various
Jersey Park Apartments 80 Smithfield, Va. Oct, 1980 Aug. 1981
Steven Woods Apartments 60 Courtland, Va. Oct, 1981 Apr, 1982
Steven Woods " 24 Courtland, Va. May, 1985 Sep, 1985
Steven Woods 111 36 Courtland, Va. Feb,1988 Jul, 1988
Nansemond Square Aparnnents 128 Suffolk, Va. JuL 1982 Aug. 1983
Bettie S. Davis Apartments (Elderly) 60 Suffolk, Va. Feb, 1983 Sep. 1983
Central Park Professional Center 15.000 Sq. Ft. Newport News, Va. Mar, 1983 Dec. 1983
Woods Edge Apartments 60 Smithfield. Va. Aug,1983 Feb,I984
Seabreeze Aparnnents 28 Cape Charles, Va. Aug,I983 Oct, 1984
North Jefferson Square Apts, 100 Newport News. Va. Sep, 1983 Dec. 1984
Hoffler Apartments 80 Suffolk, Va. Oct, 1983 Dee, 1984
Tall Pines Apartments 104 Newport News. Va. Oct, 1983 Oct. 1984
Surry Village Apartments 48 Surry. Va. May, 1984 Dee, 1984
Surry Village II 24 Surry. Va. May. 1989 Oct, 1989
Surry Village III 8 Surry, Va. Aug, 1992 Dee, 1992
Pine Street Apartments 48 Wakefield, Va. May. 1984 Dee, 1984
Pine Street Village II 16 Wakefield, Va. Mar. 1988 Jul,1988
Brookside Square Apartments 32 Boykins, Va. May, 1985 Oct, 1985
Woodlake Village Apartments 190 Chesterfield, Va, Nov,1985 Sep.1987
Suffolk Tower Apts .. Renovation 9 Suffolk, Va, Dec. 1985 Apr, 1986
Queen Anne's Court 15 Isle of Wright, Va. May. 1986 Nov,1989

Queen Anne's Court Phase Il 45 Isle of Wright, Va. Oct, 1991 Aug. 1994
(Townhomes for sale)
Reese Village Apartments 40 Emporia. Va. JuL 1986 Jan,I987
Windsor Court Apartments 40 Windsor, Va. Aug. 1986 May, 1987
Windsor Court " 24 Windsor. Va. Apr. 1990 Sep, 1990
Page 1 Beacon Project Listing
6
MirmelsteinProjects Page 2
GEORGE A. ~nRMELSTEIN
Project Experience
Construction Period
Project # of Units Location Start finish
Onancock Apartments 40 Onancock, Va. Feb,1987 Oct, 1987
Burnt Ordinary Apartments 40 Toano, Va. Mar, 1987 Nov, 1987
Burnt Ordinary Apartments II 40 Toano, Va. Jan. 1989 Oct. 1989
Burnt Ordinary Village (Elderly) 22 Toano, Va. Sep, 1990 Mar. 1991
Franklin South Apartments 31 Franklin, Va. Jun. 1987 Nov, 1987
Waverly Village 40 Waverly. Va. Feb. 1988 Aug,1988
Waverly (Elderly) 24 Waverly. Va. Feb,I991 Jul,1991
Cricket Hill Apartments 30 Mathews, Va. Sep. 1988 Jul, 1989
Landmark Apartments 120 Chesapeake, Va. Oct. 1988 Jun, 1989
Lebanon Village (Elderly) 24 Surry. Va. Feb. 1989 Oct. 1989
Lebanon Village II (Elderly) 24 Surry, Va. Aug,1992 Feb, 1993
King William Village (Elderly) 32 West Point, Va. Feb, 1989 Dec, 1989
Chuckatuck Square Apartments 42 Suffolk, Va. Jul, 1989 Feb,1990
Rivanna Terrace 48 Charlonesville. Va. Nov. 1989 Aug,1990
Forest Pine Apartments 40 Franklin. Va. Mar, 1990 Nov,1990
Forest Pine Apartments, Phase IV 40 Franklin. Va. Oct, 1993 Sep. 1994
Newport Village 48 Franklin. Va. Apr. 1990 Xov, 1990
• Hunter's Park (Elderly) 40 Tarboro, N.C. Aug. 1990 Apr. 1991
Indian Creek Apartments 20 Kilmamock. Va. Sep, 1990 Apr,1991
Amherst Village (Elderly) 48 Amherst. Va, Jun, 1991 Jan, 1992
Jarran Village 24 Jarratt, Va. Jul,1991 Jan, 1992
Jarratt Village II 20 Jarratt, Va. Mar, 1994 Nov. 1994
Carriage Run Apartments (Elderly) 40 Emporia. Va. Sep, 1991 Apr, 1992
Sign Post Estates 36 Charles City County, Va, Oct, 1991 May, 1992
Victoria Place (Elderly) 39 Victoria. Va. Nov. 1991 Jun. 1992
Bruns wick Apartments (Elderly) 24 Lawrenceville, Va. Dec. 1991 Jul. 1992
Autumn Apartments (Elderly) 40 Keysville. Va. Aug. 1992 Feb. 1993

Accessible Apartments of Newport News
(Section 202) 30 Newport News. Va, Oct. 1992 May, /993
Covenant Place (Section 202) 40 Smithfield. Va. Nov. 1992 Aug, 1993
7
Mirmelstein Projects Page 3
Project Experience
Construction Period
Project # of Units Location Start Finish
Campos tell a Commons 132 Chesapeake. Va. May, 1993 Dec,I993
Ashton Green (Single Family Homes) 42 houses Newport News, Va. Jun. 1993 Feb, 1996
Cross Creek Apartments 19 South Hill. Va. Sep, 1993 Jun. 1994
Popular Ridge Apartments 16 Madison. Va. Dee, 1993 Sep. 1994
Forest Crescent (Single Family Homes) 5 houses Smithfield, Va. May, 1994 Oct, 1995
Holly Court Apartments (Elderly) 40 Kilmarnock, Va. Sep,1994 Ju!. 1995
Armetta M. Lane Apartments 40 Norfolk, Va. Sep. 1994 Jun, 1995
" Woodlake Apartments 266 Durham. N.C. Dec. 1994 Jul. 1996
Belleville Meadows (Rehab.) 122 Suffolk, Va. Feb. 1995 Jan. 1996
" Bradford Place 64 Fuquay-Varina, :--;.c. Jan. 1996 Dee, 1996
Lynnhill Commons
Phase I 24 Suffolk, Va. May. 1996 Oct. 1996
Phase II 24 Suffolk, Va. Nov. 1997 Mar, 1998
" North Forest Apartments 72 Asheboro. N.C. Oct, 1996 Nov. 1997
Victory Village Apartments 112 Portsmouth, Va. Nov,1996 Jan,I998
Wellesley Commons (Elderly) 40 Newport News, Va. Dee, 1996 Dec. 1997
The Meadows (Elderly) 33 Colonial Beach. Va. Jan. 1997 Nov. 1997
Seabreeze Apartments (rehab.) 28 Cape Charles. Va. Dec. 1997 Aug. 1998
Deep Creek Village 62 houses Portsmouth. Va. Jan, 1998 Sept, 2000
South Hampton Roads Apts. 25 Norfolk, Va. Apr. 1998 Feb, 1999
Winters Point 27 West Point. Va. Ju!. 1998 May. 1999
King Street Commons (rehab.) 184 Hampton. Va. Jul, 1998 Mar. 2000
Reedville Manor 26 Northumberland Cty. Va. Oct, 1998 Oct,I999
Farrar Square 24 Keysville, Va. Oct, 1998 Jun,I999
Chestnut Square Apartments 40 Newport News, Va. Dec,I998 Mar, 2000
Ashland Woods Apartments
Phase I 75 Ashland. Va. Jan, 1999 May. 2000
Phase IT 75 Ashland. Va. Aug. 2000 Oct,2001
Page 3 Beaccn Project Listing
8
Mirmeistein Projects Page 4
Project Experience
Construction Period
Project # of Units Location Start Finish
Audubon Village Apartments
Phase I 160 Richmond, Va. Aug, 1999 June, 2001
Phase II 54 Richmond, Va. July, 2001 May, 2002
Ivy Farms Apartment (rehab.) 168 Newport News, Va, Aug. 2000 Feb.,2002
Ashland Gardens 60 Ashland, Va. Apr, 2001 May, 2002
Daffodil Gardens 64 Gloucester. Va. Aug. 2000 l\ov,2001
Washington Square 24 Emporia, Va. Aug. 2000 Sept.,2001
Riverview Apartments 88 Colonial Heights. Va. June. 2000 Jan. 2003
*Washington Square Elderly 40 Emporia, Va. April,2002 May. 2003
Hilltop South Apartments 85 Virginia Beach. Va. Dec. 2002 Dec. 2003
Seven Oaks 202 Newport News, Va. Feb,2004 Dec. 2005
Ebbetts Plaza 90 Virginia Beach, Va. Jan. 2004 May, 2005
Delmont Village 94 Richmond, Va Jan. 2005 Dee, 2006
Fieldcrest Apartment 27 Richmond, Va Oct. 2005 Dec. 2006
Landmark Two Apartmants 120 Chesapeake, Va. Jan. 2006 Jul. 2007
9
Previous Participation Certification
Development Name: ..;;;E.-;.p.-;.ps;..;.S:;..;;e"-.n.;..:io..;...r

;..;.Re.;;..;s;.;..;id;;..;;e.;..;n..;:.ce.;;..;s'-- _
Name of Applicant: Epps Senior Residences 2010, L.P
Controlling General Partner: Epps Senior Residences MMX, GP
INSTRUCTIONS:
Partner (if LP)or Managing Member (if LLC) of the Applicant, as designated in the Application. VHDA will accept an
authorization document, which gives signatory authorization to sign on behalf of the principals.
4 For each property listed as "non-compliance found," please attach a detailed explanation of the nature of the non-
compliance, stating whether or not it has been resolved.
5 The date of this certification must be no more than 30 days prior to submission of the Application.
Failure to disclose information about properties which have been found to be out of compliance or any material mis-
representations are grounds for rejection of an application and prohibition against future applications.
DEFINITIONS:
Forthe purpose of this Certification, the following definitions shall apply:
Participants shall mean the principals who will participate in the ownership of the development.
Principal shall mean any person (including any individual, joint venture, partnership, limited liability company,
corporation, nonprofit organization, trust, or any other public or private entity) that (i) with respect to the proposed
development, will own or participate in the ownership of the proposed development or (ii) with respect to an existing
multifamily rental project, has owned or participated in the ownership of such project, all as more fully described
principal. In determining whether any other person is a principal, the following guidelines shall govern:
1. In the case of a partnership which is a principal (whether as the owner or otherwise), all general partners are also
considered principals, regardless of the percentage interest of the general partner;
2. In the case of a public or private corporation or organization or governmental entity that is a principal (whether as
the owner or otherwise), principals also include the president, vice president, secretary, and treasurer and other
officers who are directly responsible to the board of directors or any equivalent governing body, as well as all
directors or other members of the governing body and any stockholder having a 25% or more interest;
3. In the case of a limited liability company (LLC)that is a principal (whether as the owner or otherwise), all members
are also considered principals, regardless of the percentage interest of the member;
4. In the case of a trust that is a principal (whether as the owner or otherwise), all persons having a 25%or more
5. In the case of any other person that is a principal (whether as the owner or otherwise), all persons having a 25% or
more ownership interest in such other person are also considered principals; and
6. Any person that directly or indirectly controls, or has the power to control, a principal shall also be considered a
principal.
10
CERTIFICATIONS:
I hereby certify that all the statements made by me are true, complete and correct to the best of my knowledge and
belief and are made in good faith, including the data contained in Schedule A and any statements attached to this
1. I further certify that for the period beginning 10years prior to the date of this Certification:
a. During any time that any of the participants were principals in any multifamily rental project. no project has been
foreclosed upon, no mortgage has been in default. assigned to the mortgage insurer (governmental or private), nor
has mortgage relief by the mortgagee been given;
b. During any time that any of the participants were principals in any multifamily rental project, there has not been any
breach by the owner of any agreements relating to the construction or rehabilitation, use, operation, management
or disposition of the project;
c. To the best of my knowledge, there are no unresolved findings raised as a result of state or federal audits,
management reviews or other governmental investigations concerning any multifamily rental project in which any
d. During any time that any of the participants were principals in any multifamily rental project, there has not been a
suspension or termination of payments under any state or federal assistance contract for the project;
e. None of the participants has been convicted of a felony and is not presently, to my knowledge, the subject of a
complaint or indictment charging a felony. A felony is defined as any offense punishable by imprisonment for a
term exceeding one year, but does not include any offense classified as a misdemeanor under the laws of a state
and punishable by imprisonment of two years or less;
governmental entity from doing businesswith such governmental entity; and
g. None of the participants has defaulted on an obligation covered by a surety or performance bond and has not
2. I further certify that none of the participants is a Virginia Housing Development Authority (VHDA) employee or a
member of the immediate household of any of its employees.
3. I further certify that none of the participants is participating in the ownership of a multifamily rental housing project
as of this date on which construction has stopped for a period in excess of 20 days or (in the case of a multifamily
rental housing project assisted by any federal or state governmental entity) which has been substantially completed
for more than 90 days but for which requisite documents for closing, such as the final cost certification, have not
been filed with such governmental entity.
4. I further certify that none of the participants has been found by any federal or state governmental entity or court to
be in noncompliance with any applicable civil rights, equal employment opportunity or fair housing laws or
regulations.
5. I further certify that none of the participants was a principal in any multifamily rental project which has been found
by any federal or state governmental entity or court to have failed to comply with Section 42 of the Internal
Revenue Code of 1986, as amended, during the period of time in which the participant was a principal in such
6. Statements above (if any) to which I cannot certify have been deleted by striking through the words. In the case of
any such deletion, I have attached a true and accurate statement to explain the relevant facts and circumstances.
WARNING: IF THISCERTIFICATIONCONTAINSANY MISREPRESENTATION

OF A MATERIALFACT,THEAUTHORITYMAY REJECT
THEAPPLICATIONFOR LOW-INCOME HOUSING TAX CREDITSAND MAY PROHIBITTHESUBMISSIONBY THEAPPLICANTOF
APPLI ATI NSFORSUCHCREDI IN THEFUTURE. .]
rHol1~ ~'hftr3
Printed Name
~ur~
_~.lL...:.~wr-=·~~..!.-..:~=--=I-'~I--=20~L..l..t..::O=--(date
must be no more than 30 days prior to submissionof the Application)
Date I
Schedule A: List of All Tax Credit Developments for Each Principal to this Certification
11
Complete the following, using separate pa6e(s) as needed, for each principal. Listall developments that have
received allocations of tax ~redits und:.r SJction 42 of the IRe. J
11-\-<Ol1k:S ,Q l+&N Controlling G. P. of Proposed Project? _-;-;-'I-L-:-;-_
Principal's Name: Y'or N
Controlling Non-
General Total Total low compliance
Name of Ownership Entity Partner? Dev. Income Placed in 8609(s) Issue Found? Y/N
Development Name/location and Phone Number (Y/N) Units Units Service Date Date (Explain Yes)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
lIHTC as '70 of
1st PAGE TOTAL: o o #DIV/O! Total Units
12
Thomas M. Phan, CPA
240 Danbury lane, Atlanta, GA 30327
Thomas.phan@comcast.net
(404) 323 5507
Thomas M. Phan, CPA, has had over seventeen years of Accounting experience in Canada and USA and
over thirteen years of experience in real estate, including development, underwriting, asset
management and construction management.
Work Experience
January 2006 to Current: CFO, Southland Community Development Corporation, a non-profit housing
organization affiliated with Macon Urban Ministries, Inc. In charge of all financial reporting, assist in
operation and development of projects in Georgia, North Carolina and Virginia. The projects are mix-
finance, mix-use, and mix-income.
March 2002 to September 2005: Senior Tax Credit Underwriter, Georgia Department of Community
Affairs, Atlanta, Georgia. Underwrite Low Income Housing Tax Credit (LlHTC) applications, assist in
development and annual reviews of Qualified Allocation Plan, policies and procedures for Tax Credit
Department.
February 1998 to February 2002: Director of Development for Columbia Residential, a Real Estate
Developer of Low Income Housing Tax Credit properties. Manage the development and construction
processes for a real estate portfolio of over 1,200 LlHTC units totaling over $100 million, located in
Georgia, Texas, and Virginia.
1992 to 1999: Controller, Westinghouse Property Development Company, an affiliated company of

Westinghouse Electric. In charge of all accounting reporting. Participate in physical assessment,
renovation, and liquidation of a real estate portfolio of over $90 million.
1987 to 1992: Controller, Gibraltar Land, an affiliated company of H.J. Russell Group. In charge of all
financial repporting.
1982 to 1987: Accountant for Heery International, an Engineering firm in Atlanta, Georgia.
1974 to 1982: Accountant for The SNC Group, and Engineering firm in Montreal, Canada.
Education and Professional Certification
Bachelor of Business Administration University of Montreal
Bachelor of Business Administration Georgia State University
Certified Public Accountant, State of Georgia, License # 018479
13
A/fo.-dahlelfr.u.mrgS:ar'..!IIr:T!.'; Development Name: .=E:c:p.c.p=-s

S:..::e:,:.n:.;.::io;,:..r
.:.;.Re"'s:.;.::id:.:;e:.:.;n""ce"'s'-- _
Name of Applicant: Epps Senior Residences 2010, L.P
INSTRUCTIONS:
Partner (if LP)or Managing Member (if LLC) of the Applicant, as designated in the Application, VHDA will accept an
authorization document, which gives signatory authorization to sign on behalf of the principals,
organization chart for the limited partnership (LP)and LLC,
3 A Schedule A is required for each principal of the GP,
representations are grounds for rejection of an application and prohibition against future applications,
DEFINITIONS:
For the purpose of this Certification, the following definitions shall apply:
4. In the case of a trust that is a principal (whether as the owner or otherwise), all persons having a 25% or more
principal.
14
CERTIFICATIONS:
I hereby certify that all the statements made by me are true. complete and correct to the best of my knowledge and
belief and are made in good faith. including the data contained in Schedule A and any statements attached to this
1. I further certify that for the period beginning 10 years prior to the date of this Certification:
foreclosed upon. no mortgage has been in default assigned to the mortgage insurer (governmental or private), nor
has mortgage relief by the mortgagee been given:
b. During any time that any of the participants were principals in any multifamily rental project. there has not been any
breach by the owner of any agreements relating to the construction or rehabilitation. use. operation. management
c. To the best of my knowledge, there are no unresolved findings raised as a result of state or federal audits.
of the porficiponts were principals;
d. During any time that any of the participants were principals in any multifamily rental project. there has not been a
suspension or termination of payments under any state or federal assistance contract for the project:
e. None of the participants has been convicted of a felony and is not presently. to my knowledge. the subject of a
complaint or indictment charging a felony. A felony is defined as any offense punishable by imprisonment for a term
exceeding one year, but does not include any offense classified as a misdemeanor under the laws of a state and
punishable by imprisonment of two years or less;
f. None of the participants has been suspended. debarred or otherwise restricted by any federal or state
governmental entity from doing business with such governmental entity; and
2. I further cerlify that none of the participants is a Virginia Housing Development Authority (VHDA) employee or a
for more than 90 days but for which requisite documents for closing, such as the final cost certification. have not
4. I further certify that none of the participants has been found by ony federal or state governmental entity or court to
be in noncompliance with any applicable civil rights. equal employment opportunity or fair housing laws or
regulations.
Revenue Code of 1986. as amended. during the period of time in which the participant was a principal in such
WARNING: IF THISCERTIFICATION CONTAINS ANY MISREPRESENTATION

OF A MATERIAL FACT, THE AUTHORITYMAY REJECT
THE APPLICATION FOR LOW-INCOME HOUSING TAX CREDITSAND MAY PROHIBITTHE SUBMISSION BY THE APPLICANT OF
APPL~jF~HC .D7'l~E:UTURE. uautd g, vJC()d

Signature Printed Nome
-::- __ '_3~/3_'-1-/_' 0 (dote must be no more than 30 days prior to submission of the Applicalion)
Dale
15
Complete the following, using separate pagers) as needed, for each principal. ListQ]Ldevelopments that have
received allocations of tax credits under Section 42 of the IRC.
R 6\t .. D ny' 5:. D
Principal's Name:
t.u to (!) J) Controlling G. P. of Proposed Project? "'i-r
YrN
Controlling Non-
Development Name/Location and Phone Number (Y/N) Units Units Service Date Date (Explain Yes)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
lIHTC as % of
1sl PAGE TOTAL: o o #DIV/Ol Total Units
16
Resume of Reverend David R. Wood
2525 Beech Avenue, Macon, GA 31201
(478) 745 2366
Rev. David R. Wood is a graduate of the Georgia Institute of Technology with a Bachelor's
Degree in Management in 1997 and a graduate of the Divinity Student at Candler School of
Theology, Emory University in Atlanta, in 2007.
Rev. Wood is the Office Manager and Event Director for Good News TV (GNTV), where he has
been employed since June 1997. GNTV is a television production and broadcast television
ministry of the United Methodist Church, created over thirty years ago. Since its development
as a production house, GNTV has produced videos in forty-eight states and forty countries. Tens
of thousands of video productions have been distributed around the world. GNTV has provided
audio and video support for regional, national and international events. Rev. Wood also
currently serves on the Board of Trustees for Stable Affordable Family Enrichment (SAFE),a
new 501 (c)(3) nonprofit Community Development Entity focusing on mixed-use, mixed-
finance facilities for the elderly and for low and moderate income families.
17
Development Name: -:E~PJ;;.ps=-S:-,e;.;.;n":,,io;.;..r

:::-Re::;,;s:,;.:id;;,.:e:.;.;nc:.ce=.;s'--:-:-:-:---:- _
Name of Applicant: Epps Senior Residences 2010, LP
INSTRUCTIONS:
representations are grounds for rejection of an application and prohibition against future applications,
DEFINITIONS:
Forthe purpose of this Certification, the following definitions shall apply:
Principal shall mean any person (including any individual. joint venture, partnership, limited liability company,
corporation, nonprofit organization, trust. or any other public or private entity) that (i) with respect to the proposed
principal. In determining whether any other person is a principal. the following guidelines shall govern:
the owner or otherwise), principals also include the president, vice president. secretary, and treasurer and other
5, In the case of any other person that is a principal (whether as the owner or otherwise), all persons having a 25%or
6. Any person that directly or indirectly controls, or has the power to control. a principal shall also be considered a
principal.
18
CERTIFICATIONS:
I hereby certify that all the statements made by me are true, complete and correct to the best of my knowledge and
belief and are made in good faith, including the data contained in Schedule A and any statements attached to this
certification.
1. I further certify that for the period beginning 10years prior to the date of this Certification:
a. During any time that any of the participants were principals in any multifamily rental project, no project has been
foreclosed upon, no mortgage has been in default, assigned to the mortgage insurer (governmental or private), nor
b. During any time that any of the participants were principals in any multifamily rental project, there has not been any
breach by the owner of any agreements relating to the construction or rehabilitation, use, operation, management
c. To the best of my knowledge, there are no unresolved findings raised as a result of state or federal audits,
d. During any time that any of the participants were principals in any multifamily rental project, there has not been a
e. None of the participants has been convicted of a felony and is not presently, to my knowledge, the subject of a
complaint or indictment Charging a felony. A felony is defined as any offense punishable by imprisonment for a
term exceeding one year, but does not include any offense classified as a misdemeanor under the laws of a state
and punishable by imprisonment of two years or less;
governmental entity from doing businesswith such governmental entity; and
for more than 90 days but for which requisite documents for closing, such as the final cost certification, have not
regulations.
Revenue Code of 1986,as amended, during the period of time in which the participant was a principal in such
WARNING: IF THISCERTIFICATIONCONTAINSANY MISREPRESENTATION

OF A MATERIALFACT,THEAUTHORITYMAY REJECT
THEAPPLICATIONFOR LOW-INCOME HOUSING TAX CREDITSAND MAY PROHIBITTHESUBMISSIONBY THEAPPLICANTOF
APPLICATIONSFORSUCHCREDITSIN THEFUTURE.
~~, IO~'IL< --rE"'~ c.t.?

Printed Name
B-. -:-bI-. (\ $6"n I
I
2/2 .
•.•.L3+-.--~O~~!;>-.--~....:·
t2 =--..L....:0 (date must be no more than 30 days prior to submissionof the Application)
Date
Schedule A: list of All Tax Credit Developments for Each Principal to this Certification
19
Complete the following, using separate page(s) as needed, for each principal. ListQJLdevelopments that have
received allocations of tax credits under Section 42 of the IRe.
Rev. Thomas H. Johnson Jr. Controlling G. P. of Proposed Project? _Y_~-.,-;--_
Principal's Name: YarN
Controlling Non-
Development Nome/Location and Phone Number (Y/N) Units Units Service Dote Dote (Explain Yes)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
LlHTCas % of
1st PAGE TOTAL: o o #DIV/Ol Total Units
20
Resume of Reverend Thomas Haliburton Johnson, Jr.
144 Oak Avenue, Pine Mountain, GA 31822
(706) 663 2127
Rev. Thomas Haliburton Johnson, Jr. has been a member of the South Georgia Annual
Conference of The United Methodist Church since graduation from The Divinity School at Duke
University where he was President of his senior class. At the Vashti Center in Thomasville
Georgia, a residential center for abused children and youth, he served as Chaplain and Director
of Development with responsibilities for fundraising and the comprehensive development
program. He developed and implemented annual fundraising campaigns, direct donor
solicitation, direct mail, fundraising and foundation solicitation. Following the successful merger
of Vashti with Murphy-Harpst, Rev. Johnson was named Executive Director of Open Door
Community House, in Columbus (Muscogee County) Georgia. As Executive Director, he
developed strategic and board of director training plans, implemented a comprehensive
community social service program that targeted minority children, youth, seniors, transitional
housing, and daycare in addition to developing, funding, and constructing a new 32,000 square
foot community center for downtown Columbus. He was responsible for developing and
supervising the capital campaign for the new facility which had as a goal $3.2 million dollars.
The campaign raised $3.8 million dollars including grants from The Kresge Foundation, the John
S. and James L. Knight Foundation, The John Bulow Campbell Foundation, The W.I.H. and
Lula E. Pitts Foundation, Synovus Foundation, AFLAC Foundation, Jinks Foundation, Bradley-
Turner Foundation as well as private commercial and individual major donors. In addition, while
at Open Door, Rev. Johnson developed a case management program and received a multi-year
HUD grant to implement this program with homeless women, almost all of whom were members
of a minority group, in each homeless shelter in Muscogee County. Following his tenure at Open
Door, he served as a Development Officer for Magnolia Manor, a United Methodist ministry to
the elderly in South Georgia. At Magnolia Manor, he successfully developed grant applications
for the John Bulow Campbell Foundation, consulted with Hinton Rural Life Center in
Hayesville, NC, Methodist Home for Children and Youth in Macon, Georgia, as well as the Boys
and Girls Club of Columbus. He has served as Executive Director of the Bayou Interfaith
Sponsoring Committee in Thibodaux, Louisiana which was both multicultural and multiracial in
outreach. As part of a team/group, he successfully obtained grants from the Charles Stewart Mott
Foundation, The NeedMor Foundation, The Catholic Campaign for Human Development, and
the Entergy Foundation. Appointed to the Southeastern United Methodist Agency for
Rehabilitation at Lake Junaluska, North Carolina, Rev. Johnson was the first Development
Officer in the organization's history. In his first year, he assisted in developing more than $12
million dollars in funding for a 100-unit elderly, affordable, rental project using Federal Home
Loan Bank Affordable Housing Program, Low Income Housing Tax Credits, and Department of
21
Housing and Urban Development Section 202 program. He currently serves as the volunteer
President of the Board of Trustees of Southland Community Development Corporation, a
501(c)(3) nonprofit and State of Georgia Community Housing Development Organization
(CHDO) focusing on economic development for low income and difficult-to-develop
communities, and also as President of the Board of Trustees of Stable Affordable Family
Enrichment, (SAFE), a new 501(c)(3) nonprofit Community Development Entity (CDE)
focusing on mixed-use, mixed-finance facilities across the nation.
22
Development Name: -::Ec:.ppc.;s:....;So,::ec:..:n;.::io.:...r

R:..:.;e::.;:s;.::ido,::e.:...cn.::.ce::.;:s'-:-:--:---:- _
Name of Applicant: Epps Senior Residences 2010, LP
INSTRUCTIONS:
4 For each property listed as "non-compliance found:' please attach a detailed explanation of the nature of the non-
DEFINITIONS:
the owner or otherwise), prlncipols also include the president, vice president, secretary, and treasurer and other
5. In the case of any other person that is a principal (whether as the owner or otherwise), all persons having a 25%or
principal.
23
CERTIFICATIONS:
belief and are made in good faith. including the data contained in Schedule A and any statements attached to this
foreclosed upon. no mortgage has been in default, assigned to the mortgage insurer (governmental or private), nor
b. During any time that any of the porticipcnts were principals in any multifamily rental project. there has not been any
breach by the owner of any agreements relating to the construction or rehabilitation. use. operation. management
c. To the best of my knowledge. there are no unresolved findings raised as a result of state or federal audits,
d. During any time that any of the participants were principals in any multifamily rental project. there has not been a
e. None of the porticlponts has been convicted of a felony and is not presently, to my knowledge. the subject of a
complaint or indictment charging a felony. A felony is defined as any offense punishable by imprisonment for a term
exceeding one year, but does not include any offense classified as a misdemeanor under the laws of a state and
punishable by imprisonment of two years or less;
governmental entity from doing business with such governmental entity; and
g. None of the partiCipants has defaulted on an obligation covered by a surety or performance bond and has not
for more than 90 days but for which requisite documents for closing, such as the final cost certification. have not
regulations.
5. I further certify that none of the porficipcnts was a principol in any multifamily rental project which has been found
Revenue Code of 1986, as amended, during the period of time in which the participant was a principal in such
any such deletion, I have attached a true and accurate statement to explain Ihe relevant facts and circumstances.
WARNING: IF THIS CERTIFICATION CONTAINS ANY MISREPRESENTATIONOF A MATERIAL FACT. THE AUTHORITY MAY REJECT
APPL;~
/,
10; FOR SU~
I),
CR.EDy%IN TH FUTURE.
I~
/,111
THE APPLICATION FOR LOW-INCOME HOUSING TAX CREDITSAND MAY PROHIBIT THE SUBMISSION BY THE APPLICANT OF
;J j} .
!/J/ lIE 0 /<'{)[Jfr~
Si Printed Name
If)
Date
24
Complete the following, using separate page(s) as needed, for each principal. ListQ!Ldevelopments that have
received allocations of tax credits under Section 42 of the IRC.
('\.f\J, UdlllJ:E s . P,.l)'ig,~ Conlrolling G. P.of Proposed Project? --d- Y-;--;---
Principal's Name: >( or N
Controlling Non-
Development Name/Location and Phone Number (Y/N) Units Units Service Date Date (Explain Yes)
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LlHIC as /0 01
1st PAGE TOTAL: o o #DIV/OI Tolal Unils
25
---''''.'''0: The Biography of Pastor Willie B. Royster
Pastor Willie Royster, a native of POlismouth, Virginia, initially believed that his assignment
in the city of Suffolk, Virginia was one that was due his company downsizing and relocating his
job assigmnent. However, the very hand of God strategically placed Pastor Royster and his wife
in the area to complete HIS assignment. With a deep yearning to "do ministry", he began to see
a need to evangelize the city in areas that others had forsaken. In 1994, an effort to reach men,
women, and children and offer them Jesus Christ served as the foundation for GLO - Greater
Love Outreach, Inc. After knocking on doors, ministering to strangers and counseling those in
need. God enabled Pastor Royster to reach 100 souls inside of nine months by holding Bible
study classes. With this continued outreach to communities, God led him to establish a church in
the City of Suffolk expanding Pastor Royster's vision to reach people and teach them to
transform the lives of others who are without hope. His goal was to teach people how to
overcome and live a prosperous in Christ. This victory for the body of Christ led to the inception
of Love Christian Center in 1995.
Educated in the Portsmouth Public School system, Pastor Royster studied with the Evans-
Smith Leaders Institute and The School of Theology at Virginia Union University and received a
certificate in religious studies. Pastor Royster began to serve people as a counselor with the
Christian Broadcasting Network from 1983-1985. Here, he was able to help others at the very
point of their needs.
As Pastor Royster's ministry continued, the desire to reach more people became his drive.
While serving as a minister in his home church, Pastor Royster found himself questioning the
state of his ministry. It was easy to just sit in a beautiful church and wait for his turn to preach,
,.'
26
but this was not enough. God lead Pastor Royster to go on the outside and evangelize souls for
the kingdom of heaven.
With prayer and the support of his wife, Pastor Royster accepted an early retirement option
from his job and began to evangelize the community that he once worked. A picnic in a local
community apartment complex was blessed with the favor of God. From that effort, Bible study
classes began and those souls were the first members of his church. Offering food and clothing
to the needy allowed the City of Suffolk and his home City Portsmouth to see that Pastor
Royster's vision was not just a passing event, but a dedicated service. To show appreciation for
his community service, the City of Portsmouth extended a proclamation to Pastor Royster in
honor of his service to the City of Suffolk and congratulated his efforts to help all mankind.
Pastor Royster has developed partnerships with other ministries that have aided in the
stabilization of his own ministry. This type of support has earned him the respect of his
colleagues in the clergy and the community. Today, Pastor Royster serves on the Board of
Directors for Partnership for a Healthy Community, Inc. formed in cooperation with Obici
Hospital. In addition, he also serves on the Board of Directors for Project Exposure Ministries in
Decatur, Georgia. This organization's mission is to expose "at-risk" children to the better things
in life.
In addition, Pastor Royster is also the President of GLO Community Development, Inc. He
founded this 501 (c) 3 organization with a vision to establish affordable housing for seniors,
single mothers, and low-income families alike. He has a heart for mature adults who have served
God and their communities. It is Pastor Royster's desire to see that the church world will show
the aging population true appreciation and make their lives more comfortable.
27
..--- Pastor and Lady Royster have found that their purpose is to evangelize and compel others to
know Christ in a committed, love-relationship. It is with great dedication and service that they
have given of their total selves to show love to a dying world beginning with their community in
the City of Suffolk.
28
Pastor Page 1 of 1
http://www.lovechristiancenter.org/pastor.html 3/3/2010
29
Development Name: ...:;E",pr::.p:..:s

S:..:e:::.n::.::io::..r.:..:.Re::::s::,:.:id::,::e:::.n:.:::c""es:::....,., _
Name of Applicant: Epps Senior Residences 2010. loP
Controlling General Partner: Erps Senior Residences MMX. GP
INSTRUCTIONS:
Partner (if LP) or Managing Member (if LLC) of the Applicant. as designated in the Application. VHDA will accept an
authorization document. which gives signatory authorization to sign on behalf of the principals.
2 Attach a resume for each principal of the general partnership (GPj or limited liability company (LLC) and an
organization chart for the limited partnership (LP) and LLC.
DEFINITIONS:
Principal shall mean any person (including any individual. joint venture, partnership, limited liability company,
corporation. nonprofit organization, trust. or any other public or private entity) that (i) with respect to the proposed
development. will own or participate in the ownership of the proposed development or (ii) with respect to an existing
multifamily rental project. has owned or participated in the ownership of such project. all as more fully described
principal. In determining whether any other person is a principal, the following guidelines sha!1govern:
1. In the case of a partnership which is a principal (whether as the owner or otherwise). all general partners ore also
3. In the case of a limited liability company (LLC) that is a principal (whether as the owner or otherwise). all members
beneficial ownership interest in the assets of such trust;
6. Any person that directly or indirectly controls, or has the power to control. a principal Shall also be considered a
principal.
30
CERTIFICATIONS:
belief and are made in good faith. including Ihe data contained in Schedule A and any statements attached to this
o. During any time that any of the participants were principals in any multifamily rental project, no project hos been
foreclosed upon. no mortgage has been in default. assigned to the mortgage insurer (governmental or private). nor
has mortgage relief by ihe mortgagee been given;
b. During any time that any of the participants were principals in any multifamily rental project. there has not been any
breach by the owner of any agreements relating to the construction or rehabilitation. use, operation. management
c. To the best of my knowledge. there are no unresolved findings raised as a result of state or federal oudiis.
d. During any time that any of the participants were principals in any multifamily rental project. there hos not been a
suspension or termination of paymenls under any stote or federal assistance contract for the project
e. None of the participants has been convicted of a felony and is not presently. to my knowledge, the subjecl of a
complaint or indictment charging a felony. A felony is defined as any offense punishable by imprisonment for a
term exceeding one year. but does not include any offense classified as a misdemeanor under the laws of a state
and punishable by imprisonment of two years or less:
governmental entily fram doing business with such governmental en1ity: and
g. None of the participants has defaulted on on obligation covered by a surely or performance bond and has not
2. I further certify that none of the participants is a Virginia Housing Development Authorily (VHDA) employee ot a
3. I further certify that none of the participants is participating in the ownership of a multitamily rental housing project
rental housing project assisted by any federal or state governmental enfily) which has been substantially compleled
for more than 90 days but for which requisite documents for closing. such as the final cost certification. have not
been filed with such governmehtal enlily.
4. I further certify that none of the parficipants has been found by any federal or state governmental entity or court to
be in noncompliance with any applicable civil rights. equal employment opportunity or fair housing laws or
regulations.
5. I further certify that none of the participants was a principal in any mullifomily rental project which has been found
by any federal or state governmental entily or court to have failed to comply with Section 42 of Ihe Internal
Revenue Code of 1986. os amended. during the period of time in which the participant was a principal in such
6. Statements above (if any) to which I cannot certify have been dele1ed by slriking through the words. In the case of
any such deletion. I have allached a true and accurate statement to explain the relevant faels and circumstances.
WARNING: IF THISCERTIFICATIONCONTAINS ANY MISREPRESENTATION

OF A MATERIALFACT.THEAUTHORITYMAY REJECT
THE APPLICATIONFOR LOW-INCOME HOUSING TAX CREDITSAND MAY PROHIBITTHESUBMISSIONBY THEAPPLICANTOF
APP ATONS ~PR~
r-H~REDITS I THE FUTURE.
Printed Name
J -j - If}
Dote
31
Complete the following, using separate page{s) as needed, for each principal. list all developments thai have
received allor~"""s of tax credits under SJction 42 of the IRC. V
Bev Daniel Baltimore ControliingG. p. of Proposed Projecl?_....".,b'=.-:-_
Principal's Name: Y or N
ContrOlling Non-
General Total Totol Low compliance
Nome of Ownership Entity Portnea Dev. Income Placed in 8609{s) Issue Found? Y/N
Development Name/Location and Phone Number (YfN) Units Units Service Date Date (Explain Yes)
1
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LlHI\... as 70 of
1st PAGE TOTAL: o o #DIV/O! Tolal Units
_----_._---_ ..._------ ---

. ------_ _-_._
•.. _._-_._-_ __
.. ........•.•
32
Dr. Daniel L. Baltimore
Dr. Daniel L. Baltimore is the Pastor of the Mt. Nebo Baptist Church in Surry, Va. He is a
graduate of the Medical College of Virginia, School of Physical Therapy, in Richmond, VA.
He was aformer Commander in the United States Navy.
Pastor Baltimore serves on many boards, some of which are: President of the Board of
Directors of Surry Area Free Clinic, Member of the Crater District Disabilities Services
Board., Member of the Citizens Advisory Board for the Elberon Heights Redevelopment
Project,· President of Hope Christian Alternative, an Outreach Ministry of the Mt. Nebo
Baptist Church, serving the needs of the community through alternative education, health
objectives, affordable housing and interpersonal relationships,· President of Surry
Community Development and Housing Corporation; Past-Moderator of the Lebanon
Virginia Baptist Association and Allied Bodies; Past Director of the Mt. Nebo Extension of
the Eastern Theological Seminary of Lynchburg, VA,·President of the local
Interdenominational Ministers' Conference,· a life member of the NAACP; and serves as
Board Member and Chairman of Membership ofCA.B. Outreach Ministries, Inc., a
missions ministry in Nigeria and Zimbabwe, Africa and parts of mountainous rural
Southern Philippines.
Honors and awards include an Honorary Doctorate of Humane Letters, L.HD., from the
Eastern Theological Seminary of Lynchburg, Virginia, man of the year of Surry County and
the President's Award presented by CA.B. Outreach Ministries, Inc.
33
DIVIDER PAGE
TAB E - NONPROFIT QUESTIONAIRE AND NONPROFIT CORPORATE

DOCUMENTS
TAB E - Nonprofit Questionnaire & Corporate Documents
Nonprofit Questionnaire
Part II, 13VACIO-180-60, of the Qualified Allocation Plan (the "Plan") of the Virginia Housing Development
Authority (the "Authority") for the allocation of federal low income housing tax credits ("Credits") available under §42
of the Internal Revenue Code, as amended (the "Code") establishes certain requirements for receiving Credits from the
Nonprofit Pool established under the Plan and assigning points for participation of a nonprofit organization in the
development of qualified low-income housing.
Answers to the following questions will be used by the Authority in its evaluation of whether or not an
applicant meets such requirements (attach additional sheets as necessary to complete each question).
1. General Information.
a. Name of development: Epps Senior Residences
b. Name of owner/applicant: Epps Senior Residences 2010, L.P.
c. Name of Nonprofit entity: GLO Community Development Incorporated
d. Address of principal place of business of Nonprofit entity: 143 South Saratogo Street, Suffolk, VA
23434
Indicate funding sources and amount used to pay for office space: Space is donated by local church;
Love Christian Center
e. Tax exempt status: [8J 501(c)(3) o 501(c)(4) o 501(a)

f. Date of legal formation of Nonprofit: 6/25/2002 (must be prior to application deadline);
evidenced by the following documentation: Documentation from Virginia State Corporation Commission
g. Date oflRS 501(c)(3) or 50 1(c)(4) determination letter: _F_e_b_ru~ary,--1l-,-,_2_00_4 _

(must be prior to application deadline and copy must be attached).
h. Describe exempt purposes (must include the fostering oflow-income housing in its articles of incorporation):
"A community development corporation which shall partner with local, state, and federal agencies and
private corporate entities in the development oflow and moderate income housing, for-rent and home
ownership, and elder housing to those in need ... "
1. Expected life (in years) of Nonprofit: Perpetual
j. Explain the anticipated future activities of the Nonprofit over the next five years:
Development of low-income housing in the Suffolk area using mixed-finance with sources being LIHTC,
HUD Section 202 Capital Advance, and Federal Home Loan Bank Affordable Housing Program, as well as
other sources appropriate for low-income housing as may be appropriate.
1/10 Page 1 of 8
1
TAB E - Nonprofit
NONPROFIT QUESTIONNAIRE,
Questionnaire & Corporate Documents
continued
k. How many full time, paid staff members does the Nonprofit and, if applicable, any other nonprofit
organization(s) ("Related Nonprofit(s)") of which the Nonprofit is a subsidiary or to which the Nonprofit is
otherwise related (by shared directors, staff, etc.) have? 0 (staffis volunteer) How many part time,
paid staff members? 0 Describe the duties of all staff members:
To pursue opportunities to produce affordable housing to low income persons including the elderly, other
services that are needed by low income persons including supplying food, transportation, educational
opportunities, as well as performing research, meet with local officials, fundraising, and clerical activities
to further the organization's exempt purposes.
I. Does the Nonprofit share staff with any other entity besides a Related Nonprofit described above?
DYes IZI No If yes, explain in detail:
m. How many volunteers does the Nonprofit and, if applicable, any Related Nonprofit have? Forty (40)
n. What are the sources and manner of funding of the Nonprofit? (You must disclose all financial and! or
the arrangements with any individual(s) or for profit entity, including anyone or any entity related,
directly, indirectly, to the Owner of the Development
Contributions from local community, office space, equipment and supplies donated by local church.
Labor provided by experienced volunteers.
o. List all directors of the Nonprofit, their occupations, their length of service on the board, and their
residential addresses: All directors of the Nonprofit serve three year terms, rotating basis,
Pastor Willie B. Royster, President, Pastor, 1800 Mountainside Ave Suffolk, VA 23434,6 yrs; Shirley
Royster, Treasurer; Church Clerk, 1800 Mountainside Avenue Suffolk, VA 23434, 6 yrs; Annie
Stanback, Secretary, Part-time Tax Preparer, 1636 Holland Road Suffolk, VA 23434, 1 yr; Pastor Daniel
Baltimore, Board Member, Pastor, 727 Rocky Bottom Road, Spring Grove, VA 23881, 6 yrs; Dr.Ellen N.
Fleming, Board Member, College Professor, 4121 Oxford View Court, Decatur, GA 30034, 6 yrs;
Sharonda Adger, Board Member, Receptionist, 106 Greenfield Crescent, Suffolk, VA 23434,5 yrs;
Tim Williams, Board Member, Laborer, 314 Jackson Street Suffolk, VA 23434, 5 yrs
2. Nonprofit Formation.
a. Explain in detail the genesis of the formation of the Nonprofit: Need, demand in local area,
Encouragement of local officials to help solve affordable housing needs in Suffolk, VA
b. Is the Nonprofit, or has it ever been, affiliated with or controlled by a for profit entity or local housing
authority? DYes IZI No If yes, explain in detail:
c. Has any for profit organization or local housing authority (including the Owner of the Development, joint
venture partner, or any individual or entity directly or indirectly related to such Owner) appointed any
directors to the governing board of the Nonprofit? DYes IZI No If yes, explain:
1/10 Page 2 of 8
2
TAB E - Nonprofit
continued
d. Does any for-profit organization or local housing authority have the right to make such appointments?
D Yes ~ No If yes, explain:
e. Does any for profit organization or local housing authority have any other affiliation with the Nonprofit or
have any other relationship with the Nonprofit in which it exercises or has the right to exercise any other
type of control? D Yes ~ No, If yes, explain:
f. Was the Nonprofit formed by any individual(s) or for profit entity for the principal purpose of being
included in the Nonprofit Pool or receiving points for nonprofit participation under the Plan?
DYes ~No
g. Explain in detail the past experience of the Nonprofit including, if applicable, the past experience of any
other Related Nonprofit of which the Nonprofit is a subsidiary or to which the Nonprofit is otherwise
related (by shared directors, staff, etc.): Assisted local food banks and food programS for the elderly,
assisted in developing temporary housing for homeless elderly individuals/families, after-school programs
for local at-risk youth and GEDlhigh school equivalency for adults including seniors, elderly transport
program for activities of daily living; AARP employment programs for seniors.
h. If you included in your answer to the previous question information concerning any Related Nonprofit,
describe the date oflegal formation thereof, the date ofIRS 501(c)(3) or 50 1(c)(4) status, its expected
life, its charitable purposes and its relationship to the Nonprofit. GLO Community Development
Incorporated is not a subsidiary of any other non-profit or for-profit entity.
3. Nonprofit Involvement
a. Is the Nonprofit assured of owning an interest in the Development (either directly or through a wholly
owned subsidiary) throughout the Compliance Period (as defined in §42(i)(l) of the Code)?
~Yes DNo
(i) Will the Nonprofit own at least 10% of the general partnership/owning entity? ~ Yes D No
(ii) Will the Nonprofit own 100% of the general partnership interest/owning entity? ~ Yes D No
If no to either 3a.i or 3a.ii above, specifically describe the Nonprofit's ownership interest:
b. (i) Will the Nonprofit be the managing member or managing general partner? D Yes ~ No
If yes, where in the partnership/operating agreement is this provision specifically referenced? The Nonprofit
will be the 100% owner of the General Partner, Epps Senior Residences MMX, G.P.
(ii) Will the Nonprofit be the managing member or own more than 50% of the general partnership interest?
~Yes DNo
c. Will the Nonprofit have the option or right of first refusal to purchase the proposed development at the
end of the compliance period for a price not to exceed the outstanding debt and exit taxes of the
for-profit entity? ~ Yes D No If yes, where in the partnership/operating agreement is this provision
specifically referenced?
Section 8.5
~ Recordable agreement attached to the Tax Credit Application as TAB V
1/10 Page 3 of 8
3
TAB E - Nonprofit
continued
d. Is the Nonprofit materially participating (regular, continuous, and substantial participation) in the
construction or rehabilitation and operation or management of the proposed Development? [8] Yes D No If yes,
(i) Describe the nature and extent of the Nonprofit's proposed involvement in the construction or
rehabilitation of the Development: The Nonprofit is the sole owner of the General Partner of the
Limited Partnership responsible for construction, operation and management of the Development.
The Nonprofit will materially participate through appointment of the GP Board of Directors
(ii) Describe the nature and extent of the Nonprofit's involvement in the operation or management of the
Development throughout the Extended Use Period (the entire time period of occupancy restrictions of
the low-income units in the Development): The Nonprofit is the sole owner of the General
Partner responsible for operation and management of the Development and will materially and
substantially participate in the construction, operation and management of the Development.
(iii) Will the Nonprofit invest in its overall interaction with the development more than 500 hours annually
to this venture? [8]Yes D No If yes,
subdivide the annual hours by activity and staff responsible and explain in detail:
Property Management - 208 hours, Personnel- 52 hours, Asset Management - 208 hours, VHDA
Inspectin -48 hours, HUD inspection- 48 hours, HUDNHDA Reporting - 208 hours totaling 772 hours
e. Explain how the idea for the proposed development was conceived. For example, was it in response to a
need identified by a local neighborhood group? local government? board member? housing needs study?
Third party consultant? other? GLO Community Development was formed in response to the acute
Need for low income housing - since Suffolk city has become one of the fastest growing communities in
Virginia. This need was identified by members of Love Christian Center Church, other local neighborhood
Groups, and especially by the City of Suffolk as documented in their Comprehensive Plan. The site was
Formerly owned by the Epps family, a member of Love Christian Center Church, who has agreed to sell their
property for the specific purpose of creating a low income elderly community.
f. List all general partners/managing members of the Owner of the Development (one must be the Nonprofit) and
the relative percentages of their interests:
General Partner: Epps Senior Residences MMX, G.P., sole general partner, one hundred percent (100%)
owned by the Nonprofit, 0.001 % ownership of Development as General Partner
g. If this is ajoint venture, (i.e. the Nonprofit is not the sole general partner/managing member), explain the
nature and extent ofthe joint venture partner's involvement in the construction or rehabilitation and
operation or management of the proposed development.
Not applicable.
h. Is a for profit entity providing development services (excluding architectural, engineering, legal, and
accounting services) to the proposed development? DYes [8] No If yes, (i) explain the nature and extent
of the consultant's involvement in the construction or rehabilitation and operation or management
of the proposed development.
(ii) explain how this relationship was established. For example, did the Nonprofit solicit proposals from
several for-profits? Did the for-profit contact the Nonprofit and offer the services?
1/10 Page 4 of 8
4
NONPROFIT QUESTIONNAIRE, continued
i. Will the Nonprofit or the Owner (as identified in the application) pay a joint venture partner or consultant
fee for providing development services? ~ Yes 0 No If yes, explain the amount and source of the
funds for such payments. The Owner, Epps Senior Residences 2010, L.P will receive the Developer's
Fee. Of this amount, the Owner will pay 13.5% to GLO Community Development Inc. (a 50 1(c)(3) Nonprofit)
And 86.5% to Affordable Family Enrichment (a 501 (c)(3) Non Profit) for providing consulting development
Services.
j. Will any portion of the developer's fee which the Nonprofit expects to collect from its participation in the of
development be used to pay any consultant fee or any other fee to a third party entity or joint venture
partner? Yes x~No If yes, explain in detail the amount and timing of such payments.
GLO Community Development Inc., the Nonprofit, will not pay any consultant fee or any other fee to a third
Party entity or joint venture
k. Will the joint venture partner or for-profit consultant be compensated (receive income) in any other manner,
such as builder's profit, architectural and engineering fees, or cash flow? 0 Yes IZ;]No If yes, explain:
There are no joint venture partners or for-profit consultants.
I. Will any member of the board of directors, officer, or staff member of the Nonprofit participate in the development
and/or operation of the proposed development in any for-profit capacity? 0 Yes ~ No
If yes, explain: No member ofthe Board of Directors, officer or staff of the Nonprofit is compensated
in any form.
m. Disclose any business or personal (including family) relationships that any of the staff members, directors or
other principals involved in the formation or operation of the Nonprofit have, either directly or indirectly,
with any persons or entities involved or to be involved in the Development on a for-profit basis
including, but not limited to the Owner of the Development, any of its for-profit general partners,
employees, limited partners or any other parties directly or indirectly related to such Owner:
None.
n. Is the Nonprofit involving any local, community based nonprofit organizations in the development, role and
operation, or provision of services for the development? ~ Yes 0 No If yes, explain in detail,
including the compensation for the other nonprofits: Please see letters of support from other local
nonprofits for this development - no compensation by the Nonprofit or the development is being provided
in exchange for this support. Other community-based nonprofits will only be involved in service provision
to residents for which no payment will be made by the Nonprofit GP owner or the Development.
4. Virginia and Community Activity.
a. Has the Virginia State Corporation Commission authorized the Nonprofit to do business in Virginia?
~Yes ONo
b. Defme the Nonprofit's geographic target area or population to be served: The Hampton Roads area of
Virginia is the geographic target area, and the population to be served is low-income seniors, families and
individuals.
1/10 Page50fS
5
TAB E - Nonprofit
continued
c. Does the Nonprofit or, if applicable, Related Nonprofit have experience serving the community where the
proposed development is located (including advocacy, organizing, development, management, or
facilitation, but not limited to housing initiatives)? I:8JYes 0 No If yes, or no, explain nature, extent
and duration of any service: Since formation, the Nonprofit has been involved locally in areas
not limited to housing advocacy including transportation, food provision and educational activities for low-
income seniors, adults and families.
d. Does the Nonprofit's by laws or board resolutions provide a formal process for low income, program
beneficiaries to advise the Nonprofit on design, location of sites, development and management of affordable
housing? I:8JYes 0 No If yes, explain:
The Nonprofit has resolutions to provide a formal process for low-income program beneficiaries to advise
the Nonprofit through open community meetings, correspondence and invitation to assist in all facets of this
Development and other programs the Nonprofit sponsors or participates in providing.
e. Has the Virginia Department of Agriculture and Consumer Services (Division of Consumer Affairs)
authorized the Nonprofit to solicit contributions/donations in the target community? I:8JYes 0 No
f Does the Nonprofit have demonstrated support (preferably financial) from established organizations,
institutions, businesses and individuals in the target community? I:8JYes ONo If yes, explain:
Please see attached letters of support.
g. Has the Nonprofit conducted any meetings with neighborhood, civic, or community groups and/or tenant
associations to discuss the proposed development and solicit input? I:8JYes 0 No If yes, describe the
meeting dates, meeting locations, number of attendees and general discussion points:
Multiple local meetings have been held dating back over the previous three years - Please see attached
Photos and descriptions of meetings from the HUD202 Capital Advance application in support of this
Project.
h. Are at least 33% of the members of the board of directors representatives of the community
being served? I:8JYes 0 No If yes, (i) low-income residents of the community? I:8JYes 0 No
(ii) elected representatives of low-income neighborhood organizations? I:8JYes 0 No
1. Are no more than 33% of the members of the board of directors representatives of the public sector (i.e. public
officials or employees or those appointed to the board by public officials)? I:8JYes 0 No
j. Does the board of directors hold regular meetings which are well attended and accessible to the target
community? I:8JYes 0 No If yes, explain the meeting schedule: Quarterly and as-called in the
local area.
k. Has the Nonprofit received a Community Housing Development Organization (CRDO) designation, as defined
by the U. S. Department of Housing and Urban Development's HOME regulations, from the state or a local
participating jurisdiction? 0 Yes I:8JNo
1110 Page 6 of 8
6
TAB E - Nonprofit
continued
1. Has the Nonprofit been awarded state or local funds for the purpose of supporting overhead and operating
expenses? Yes I:8J No If yes, explain in detail: A HUD Section 202 Capital Advance
application is PENDING which would provide Project-Based Rental Assistance to sixteen (16) units
within the development plus assistance with construction funding for seventeen (17) units.
m. Has the Nonprofit been formally designated by the local government as the principal community-based
nonprofit housing development organization for the selected target area? 0 Yes I:8JNo If yes, explain:
The local government has not made any such designation for any organization.
n. Has the Nonprofit ever applied for Low Income Housing Tax Credits for a development in which it acted as a
joint venture partner with a for-profit entity? 0 Yes I:8JNo If yes, note each such application including:
the development name and location, the date of application, the Nonprofit's role and ownership status in the
development, the name and principals of the joint venture partners, the name and principals of the general
contractor, the name and principals of the management entity, the result of the application, and the current
status of the development(s).
o. Has the Nonprofit ever applied for Low Income Housing Tax Credits for a development in which it acted as
the sole general partner/managing member? 0 Yes I:8J No If yes, note each such development including
the name and location, the date of the application, the result of the application, and the current status of the
development(s).
p. To the best of your knowledge, has this development, or a similar development on the same site, ever
received tax credits before? 0 Yes I:8JNo If yes, explain:
q. Has the Nonprofit been an owner or applicant for a development that has received a reservation in a previous
application round from the Virginia Housing Partnership or the VHDA Housing Funds?
DYes I:8JNo If yes, explain:
r. Has the Nonprofit completed a community needs assessment that is no more than three years old and that,
at a minimum, identifies all of the defined target area's housing needs and resources? 0 Yes I:8JNo
If yes, explain the need identified: The Nonprofit is relying on the City's Comprehensive
Plan for this purpose which has an extensive section regarding the housing needs and resources of our
area.
NONPROFIT QUESTIONNAIRE, continued

1/10 Page 7 of 8
7
s. Has the Nonprofit completed a community plan that (1) outlines a comprehensive strategy for addressing
identified community housing needs, (2) offers a detailed work plan and timeline for implementing
the strategy, and (3) documents that the needs assessment and comprehensive strategy were developed
with the maximum possible input from the target community? 0 Yes I3J No
If yes, explain the plan:
5. Attachments. Documentation of any of the above need not be submitted unless requested by VHDA
The undersigned Owner and Nonprofit hereby each certify that, to the best of its knowledge, all of the
foregoing information is complete and accurate. Furthermore, each certifies that no attempt has been or will be made
to circumvent the requirements for nonprofit participation contained in the Plan or Section 42 of the Internal Revenue
Code.
:3~if .~/U
~----~------ Epps Senior Residences, L.P.; Owner/Applicant
7J~I5¥ By: Rev. Willie B. Royster
Its: Chairperson of the General Partner

Epps Senior Residences MMX, G.P .
.3 .-If -/ () GLO Community Development, Inc.

501(c)(3) Nonprofit
By: Rev. Willie B. Royster

Board President
1/10 Page 8 of 8
8
DIVIDER PAGE
TAB F - ARCHITECT'S CERTIFICATION

TAB F - Architect's Certification
DIVIDER PAGE
TAB H - PHA NOTIFICATION

TAB H - PHA Notification
PHA or Section 8 Notification Letter
(This Form Must Be Included With Application)
Date: February 4, 2010
TO: Suffolk Redevelopment Housing Authority

530 E. Pinner Street
Suffolk, Virginia 23434
Attention: Ms. Clarissa E. McAdoo
RE: PROPOSED AFFORDABLE HOUSING DEVELOPMENT
Name of Development: Epps Senior Residences

Name of Owner: Epps Senior Residences 2010, L.P
I would 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
Development 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 8 waiting
list. Units are expected to be completed and available for occupancy
beginning January 1, 2012
The following is a brief description of the proposed development:
Development Address (should correspond to 1.A.2 on page 1 of the Application):

401 Kings Fork Road, Suffolk, VA 23434
Proposed Improvements: (Should correspond with I.B & 0 and IILA of the application)
D New Construction: 60 # Units 1 # Buildings 57,742 Total Gross Floor Area

o Adaptive Reuse:
-----
# Units
--
# Buildings
--------
Total Gross Floor Area
o Rehabilitation: -----
# Units # Buildings
--------
Total Gross Floor Area
Proposed Rents (should correspond with VII.C of the Application):
o Efficiencies: $ --------- 1 month

o 1 Bedroom Units: $ 429/512 1 month 40%/50% AMI
o 2 Bedroom Units: $ 616 1 month 50% AMI
o 3 Bedroom Units: $ 1 month
o 4 Bedroom Units: $ 1 month
1
PHA or SEC 8 Notification Letter, continued
Other Descriptive Information:
The design includes sixteen (16) HUD Section 202 apartment units which are
affordable to seniors whose incomes are 50% or less of Area Median Income and will
have Project-Based Rental Assistance. In addition, six (6) one-bedroom with one
bathroom units will be restricted to rent and income eligibility of elderly persons with
incomes of forty-percent (40%) of Area Median Income. There will also be fifteen (15)
one-bedroom with one-bath units with rents at 50% of AMI and restricted to elderly
persons with incomes of sixty percent (60%) of Area Median Income. Finally, twenty-
two (22) two-bedroom with two bathroom units are planned which will have rents
affordable to seniors whose incomes are 50% of Area Median Income, with maximum
income eligibility for residence of incomes at 60% of Area Median Income. A one-
bedroom with one-bathroom unit is also designated as a Manager’s Unit from which rent
will not be collected. In addition, there will be community spaces housed in a single
multi-story building.
This is an exciting project in that it combines multiple funding sources to leverage
non-HUD and non-federal sources to add additional amenities and design features.
The building exterior will be traditional in design but with elements that reflect the
surrounding setting. This will be accomplished using durable materials such as brick or
cultured stone, cementitious siding, and composite wood trim in a three-story building
with multiple accessible elevators. The massing of the building has been kept simple
and repetitive for economy. The single building provides the maximum economy of
scale by minimizing foundation and roofing costs while maintaining the cost
effectiveness of wood frame construction.
All units will be accessible per the Fair Housing Act and will be fully visitable
including an accessible route from the parking and common areas. The single building
design ensures Resident security (and comfort in inclement weather) by providing
secured hallways and stairwells. Elevator access is provided to all levels. Multiple
stories also allow for vertical integration of the community spaces efficiently. The
disbursement of community space provides a variety of opportunities for resident
interaction without forcing congregation in a single area. The community spaces shared
by all units include a lobby, offices, multipurpose room, fitness center, computer room,
part time beauty salon/barber shop, library, wellness center with office, and a gardening
center. As this is a mixed-finance project, individual washers and dryers are planned for
each unit paid for with non-HUD and non-federal funds. Additional entries to the
building are provided for tenants and all will be secured with perimeter fence and
controlled entry(s). On the grounds a gazebo will be provided and an equipped picnic
and BBQ area as well as economical outdoor recreation areas such as shuffleboard,
horseshoes and bocce ball. An additional community resource will be the community
gardens where planting beds raised to varying heights will allow easy access for all our
senior Residents including those who may be persons with mobility impairment.
Walking paths will connect each site amenity and be completely accessible. Each unit
PHA or SEe 8 Notification Letter, continued
Other Descriptive Information:
The design includes sixteen (16) one-bedroom with one bathroom HUD Section 202
apartment units which are affordable to seniors whose incomes are 50% or less of Area
Median Income. In addition, six (6) one-bedroom with one bathroom units will be
restricted to rent and income eligibility of elderly persons with incomes of forty-percent
(40%) of Area Median Income. There will also be twelve (12) one-bedroom with one-
bath units restricted to rent and income eligibility of elderly persons with incomes of fifty
percent (50%) of Area Median Income. Finally, nineteen (19) two-bedroom with one-
and-a-half bathroom tax-credit-funded units are planned which are affordable to seniors
whose incomes are 50% of Area Median Income, with maximum income eligibility for
residence of incomes at 50% of Area Median Income. A two-bedroom with one-and-a-
half bathroom unit is also designated as a Manager's Unit from which rent will not be
collected. In addition, there will be community spaces housed in a single multi-story
building.
This is an exciting project in that it combines multiple funding sources to leverage
non-HUD and non-federal sources to add additional amenities and design features.
The building exterior will be traditional in design but with elements that reflect the
surrounding setting. This will be accomplished using durable materials such as brick or
cultured stone, cementitious siding, and composite wood trim in a three-story building
with multiple accessible elevators. The massing of the building has been kept simple
and repetitive for economy. The single building provides the maximum economy of
scale by minimizing foundation and roofing costs while maintaining the cost
All units will be accessible per the Fair Housing Act and will be fully visitable
including an accessible route from the parking and common areas. The single building
design ensures Resident security (and comfort in inclement weather) by providing
secured hallways and stairwells. Elevator access is provided to all levels. Multiple
stories also allow for vertical integration of the community spaces efficiently. The
disbursement of community space provides a variety of opportunities for resident
interaction without forcing congregation in a single area. The community spaces shared
by all units include a lobby, offices, multipurpose room, fitness center, computer room,
part time beauty salon/barber shop, library, wellness center with office, and a gardening
center. As this is a mixed-finance project, individual washers and dryers are planned for
each unit paid for with non-HUD and non-federal funds. Additional entries to the
building are provided for tenants and all will be secured with perimeter fence and
controlled entry(s). On the grounds a gazebo will be provided and an equipped picnic
and BBQ area as well as economical outdoor recreation areas such as shuffleboard,
horseshoes and bocce ball. An additional community resource will be the community
gardens where planting beds raised to varying heights will allow easy access for all our
senior Residents including those who may be persons with mobility impairment.
Walking paths will connect each site amenity and be completely accessible. Each unit
3
'.
will contain a living/dining area, kitchen, coat storage closet, bathroom, bedroom, and
large clothes closet. Hallway space within the unit is kept to the absolute minimum to
maximize usable space, and long uninterrupted wall spaces are provided to maximize
furniture placement. All doors into rooms will be 3' 0" wide. Closet doors will be
oversized to allow accessibility to any Resident. All doors, fixtures and fittings will have
lever handles for ease of use. Grab bars will be provided both at the toilet and at the
tub or roll-in shower. Blocking will be provided for additional grab bars that might be
needed as a resident ages in place. All fixtures and appliances will have the required
clearances to allow ease of use for the mobility impaired. In addition to having the Fair
Housing, Elderly and Universal Design features in all the units, 10% of the units will be
fully accessible for the mobility impaired, meeting all HUD and Section 504 standards,
and all units are convertible to these standards with a minimum of man-hours and cost.
All units will be equipped for the hearing and/or visually impaired including upgraded
emergency notification devices. All units will be constructed using the most current
energy efficient techniques including R-30 ceiling insulation, R-13 wall insulation,
windows with thermally broken frames and insulated glass, insulated exterior doors, and
a full caulking/sealing package. The appliances including the water heater will be
"Energy Star" labeled, and if cost-possible, on-demand heat pump water heaters will be
used for each unit to reduce utility costs. Heating and cooling will be with an individual
high efficiency heat pump, with fully insulated duct runs to all spaces. Ventilation will be
provided through gable end louvers, soffit vents, and ridge vents. Parking will be
provided at 1.5 spaces per unit.
We will appreciate your assistance in identifying qualified tenants. If you have

any. questions about the proposed development, please call me at (xxx) xxx-xxxx.
Please acknowledge receipt of this letter by signing below and returning it to me.
Sincerely yours,
IJ/Jklt/iu
Rev. Willie B. Royster, Chairman
GLO Community Development
To be completed by the Local H019 Authority or See 8 Administrator:
Seen and Acknowledged By: l ~

JI f ,;,. r ,,, A.4 c.A- ~
Printed Name: Ms. Clarissa E. McAdoo
Title: Executive Director
Phone: (757) 539-2100
Date: February 4,2010
4
~~~-------------------------------

DIVIDER PAGE
TAB H ‐ EXISTING SECTION 8
TAB H - EXISTING SECTION 8 CONTRACT
EXISTING SECTION 8 PARTICIPATION CERTIFICATION
February 26, 2010
Jim Chandler
Ric' mono. Virginia 23220
VHDA Tracking Number: 20 1O-C-43

Development Nome: Epps Senior Residences
Development Jurisdiction: Suffolk City
Nome of Owner /Aoplicont: cpps Senior Residences2010 lP
Oeor IilL Chaneller:
Pleose see the attached cooperative agreement between the Suffolk Redevelopment
and Housing Authority and the Epps Senior Residences 2010 L.P. for the sale purpose of
communicating the intent to enter into a Housing Assistance Program Contract to
provide housing assistance to individuals who possess a Housing Choice Voucher ond
\vho meet age and income restricted eligibility for rental housing assistance qovemeo
by the regulations of the Housing Choice Voucher Program,
Thiscooperative agreement sholl provide to the fullest extent possible, evidence of the
intent to enter into a housing assistance contract with Epps Senior Residences subject
to the following: all approvals that are required by the Department of Housing and
Urbon Development are obtained, satisfactory completion of the construction of the
Epps Senior Residences and the issuance of a Certificate of Occupancy permit from
the Citv of Suffolk for the Epps Senior Residences.
It is the oolnion of the Suffolk Redeveiooment

l 1......, and Housina Authoritv~ that tl ,e Eoos
~ "
Senior Residences upon completion, wi!! be on essential housing option tor the Citv's
senior citizens who are age and income eligib!e for housing assistance thro gh t !e
Housing Choice Program.
/ )
C~LCY7 -z-
Clarissa . McAdoo, PHM
Executive Director
Suffolk Redevelopment and Housing Authority
1
COOPERATIVE AGREEMENT BETWEEN THE EPPS SENIOR RESIDENCES 2010 L.P. AND THE
SUFfOLK REDEVelOPMENT AND HOUSING AUTHORITY FOR THE INTENT TO ENTER INTO
HOUSING ASSISTANCE PAYMENT CONTRACT
ThrsAgreement is mode and entered into this 26th day of February, 2010, by and
between EPPS SENIOR RESIDENCES 2010, L.P. and SUFFOLK REDEVELOPMENT HOUSING
AUTHORITY.
1. PURPOSE, Ihe purpose of this Agreement is to bind and require EPPS SENIOR
RESIDENCES 2010, LP. CEpps/) toenter into a HOUSING ASSISTANCE PAYMENT CONTRACT
CHAP Contract") with SUFFOLK REDEVELOPMENT HOUSING AUTHORITY CSRHA") for the
purposes of providtng safe, decent and affordable housing for persons age fifty-five (55)
and older.
2. HOUSING SUFFICIENCY. SRHA may determine, at its sole discretion, whether or not
the proposed project is suitable for a HAP Contract. The Epps housing project 1sproposed
as 60 units (including a manager's unit) of new construction of one- and two-bedroom
oge- and income-restricted rental housing units for persons age fifty-five (55) or older.
~t FINANCING. The Epps housing project is proposed to beflnonced by a combination

of HUD Section 202 Capital Advance, Low Income Housing Tax Credits CLlHTC") oworded
by the Virgir:ia Housing Development Authority ("VHDA"), and other sources as rnov be
identifJed and opproprlotetor affordable senior housing.
4. PROJECT-BASED RENTAl.. ASSISTANCE. If oworced a HUD Section 202 Capital

Aovonce. the Epps housing project wi!! receive a Prolect-Bosed Rentol Assistance contract
for seventeen (17) units which wlll be used exclusively for age- and income-qualifted
persons on the SRHAwaiTing list who do not currently possess Tenant-Based Rental
Assistonce.
5. TENANT-BASED RENTAL ASSISTANCE. Age- and income-qualified persons on the

SRHl, waiting list may possess, or be awarded in the future, Section 8 Tenant-Based Rental
Assistonce vouchers, which Epps will occepttor rental payments.
6. PR10R1TY. The Epps housing project will provide, on a priority basis, units TO those
'persons who are oge- and income-qualified on the vv'oiting list maintained by SRHA
7. DURATIQN. This Binding Agreement shell continue until either: (1) Epps isfunded,
constructed. funded and inspected by SRHAfor the purposes of entering into a HAP
Contract and SRHA at its sale discretion, determines whether Epps meets the requirements
established to enter into such a HAP contract or (2) VHDA does not fund Epps req est for
LlHTC. In the event that VHDA does not select Epps for award of LlHTC within the 2010
2
Binding Agreement to Enter Into Housing Assistance Payment Contract

Epps Senior Residences 2010, LP,
Page,2 of 2
application veor. this agreement shof terminate.
8. GENERAL. Nothing in this agreement sholl be construed as authority tor either party
to make commitments 'vvhichbind the other beyond the scope of services
aforementioned.
IN WHNESS WHEREOF, the parties hereby hove executed this Agreement on the day
and year first above wrltten,
Rev. Willie B.. Royster,eh rperson DATE

EppsSenior Residences MMX
As Genera! Partner of
Epps Senior Residences 201 0, L.P.
LQ~-~.Uc;..;.4~ Z-2t-f--- /0
Ms. Clarissa E McAdoo, Executive Director DATE

Suffolk Redevelopment Housing Authority
3
DIVIDER PAGE
TAB I - CEO SUPPORT LETTER

TAB I - CEO Support Letter
\
CITY OF SUFFOLK
P. O. BOX 1858, SUFFOLK, VIRGINIA 23439 PHONE: (757) 514-4012
CITY MANAGER
February 16, 2010
Jim Chandler
VHDA Tracking Number: 2010·C-43

Development Name: ERRS Senior Residence
Name of Owner/Applicant: ERRS Senior Residences 2010 L.P.
Dear Mr. Chandler,
The construction or rehabilitation of the above-named development and the allocation of

federal housing tax credits available under IRe Section 42 for said development will help to
meet the housing needs and priorities of the City of Suffolk. Accordingly, the City of Suffolk
supports the allocation of federal housing tax credits requested by Epps Senior Residences
2010 L.P. for this development.
Respectfu lIy,
~G(::#~
City Manager
1
DIVIDER PAGE
TAB K - SITE CONTROL DOCUMENTS

TAB K - Site Control
Offer to Lease
TO: PBN Properties, Incorporated (the "Landlord")
Vergil L. Daughtery, III; Director
29 Thomas Coke Drive
Waynesville, NC 28785-5911
Epps Senior Residences 2010, L.P. (the "Tenant") hereby offers to lease from the Landlord the
4.2 acres of property known municipally as 401 Kings Fork Road, Suffolk, Virginia (the
"Premises") and whose legal description is included as Attachment A, subject to the following
terms and conditions:
1. Term. The term of the lease (the "Term") shall be FIFTY YEARS commencing on July 1,
2010 (the "Commencement Date").
2. Rental. The annual rental ("Rent") for the Term shall be ONE HUNDRED DOLLARS
($100.00) PER YEAR payable in annual installments on the first business day of each year or
part thereof, commencing on the Commencement Date. The Tenant shall also pay all costs
associated with its activities on the Premises, including, but not limited to, realty taxes,
business taxes, heating, water, fire insurance, public liability insurance, maintenance and
snow removal costs, including all repairs to the Building or Buildings, it being understood
that the Rent is carefree and net to the Landlord.
3. Right to Purchase. Tenant shall have the right to purchase the Premises following any Low
Income Housing Tax Credit compliance period for the payment of ONE DOLLAR ($1.00).
4. Deposit. No Deposit is required.
5. Formal Lease. A formal lease shall be drawn up by the Landlord and executed by both
parties forthwith, subject to the Tenant's solicitor's reasonable approval. The lease shall
incorporate all of the provisions of this Offer to Lease, including the Right to Purchase.
6. Use. The Premises shall be used for the provision of affordable senior housing and any other
uses ancillary thereto. The Landlord warrants that such use shall be lawful for the Premises
under current zoning and legal regulations, but that all costs, without limitation, in the
provision of such use are the sole responsibility of the Tenant.
7. Occupancy. The Tenant shall be given vacant possession to the Premises on or before the
Commencement Date. The Landlord acknowledges that as of the Commencement Date there
will be no existing leases, options to lease, rights of renewal or any other leasehold interest in
the property.
8. Alterations to Premises. The Tenant shall be permitted to make such alterations or

renovations to the Premises as it so chooses, provided that all plans for such work shall
require the consent of such municipalities or organizations as required. The Tenant's Work
shall in all instances be in accordance with all municipal building codes, by-laws and other
governmental authorities.
Page 1 of3
1
OFFER TO LEASE
March 8, 2010
9. Compliance with Municipal Requirements. The Landlord warrants that the premises may
be used for Use as stated above in accordance with all the requirements of all the relevant
governmental authorities having jurisdiction.
10. Signage. The Tenant shall have the right to erect and exhibit such signs and sign structures as
it deems necessary, identifying the Tenant and the Tenant's business activities, on the
Premises, at the Tenant's own expense, subject to existing municipal by-laws and
requirements.
11. Assignment and Subletting. The Tenant shall have the right to assign or sublet its interest
in all or part of the Premises or the lease at any time or times without the prior written
approval of the Landlord.
12. Severability. If any paragraph ofthis Offer or any portion thereof is determined to be
unenforceable or invalid by the decision of any regulatory authority or court of competent
jurisdiction, which determination is not appealed or appealable, for any reason whatsoever,
such unenforceability or invalidity shall not invalidate the whole Offer, but the Offer shall be
construed as if it did not contain the particular provision held to be invalid and the rights and
obligations of the parties shall be construed and enforced accordingly.
13. Entire Agreement. It is understood and agreed that the terms and conditions contained
herein constitute the entire agreement between the parties hereto and there are no covenants,
representations, warranties or agreements whether express or implied except as expressly set
out herein.
14. Binding Agreement. The parties agree that upon acceptance of this Offer by the Landlord
this agreement shall constitute a binding agreement between the parties hereto.
15. Irrevocability. This Offer shall be irrevocable until 5:00 p.m., December 31, 2010, after
which time, if not accepted, this Offer shall be null and void.
Page 2 of3
2
OFFER TO LEASE
March 8,2010
Date: MARCH 8, 2010
3-8-2010
TENANT DATE
Rev. Willie B. Royster; President
EPPS SENIOR RESIDENCES MMX, G.P. as General Partner
OfEPPS SENIOR RESIDENCES 2010, 1.P.
-e=>:
LANDLORD
Vergil1. Daughtery, III;
Director
DATE:
PBN PROPERTIES, INC.
3
Attachment A
4
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PBN PROPERTIES, INC.
UBI Number 602812005

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DIVIDER PAGE
TAB K - TAX ASSESSMENT

Real Estate Taxes - Office of the Treasurer - City of Suffolk, Virginia Page 1 of 1
TAB K - Tax Documentation
REAL ESTATE TAX.ES
Real Estate taxes are due in two installments:

December 5th and June 5th of each year. "t
The Real Estate Tax rates are currently as follows:
City Wide Tax Rate: $.91 per $100 of assessed value.
Route 17 Taxing District: $1.17 per $100 of assessed value.
Downtown Business District: $1.035 per $100 of assessed value.
(Rates effective through June 30th, 2010)

For more information, please call (757) 514-4275.
PAY REAL ESTATE TAXES ON-LINE'
REAL ESTATE TAX INQUIRY
Copyright © 2000-2007 [ gj;y of Suffolk, Virginia] All rights reserved. [ Web Site Policy]
[ If you have any Web related issues, suggestions, comments or concerns, e-mail the Webmaster ]
[ For additional information about the Treasurer, e-rnall your request(s) to: CityTreasurerCcilcity.suffolk.va.us ]
http://www.suffolk.va.us/trsr/re.html 1 2116/2010
Show Details of Real Estate Account Page 1 of2
City of Suffolk, Real Estate Assessments
Account No.: 250754000 Property Address: 401 KINGS FORK RD
Subdivision: CENTRAL SUFFOLK Lot/Acre: 11.93 Acre(s)
Legal Desc. 1: NORFLEET,RT 634,EPPS Legal Desc. 2: JORDON
Legal Desc. 3:
Plat Book: Page:
Cabinet: Drawer:
Map No.: 25*18A Class Code: 0002
Tax Rate: $0.9100 per $100 of assessed value. Tax Relief:
Owner Name: PBN PROPERTIES INC
Mailing Address: 900 DUPONT ST, BELLINGHAM, WA 98225
Sales History
Sale Date Price Deed Book Doc. Num.
May 13, 2008 $205,000 000068870
November 2, 2004 $275,000 040021323
Assessed Values
FY 09/10 FY 08/09
Land: $197,000 $197,000
Building: $142,100 $142,100
Land Use: $0 $0
Total Assessed Value: $339,100 $339,100
http://www.suffolk.va.us/realestate/servlet/real. 2
Show_Details _ 3?account=250754000 2116/2010
Structure Details
Use: single family residence Style: one story
Square Feet: 1,822 Year Built: 1960
Bedrooms: 3 Bathrooms: 1.5
Roof Type: flat Roof Cover: composition shingle
Exterior: wood siding Floor Cover: wood
Type of Heat: radiant Fireplace 1:
Fireplace 2:
Supplement
Code: Months:
Land Amount: 0 Building Amount: 0
Comments:
176,825
http://www.suffolk.va.us/realestate/servletlreal. 3
Show_Details _ 3?account=2507 54000 211612010
DIVIDER PAGE
TAB M - ZONING DOCUMENTS

TAB M - Zoning
EPPS SENIOR RESIDENCES, SUFFOLK, VIRGINIA
LlHTC Application 2010 - TAB M
List of documentation for Zoning:
1- Zoning Certification (VHDA Format) executed Feb 16, 2010
2- Letter From City of Suffolk dated January 13, 2010 confirming extension of Conditional Use Permit
until January 30, 2011
3- Suffolk City Council Agenda January 6, 2010
End of list.
1
TAB M - Zoning
CITY OF SUFFOLK
441 MARKET STREET. POST OFFICE BOX 1858, SUFFOLK, VIRGINIA 23439·t858
PHONE; (757) 514-4150 FAX: (757) 514-4199
DEP,\RTMEN'r OF
i';,ANNrNG & COMMUNITY DINELOPMENT
TO: Virginia Housing Devylopmem Authorlty

601 South Belvidere Srreet
Attention: Jim Chandler
RE: ZONING cERTlrrclnoN

,
Name of Development:
I
Name of Owner/Applj1cant: Epps Senior Residences 2010, L.P,
Name of Seller/Currer t Owner: PBN Properties Corp,
The above- referenced Owner/ Applicant has asked thisoffice to completethis form letter regarding
the zoning of the proposed DevF10pmcnt (more fulJy described below), This certification is rendered solely
»: the purpose ofconfi~rr:mg Plr~er zoning for the siteof~e Development. It is understood ,~t this letter
wIll be used by the VlrglmaHopsmg Development Authon~ solely for the purpose of'detennining whether
the Development qualifies for points available under VHDA's Qualified Allocation Plan for housing tax
credits. I
DEVELOPMENT DESCRItION'
Development Address: 401. Ki gs Fork Road, Suffolk, VA ~3434
Legal Description:
ALL that certain lot; piece or parcel of land, wtthimprovements thereon and appurtenances thereto
belonging, lyingand being in C~uckutuck Borough in the City of Suffolk, Virginia, Virginia and known
as ELIZABETII W. EPPS, T~ lVlAP25 PARCEL 31. W.B. 23, PG. 398; 0.B.141 PG. 14ll.ud
ELIZABETH W;EPPS TAX MAf 25 PARCEL 18A, W.B. 23 PO, 390; D,B, 141 PGd4; PLAT LN'D.B,
242 PG. 25, consisting of 1l,83~acres, more or less, ~ltlc1t said~Jat entitled "Plat Showiu~ Resubd~vis~O.D "
of'Propertles owned by Elizabeth W. Epps and Bllllie M. Jordan, Chuckatuck Borough, Suffolk; Virgiuia
wbich said plat is dated June 23, 1997, made by Courmey & Assoctates, P.C, Surveyors, Engineers,
Planners, a copy of which ts re9aroed in the Clerk's Ofiice o'i'thcClrcuit Court of the CIty of Suffolk,
Virginialli Plat Cabinet 2, Slide 52E, to which plat reference is hereby made for a 'more particnlar
description of said property.
Proposed -Improvements:
[81 New Construction; 60 # Units _1__ # Buildings 57,742 Total Gross Floor Area
o Adaptive Reuse: # Units # Buildings Total Gross Floor Area
o Rehabilitation: II
# Units _ .._.__ # Buildings ____ Total Gross Floor Area
__ _-_ _ ..
.". .... .. __
,. .,,"' ... ..
, _--
----------------------+------------------------------------------------
2
--------------------------------------------------------------------------------- ---
TAB M - Zoning
ZONING CERTIFICATION, Page Two
Current Zoning: RU- Residential Urban allowing a density of 10.9 units per acre, and the
following other applicable conditions:
1. The proposed age-restricted multi-family development shall limit residency in the facility to individuals age
62 or older. An annual report shan be submitted at the first ofthe year to the Department of Neighborhood
Development Services (NDS) listing the residents' names, ages, and any additional information deemed essential
by the,City of Suffolk to verify age requirements. Additionally, the City of Suffolk shall have the right to review
the facility's records to verify the correctness and/or accuracy of such annual report.
2. The applicant shall submit and obtain approval of a.site plan that meets applicable Unified Development
Ordinance requirements including the provisions for left and right turn lanes. The site plan shall generally
conform to the preliminary site plan entitled "Epps Senior Residences" prepared by Art-Ray Corp., dated May
J 0, 2005, and the architectural elevations dated February 21.2005.
3. Existing vegetation shall be preserved around the perimeter of the development to comply with Section 31-
603, Landscaping Requirements, of the Unified Development Ordinance which requires screening of adjoining
incongruent residential districts.
4. The applicant shall provide interior space programmed specifically for therapeutic and recreational
activities. A handicapped accessible all-weather surface walking trail (concrete, asphalt, or synthetic cushioned
track) 'shall be provided around the perimeter of each building and connected with sidewalks between tile two
storm water BMPs. Benches shall be provided at the entrances to exterior doors and along the walking trail. A
gazebo or shelter shall be provided within a picnic area,
5. The property owner shall prepare and submit a plat to vacate and/or relocate the existing 20-foot permanent
drainage easement and provide half of the ultimate right-of-way width along Kings Fork Road (20-foot right-of-
way dedication).
6. Approval of this Conditional Use Permit in no way authorizes Phase 2 construction of this development A
new Conditional Use Permit shall be required.
Other Descriptive Information: (Should correspond with information in the application)

The design includes sixteen (16) one-bedroom with one bathroomHUD Section 202 apartment units which are
affordable to seniors whose incomes are 50% or less of Area Median Income. In addition, six (6) one-bedroom with
one bathroom units will be restricted to rent and income eligibility of elderly persons with incomes of forty-percent
(40%) of Area Median Income. There will also be twelve (12) one-bedroom with one-bath units restricted to rent
and income eligibility of elderly persons withincomes of fifty percent (50%) of Area Median Income. Finally,
nineteen (19) two-bedroom with one-and-a-half bathroom tax-credit-funded units are planned which are affordable
to seniors ;'"hose incomes are 50% of Area Median Income, with maximum income eligibility for residence of
incomes at 50% of Area Median Income. A two-bedroom with one-and-a-half bathroom unit is also designated as a
Manager's Unit from which rent will not be collected. In addition, there will be community spaces housed in a
single multi-story building.
This is an exciting project in that it combines multiple funding sources to leverage non-HUD and non-federal
sources to addadditional amenities and design features. The building exterior will be traditional in design but with
elements that reflect the surrounding setting. This will be accomplished using durable materials such as brick or
cultured stone, cemennrious siding, and composite wood trim in a three-story building with multiple accessible
elevators. '~rhemassing of the building has been kept simple and repetitive for economy, The single building
provides the maximum economy of scale by 'minimizing foundation and roofing costs while maintaining the cost
All units will be accessible per the Fair Housing Act and will be fully visitable including an accessible route
from the parking and common areas. The single building design ensures Resident security (and comfort in
inclement weather) by providing secured hallways and stairwells. Elevator access is provided to all levels. Multiple
stories also allow for vertical integration of the community spaces efficiently. The disbursement of community
space pro'0des a variety of opportunities for resident interaction without forcing congregation in a single area. The
community spaces shared by all units include a lobby, offices, multipurpose room, fitness center, computer room,
part time beauty salon/barber shop, library, wellness center with office, and a gardening center. As this is a mixed-
finance project, individual washers and dryers arc planned for each unit paid for with non-HUD and non-federal
funds. Additional entries LO the building are provided for tenants and all will be secured with perimeter fence and
controlled entryts). On the grounds a gazebo will be provided and an equipped picnic and BBQ area as well as
economical outdoor recreation areas such as shuffleboard, horseshoes and bocce ban. An additional community
3
TAB M - Zoning
resource win be the community gardens where planting beds raised to varying heights will allow easy access for all
our senior Residents including those who may be persons with mobility impairment. Walking paths will connect
each site amenity and be completely accessible. Each unit wilt contain a living/dining area, kitchen, coal storage
closet, bathroom, bedroom, and large clothes closet. Hallway space within the unit is kept to the absolute minimum
to maximize usable space, and long uninterrupted wall spaces are provided to. maximize furniture placement. All
doors into rooms will be 3' 0" wide. Closet doors will be oversized to allow accessibility to any Resident. All
doors, fixtures and fittings will have lever handles for ease of use. Grab bars will be provided both at the toilet and
at the tub or roll-in shower. Blocking will be provided for additional grab bars that might be needed as a resident
ages in place. All fixtures and appliances will have the required clearances to allow ease of use for the mobility
impaired . .In addition to having the Fair Housing, Elderly and Universal Design features in all the units, 10% of the
units will be fully accessible for the mobility impaired, meeting all HUD and Section 504 standards, and all units are
convertible to these standards with a minimum of man-hours and cost. All units will be equipped for the hearing
and/or visually impaired including upgraded emergency notification devices. All units will be constructed using the
most current energy efficient techniques including R-30 ceiling insulation, R-13 wall insulation, windows with
thermally broken frames and insulated glass, insulated exterior doors, and a full caulking/sealing package. The
appliances including the water heater will be "Energy Star" labeled, and if cost-possible, on-demand heat pump
water heaters will be used for each unit to reduce utility costs. Heating and cooling will be with an individual high
efficiency heat pump, with fully insulated duct runs to all spaces. Ventilation will be provided through gable end
louvers, soffit vents, and ridge vents. Parking will be provided at 1.5 spaces per unit.
LOCAL CERTIFICATION: (To be completed by the appropriate local official or Civil Engineer)
Check one of the following as appropriate:
The zoning for the proposed development described above is proper for the proposed residential
development. To the best of my knowledge, there are presently no zoning violations outstanding
on this property. No further zoning approvals and/or special use permits are requ ired.
o The development described above is an approved non-conforming use. To the best of my

knowledge, there are presently no zoning violations outstanding on this property. No further
zoning approvals and/or special use permits are required. /J
~~~
- ~~~rn~
.=..i1-",-,~,--,,-&f:-<-Y_V.=o.-h:...<-I:-->..L{-r:-=-_~_· _(:_~_~ _
(Printed Name)
Phone: 71'7- J/f(-~oz.o

Date:
NOTE TO LOCALITY:
1. Return this certification to the developer for inclusion in the tax credit application package.
2. Any change in this form may result ill a reduction of points under the scoring system. If you have any
questions, please call Jim Chandler at VHDA (804) 343-5786.
NOTE TO'DEVELOPER: You are strongly encouraged to submit this certification to the appropriate local official at
least three weeks in advance of the application deadline to ensure adequate time for review and approval.
4
TAB M - Zoning
CITY OF SUFFOLK
441 MARKET STREET, POST OFFICE BOX 1858, SUFFOLK, VIRGINIA 23439-1858
PHONE: (757) 514-4060 FAX: (757) 539-7693
DEPARTMENT OF
PLANNING & COMMUN1TY DEVELOPMENT
Division of II/willing
January 13, 2010
Willie B. Royster, Pastor

GLO Community Development Corporation
143 S. Saratoga Street
Suffolk, VA 23434
RE: City Council Action - January 6,2010

CIO-05, time extension request
Dear Pastor Royster:
The Suffolk City Council, at their January 6,2010 meeting, voted to grant your request for a time
extension of Conditional Use Permit Cl 0-05, until January 30,2011. Please be advised that you are
still bound by all conditions noted in the attached Ordinance Number 10-0-00 I. During this time,
you are encouraged to submit a site plan to this office as soon as possible for review and approval by
the various City departments. You are advised that a pre-submittal meeting with the City's
development team is strongly suggested once you have a civil engineer employed who is working on
the site plan. You may coordinate such a meeting through our Economic Development Department.
Please contact Mr. Kevin Hughes at 514- 4043 for assistance in scheduling this meeting once your
engineer has plans developed for this project.
You may contact me at the number listed above if there are any questions.
S·ircerely,
/ J/;
C-4.,,;Jua.. . /'Jf ,·-1t:
'JC;/"kL
tf.ynthia S. Taylo11J/AICP
• Assistant Director ofPJanning
Attachment
5
TAB M - Zoning
SUFFOLK CITY COUNCIL AGENDA

January 6, 2010
7:00 p.m.
City Council Chamber
1. Call to Order
2. Nonsectarian Invocation
No City Council action required.
3. Approval of the Minutes

Approved 8-0
4. Special Presentations
5. Removal of Items from the Consent Agenda and Adoption of the Agenda
Approved 8-0
6. Agenda Speakers
7. Consent Agenda
8. Public Hearings
9. Ordinance - An ordinance requesting a one year extension of Conditional Use

Permit Request C10-05, submitted by GLO Community Development
Incorporated, applicant, on behalf of Eton Properties, Inc., property owner, to
extend the expiration date of C10-05, which was approved on August 17, 2005 to
permit the operation of a retirement home for individuals 62 years of age and
older in accordance with Sections 31-306, 31-406 and 31-713 of the Unified
Development Ordinance. (This item was continued from the December 16, 2009,
City Council meeting.)
Approved as amended 8-0
10. Ordinance - An ordinance adding Section 46-3 to the Suffolk City Code for the
establishment of an auxiliary police force
Approved 8-0
11. Ordinance - An ordinance amending the Suffolk City Code to regulate noise
Approved 8-0
6
TAB M - Zoning
12. Resolution - A resolution adopting the amended financial policies for the City of
Suffolk
Approved 8-0
13. Staff Report - The First Quarter 2009 Financial Report

14. Staff Report - Update regarding unsolicited proposals for the Obici House
A motion regarding the possible disposition of the Obici House

was approved by a vote of 6-2. (Council Member Barclay and
Council Member Bennett voted in opposition.)
15. Motion - A motion to schedule a Work Session for January 20, 2010, at
4:00 p.m., unless canceled or called earlier by the Mayor
Approved 8-0
16. Non-Agenda Speakers

17. New Business

18. Announcements and Comments

19. Adjournment
Approved 8-0
7
DIVIDER PAGE
TAB N - FORMS 8609

TAB N - 8609s
Fonn8609 Low-Income Housing Credit
(Rev. December 2006)
Department of the Treasury Allocation Certification OMB No. 1545-0988
Internal Revenu::,::e.:;:Se.:::,rv;.::ic:;;;.e
__ .L- •.•.••• _
Allocation of Credit.
Check If: 0 Addition to Qualified Basis o Amended Form
A Address of building (do not use P. O. box) (see instructions) B Name and address of housing credit agency
2904 Fireside Road Virginia Housing Development Authority
Chesapeake, VA 23324 601 S. Belvidere Street
Richmond, VA 23220-6504
C Name, address, and TIN of building owner receiving allocation o Employer identification number of agency
Landmark Two Limited Partnership 54-0921892
13195 Warwick Boulevard, Bldg. 1 - Suite F
Newport News, VA 23602
E Building identification number (BIN)
TIN ~ 20-2469435 VA8847001
1a Date of allocation ~ 12/9/05 b Maximum housing credit dollar amount allowable. 1b $ 7,622
2 Maximum applicable credit percentage allowable . . . . . . . . . . . . . . . • . . . . . . . . . . . . . 2 3.41%

3a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3a ~223,519
If the eligible basis used in the computation of line 3a was increased, check the applicable box
and enter the percentage to which the eligible was increased (see instructions) . %
o Building located in the Gulf Opportunity (GO) Zone, Rita GO Zone, or Wilma GO Zone
o Section 42(d)(5)(C) high cost area provisions
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) . . . . .
5 Date building placed in service. . . . . . . . . . . . . . . . . . . . . . . ~ 7 /12 /0 6 _
6 Check the boxes that describe the allocation for the building (check those that apply):
a 0 Newly constructed and federally subsidized b 0 Newly constructed and not federally subsidized c IZIExisting building
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e 0
Sec. 42(e) rehabilitation expenditures not federally subsidized
f 0 Not federally subsidized by reason of 40-50 rule under sec. 42(i)(2)(E} 9 0 Allocation subject to nonprofit set-aside under sec. 42(h)(5)
Signature of Authorized
•~-l
fan'
Housing Credit Agency Official-
Under penalties of penury, I declare that the alloc~ade
and fuatI have examinedthls
Completed by Housing Credit Agency Only
is in compliance with the requirements
of myknowledqean; ""ief=:O:~ti:::~~::ect
~~_~~~IZ_~D
of section 42 of the Internal Revenue Code,
OFFIC~~
an; complete
• 9-1/-oz
----,---.-./.L----------- ----
Signature of authorized officiai Name (please type or print) Date
First-Year Certification - Completed by Building Owners with respect to the first Year of the Credit Period
1 Eligible basis of building (see instructions) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
8a
~--~~~~~~--------
Sa
b
Original qualified basis of the building at close of first year of credit period . . . . . . . . . . . .
Are you treating this building as part of a multiple building project for purposes of section 42 (see
~--~~~~~~--------
instructions)? . 0 Yes '1)1 No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i}(2)(B)? . 0 Yes 0 No
b For market-rate units above the average quality standards of low-income units in the building, do you elect
to reduce eligible basis by disproportionate costs of non-low income units under section 42(d)(3}(B)? 0 Yes 0 No
10 Check the appropriate box for each election:
Caution: Once made, the foliowing elections are irrevocable.
a Elect to begin credit period the first year after the building is placed in service (section 42(f}(1)) . 'gj. Yes No
b Elect not to treat large partnership as taxpayer (section 420)(5)). . . . . . . . . . . . . . . . . . .. . . . . . '5SL Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 M. 40-60 0 25-60 (N.Y.C. only)
d Elect deep rent skewed project (section 142(d)(4)(B)) (see instructions) ;.--. . D 15-40
Under penalties of perjury, I declare that the above building continues to qualify as a part of a qualified low-income housing project and meets the requirements of Intemal
Code section 42. I have ex ined this m a ttachments, and to the best of my knowledge and belief, they are true, correct. and complete.
~ _. __
Signature
~__
aQ - d410 1_tJ._~~_____________ ~ --------LY.-!7..J /)-:2_
Taxpayer identification number Date
~ --~~O ~9e MIrtnel_~te~() ~ £~tf07______________________ . _
Name (please type or print) Iax year
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No.63981U Form 8609 (Rev. 12-2006)
1
TAB N - 8609s
Forrn8609 Low-Income Housing Credit
Internal Reven;;,;;ue:.,;;Se;;;.;fV.;,;;ic;;::e__ ..I- ..I- _
Allocation of Credit
Check If: 0 Addition to Qualified Basis o Amended Form
2904 Fireside Road Virginia Housing Development Authority
Chesapeake, VA 23324 601 S. Belvidere Street
C Name, address, and TIN of building owner receiving allocation D Employer identification number of agency
Landmark Two Limited Partnership 54-0921892
13195 Warwick Boulevard, Bldg. 1 - Suite F
TIN ~ 20·2469435 VA8847001
2 Maximum applicable credit percentage allowable . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2 7.95%

3 a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3a $ 2 84 ,365
If the eligible basis used in the computation of line 3a was increased, check the applicable box
--------
and enter the percentage to which the eligible was increased (see instructions) .
o Building located in the Gulf Opportunity (GO) Zone, Rita GO Zone, or Wilma GO Zone
~ Section 42(d)(5)(C) high cost area provisions
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) ....
5 Date building placed in service. . . . . . . . . . . . . . . . . . . . . . . ~ 7/12/06
a 0 Newly constructed and federally subsidized b 0
Newly constructed and not federally subsidized cOExisting building
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e ~ Sec. 42(e) rehabilitation expenditures not federally subsidized
f 0 Not federally subsidized by reason of 40-50 rule under sec. 42(i)(2)(E) 9 0 Allocation subject to nonprofit set-aside under sec. 42(h)(5)
Signature of Authorized Housing Credit Agency Official- Completed by Housing Credit Agency Only
Under penalties of perjury, I declare that the allocation made is in compliance with the requirements of section 42 of the Internal Revenue Code,
and that I have examined this form and b of
my knowledge and belief, the information is true, correct and complete.
JAMES M. CHANDLER
AUTHORIZED OFFICER
--------------
Name (please type or print)
7 Eligible basis of building (see instructions) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 7 41 d'8 31b 5
8a Original qualified basis of the building al close offirst year of credit period . . . . . . . . . . . . . . .. 8a Jf 8 Lj . _ if) 5
b Are you treating this building as part of a multiple building project for purposes of section 42 (see
instructions)? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . o Yes No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under seclion (42(i)(2){B)? . o Yes No
b For market-rale units above the average quality standards of low-income units in the building, do you elect
to reduce eligible basis by disproportionate costs of non-low income units under section 42(d)(3)(B)? o Yes o No
Caution: Once made, the following elections are irrevocable.
a Electto begin credit period the first year after the building is placed in service (seclion 42(f)(1)) . . . . . . .. dyes No
b Elect notto treat large partnership as taxpayer (section 420)(5)). . . . . . . . . . . . . . . . . . . . . . . .. ~ Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 20-50 0 4~ m 0 25-60 (N.Y.C. only)
d Elect deep rent skewed project(section 142(d)(4)(B)) (see instructions) 0 15-40
Under penalties of perjury, I declare that the above building continues to qualify as a part of a qualified Iow-income housing project and meets the requirements of Internal
Code section 42. I havee ined this form and attachments, and to the best of my knowledge and belief, they are true, correct, and complete.
~ _ ._______ ~__ J0- J!:1&!L'-I3 :; ~ J ~LII-2-
Signature Taxpayer identification number Date
~.-------
Cieorg.e_Mirmelstein ~. . 260;;7 _
Name (please type or print) lij}\ yeol
For Privacy Act and Paperwork Reduction Act Notice, see Instructions. Cat. No. 63981U Form 8609 (Rev. 12-2006)
2
TAB N - 8609s
Form 8609 Low-Income Housing Credit
(Rev.December2005)
Department of the Treasury Allocation Certification OMS No. 1545-0988
Internal Revenue Service
------~--------------------------------------------------------~----------------
Allocation of Credit. Caution: of
Use for allocations made in 2005 and later or, in the case buildings financed with
tax-exempt bonds, bonds issued or buildings placed in service in 2005 or later.
Check If: 0 Addition to Qualified Basis 0 Amended Form
3700 Delmont Street Virginia Housing Development Authority
Richmond, VA 23222 601 S. Belvidere Street
Delmont Associates Limited partnership 54-0921892
13195 Warwick Boulevard, Suite 1F
TIN ~ 20-0994235 VA0407001
1a Date of allocation •. 12/10/04 b Maximum housing credit dollar amount allowable. 1b $ 55,890
2 Maximum applicable credit percentage allowable .. , , , . 2 8.21%

3a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3a $690,000
Check here ~ 0 if the eligible basis used in the computation of line 3a was increased under
the high-cost area provisions of section 42(d)(5)(C). Enter the percentage to which the eligible
basis was increased (see instructions) . 1 %
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) .
5 Date building placed in service. . . . . . . . . . . . . . ~ 12/26/06
._--------------- 0. __ -
a 0 Newly constructed and federally subsidized b [gJ
d 0 Sec. 42(e} rehabilitation expenditures federally subsidized e 0 Sec. 42(e) rehabilitation expenditures not federally subsidized
Signature of Authorized Housing Credit Agency Official - Completed by Housing Credit Agency Only
~\________
//LU~
/~
and that I have examined this fon~~
{£t~I!_.-------.
b/ ~t
r
of my knowledge and belief, the information is true, correct and complete.
~_..~
-------~~---~-/
JAMES M. CHANDLER
~------.---------.-----------------------------------------------------.
AUTHORIZED /2 - Zct--O/:.
OFFICER
/---~--------------j-----------~
~
--- . Signature of authorize official Name (please type or print) Date
7 Eliqible basis of buildinq (see instructions) . . . . .. .......... 7 (;,,90 (JOt.)

8a Original qualified basis of the building at close of first year of credit period . . . . . . . . . 8a I:,90 (H!)()
b Are you treating this building as part of a multiple building project for purposes of section 42
(see instructions)? ............ . , .. . , , ........ , 0 Yes 0 No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? , ... 0 Yes 0 No
b Do you elect to reduce eligible basis by disproportionate costs of non-low-income units (section 42(d)(3))? 0 Yes 0 No
10 Check the appropriate box for each eleclien:
a Elect to begin credit period the first year after the building is placed in service (section 42(0(1)) . ........ ~ Yes 0 No
b Elect not to treat large partnership as taxpayer (section 42(j)(5)) . fi.d Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 fi2f 40-60 0 25-60 (~H.C. only)
d Elect deep rent skewed project (section 142(d}(4}(B)) (see instructions) 0 15-40
Under penalties of pe~ury, Ideclare that the above building continues to qualify as a part of a qualified low-income housing project and meets the requirements of Internal Revenue
Code section 42. I have ex this form and attachments, and to the best of my knowledge and belief, they are true, correct, and complete.
Signatimi ---~-t~~e~tn~tf-nuiilbe;-----------
..----· ~---------~~J'l~~--
..
~----------G-~2~@~tY~r'!!P_-~·~~~~~-~
~----~-~-t-------TaX-Y-ear--..--·---------·--------------·---------------------------.-------------------
For Privacy Act and Paperwork Reduction Act. Notice, see instructions. Cat. No. 63981U Form 8609 (Rev.12·2005)
3
TAB N - 8609s
Form 8609 low-Income Housing Credit
Department of the Treasury
!ntenaIRevenu:'.e~Se::rv::;:ic6~...l
Allocation Certification L....
OMS No. 1545-0988
_
Allocation of Credit. Caution: Use for allocations made in 2005 and later or, in the case of buildings financed with
C Name, address. and TIN of building owner receiving allocation D Employer identification number of agency
Delmont Associates Limited Partnership 54-0921892
13195 Warwick Boulevard, Suite IF
TIN ~ 20-0994235 VA0407011
2 Maximum applicable credit percentage allowable ................•.......... 2 8.21%

3a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3a $51,222
basis was increased (see instructions) . 1 %
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) .....
5 Date building placed in service. . . . . . . . . . . ~ 8/4/06
._------------------------
a 0 Newly constructed and federally subsidized b 0
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e ~ Sec. 42(e) rehabilitation expenditures not federally subsidized
f 0 Not federally subsidized by reason of 40-50 rule under sec. 42(i)(2)(E) g ·0Allocation SUbject to nonprofit set-aside under sec. 42(h)(5)
and that I have examined this form and to ttwaest of my knowledge and belief, the information is true, correct and complete.
~~.~ JAMES M. CHANDLER
1-
~('//£~~/-tt
,------
--.....-" /- ..,.....-"'""''''§
l.._----c;:?'~-:.._
--------------7-.---------------------------.e--.ff,,-- -?
~ AUTHORIZED ._L__~ OFFICER .
.--------------------------------------------------------------------.
~ / ;2 ~-..z;;-t:Oc;,.
- Signature of authorized official'" Name (please type or print) Date
7 Biqible basis of buildinQ (see instructions) .......... . . . . . . ... , 7 $1 ~~:J-

8a Original qualified basis of the building at close of first year of credit period . . 8a $1 pt..t.;l.
(see instructions)? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , ...... 0 Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? ... 0 Yes 0 No
a Elect to begin credit period the first year after the building is placed in service (section 42(f)(1)) . ....... ~ Yes 0 No
b Elect not to treat large partnership as taxpayer (section 420)(5)) .. [0 Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 !0 40-60 0 25-60 (N.Y.C. only)
d Elect deep rent skewed project (section 142(d)(4)(B)) (see instructions) 0 15-40
Under penalties of pe~ury, I declare that the above building continues to qualify as a part of a qualified low-income housing project and meets the requirements of Internal Revenue
Code section 42. 1 have examined thi orm and attachments. and to the best of my knowledge and belief, they are true. correct, and complete.
~·---------------------------STa ~.'. .~
Jrlc-'-'-'-:-"--'-----------~-------
~ ~g__
~_~_~f_1._?:_.Jr.
Taxpayer identification number
.
~----------G-~a~~p~~iy~~~~-eJst-el0~------~-~~1-----TaY:Year-------------------------------- -----------------------------------------------
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No.63981U Form 8609 (Rev. 12-2005)
4
TAB N - 8609s
IntemaIRever.u:.;:e~Se::rv::;;ice::""-1 L.. _
Allocation of credlt, Caution: Use for allocations made in 2005 and later or, in the case of buildings financed with
Richmond. VA 23220-6504
13195 warwick Boulevard, Suite IF
New~ort News, VA 23602 E Building identification number (BIN)
TIN 20-0994235 VA0407011
1a Date of allocation II> 12/21/06 b Maximum housing credit dollar amount allowable. 1b $ 13,388
2 Maximum applicable credit percentage allowable . 2 8.21%

3a Maximum qualified basis . . . . . . . . . . . . . . . . . . " . 3a $165,284
Check here II> D

if the eligible basis used in the computation of line 3a was increased under
basis was increased (see instructions) . . . . . . . . . . . . ., . . . . . . . . . . . . . . . . . . • .
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) . . . . . . . .
5 Date building placed in service. . . . . . . . . . . . . . . . . . . . . . . II> 8/4/06
---------------------
a D Newly constructed and federally subsidized b D Newly constructed and not federally subsidized cOExisting building
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e l'8JSec. 42(e) rehabilitation expenditures not federally subsidized
f D Not federall~ subsidized by reason of 40-50 rule under sec. 42(i)(2)(E) 9 D Allocation subject to nonprofit set-aside under sec. 42(h)(5)
~.>
.:« ~L/ \~
and that I have examined th.iSform and t;:.L:Z~be.st f.my knowledge and belief, the information is true, correct and complete .
h··· )1--1 . ~
JAMES
AUTHORIZED
M. CHANDLER
OFFICER ~ L'2 - .2/-(!7C
.f-------~--------.P---------- --=----------. t-? -..... ---------------------------------------------------- .- -----------------------
/ Signature of authorized official .;? / Name (please type or print) Date
First-Year Certifi,cation - Completed by Building Owners with respect to the first Year of the Credit Period
7 Eligible basis of building (see instructions). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

8a Original qualified basis of the building at close of first year of credit period . . . . . . . . . . . . . . . . 8a
b Are you treating this building as part of a multiple building project lor purposes of section 42
(see instructions)? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? . o Yes D No
b Do you elect to reduce eligible basis by disproportionate costs of non-low-income units (section 42(d)(3))? D Yes D No
Caution; Once made, the foliowing elections are irrevocable.
a Elect to begin credit period the first year after the building is placed in service (section 42(1)(1)) . Yes D No
b Elect not to treat large partnership as taxpayer (section 42G)(5)) . Yes
c Elect minimum set-aside requirement (section 42(9)) (see instructions) 0 20-50 ~ 40-60 25-60 (N.Y.C. only)
d Elect deep rent skewed project (section 142(d)(4)(B)) (see instructions) 15-40
Under penanies of perjury, I declare that the above building continues to qualify as a part of a qualified low- income housing project and meets the requirements of Internal Revenue
Code section 42. J have examined thi rm and attachments, and to the best of my knowledge and belief, they are true, correct, and complete.
II> '-Jt>--.
.----------------------:s:-- ,,2~-tJ'i941:LJ$'
·---------Taxpaye~ • ;-----------------------------. ~. ideniificationnumbe;----------------
~1~1~_2._._
Date
~ ~~~.~.9~~
..~_~_~_~_~_~~!~~!'--.-.~I:J.-~-7-----------------.-'"..-..---.--.--- -- -..__.
II>
Tax year
_. ._
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No. 63981U Form 8609 (Rev. 12·2005)
5
TAB N - 8609s
form 8609 Low-Income Housing Credit
Department or the Treasury Allocation Certification OMB No. 1545-0988
InleroaIRevenu:e,:::Se::,:rv::,:;:ice::..........I. .1.- _
Newport News, VA 23602 E Building identification number (BIN)
TIN •. 20-0994235· VA0407002
1a Date of allocation •. 12/10/04 b Maximum housing credit dollar amount allowable. 1b $ 55,965
2 Maximum applicable credit percentage allowable . . , . . , . . . . . . , . . , . . • . . . . 2 8.21%

3a Maximum qualified basis. .,....,..............,................. 3a $690,926
Check here •. D if the eligible basis used in the computation of line 3a was increased under
the high-cost area provisions of section 42(d){5){C). Enter the percentage to which the eligible
basis was increased (see instructions) . . . . . . . . , . . . ... ..."...,...... 1 %
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-,) , ....
5 Date building placed in service. ....,..,... . , . . . . . ~ 12/26/06
-------------------------
a D Newly constructed and federally subsidized b ~ Newly constructed and not federally subsidized c Existing building D
d D Sec. 42(e) rehabilitation expenditures federally subsidized e D Sec. 42(e) rehabilitation expenditures not federally subsidized
f D Not federally subsidized by reason of 40-50 rule under sec. 42(i)(2)(E) 9 D Allocation subject to nonprofit set-aside under see, 42(h)(5)
and that I have examined this fomn and to the;,Pes~of my knowledge and belief, the information IS true, correct and complete,
-:/'_ /1 JAMES M. CFJ\NDLER
• ~"~. -----A~~~~~iY~~~~~--- •
__
/~_:_l:_'l~~
Date
/
7 Eli~ible basis of buildin~ (see instructions) , . . . . . 7 ~90J

8a Original qualified basis of the building at close of first year of credit period . . . . . 8a '90
(see instructions)? , , . 0 Yes [ff No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(8)? 0 Yes 0 No
a Elect to begin credit period the first year after the building is placed in service (section 42(D(1)) . B Yes 0 No
b Elect not to treat large partnership as taxpayer (section 42U)(5)) .. ~ Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) D 20-50 [!3"" 40-60 D 25-60 (NYC. only)
d Elect deep rent skewed project (section 142(d)(4)(B)) (see instructions) D 15-40
Under penalties of pe~ury, Ideclare that the above building continues to qualify as a part of a qualified low-income housing project and meets the requirements of Internal Revenue
Code section 42. I have examined this form and attachments. and to the best of my knowledge and belief. they are true, correct, and complete .
..-------------------~~~~~~~------------------
..-----J~-fi~!i!~~~f~~~~~r-----------------·
.. ----------id-'!I--G-1-
•. ----------G 'fpSs'tY-M~iftelsteln ~-----4-(!-~7-----TaX-Year--·------··· ----------------. ----------------------------------------.---
For Privacy Act and Paperwork Reduction Act Notice, see instructions, Cat. No. 63981U Form 8609 (Rev 12-20051
6
TAB N - 8609s
Fonn 8609 Low-Income Housing Credit
(Rev. December 2005J
Internal Revenu:,€,:::Se:,:"'.::::ice::.......J.. ~L..- _
TIN • 20-0994235 VA0407012
2 Maximum applicable credit percentage allowable . 2 8.21%

3a Maximum qualified basis . . .. . 3a $216,506
basis was increased (see instructions). . . 1 %
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) . . . .
-------------------------
a 0 Newly constructed and federally subsidized b 0 Newly constructed and not federally subsidized cOExisting building
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e [gJ Sec. 42(e) rehabilitation expenditures not federally subsidized
and that I have examined this form and t07.1h.{l t-ot my knowledge and belief, the information is true, correct and complete.
,/ ,
/4 /' JAl"1ES . M. CHANDLER
~ //A-..----;:::e.
...--_._._------,--------1a
--""-
1.........,.....,.,.
-----~--~"--~~
__
'}
~ AUTHORIZED OFFICER
.---------------------------------------------------------------
~ ._L /;;> - 2-?-tfCJ ~
~
.// Signature of authorize olficial ' Name (please type or print) Date
7 EliQible basis of buildinQ (see instructions) . 7

8a Original qualified basis of the building at close of first year of credit period . . . . . 8a
(see instructions)? . . . . . . . . . . . . . . .. . . o Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? .. o Yes o No
b Do you elect to reduce eligible basis by disproportionate costs of non-low-income units (section 42(d)(3))? o Yes o No
Caution: Once made, the fol/owing elections are irrevocable.
a Elect to begin credit period the first year after the building is placed in service (section 42(f)(1)) . Yes o No
b Elect not to treat large partnership as taxpayer (section 42U)(5)) .. Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 [!J 40-60 25-60 (N.Y.C. only)
I'
Under penalties of perjury, I declare that the above building continues to qualify as a part of a qualified low-income housing project and meets the requirements of Internal Revenue
Code section 42. I have examined and attachments, and to the best of my knowledge and belief, they are true, correct, and complete.
~__ ~_~_~_~~~.f
.__________________________
_ :~~ .__________
~ 4~__
~__ .
~ ~_~_'!!.._l. .
Tax year
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No. 63981 U Form 8609 IRev 12·2005)
7
TAB N - 8609s
Department of Ihe Treasury Allocation Certification OMS No. 1545-0988
InternaiRevem~le.;;;;Se:.:rv::ice~.....I. .1..- _
tax-exempt bonds, bonds issued or buildings placed in service in 2005 or later,
A Address of building (do not use p, O. box) (see instructions) B Name and address of housing credit agency
New~ort News, VA 23602 E BUilding identification number (BIN)
TIN ~ 20-0994235 VA0407003
2 Maximum applicable credit percentage allowable , , , , , , . , , , , , , . , , , , , , 2 8.21%
3a Maximum qualified basis . , , , , . , , , , . . . , , , , , , ., """""" 3a $747,877
the high-cost area provisions of section 42(d)(5)(C), Enter the percentage to which the eligible
basis was increased (see instructions) , , , , , , , , ., , , , , , , , , , , , . , , 1 %
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) , .
5 Date building placed in service, , . , , . , . , , , , , , , . , , , , . , , ~ 12/26/06
._---------------------
a D Newly constructed and federally subsidized b 0 Newly constructed and not federally subsidized c D Existing building
d D Sec. 42(e) rehabilitation expenditures federally subsidized e D Sec. 42(e) rehabilitation expenditures not federally subsidized
f D Not federally subsidized by reason of 40-50 rule under sec, 42(i)(2)(E) 9 0 Allocation SUbject to nonprofit set-aside under sec. 42(h)(5)
and that I have examined this form and to the bjlSMf my knowledge and belief, the information is true, correct and complete,
'*'
"----;'7]!:/ /~!/' JAMES M, CHANDLER
A..A:. AUTHORIZED OFFICER ~

7
~ (~.- ~ • ..-."._ •. ~ < ;-<". ~
-----.~.....-#-~~---.-----.-.-.---'----------~""-----~ ') ._._------------_._--_._--------------_._---------_._-----------------.--.-
Signature of authorizedOffiCfiiT Name (please type or print)
I
7 EliQible basis of buildinq (see instructions). , , . , , , , , , , , , , , , , . , , . , . , , .. 7

8a Original qualified basis of the building at close of first year of credit period , , . , , . , , . , 8a
(see instructions)? . . , , , , .. , . , , , , , , .. 0 Yes [M' No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? 0 Yes 0 No
b Do you elect to reduce eligible basis by disproportionate costs of non-low-income units (section 42(d)(3))? 0 Yes D No
a Elect to begin credit period the first year after the building is placed in service (section 42(0(1)) , [g- Yes D No
b Elect not to treat large partnership as taxpayer (section 42(j){5)) , [3 Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) D 20-50 [i?' 40-60 D 25-60 (N,Y,C, only)
d Elect deep rent skewed project (section 142(d)(4)(B)) (see instructions) D 15-40
Under penalties of perjury. I declare that the above building continues to qualify as a part of a qualified low-income housing project and meets the requirements of Internal Revenue
. Code section 42. I have examined this rm and attachments, and to the best of my knowledge and belief, they are true, correct, and complete,
~ (J. 099 ~,3.,J~
8ig ture Taxpayer identification number
~...
--..GeQ
Name
Mi[melstein
e type or print)
~--.-~.I!?-~l-.-.-.------------.---------
Tax year
..---------------.
For Privacy Act and Paperwork Reduction Act Notice, see instructions, Cat No.63981U Form 8609 fRev. 12·2005)
8
TAB N - 8609s
InternaiRevenu;::e.::Se;:,:rv::::,ice::.....-1 .1.- _
Newport News , VA 23602 E Building identification number (BIN)
TIN ~ 20-0994235 VA0407013
2 Maximum applicable credit percentage allowable ...........".,......,. 2 8.21%

3a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3a $216,506
basis was increased (see instructions) ., , . 1 %
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) ... , .
5 Date building placed in service. . . . . . . . . . . . . . . . . . . . ~ 12/19/06
._-------------------------
a 0 Newly constructed and federally subsidized b 0 Newly constructed and not federally subsidized cOExisting building
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e I;g)Sec. 42(e) rehabilitation expenditures not federally subsidized
and that I have examined this fo.rm anQit e-eest of my knowledge and belief, the information is true, correct and complete.
/' ' JAMES M. CHANDLER
~(/
'. .....__.__
__ __
._. ~'.J
..._~_~_J"'..~~
--.---~ ~._. . .AUTHORIZED
._._. . OFFICER
.. ._._. ..__ .
._. ._._ ~
-/-
J;z
.
-..2 7'.... ~e!?/;"
••. _._ ._._.<"P."
Signature of authorized official Name (please type or print) Date
~
f
7 EIi[jible basis of buildin[j (see instructions) .. . . . . . . . .... , . . . , .... , ...... 7

8a Original qualified basis of the building at close of first year of credit period ....... 8a
(see instructions)? .... , .... . . . ...... , ......... 0 Yes ~ No
9a If box 5a or box 5d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? .... , . 0 Yes 0 No
Caution: Once made, the fol/owing elections are irrevocable.
a Elect to begin credit period the first year after the building is placed in service (section 42(f)(1)) .. ....... [g Yes 0 No
b Elect not to treat large partnership as taxpayer (section 42U)(5)) .... '.' ...... ~ Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 0' 40-60 0 25-60 (N.Y.C. only)
Under penalties of perjury, I declare that the above building continues to qualify as a part of a qualified low-iocorne housing project and meets the requirements of Intemal Revenue
Code section 42. I have examined this f m and attachments, and to the best of my knowledge and belief, they are true, correct, and complete.
~.-------------------------------- ---------------------------------- ~ ._...~_~_.=_.~_f._'l_.~_~_~f. .

~__
. ._.__
~~~_~_g~:~_~~_~~.~~.~.~~!!1
~ ~_!t_~.L..
Name (please type or print) Tax year
.._._.._.. . _
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No. 63981 U Form 8609 (Rev. 12·2005)
9
TAB N - 8609s
Form 8609 low-Income Housing Credit

InternaIRevenu!'e~Se::rv~ice~--1 1- -:-. _
A Address of building (do not use P. O. box) (see instructions) 8 Name and address of housing credit agency
Delmont Associates Limited partnership 54-0921892
TIN ~ 20-0994235 VA0407004
2 Maximum applicable credit percentage allowable . . . . . . . . . . , . . . . .. .....,.., 2 8.21%
3a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3a $928,062
Check here ~ [gI if the eligible basis used in the computation of line 3a was increased under
basis was increased (see instructions) . . , . 130%
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) ..
._-------------------------
a 0 Newly constructed and federally subsidized b [gI Newly constructed and not federally subsidized cOExisting building
and that I have examined this form and ~~e b;rormy knowledge and belief, the information is true, correct and complete.
·_~JP~L-~-------~;;R;:~~;~~~"------·-Li!_:2L:t2_~
/ Signature of authorizEl'itoffieiar---- Name (please type or print) Date
7 Eliqiole basis of buildinQ (see instructions) ..... , ...... I •••• , 7

8a Original qualified basis of the building at close of first year of credit period . . . . . . 8a
(see instructions)? ............................ . . . . . . . . . . . . ........ 0 Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? ....... 0 Yes 0 No
a Elect to begin credit period the first year after the building is placed in service (section 42(D(1)) . ..... , .. [M- Yes 0 No
b Elect not to treat large partnership as taxpayer (section 42(j)(5)) .. ~ Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 [B'" 40-60 0 25-60 (N.Y.C. only)
Under penalties of perjury. I declare that the above building continues to qualify as a part of a qualified low- income housing project and meets the requirements of Internal Revenue
Code section 42. I have examined this rm and attachments, and to the best of my knowledge and belief, they are true, correct, and complete.
Sign ure
~ ~_IJ_~__~_f~_1.~_~.£
. ~------~
ole~-~~.J~-i-·
~--------.G·1J~~~!t~~tWetstem
~ ------~ ..~ ..1!.-1-.----------.-----------------------------
Tax year
...-... -----.----------------------------------------.
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No. 63981U Form 8609 (Rev. 12-2005)
10
TAB N - 8609s
(Rev. December2005)
Departnentof theTreasu:y Allocation Certification OMS No. 1545-0988
InternalRevenu:.::.e.::;Se:.;:rv:.:,::ic8::--L L.- _
Check If: 0 Addition to Qualified Basis D Amended Form
TIN ~ 20-0994235 VA040700S
2 Maximum applicable credit percentage allowable . . . . . . . . . . . . . . 2 8.21%

3a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . 3a $921,605
Check here ~ I:8l if the eligible basis used in the computation of line 3a was increased under
basis was increased (see instructions) . . . . . . . . . . . . .. .. . . 130%
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-.) .....
5 Datebuildingplacedinservice ~ 12/21/06
6 Check the boxes that describe the allocation for the building (check those that apply)~---------------------
a D Newly constructed and federally subsidized b I:8l Newly constructed and not federally subsidized cOExisting building
d D Sec. 42(e) rehabilitation expenditures federally subsidized e 0 Sec. 42(e) rehabilitation expenditures not federally subsidized
f D Not federall~ subsidized by reason of 40-50 rule under sec. 42(i)(2)(E) 9 0 Allocation subject to nonprofit set-aside under sec. 42(h)(5)
~____
...
,
.-_
.
Under penalties of perjury, I declare that the allocation made is in compliance with the requirements of section 42 of the Intemal Revenue Code,
and that I have examined this form a~.JIQ...t~ebest of my knowledge and belief, the information is true, correct and complete.
a
(~""'.r--/'1t.·L__
.
/
9" j""
Signature of authorized official

/'" .
."~;i...,.
I.<J!!....-;; ~ .
JAMES M.
AUTHORIZED
..
CHANDLER
OFFICER

_ ~ 17 ...-,2
.__L..-k:_
Date
9' -ct:Jt,:
.
7 Eliqible basis of buildinq (see instructions) ........ . .... , ...... 7

8a Original qualified basis of the building at close of first year of credit period . . . . 8a
(see instructions)? . . . ... . . . . . . .
, . . . . . . .... . , , . ... , ' ... 0 Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)7 ....... 0 Yes D No
b Do you elect to reduce eligible basis by disproportionate costs of non-low-income units (section 42(d)(3))7 D Yes D No
Caution: Once made, the folloWing elections are irrevocable.
a Elect to begin credit period the first year after the building is placed in service (section 42(f)(1)) . ~ Yes D No
b Elect not to treat large partnership as taxpayer (section 420)(5)) ........ 1M Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) D 20-50 [13 40-60 0 25-60 (N.Y.C. only)
~-'-
Code section 42. I have ex
~ .. GJ~Qrg-~---M-'-rm~-~-~~~~.~
~-------~
..f-O-7_----
orm and attachments. and to the best of my knowledge and belief, they are true, correct, and complete.
.---.--'----------------~- - ----------------------------------------
Signature
~ ~~_~_:_~_t~~_~_f
--------------------..---------..-- .
Tax year
Cat. No. 63981 U
.
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Form 8609 (Rev. 12-2005)
11
TAB N - 8609s
(Rev. December2005)
Department 01 the Treasury
Internal Revenu;:8,;;:Se::,;rv:;,::ice::....-I.
Allocation Certification &...
OMB No. 1545·0988
_
Check If: D Addition to Qualified Basis 0 Amended Form
TIN ~ 20·0994235 VA0407006
1a Date of allocation ~ 12/21/06 b Maximum housing credit dollar amount allowable. lb $ 79,756
2 Maximum applicable credit percentage allowable ~2_+--=8...:. ..::.2.::.1..:.;%~ _

3a Maximum qualified basis . . . . . . . . . . . . . . . . . . . . . .. 3a $984, 642
Check here ~ [8J illhe eligible basis used in the computation of line 3a was increased under
the high·cost area provisions of section 42(d)(5)(C). Enter the percentage to which the eligible
basis was increased (see instructions) . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . •. 130%
4 Percentage of the aggregate basis financed by tax-exempt bonds. (II zero, enter- 0·.) .
-------------------
a 0 Newly constructed and federally subsidized b [8J Newly constructed and not federally subsidized cOExisting building
d 0 Sec. 42(e) rehabilitation expenditures lederally subsidized e 0
f 0 Not federally subsidized by reason of 40·50 rule under sec. 42(i)(2)(E) 9 0 Allocation subject to nonprofit set-aside under sec. 42(h)(5)
Under penalties 01 periury, I declare that the allocation made is in compliance with the requirements of section 42 of the Intemal Revenue Code,
and that I have examined this form and toJ.b.e..b~srot my knowledge and belief, the information is true, correct and complete.
_,//l'/ h//>""';;' JAMES M. CHANDLER / Z ;Z I '"
.~?-<~:A~~
....7/ ~~"-.L~'?;?/'t
Signature of authorized official
~:.:.=~.~~
..~~~5?~:~~~
__ _.._ _ ~ L!.
~= _.t.=£:{:~:
Date
7 Eligible basis of building (see instructions) ............... .................. 7 :L-

8a Original qualified basis of the building at close of first year of credit period . . . . . . . . . . , ..... 8a :J-
(see instructions)? ............................................. 0 Yes No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? ...... 0 Yes No
b Do you elect to reduce eligible basis by disproportionate costs of non-low-income units (section 42(d)(3))? 0 Yes No
a Elect to begin credit period the first year after the building is placed in service (section 42(f)(1)) . . . , .. . . . 0' Yes 0 No
b Elect not to treat large partnership as taxpayer (section 420)(5)) ......... ...... ........ ~ Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20·50 0 40·60 0 25·60 (N.Y.C. only)
d Elect deep rent skewed project (section 142(d)(4)(B)) (see instructions) 0 15·40
Under penalties of pe~ury, I declare that the above building continues to qualify as a part of a qualified low-income housing project and meets the requirements of Internal Revenue
Code section 42. I have exa . ed this fa tta ments, and to the best of my knowledge and belief, they are true. correct, and complete.
~ -..~PT=.(!_'itiJJ.~
__ ~.-.....
~~.']1~7
-~. ..
~ G.e.o.rge M.i.rm.el~t~iJl ~ ~.~..~.7Tax year
.Name (please type or print)
- - _ - .
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No. 63981U Form 8609 (Rev 12·2005\
12
TAB N - 8609s
Department or the Treasury Allocation Certification OMS No. 1545-0988
Interna!Revenu;,:;e.,:::Se::.:,;fV:;,ice::-....L L... _
.13195 Warwick Boulevard, Suite 1F
TIN ~ 20-0994235 VA0407007
2 Maximum applicable credit percentage allowable . . . . . . . . . . . . . . . . . . . . . . . .. 2 8.21%

r---~-----------------
$984,642
3a Maximum qualified basis . . . . .. 3a
Check here ~ jgJ if the eligible basis used in the computation of line 3a was increased under
basis was increased (see instructions) . 130%
5 Date building placed in service. . . . . . . . . . . . . .. ~ 12/21/06
._------------------------
a 0 Newly constructed and federally subsidized b [8J Newly constructed and not federally subsidized cOExisting building
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e 0 Sec. 42(e) rehabilitation expenditures not federally subsidized
and that I have examined this form and to .~h?est of my knowledge and belief, the information is true, correct and complete.
/ /~y JA1\1ES M. CHANDIJER
~ /'-- . ) '1.-1.,( ( . .,$-t:., -...----'7 ~ AUTHORIZED OFFICER ~ _L__<Z~-2°-

!. L s» .C;
~
-i.- ---Sign-atUre-ofaliihor~fficial-----~ / .--------------------Ni;me-(pleasetype-o-r-prlnt)-------------------- Date
/
7 Eliqible basis of buildinq (see instructions). . . . . . . . . 7 :2-

8a Original qualified basis of the building at close of first year of credit period . . . . . . . . . . . . . . . . 8a .2-
(see instructions)? , . 0 Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(8)? 0 Yes 0 No
a Elect to begin credit period the first year after the building is placed in service (section 42(D(1)) . Yes 0 No
b Elect not to treat large partnership as taxpayer (section 42(j)(5)) . Yes
",.
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 [!f 40-60 25-60 (N.Y.C. only)
d Elect deep rent Skewed project (section 142(d)(4)(B)) (see instructions) 15-40
Under penalties of perjury, I declare that the above building continues to qualifyas a part of a qualified low-income housing project and meets the requirements of Internal Revenue
C;d~_::~:~~~,~_~
__ ~.~:_~~;~:.~~.t:~_~:_~~_the
Signature
best ~ ~~_~::i_~~_~.~e~:ff?l~~~~~~~~~~_~_~~:~I~te.
~ .---------~D'-ai_e--1Ll/1
~ . G.eo.rgf.t.Ml[m_e_b>-t~in ~. J::f!._~_2 ._.________
_ . .
For Privacy Act and Paperwork Reduction Act Notice, see instructions, Cat. No. 63981 U Form 8609 IRev 12·2005)
13
TAB N - 8609s
Department 01 the Treasury Allocation Certification OMS No. 1545-0988
IntemaIRevenu::;,e.::;Se:;:,;rv.::;ice:-......L 1.- _
tax-exempt bonds, bonds issued or buildings placed in service in 2005 or laler.
Check If: D Addition to Qualified Basis D Amended Form
TIN ~ 20-0994235 VA0407008
2 Maximum applicable credit percentage allowable . . . • . . . . . . . 2 8.21%

3a Maximum qualified basis . . . . .. . . . . . . . . . . 3a $921,605
Check here ~ r8J if the eligible basis used in the computation of line 3a was increased under
basis was increased (see instructions) . 130%
.-----------------~-----
a 0 Newly constructed and federally subsidized b r8J Newly constructed and not federally subsidized cOExisting building
f 0 Not federally subsidized by reason of 40-50 rule under sec. 42{i)(2)(E) 9 0 Allocation subject to nonprofit set-aside under sec. 42(h)(5)
~---4,,- •.--
__
/
I~/""-;.'/
('---I
and that I have examined this form and to the ~st,,0fii'i)7 knowledge and belief, the information is true, correct and complete.
-ft,t Vi--? ~1~

JAMES
AUTHORIZED
M. CHANDLER
OFFICER ~
1 .... . P I' --------------------------------------------------------------------------
/ Signature of authorized official .••..• Name (please type or print)
/
7 Eli~ible basis of buildinq (see instructions). . . . . . . . . . . . . . . . . .. 7

~--~~~~~~-------
8a Original qualified basis of the building at close of first year of credit period . . . . . . . . . 8a
L-__ ~~~-=~~ _
(see instructions)? .. . . D Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? D Yes D No
b Do you elect to reduce eligible basis by disproportionate costs of non-low-income units (section 42(d)(3))? D Yes o No
a Elect to begin credit period the first year after the building is placed in service (section 42(f)(1)) ..•...... Yes o No
b Elect not to treat large partnership as taxpayer (section 42(j)(5)) Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 [B' 40-60 25-60 (N.Y.C. only)
Code section 42. I have examine is form and attachments. and to the best of my knowledge and belief, they are true, correct, and complete.
~ -. ~ JIJ . () ~fj4;'3!'
---··----Taxpayer·j;jentiiiC;;tlon-number---------------- ~-.----------2.l-'-l(!.-'
.~n~uffi • Dale
~ G~Qrg-~---M-~.rm-~-~-~~~~-~
~ ------~Il!!.1__-----------------------,--------------------.
----------------------- .
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No. 63981U Form 8609 (Rev. 12·20051
14
TAB N - 8609s
(Rev.December2005)
Deoartnent of the Treasury Allocation Certification OMB No. 1545-0988
Internal Revenu::e,:;Se:;;,;"'::;;:·ic:;,.e _..L... -L _
Check If: D Addition to Qualified Basis D Amended Form
13195 vlarwick Boulevard, Suite IF
New~ort News, VA 23602 E Building identification number (BIN)
TIN ~ 20-0994235 VA0407009
2 Maximum applicable credit percentage allowable . . . . . . . . . . . . . . . 2 8.21%

3a Maximum qualified basis . . . . . . . . . . . .. . 3a $922,000
Check here ~ ~ if the eligible basis used in the computation of line 3a was increased under
basis was increased (see instructions) . . . . . .. . . 130%
._----------------------
a 0 Newly constructed and federally subsidized b b8l Newly constructed and not federally subsidized cOExisting building
f 0 Not federally subsidized by reason of 40-50 rule under sec. 42(i)(2)(E) 9 0 Allocaiion subject to nonprofit set-aside under sec. 42(h)(5)
and that I have examined this form ~rest of my knowledqe and belief, Ihe lntorrnation is true, correct and complete
,~~~~ , ;~~~~~~:~~}~------
' R=~,~~g;.
I
7 Eligible basis of building (see instructions) , [U ~;). 0-0 () t
8a Original qualified basis of the building at close of first year of credit period . . . . . . . . . . . . . . .. ~'J. J'I "4) tJ
(see instructions)? . . . . . . . . . . . . . . . . . .. . . o Yes ~ No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? . D Yes o No
b Do you elect to reduce eligible basis by disproportionate costs of non~low-income units (section 42(d)(3))? o Yes o No
a Elect to begin credit period the first year after the building is placed in service (section 42(1)(1)) ..•..... iff Yes o No
b Elect not to treat large partnership as taxpayer (section 42(j)(5)) .. [8'" Yes
c Elect minimum set-aside requirement (section 42(g)) (see instructions) 0 20-50 ~ 40-60 o 25-60 (N.Y.C. only)
d Elect deep rent skewed project (section 142(d)(4)(B)) (see instructions) o 15-40
Under penalties of perjury, I declare that the above building continues to qualify as a part of a qualified low-income housing project and meets tile requirements of Intemal Revenue
Code section 42. I have exam' ed tIlis form and attachments, and to tile best of my knowledge and belief, tIley are true, correct, and complete.
~________________ ..J?--ftj __
. :.. _~':::c..~~~.:-::::~-:~~,::~~~'""""''''''¥·~--.;.,.6---~ i~_J_f_.__. ._._. ._ ~ ~r1l~_2----. D'le
~ Geor Si~tlWirmelsteln ~ ~ ~T;x1yer identification number
_
.._----------------_.
9 ---_._-_
..
_--_._
....
__
......____________
. . .. .. . . . . .
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cal. No. 63981 U . Form 8609 (Rev 12-2005\
15
TAB N - 8609s
(Rev, December 2005)
Department of the Treasury Allocation Certification OMS No, 1545-0988
_..L..
Internal Revenu;.;,e.,;.Se;,..rv..,;ic.;.,e ...•.. _
tax-exempt bonds, bonds issued or buildings placed in service in 2005 or later,
A Address of building (do not use P. 0, box) (see instructions) 8 Name and address of housing credit agency
TIN ~ 20-0994235 VA0407010
1a Date of allocation ~ 12/10/04 b Maximum housing credit dollar amount allowable, 1b $ 46,978
2 Maximum applicable credit percentage allowable , ... ' .. ', ..•...•.. , ..• 2 8.21%
3a Maximum qualified basis .. ,........,.....,. ' . . . . . . 3a $579,975
Check here ~ [gI if the eligible basis used in the computation of line 3a was increased under
basis was increased (see instructions) , , . . . . .. . . . . , .. , 130%
4 Percentage of the aggregate basis financed by tax-exempt bonds. (If zero, enter - 0-,) .
5 Date building placed in service, . . . . . . . , . . . . . . . . . . ~ 12/21/06
._-------------------------
6 Check the boxes that describe the allocation for the bLiilding (check those that apply):
a 0 Newly constructed and federally subsidized b [gI Newly constructed and not federally subsidized cOExisting building
d 0 Sec. 42(e) rehabilitation expenditures federally subsidized e 0 See, 42(e) rehabilitation expenditures not federally subsidized
f 0 Not federally subsidized by reason of 40-50 rule under sec. 42(i)(2)(E) 9 0 Allocation subject to nonprofit set-aside under see, 42(h)(5)
and that I have examined thiS form and to t~e-i58st of my knowledge and belief, the information is true, correct and complete,
-~y
..~,;1',. /r' ( JAMES M _ CHANDLER
~----""-----,~--lB--------L-------'---~-~--------------'2/.
(""--:""._)."'tj
/-;"
_~~':$<~' .. /
Signature of authorized offiCial
-4 •• AUTHORIZED OFFICER
----------------------------------------------------------------------------
•• ·<2 -.29-e~
L---~---------------,----------------, '
Date
7 Eliflible basis of buildinq (see instructions), .. . ' ., , '. 7

8a Original qualified basis of the building at close of first year of credit period . . . . . . 8a
(see instructions)? ' . , . 0 Yes [W No
9a If box 6a or box 6d is checked, do you elect to reduce eligible basis under section (42(i)(2)(B)? .. 0 Yes D No
Caution: Once made, the following elections are irrevocable,
a Elect to begin credit period the first year after the building is placed in service (section 42(f)(1)) , [5'" Yes 0 No
b Elect not to treat large partnership as taxpayer (section 42(j)(5)) IE']' Yes
c Elect minimum set-aside requirement (section 42(9)) (see instructions) 0 20-50 [W' 40-60 0 25-60 (N,Y,C. only)
Code section 42, I have exa ' ed this form and attachments, and to the best of my knowledge and belief, they are true, correct, and complete.
~------------------- ---Sign-atu-re----------------------------------~ -----~-~a;:pa!e-r-~!!it~o1rfmber------------------ •. ~/~-I(J-'-

~ ----------G-~a~~p@~ty~~~~I~!~I!l ~ -;:.-~~-l--------:fax-year------------------------------- ----------------------------------------------
For Privacy Act and Paperwork Reduction Act Notice, see instructions. Cat. No, 63981U Form 8609 (Rev. 12-2005\
16

DIVIDER PAGE
TAB Q ‐ RENTAL ASSISTANCE

TAB Q - Exisiting Section 8
EXISTING SECTION 8 PARTICIPATION CERTIFICATION
February 26, 2010
Jim Chandler
Ric' mono. Virginia 23220
VHDA Tracking Number: 20 1O-C-43

Development Nome: Epps Senior Residences
Nome of Owner /Aoplicont: cpps Senior Residences2010 lP
Oeor IilL Chaneller:
Pleose see the attached cooperative agreement between the Suffolk Redevelopment
and Housing Authority and the Epps Senior Residences 2010 L.P. for the sale purpose of
communicating the intent to enter into a Housing Assistance Program Contract to
provide housing assistance to individuals who possess a Housing Choice Voucher ond
\vho meet age and income restricted eligibility for rental housing assistance qovemeo
by the regulations of the Housing Choice Voucher Program,
Thiscooperative agreement sholl provide to the fullest extent possible, evidence of the
intent to enter into a housing assistance contract with Epps Senior Residences subject
to the following: all approvals that are required by the Department of Housing and
Urbon Development are obtained, satisfactory completion of the construction of the
Epps Senior Residences and the issuance of a Certificate of Occupancy permit from
the Citv of Suffolk for the Epps Senior Residences.
It is the oolnion of the Suffolk Redeveiooment

l 1......, and Housina Authoritv~ that tl ,e Eoos
~ "
Senior Residences upon completion, wi!! be on essential housing option tor the Citv's
senior citizens who are age and income eligib!e for housing assistance thro gh t !e
Housing Choice Program.
/ )
C~LCY7 -z-
Clarissa . McAdoo, PHM
Executive Director
Suffolk Redevelopment and Housing Authority
1
COOPERATIVE AGREEMENT BETWEEN THE EPPS SENIOR RESIDENCES 2010 L.P. AND THE
SUFfOLK REDEVelOPMENT AND HOUSING AUTHORITY FOR THE INTENT TO ENTER INTO
HOUSING ASSISTANCE PAYMENT CONTRACT
ThrsAgreement is mode and entered into this 26th day of February, 2010, by and
between EPPS SENIOR RESIDENCES 2010, L.P. and SUFFOLK REDEVELOPMENT HOUSING
AUTHORITY.
1. PURPOSE, Ihe purpose of this Agreement is to bind and require EPPS SENIOR
RESIDENCES 2010, LP. CEpps/) toenter into a HOUSING ASSISTANCE PAYMENT CONTRACT
CHAP Contract") with SUFFOLK REDEVELOPMENT HOUSING AUTHORITY CSRHA") for the
purposes of providtng safe, decent and affordable housing for persons age fifty-five (55)
and older.
2. HOUSING SUFFICIENCY. SRHA may determine, at its sole discretion, whether or not
the proposed project is suitable for a HAP Contract. The Epps housing project 1sproposed
as 60 units (including a manager's unit) of new construction of one- and two-bedroom
oge- and income-restricted rental housing units for persons age fifty-five (55) or older.
~t FINANCING. The Epps housing project is proposed to beflnonced by a combination

of HUD Section 202 Capital Advance, Low Income Housing Tax Credits CLlHTC") oworded
by the Virgir:ia Housing Development Authority ("VHDA"), and other sources as rnov be
identifJed and opproprlotetor affordable senior housing.
4. PROJECT-BASED RENTAl.. ASSISTANCE. If oworced a HUD Section 202 Capital

Aovonce. the Epps housing project wi!! receive a Prolect-Bosed Rentol Assistance contract
for seventeen (17) units which wlll be used exclusively for age- and income-qualifted
persons on the SRHAwaiTing list who do not currently possess Tenant-Based Rental
Assistonce.
5. TENANT-BASED RENTAL ASSISTANCE. Age- and income-qualified persons on the

SRHl, waiting list may possess, or be awarded in the future, Section 8 Tenant-Based Rental
Assistonce vouchers, which Epps will occepttor rental payments.
6. PR10R1TY. The Epps housing project will provide, on a priority basis, units TO those
'persons who are oge- and income-qualified on the vv'oiting list maintained by SRHA
7. DURATIQN. This Binding Agreement shell continue until either: (1) Epps isfunded,
constructed. funded and inspected by SRHAfor the purposes of entering into a HAP
Contract and SRHA at its sale discretion, determines whether Epps meets the requirements
established to enter into such a HAP contract or (2) VHDA does not fund Epps req est for
LlHTC. In the event that VHDA does not select Epps for award of LlHTC within the 2010
2
Binding Agreement to Enter Into Housing Assistance Payment Contract

Epps Senior Residences 2010, LP,
Page,2 of 2
application veor. this agreement shof terminate.
8. GENERAL. Nothing in this agreement sholl be construed as authority tor either party
to make commitments 'vvhichbind the other beyond the scope of services
aforementioned.
IN WHNESS WHEREOF, the parties hereby hove executed this Agreement on the day
and year first above wrltten,
Rev. Willie B.. Royster,eh rperson DATE

EppsSenior Residences MMX
As Genera! Partner of
Epps Senior Residences 201 0, L.P.
LQ~-~.Uc;..;.4~ Z-2t-f--- /0
Ms. Clarissa E McAdoo, Executive Director DATE

Suffolk Redevelopment Housing Authority
3
DIVIDER PAGE
TAB Q ‐ UTILITY ALLOWANCES

TAB Q - Utility Allowance
1
DIVIDER PAGE
TAB P - DOCUMENTATION ON OPERATING BUDGETS

TAB R - Operating Expenses
Epps Senior Residences ‐ Operating Expense Assumptions
TAB R
1‐ Assumption on Water
Source: Shelter Property Management & Suffolk City Utility Department
Consumption of 100 gallons per unit per day
100 x 60 units x 30 days = 180,000 gallons per month
divided by 725 = 248 CCF
Per CCF
Water 4.94
Sewer 3.78
HRSD (Water Treatement Fee) 2.52
Total $ 11.24
Monthly Charge:
$11.24 x 248 CCF = $ 2,787
Annual Budget $ 32,460
Water Annual $ 21,546
Sewer Annual $ 11,914
2‐ Assumption on Trash Services
Source: Shelter Property Management
Cost is $6.25 per unit per month
$6.25 x 60 units x 12 months = $ 4,500
3‐ Assumption on Elevator maintenance
Sources: Otis Elevator / Shelter Property Mgmt
Monthly Charge $ 975
Yearly Charge $ 11,700
4‐ Assumption on Insurance
Source: Nationwide Insurance / Shelter Property
Hazard insurance includes $3MM per occurrence;
Shelter carries an additional $10MM, included in
their mgmt fees $ 8,000
5‐ Assumption on Property Taxes
Source: Suffolk City Tax Assessor's Office
Based on appraised value of $6MM for building
100% assessed value; rate of $0.91 per 100 $ 54,600
1
Real Estate Taxes - Office of the Treasurer - City of Suffolk, Virginia Page 1 of 1
TAB R - Tax Assessment
REAL.. ESTATE TAXES
Real Estate taxes are due in two installments

December 5th and June 5th of each year.
The Real Estate Tax rates are currently as follows:
City Wide Tax Rate: $.91 per $100 of assessed value.
Route 17 Taxing District $1.17 per $100 of assessed value.
Downtown Business District $1.035 per $100 of assessed value.
(Rates effective through June 30th, 2010)

For more information, please call (757) 514-4275.
PAY REAL ESTATE TAXES ON-LINE!
REAL ESTATE TAX INQUIRY
Copyright @ 2000-:<007 ] All rights reserliefL [ Web Site poHC;yI

City of Suffo!.lli.JUm1..ru.?.
[ If you have any Web issues, suggestions, comments or concerns, e-mail the Wehmaster ]
[ For additional information about the Treasurer, e-mail yourrequest{s)to:CityTreasurer(itcity.suffolk.va.us }
http://www.suffolk.va.usltrsrlre.html
1 2116/2010
City of Suffolk, Real Estate Assessments
Account No.: 250754000 Property Address: 401 KINGS FORK RD
Subdivision: CENTRAL SUFFOLK Lot/Acre: 11.93 Acre(s)
Legal Desc. 1: NORFLEET,RT 634,EPPS Legal Desc. 2: JORDON
Legal Desc. 3:
Plat Book: Page:
Cabinet: Drawer:
Map No.: 25*18A Class Code: 0002
Tax Rate: $0.9100 per $100 of assessed value. Tax Relief:
Owner Name: PBN PROPERTIES INC
Mailing Address: 900 DUPONT ST, BELLINGHAM, WA 98225
Sales History
Sale Date Price Deed Book Doc. Num.
May 13, 2008 $205,000 000068870
November 2, 2004 $275,000 040021323
Assessed Values
FY 09/10 FY 08/09
Land: $197,000 $197,000
Building: $142,100 $142,100
Land Use: $0 $0
Total Assessed Value: $339,100 $339,100
http://www.suffolk.va.us/realestate/servlet/real. 2
Show_Details _ 3?account=25 07 54000 2116/2010
Structure Details
Use: single family residence Style: one story
Square Feet: 1,822 Year Built: 1960
Bedrooms: 3 Bathrooms: 1.5
Roof Type: flat Roof Cover: composition shingle
Exterior: wood siding Floor Cover: wood
Type of Heat: radiant Fireplace 1:
Fireplace 2:
Supplement
Code: Months:
Land Amount: 0 Building Amount: 0
Comments:
176,825
3
http://www.suffolk.va.uslrealcstate/servlet/real.Show_Details_3?account=250754000 2116/2010

DIVIDER PAGE

TAB S ‐ ASSUMPTIONS ON PROJECT BUDGET

TAB S - Construction Estimate
Epps Senior Residences - Premilimary Cost Estimate
Date: I 2/1612010
Development Name: I Epps Senior Apartments
Location: II Suffolk, VA
Contractor: I Associated Contracting Services, Inc.
LINE 1 TRADE ITEM Amount
I Concrete 233,473
2 Masonry 315,018
3 Rough Carpentry 1,027,760
4 Finish :Carpentry 1173,817
5 Insulation I 75,964
6 Roofing 140,771
7 Sheet Metal 5,150
8 Doors 79,827
9 Windows 41,201
10 Glass I I 27,682
II Drywall ~90,125
12 Tilework Ii 37,338
13 Painting & Decorating 197,209
14 Sprinkler System ~87,763
IS Cabinets I 03,990
16 Appliances 47,488
17 Blinds I 128,369
18 Carpets I 136,478
19 Trash qhute 121,244
20 Elevators 186,908
21 Plumbing 416,303
22 Heating & Ventilation ~45,705
23 Air Coriditioning-Included above -
24 Electrical 25,529
25 Alarms I 89,483
26 Total Structures 4, 34,598
27 Earthwork II 38,088
28 Site Utilities 91,093
29 Roads 4 Walks I I 42,594
30 Lawns ~ Planting II 78,225
31 Off-Sitel Improvements 175,000
32 TOTA~LANDIMPROVEMENTS 1[525,000
33 TOTAl} STRUCTURE AND LAND 5~Q59,598
34 GenerallRequirements \2199,062
35 Overhead 111~9,854
36 Profit 11~~9,562
37 Bond Pr emiurn 'I b4,890
38 SUBTOTAL ~l~
[32,966
39 Enginee ing II 6,094
40 Tap Fees 115 5,000
41 Soil Boring I 6,200
42 Building Permit III 7,400
43 TOTA j.. FOR ALL IMPROVEMENTS- 6,,~, 7,660
THIS BUDGET IS BASED ON THE FOLLOWING:

APPROXIMA TEL Y 4.2 ACRE SITE I
38 l-BR UNITS @852.76 SF INCL~lNG PRO RATA SHARE OF CA
22 2-BR UNITS @ 1076.47 SF INCL DING PRO RATA SHARE OF CA
GROSS SQUARE FOOTAGE 57,742 F
OFFSITE BUDGET ASSUMES SOMI TURN LANE IMPROVEMENTS
I
\
1
1\1
I
DIVIDER PAGE
TAB T - FINANCING SOURCES

TAB T - Financing Sources
March 8, 2010
Mr. Thomas Phan

240 Danbury Lane
Atlanta, GA 30327
Re: Partnership: Epps Senior Residences 2010, L.P.

Property Name: Epps Senior Residences
City/State: Suffolk, Virginia
Dear Mr. Phan:
This letter will confirm our agreement (“Agreement”) whereby Raymond James Tax Credit
Funds, Inc. (“RJTCF”) shall attempt to effect a closing (“Closing”) of an investment by a Fund sponsored
by RJTCF (the “RJTCF Fund”) in the above named partnership (“Partnership”) on the assumptions,
terms, and conditions contained in this letter, or such other assumptions, terms and conditions as are
acceptable to you, RJTCF and the RJTCF Fund.
CURRENT ASSUMPTIONS:
I. DESCRIPTION OF THE PROJECT AND THE INVESTMENT.
A. Project:
1. New Construction
2. Units: 60.
3. Estimated Construction Start Date: October 2010.
4. Estimated Construction Completion Date: December 2011.
5. Estimated 100% Occupancy Date: March 2012.
6. Set-aside Requirements: Six units at 40% or less of median income and 54 units
at 50% or less of median income.
7. Rental Assistance: To be determined.
8. Management:
a. Company: Shelter Management Corporation.
b. Management Fee: $19,199 annually (estimated).
9. General Contractor: Associated Contracting Services.
B. Tax Credit Information:
1. Reserved or Allocated Credits: $750,000.

2. Assumed Partnership Annual Credits: $750,000.
3. The RJTCF Fund’s Share of Partnership Annual Credits: 99.99%
4. Assumed the RJTCF Fund ‘s Annual Credits: $749,925.
5. Applicable Fraction: 100%.
6. Applicable Percentage: 9.00%.
7. First Credit Year: 2012.
1
C. Equity Investment:
1. Estimated $0.6909 per dollar of the RJTCF Fund’s Credits (“Credit Price”),
subject to market conditions and availability of funds.
2. The RJTCF Fund’s Estimated Total Capital: $5,182,097.

Note that the RJTCF Fund’s estimated actual contributions are based on actual
credits delivered. If actual RJTCF Fund Credits are less than the assumed
amount, estimated capital contributions will be reduced by the shortfall times the
Credit Price. If actual The RJTCF Fund Credits are greater than the assumed
amount (“Excess Credits”), then the RJTCF Fund estimated Capital
Contributions will be increased by an amount equal to the Excess Credits times
the Credit Price up to 105% of the Estimated Total Capital, unless such increase
is attributable to an additional reservation of Credits. The RJTCF Fund will
specify under which terms it will purchase any Excess Credits attributable to an
additional reservation of Credits, and/or those that would otherwise cause capital
contributions to exceed 105% of the Estimated Total Capital. The General
Partners can accept or reject those terms. Any Excess Credits that the RJTCF
Fund is unwilling to buy or that the General Partners are unwilling to sell at the
price specified by the RJTCF Fund shall be allocated to the General Partners.
3. Installment Payment of Estimated Capital Contributions:

a. $777,315 (15%) at Closing of which $50,000 shall be paid to RJTCF as
reimbursement of expenses incurred in connection with due diligence
b. $518,210 (10%) at 50% Construction Completion
c. $3,109,258 (60%) at Construction Completion
d. $777,314 (15%) at Stabilized Operations (“Stabilization Capital
Contribution”), of which $25,000 may be held back and paid when all
required tax filing information and Forms 8609 are received and audited
financials for the year of Breakeven Operations are available.
All payments will be subject to various deliveries required by the RJTCF

Fund as described in the definitive documents, including without limitation,
updates of representations and warranties previously given to the RJTCF Fund.
4. Timing Adjusters:
The capital contribution of the RJTCF Fund shall be reduced by 70% of the
shortfall between the Credits actually delivered and the Credits assumed to be
delivered in 2012 and 2013. Currently, it is assumed that the Partnership will
deliver $687,500 of Credits in 2012 and $750,000 of Credits in 2013. The capital
contribution of the RJTCF Fund shall be adjusted if and to the extent that the
RJTCF Fund is admitted after Credits have begun to run by an amount equal to
the credits not received by the RJTCF Fund times the credit price.
2
2
D. Allocation of Distributions:
1. Asset Management Fee: The RJTCF Fund shall receive an annual asset
management fee of $5,000, increasing at 4% per year prior to any cash
distributions. The Asset Management Fee shall begin once the Project has been
placed in service and shall be prorated for the year that the Project is placed in
service. The fee shall be cumulative to the extent unpaid in any year and shall be
payable from sale proceeds of the property to the extent not previously paid. The
fee must be paid in order for the Partnership to remain Current; thus, if cash flow
is not sufficient to pay the fee, it shall be paid from available reserves or from
loans made by the General Partner or Guarantors under the Operating Deficit
Guaranty.
2. Cash From Operations: Cash available to be distributed after paying Partnership

expenses, funding the Replacement Reserve, and maintaining working capital
reserves. Cash From Operations shall be allocated in the following order:
a. To the RJTCF Fund to the extent of any amounts owed, including

amounts to be paid under Tax Credit Guaranty;
b. To replenish the Operating Reserve if the balance therein is less than the
Operating Reserve Minimum;
c. To the Developer to pay any unpaid Deferred Development Fee;
d. To the General Partners or Guarantors to repay any loans due under the
Operating Deficit Guaranty;
e. 79.99% to the General Partners as an incentive management fee;
f. The balance 0.01% to the General Partners, and 99.99% to the RJTCF
Fund.
In all events, the RJTCF Fund must receive at least 10% of the amount available
for distributions to partners and payment of incentive management fees to the
General Partners.
3. Cash From Sale or Refinancing: Proceeds available after paying all debts and
liabilities and establishing any required reserves shall be allocated in accordance
with capital accounts, in the following order:
a. To the RJTCF Fund to the extent of any amounts owed, including unpaid
amounts under Tax Credit Guaranty;
b. To pay any accrued but unpaid Asset Management Fee;
c. To the Developer to pay any unpaid Deferred Development Fee;
d. To the General Partners or Guarantors to repay any loans due under the
Operating Deficit Guaranty;
e. The balance, 80% to the General Partners and 20% to the RJTCF Fund
The distribution of Cash From Sale or Refinancing shall be subject to the requirement of
the Internal Revenue Code that liquidating distributions be made in accordance with
capital accounts.
After the close of the compliance period, the General Partner, assuming it is a qualified
non-profit organization (as defined by the IRS Code), will have a right of first refusal to
3
3
purchase the property, for a price which is not less than the principal amount of
outstanding indebtedness secured by the building, all Federal, State, and local taxes
attributable to such sale and any amounts due to the RJTCF Fund under the Tax Credit
Guaranty. The amount of the purchase price attributable to taxes payable by the RJTCF
Fund, if any, shall be distributed to the RJTCF Fund. The decision to sell the property
(and thus trigger the right of first refusal) shall be subject to the approval of the RJTCF
Fund.
E. Allocations of Profits and Losses:
1. Operating Profits and Losses: 99.99% RJTCF Fund; 0.01% General Partner.
2. Credits and Depreciation: 99.99% RJTCF Fund; 0.01% General Partner.
3. Gain or Loss on Sale: So as to bring the capital accounts into the ratios that will
allow Proceeds of Sale to be distributed 80% to the General Partners and 20% to
the RJTCF Fund, to the extent possible given the requirements of the Internal
Revenue Code and the Treasury Regulations.
4. Operating Losses Prior to Credit Delivery: At the discretion of the RJTCF Fund,
Operating Losses attributable to the period prior to the start of Credit delivery
may be specially allocated to the General Partners.
F. Developer and Development Fee:
1. Developer: Emmanuel House Sr. Residences MMX, General Partner.

2. Estimated Development Fee: $910,000.
3. Timing of Development Fee payments will be negotiated prior to closing.
If necessary, part of the development fee, not to exceed $75,000 will be deferred
beyond the date of the RJTCF Fund’s final capital contribution installment,
without interest, and shall be paid in accordance with the terms of allocations of
Cash From Operations and Cash from Sale or Refinancing or, if not paid within
12 years after placed-in-service date, from General Partners’ capital as described
below.
G. Reserves:
1. Replacement Reserve: $15,000 per year beginning at the earlier of six months
after completion of construction or the first month of Stabilized Operations,
increased by 3% per year thereafter. In the aggregate, no more than $10,000 will
be withdrawn from the Replacement Reserve in any calendar year without the
approval of the RJTCF Fund.
2. Operating Reserve: $122,280, The operating reserve account (the “Operating
Reserve Account”) shall be established with a lending institution, acceptable to
the Limited Partner, and such Operating Reserve Account shall be funded at the
time of the funding of the Stabilization Capital Contribution in an amount equal
to $122,280. Such Operating Reserve Account shall be maintained for the
duration of the Compliance Period (after which, funds on deposit may be
released and distributed as Net Cash Flow) and shall be used exclusively to pay
for Operating Deficits incurred by the Partnership after the date of the
Stabilization Capital Contribution; provided however, that all withdrawals from
the Operating Reserve Account that would cause aggregate draws in any one
fiscal year to exceed $10,000.00 shall be made only with the Consent of the
4
4
Limited Partner, which shall not be unreasonably withheld, delayed or

conditioned. Notwithstanding anything to the contrary contained herein, should
the balance in the Operating Reserve Account fall below $65,000 (the “Operating
Reserve Minimum”), Net Cash Flow on each Payment Date will be deposited in
the Operating Reserve Account to maintain such minimum balance.
H. Obligations of General Partners:
1. General Partners: Emmanuel House Sr. Residences MMX, General Partner.

2. General Partners’ Capital: $0 (estimate).
3. The General Partners agree that to the extent any deferred development fee has
not been repaid from cash flow at the end of twelve years from the date the
property is placed in service (or at the time of removal of the General Partners),
they will contribute sufficient capital so that the partnership can pay any amount
of the deferred fee outstanding at that time.
4. Guaranties:
a. Completion Guaranty – The General Partners will guarantee lien-free
completion of the Property and will pay any of the below costs that are in
excess of the allowed sources of funds (including any allowed deferred
development fee). Such costs include costs to:
(1) acquire the Property and complete construction substantially in

accordance with plans and specifications and free from any
defects;
(2) pay all acquisition and construction costs, including any
construction period interest, costs, fees, and reserves; and
(3) pay all operating expenses, debt service and capital maintenance
items that exceed rental and other income through the date the
RJTCF Fund makes its final capital contribution.
Any excess costs will not be considered loans or capital contributions.

General Partners will also advance funds as needed during construction if
proceeds of financing and/or capital contributions are not yet available to
pay such costs. Such advances will be repaid, without interest, once such
sources of funds become available.
The General Partners will also guaranty that the permanent financing will
close and that the debt service on the permanent financing will not
exceed an amount that would allow the Partnership to achieve Stabilized
Operations within a reasonable time. Any reduction in principal amount
of, or interest rate on, the permanent financing necessary to achieve
Stabilized Operations will be considered an excess cost to be funded
under the Completion Guaranty.
In the event that certain events occur, the RJTCF Fund shall have the
right to require the General Partners to repurchase the RJTCF Fund's
interest for a price that returns 110% of its investment to date plus
interest and any tax liability attributable to such payment. Examples of
such events include failure to complete construction, achieve breakeven
operations or achieve Stabilized Operations by agreed-upon dates, failure
to replace withdrawn commitments for, or close, permanent financing,
5
5
loss of rental assistance, failure to qualify for at least seventy (70%) of

the expected Credits, etc.
b. Tax Credit Guaranty – Guaranty that expected Credits will be available

to the RJTCF Fund and Credits taken will not be recaptured. If the
actual annual Credits available to the RJTCF Fund in any year are lower
than the Credits expected, the General Partners shall reimburse the
RJTCF Fund for the shortfall on a dollar for dollar basis. If it is
determined that the shortfall in Credits will apply to future years as well,
General Partners will refund an amount equal to the present value of
those future credits. If the RJTCF Fund is subject to recapture (including
disallowance of credits) of previously claimed credits, the General
Partners shall reimburse the RJTCF Fund for its recapture amount. To
the extent that payments in respect of the Tax Credit Guaranty are
taxable, the payments shall be grossed-up to reimburse the RJTCF Fund
for the tax liability.
This guaranty shall apply to a period that ends at the end of the LIHTC
compliance period.
The General Partners will not be obligated if the reduction in the amount
of Credits or recapture is a result of a change in the tax law or the
disposition by the RJTCF Fund of its interest.
To the extent that payments under the Tax Credit Guaranty are not made
or are insufficient to compensate the RJTCF Fund for amounts due the
RJTCF Fund as a result of reduced or recaptured Credits, the amounts,
plus interest, will be paid as a priority from all available cash, including
Cash From Operations or Sale Proceeds.
c. Operating Deficit Guaranty – Guaranty that the Partnership will have

sufficient funds to remain current in its obligations during a specified
period and that General Partners will make subordinated, interest-free
loans to the Partnership to the extent necessary to meet obligations,
including Asset Management Fee, debt service and the funding of
reserves, for the period beginning with the Stabilization Capital
Contribution and ending on the December 31st which (i) is at least five
years following the Stabilization Capital Contribution and on which each
of the following is true:
(1) In each of the three preceding calendar years, the Partnership has
achieved Breakeven Operations (defined below) as shown in the
audited financial statements for such years;
(2) The General Partners have not been required to make any
payments or loans to the Partnership under the Operating Deficit
Guaranty in the preceding three calendar years;
(3) The Partnership is current with regards to all liabilities;
(4) The Partnership's Replacement Reserve account balance is an
amount equal to 80% of the Annual Replacement Reserve times
the length of time since completion of construction or
rehabilitation; and
6
6
(5) The General Partners have not been obligated to make any
payments under the Tax Credit Guaranty within the preceding
three calendar years.
(6) The balance in the Operating Reserve Account must not be less
than the Operating Reserve Minimum.
For this purpose, Breakeven Operations shall be determined on an annual

basis and shall mean that for a period ending on the last day of the three
(3) preceding calendar years, Economic Occupancy (actual rent/potential
rent) equals or exceeds ninety-three percent (93%) and Net Operating
Income equals or exceeds the Partnership’s annual mandatory debt
service payments.
General Partners shall also be responsible throughout the entire

Compliance Period for deficits attributable to the failure to obtain or the
loss of any property tax abatement expected to be received by the
Project.
Operating deficit loans shall not bear interest and shall be payable on a
subordinated basis from available cash, including Cash from Operations
and Sale Proceeds.
The maximum obligations of the General Partners under this Operating

Deficit Guaranty will not exceed $185,000 (approximately six months’
operating expenses, debt service and replacement reserves).
I. Obligations of the Guarantors:
1. Guarantors: The General Partners and other guarantors as required by RJTCF.
2. Guarantors guarantee that the General Partners will perform all of their
obligations under the partnership agreement, including, without limitation,
guaranties, repurchase obligations and the obligation to make a capital
contribution as and when required to pay deferred development fee.
J. Financing:
1. Construction Financing
a. Lender: Wells Fargo.
b. Amount: $6,000,000.
c. Rate: To be determined.
d. Terms: To be determined.
e. Maturity: To be determined.
2. Permanent Financing - First Mortgage
a. Not to Exceed Amount: $1,200,000.
b. Lender: Wells Fargo.
c. Funds at Stabilized Operations.
d. Non recourse.
e. Not tax-exempt bond financed.
f. Term (years): 30.
g. Amortization period (years): 30.
7
7
h. Interest rate: 6.25%.

i. Fixed.
ii. Annual payment: Not to exceed $83,196.
3. Permanent Financing - Second Mortgage
a. Not to Exceed Amount: $1,998,490.
b. Lender: SAFE.
c. Funds at Completion.
d. Recourse or Non recourse: Non recourse.
e. Not tax-exempt bond financed.
f. Term (years): 0.00%.
g. Amortization period (years): 30 (estimated).
h. Interest rate: 30 (estimated)
i. Fixed.
ii. Annual payment: No hard debt service payments required.
K. Additional Financing.
None.
L. Intentionally Deleted.
M. Definitive Documents
All of the terms and conditions of the investment shall be set forth in definitive documents to be
negotiated by the parties including but not limited to an Amended and Restated Agreement of Limited
Partnership, together with certain closing exhibits (including various Guaranty Agreements). Such
documents shall be consistent with the terms and conditions set forth in this letter with such changes as
the parties may agree are appropriate. Once executed, the definitive documents shall supersede this letter,
which shall be of no further force or effect. RJTCF will begin preparation of the definitive documents
upon the completion of our due diligence to our satisfaction, as determined in our sole discretion.
II. INTENTIONALLY DELETED
III. THE RJTCF FUND EXIT RIGHTS
The RJTCF Fund shall have the right to require the General Partners to acquire its interest after
the end of the compliance period for a price equal to the amount the RJTCF Fund would receive if the
Partnership sold the Project at fair market value, paid its debts and distributed the remaining assets in
accordance with the provisions relating to distribution of sales proceeds. If the General Partners fail to
acquire the RJTCF Fund’s interest, then the RJTCF Fund shall have the right, without the concurrence of
the General Partners, to order a sale of the Project.
IV. OTHER ASSUMPTIONS TO CLOSING
8
8
1. Prior to Closing, there shall have been no changes in tax laws or Treasury
pronouncements, or changes in interpretations of existing tax issues that would materially
and adversely affect this investment.
2. In the event an investment in the Partnership requires HUD Previous Participation
Certification (HUD Form 2530), the ability of the RJTCF Fund and its investor members
to request and obtain HUD 2530 approval in accordance with the electronic filing
requirements promulgated by HUD.
3. RJTCF and the RJTCF Fund's review and approval in its sole discretion of all due
diligence materials, including the construction and permanent loan commitments,
proposed extended use agreement, real estate, plans and specifications, market study
(including any additional market studies determined by the RJTCF Fund and the fund to
be necessary - at the Partnership’s expense), basis for the Credits, operating budgets,
construction and lease-up budgets, current financial statements of the General Partners,
other guarantors and their affiliates, verification of background information to be
provided by the General Partners and their affiliates, and references to be provided by the
General Partners.
4. Satisfactory inspection of the property by RJTCF and the RJTCF Fund investors.
5. Approval by the Investment Committee of RJTCF and the RJTCF Fund investors of the
terms and conditions of the investment in their sole discretion based on then current
market conditions.
6. Availability of investment funds.
7. The negotiation of definitive documents as described herein (and this Agreement shall
terminate if all such documents are not executed and delivered by the Closing date).
V. TERM
The initial term of this Agreement shall be for a period of eight months from the date of
this letter, with a closing (Closing Date) no later than November 1, 2010, providing that either party may
terminate this Agreement by giving the other party at least 30 days written notice and both parties can
agree in writing to an extension. If due diligence activities and negotiation of definitive documents
continue beyond termination of this Agreement, the parties shall not be bound hereunder, but only to the
extent provided in definitive documents or other written agreements that are actually executed and
delivered.
VI. EXCLUSIVITY
You acknowledge that RJTCF Fund will expend significant effort and expense, and may forego
other investment opportunities, in connection with its best efforts to effect a Closing. You agree that you
will not solicit or entertain any offers by other parties to acquire an equity interest in the Partnership
during the Term of this Agreement. Furthermore, you agree to reimburse RJTCF Fund for due diligence
expenses, up to a maximum of $25,000, if you violate the conditions set forth herein.
VII. FEES
At the Closing, the Partnership shall pay $50,000 or greater negotiated amount to the RJTCF
Fund for the costs associated with the due diligence process and preparation of Partnership documents
and legal opinions. A higher amount may be appropriate, for example, if the RJTCF Fund undertakes
significant work to obtain the title policy, close complicated financings, etc. Such additional charges are
subject to negotiation and no amount greater than $50,000 will be incurred or due to the RJTCF Fund
from the Partnership without your agreement. At the Investor’s request, and at Partnership expense, the
legal opinion(s) must be updated or reissued after Admission to assure continued accuracy of the legal
9
9
conclusions set forth in such opinions. You will be responsible for payment of the $50,000 or greater
agreed upon fee if the Investment does not close for any reason other than the transaction does not close
by the Closing Date or any agreed upon extension.
VIII. CONFIDENTIALITY
This letter is delivered to you with the understanding that neither it nor its substance shall be
disclosed to any third party except those who are in a confidential relationship with you, or where the
same is required by law.
IX. ACCEPTANCE
If these terms and conditions are acceptable to you, please sign and return one copy of this
memorandum. If not accepted by March 15, 2010, this offer shall terminate.
By acceptance of this letter, you authorize Raymond James Tax Credit Funds, Inc. to make any
credit inquiries that we may deem necessary as part of our underwriting process. These credit inquiries
may be performed on the General Partners, Guarantors, or any significant business operation of General
Partners or Guarantors. This authorization also applies to follow-up credit inquiries that we may deem
necessary after our admission to the Partnership.
For more than 25 years Raymond James Tax Credit Funds and our affiliates have been involved
with the development of affordable housing. We have provided equity for more than 1,200 properties
nationwide. We look forward to working with you.
Sincerely,
Craig Descalzi
Senior Vice-President - National Director of Acquisitions
Raymond James Tax Credit Funds, Inc.
Accepted:
By: General Partner Date
10
10
Stable Affordable Family Enrichment
A Not For Profit Georgia Corporation
P.O. Box 2637, Macon, Georgia 31203
828.745.2366 (v) 478.746.6436 (f)
COMMITMENT OF HUD 202 CAPIT AL ADVANCE FUNDS
March 10,2010

ATTN: Rev. Willie B. Royster
1800 Mountainside Avenue
Suffolk, Virginia 23434
Dear Rev. Royster:
This letter is to document the commitment of Stable Affordable Family

Enrichment (SAFE), Inc. to provide to Epps Senior Residences 2010, L.P. a loan of the
2009 IllJD 202 Capital Advance in the amount of $1,998,490 upon receipt by the
Department of Housing and Urban Development. In addition, the Project-Based Rental
Assistance provided with this Capital Advance will also be provided to Epps Senior
Residences 2010, L.P as owner of this development.
These funds will provided under terms sufficient to make Epps Senior Residences
a viable project, including repayment terms which may include, but are not limited to,
deferred payment of interest and principal, zero interest, below-market interest only, or
other conditions which will allow Epps Senior Residences to meet the regulatory
requirements under the Low Income Housing Tax Credit program, IllJD 202, or other
regulatory requirements.
We wish you every success with your applications for Low Income Housing Tax
Credits to the Virginia Housing Development Authority.
Sincerely,
Rev. Thomas H. Johnson, Jr.

Chair, Board of Trustees
11
DIVIDER PAGE
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TAB U - Urban Development Area
URBAN DEVELOPMENT AREA CERTIFICATION
March ist, 2010
Mr. Jim Chandler

VHDA Tracking Number: 201O-C-43

Name of Owner / Applicant: Epps Senior Residences 2010, L.P
Dear Mr. Chandler:
Please see the attached map taken from page 3 (Figure 3-2) of the City of Suffolk 2026 Comprehensive
Plan. This map documents that the above-referenced project to be located at 401 Kings Fork Road is
within the Urban Development Area established by the City of Suffolk 2026 Comprehensive Plan.
Furthermore, please find enclosed excerpts from Section 15.2-2223.1 of the Code of Virginia authorizing
Suffolk City to "amend its comprehensive plan to incorporate one or more urban development areas".
Last but not least, our new construction is located in the Tidewater Pool, which is defined by VHDA as an
Increasing Rent Burdened area.
In view of the justifications listed above, we respectfully request the scoring points under Section B.
Housing Needs Characteristics, category "Pool With an increasing Rent Burdened Population and In An
Urban Development Area".
Sincerely,
Thomas Phan, Director

Epps Senior Residences MMX, G.P.
Managing Member of
1
Northern
Suburban/Urban
Growth Area
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City of Suffolk, Virginia o 3
2026 Comprehensive Plan Miles
2018 Comprehensive Plan

Development Areas
URS
2
Figure 3-1
, LIS> Code of Virginia > 15.2-2223.1 Page 1 of 1
§ 15.2-2223.l. Comprehensive plan to include urban development areas; new urbanism.
A. Every county, city, or town that has adopted zoning pursuant to Article 7 (§ 15.2-2280 et seq.) of Chapter 22 of
Title 15.2 and that (i) has a population of at least 20,000 and population growth of at least 5% or (ii) has population
growth of 15% or more, shall, and any county, city or town may, amend its comprehensive plan to incorporate one
or more urban development areas. For purposes of this section, population growth shall be the difference in
population from the next-to-latest to the latest decennial census year, based on population reported by the United
States Bureau of the Census. For purposes of this section, an urban development area is an area designated by a
locality that is appropriate for higher density development due to proximity to transportation facilities, the
availability of a public or community water and sewer system, or proximity to a city, town, or other developed area.
The comprehensive plan shall provide for commercial and residential densities within urban development areas that
are appropriate for reasonably compact development at a density of at least four residential units per gross acre and a
minimum floor area ratio of 0.4 per gross acre for commercial development. The urban development areas may
provide for a mix of residential housing types, including affordable housing, to meet the projected family income
distributions of future residential growth. The comprehensive plan shall designate one or more urban development
areas sufficient to meet projected residential and commercial growth in the locality for an ensuing period of at least
10 but not more than 20 years, which may include phasing of development within the urban development areas.
Future growth shall be based on official estimates and projections of the Weldon Cooper Center for Public Service
of the University of Virginia or other official government sources. The boundaries and size of each urban
development area shall be reexamined and, if necessary, revised every five years in conjunction with the update of
the comprehensive plan and in accordance with the most recent available population growth estimates and
projections. Such districts may be areas designated for redevelopment or infill development.
B. The comprehensive plan shall further incorporate principles of new urbanism and traditional neighborhood
development, which may include but need not be limited to (i) pedestrian-friendly road design, (ii) interconnection
of new local streets with existing local streets and roads, (iii) connectivity of road and pedestrian networks, (iv)
preservation of natural areas, (v) satisfaction of requirements for stormwater management, (vi) mixed-use
neighborhoods, including mixed housing types, (vii) reduction of front and side yard building setbacks, and (viii)
reduction of subdivision street widths and turning radii at subdivision street intersections.
C. The comprehensive plan shall describe any financial and other incentives for development in the urban
development areas.
D. No county, city, or town that has amended its comprehensive plan in accordance with this section shall limit or
prohibit development pursuant to existing zoning or shall refuse to consider any application for rezoning based
solely on the fact that the property is located outside the urban development area.
E. Any county, city, or town that would be required to amend its plan pursuant to this section that determines that its
plan accommodates growth in a manner consistent with this section, upon adoption of a resolution certifying such
compliance, shall not be required to further amend its plan.
F. Any county that amends its comprehensive plan pursuant to this section may designate one or more urban
development areas in any incorporated town within such county, if the governing body of the town has also
amended its comprehensive plan to designate the same areas as urban development areas with at least the same
density designated by the county.
G. To the extent possible, state and local transportation, housing, and economic development funding shall be
directed to the urban development area.
(2007, c. 896; 2009, c. 327.)
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315.2-2223.1 2118/2010
City of Suffolk, Virginia
Chapter 3:
Land Use and Growth Management
1. Introduction
The key smart growth principal on which voirs that Suffolk hosts. Three key rural
both the 2018 Comprehensive Plan and villages (Holland, Whaleyville, and
this update are founded is to manage Chuckatuck) have been designated to
and direct growth towards existing provide some growth outside of the ur-
communities. Since its adoption, the ban/suburban area. The remainder of
2018 Comprehensive Plan has been the City was designated as an agricul-
very successful at providing a basis for tural/conservation area with limited resi-
controlling the previously sprawling dential development potential. To a
landscape of the City. The 2018 plan, as large degree, all of these goals have
shown in Figure 3-1, identified two areas been successfully achieved and are
of the city designated as Subur- continued under the 2026 Comprehen-
ban/Urban Growth Areas: one in the sive Plan.
north and the other in the center. The
central growth area is focused around Since the 2018 plan was implemented,
the historic core city, and the northern more than 80% of the City’s growth has
growth is focused occurred in the two
around major trans- The 2018 Comprehensive Suburban/Urban
portation routes. By Growth Areas. This
accommodating de-
Plan has been very success- growth has been
velopment, the pri- ful at controlling the devel- effectively balanced
mary role of these opment pattern in the City of between the north-
growth areas is to Suffolk … ern and central
provide a focus for growth areas. Minor
development, re- subdivisions and
duce sprawl pres- family transfers are
sures in the rest of the City and provide continuing, allowing some new residen-
for more efficient and effective delivery tial growth in the agricultural district.
of city services. By accommodating
growth in two discrete areas, one As shown in Table 3-1, there are ap-
strategy of the Plan included reducing proximately 5,000 residential units in
development pressures in southern ar- Suffolk’s development pipeline. The
eas and as a result, preserving much of pipeline consists of developments that
the City’s rural character. have received some form of government
approval but have not yet been con-
In addition to the two growth areas, a structed. Furthermore, based on exist-
key component of the 2018 Plan’s ing zoning designations, the remaining
growth management strategy was to vacant residentially zoned land in the
designate a third large area of the City City of Suffolk has the capacity for ap-
as a rural conservation / low density proximately 14,000 additional homes.
residential area. This area allows a Homes in Suffolk are presently being
lower density of residential development constructed at a rate of nearly 1,000 per
that was designed as a method of pro- year (Figure 3-2). This rate of residential
tecting the region’s water supply reser- growth in the City exceeds the 2018
2026 Comprehensive Plan 3-1

Chapter 3: Land Use and Growth Management
4
Plan’s desired goal by 200 to 300 hous- Table 3-2 and Figure 3-3 show the dis-
ing units per year. tribution of existing zoning categories in
the City. The 2018 plan, while designat-
Other goals included in the 2018 plan, ing areas for growth, did not provide
such as balancing employment growth significant guidance on how those
with residential development and ex- growth areas should develop over time.
panding the commercial tax base rela- What has resulted is the development of
tive to the residential tax base, have high-quality, attractive, single family
been on or near target since the plan’s neighborhoods, with relatively low den-
adoption. These indicators signify that sity. Residential property values have
from an economic and fiscal perspec- increased rapidly, creating enormous
tive, the rate of overall growth has been equity in the market. However, rapid,
sustainable and has not been beyond low density growth has resulted in nu-
the City’s ability to adapt and accommo- merous challenges, including increasing
date. traffic congestion, rapid demand for new
schools, and decreasing opportunities to
While the 2018 Plan’s growth manage- provide housing for a mix of incomes
ment strategies have been very suc- because of rising land costs. Figure 3-4
cessful in containing and controlling shows the location of the remaining
development, the City’s land resources residentially zoned land.
within the Suburban/Urban Growth Area
continue to be absorbed at a rapid rate.

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ST
MOOR
RD W
HOLL AND E
RD
Ja
m
AND
HOLL
ST
es
RD
TORY
NA
Ri
FAC
OLI
58
ST
T UR LI NG TO N R
CAR ve
TY
Y ST
COUN
r
RD
Lake Kilby
FAC TOR
A ND
LL
HO
RD
Great Dismal
I NG
Swamp
N
AR
N
MA
LIN
RO
13
MAN NI N
CA
32
G BRIDGE R D
13
D
NR
O
E
T
D
R
M
R
O
INA
D
S
RD
OL
OL
N
O
G RD
KS
CA
C
JA
IN
HOSIER
NN
MA
WHIT E MA
AIR
RD
Cen tra l
PO
VD
CO
BL
TR
PE
RSH RD
E
ILL
Su burban/Urb an
LA
YV M
CAROLINA RD
N
EA
LE
D
D
HA
RD
Growth Are a
W W
CO
U
N
TR
Y
RD
ek
CRITTENDEN
re
ECLIPSE
C
k
uc
Jam
e
at
sR
iv er
ck
hu
N
C
D
R
E
OV
BL VD
R
ERR Y G
CH
CO L
Portsmouth City
BRIDGE
R VI EW
LE
N
R
RD
GE
D
DE N
CHE O VE
RR Y G R
TE N
RD
664
A D RD
HARBOU
DR
TE
S
R
M
KN O
r
RD
TOW N POINT
B LV D
RI
W
ve
VIE
R
TTS
OU
H AR B
Southampton
Ri
NE CK
RD
County
BRI DGE
S
M LN
EN
RD
d
LE E FAR
17
RD
ND
on
664
TE
INT
RD
KINGS HWY
E W B LV D
R
IT
C
RD
RD
PO
H
T
AC
em
IN
O UR V I
WN
PO
E
125
S B
RD
Y
FER R
AS
TO
135
RB
SP
AUD U
TO WN P O INT RD
HA
BO
RE
T OWN
CHUCKATUCK
URE
ns
N
VD
Isle of Wight County

RD
KN O
BL
W
VI
OAKLAND
COL
T TS
E
r
A ST
iv e
PO IN
Na
164
U
NE
PPoorrtt ssm
m oouutt hh
O
LE G
B
CK R D
H AR
dR
E DR
TS P
T
AY TE R N F RE E W A Y
W ES
RD
W
B OB
on
KN OT
RD WH
EE
ER ET S
FR
MO IT E L N
17
RD
m
TS NE
RN
NE T
E
EV
W ES T O RE
se
LE N
CK
ML
S
E
FA
F AR
D
IL L
TR
n
RD
CChhee ssaa ppeeaa kkee CCiittyy RM
BEN
IN
Na
PO
LN
N
S HO
RS H
W
TO
Wes te r n B r an c h
UL D E
DR I
KING
R es e r v o ir
S HW
RS HIL
UL DE
VE R
D
F ER R Y P OI T R
GO
Y
N
M
IL
TS C R
ET E EK P
NE
L
LN
337
AR K
DW
NN RD
RD
RD
BE
DRIVER
RS
TO WN
SHO
URE
IN B
R
P O INT
D
AS T
MIL
N ER
TS P
RD
L VD
SR
D
Se e Nort hern
NE T
L E RD
S VI L
GH
BE N
PU
SLE
Lak e P r i nc e Su burb an/Urban
BO B
WH I
EX R P
E T ER D
T E LN
E
O
Y
LE
H
Gro wth A rea In se t
R
R D
UT
D
O
32
C
R LN
RL S
MA
10 337
TO
NE
GI
DR I
V ER
A KA
RD
KIN GS
H WY
LN
GA R
LL
HI
RD
460
S
ER
PROVIDENCE
LD
F ORK R D
OU
HI L
L PO I
SH
NT
G BL
OLD MILL RD
K IN
RD
VD
OY
D
R
D
R
E R
E
TL
AR
IL
TU R
MY
RD
R
PR
W
OL D CH
PA S
A LN O
ER HU GR
JO S ES
TS
WH IT
Northern
S SR
ET
M
13 13
SL
D
EP
N
LIT
N
E
Y
Y
E
H
W
58
B
O
PK
R PH YS M I L
LE
58
E
Suburban/Urban
TL
MU
R
CR
IL L
D D
N
L
DR
R
E
EE
O
EM
D
R
K RD
460
S
D
Growth Area
N
NA
Lak e C o ho on Lak e 13
SU
SIM ON
NS
E T DR
Me ad e
BU C
SU
PR
P
L AK E C I TC
BU
O
S DR
O
KHO R N
HK
R
L
Y RD
SP
B
TR ET
A
E
N
N
DI A
HO
CT
MILFORD LN
TL E
D
LB
LA
R
ON
RD
RD
IN
KE
KI
RD
E RD ST
ST
RD
AN C
R
M
LA K
NE
32 N ST
N
EA
AS HB UR
IN
O
EP
DE
GT
D
D E ER P ATH R
CO
DR
D RD
IN
FINN
HO L LA N EY
E WA
S
H
N RD
AVE
W
D RD
KENY ON RD
RD
y
H
DE E R P A T
L AN
lb
CA HO L
Ki
RR
TY ST
LN DE ER
PATH
RD
ke
CO UN
L
W H IT
La
TR
DI
N
A
E MA
IN
KI N G
13
MA NN ING
R
D
RU
S H RD
NR
SA
RI C HAPP EL
58
LE
TA
OR
DR
N RL
TU
RD
KH
BR IDG
BL I NG
C
TO
BU
D
GR
MANN I N N
E RD
RD
VD
58
RD
AR
D
DR
L AN
M IS
D
HO L
L IN
R
G LE N N
HA V
Se e Ce ntra l
LUM
O
RO
EN
CO
S
K
HO SIE
RU C
PE
JA
CA
R IT
Franklin Su burb an/Urban
D
Chesapeake City
YR
LA
AN
UA
DR
BL
R RD
SQ
ND
City
VD M
HOLLAND
EA
P O RT
Gro wth A rea In se rt

RD
DO
D W
LV C
ERF IE
DU
O
UN
TR
B
TC
Y
LE
L D LN
RD
H
JENKINS MILL RD
L
RD
CAROLINA RD
YV I
D
ALE
RD Y R O
A Y UA
Great
QUAKER DR PE
WH
C
QU S Q LA N
GR
DR DR
S
Dismal
HO ER D
EA
AK
QU
58 189 Swamp
TM
LY
EC
RD
KR
N
IL L
D
NG
W LI
N NI
B E RT Y
HW
S PRING R D
S 272
MA
BA
PA
S Y
B
BY
BTOW N RD
FRA NK L IN
13
R
D
Southampton
R
E
AK
32
U
County
Q
S
QU
A Y RD
189
GR
CLA Y HIL
ES S C H A
EE
L RD
C YPR P E L RD
N
W AY R D
SPRING RD
BURG
RD MIN ERA L
Lak e
VIC KS MI
UR DR
NE
RA
L SP D r u mm o nd
AR TH
R ING
G AT RD WHALEYVILLE
ES DR
R
RD OO
D U
ND
D
D TR
C AR
G RE AT F O RK R
EE
LV C R ES
W
B G
E
LE ED
W
OL IN
IL
YV
LE
A D
A RD
H R
RD
W
W
P
AM
IE
EV
N
W
PI
GA
SS
TE
AM
U ni on C a mp
SR
AD
LL E BLV D
H ol di n g P on d
D
Y VI
W H ALE
Virginia
RD
Legend
RT R
P
AM
North Carolina
DES E
W
SS
M
AD A
Gates County Suburban/Urban Development Area Rural Agricultural Conservation

Camden County
Rural Conservation/
Low Intensity Residential Village Communities
Hertford
County
City of Suffolk, Virginia 0 3
2026 Comprehensive Plan Miles

Development
6
Areas Figure 3-1
Figure 3-2
Single Family Residential Units/Year
Development Activity
1980-2004
1,400
1,200
1,000
800
600
400
200
0
80 82 84 8 6 88 90 92 94 96 98 00 0 2 04
19 19 19 19 19 19 19 19 19 19 20 20 20
Year
Source: City of Suffolk, 2005
Table 3-1
Summary of Approved / Pipeline Residential Development
As of August 2005
(Not Built)
Approved Residential Developed Residential

Type of Unit
Units Units
Multi-Family 1,861 1,136

Retirement / Age Restricted
Multi-Family 418 150
Single Family Detached 7,670 4,081
Single Family Semi-Attached 1,227 626
Total 11,176 5,993

Approved Pipeline
5,183
Residential Units
Source: City of Suffolk, 2005

7
Existing Zoning Categories
LN
VD
MA
BL
ER
TO
LA
IN
DN
KE
AKA
DW
GAR
PRI
GO
RD
NCE D R
York County
D
NA
R
LE
NS
RD
T
RD
YR
KINGS FORK
EM
PROV IDENCE
OY
M
HIL
O
Rural Estate District - RE General Commercial District - B2
LD
ND
L
WIL
PO
IN
PK
T
KE
N BL
WY
SIN VD
GT
O
N BLVD
RD
VD
BL
460
Rural Resident District - RR Commerce Park - CP
er
PR
32
WI N
LN OG
UA RE
BLVD
iv
SH S SR
GOD
JO D
AR
R
HE
13
RS
C
WI N
d
M IL
58
on
GO D
PR
LR
Newport
m
M UR PHY S UD
MIL L EN
D
RD
se
BLV
D
an
Residential Low District - RL N e w s C i t y Village Center District - VC
N
LA
NM
337
KE
A IN
460
ME
AD
ST
BL VD
Y
10
PKW
TH
ED
U
MO
R
Lake Meade
PI
S
RT
OND
Residential Low-Medium District - RLM Central Business District - CBD
PO
TC
32
E
HK
TT
SU
PR
EM
LE
BU
RD
OS
NA NS
R
BA
PE
RD
N
Hampton City
CT
D
R
13
Y
RD
LA
IL B
M
RA
K
13
E
EK
58
IN D
CO
US
IAN
58
AK
L
HO
TR
LA
L NCE R D
13 460
Residential Medium District - RM Light Industrial District - M1
TA
KE
ON
NS
ECO ST
ME
58
RD
R
NE
AD
IN
EP
E DR
RD
CE
C ON S T A N
32
ST
R ST
W
N
RD
E AVE
DE ER PAT H
TO
PIN NE
NG
W WA SHI HI
S u r r y C337
o u58n t y
NGTON AS
KENY ON RD
ST
MOOR
Residential Compact - RC Heavy Industrial District - M2
RD W
HOLL AND
Ja
E
m
D RD
LL AN
ST
HO
es
RD
TORY
NA
Ri
FAC
OLI
58
ST
ve
T U R LINGTON R
CAR
TY
Residential Urban - RU Conservation District - C
Y ST
COUN
r
RD
Lake Kilby
FAC TOR
ND
L LA
HO
RD
Great Dismal
I NG
Swamp
N
AR
N
MA
LIN
Office-Instituional District - O/I Agricultural District - A

RO
13
MAN NIN G
CA
32
B RIDG E R D
Neighborhood Commercial District - B1

13
RD
ON
E
T
D
R
M
R
O
INA
D
RD
S
OL
N
OL
O
G RD
KS
CA
C
JA
NIN
HOSIER
AN
WHIT E MAR
M
AIR
RD
Cen tra l
PO
VD
CO
BL
TR
PE
LE
Su burban/Urba n
SH RD
LA
IL
D
YV M
CAROLINA RD
ND
EA
LE D
HA
RD
Growth Area
W W
C
O
U
N
TR
Y
RD
ek
CRITTENDEN
re
ECLIPSE
C
k
uc
Jam
at
e sR
iver
ck
hu
N
C
D
R
E
R OV
ERRY G
CH
CO
BRIDGE
Portsmouth City
L
BL VD
LE
R
GE
D
DE N
VI EW
TE N
RD
664
DR
T
O UR
KN O
r
RD
C TOW N POINT
RI
ve
TTS
HA RB
Southampton
Ri
NE CK
County
BRID GE
S
M LN
RD
d
LE E FAR
17
RD
on
INT
RD
664
KINGS HWY
RD
PO
T
em
IN
WN
PO
125
E RD
FER RY
TO
135 AUD U
D
TO WN P OI NT R
BO
T OW
CHUCKATUCK
ns
N
UR
R
D
N PO
OAKLAND
r
AST
ve
Na
164 PPoorrttssm
m oouutthh
Ri
IN T
TS P
d
RD
BOB
on
KN OT
RD WH
ER ET S
MO IT E LN
RD
17
m
TS NE
NE T
EV
O RE
se
CK
FA
IL L
n
RD
CChhee ssaa ppeeaakkee CCiittyy RM
BEN
Na
LN
RS H
Wes t er n B r an c h
D RI
KING
R es e r v o ir
S HW
UL DE
VE R
GO
Y
M
IL
NE
LN
337
DW
BE NN
E TT
S CR
RS
DRIVER
E
SHO
EK P
TO WN
A RK
RD
IN B
R
D
P OI NT
MIL
N ER
L VD
RD
SR
D
Se e Nort hern
SLE
BO B
W HI
EX R P
E TE R D
TE LN
E
RD
Y
LE
H
ER S H ILL
R
R D
UT
D
O
32
SHOU LD
SC
E R LN
MA
IRL
10 337
TO
DR I
G
DN
A KA
VE R
KING
S HW
GA R
Y
LN
RD
460
PROVIDENCE
F ORK RD HI L
LP OI N
T
G BL
OLD MILL RD
K IN
VD
RD
OY
D
R
R
LE
AR
IL
Y
RT
RD
DM CH PR
W
OL A LN O
ER HU GR
Northern
JO S ES
WH IT
S SR
Y M
13 D
13
LIT
58
PK
Suburban/Urban
R P HY S M IL
58
E
TL
ND CR MU
IL
LR
DR
O
E
M EE
SE D
R
K RD
460
Growth Area
N
D
NA
Lak e C o ho on Lak e
SU N
13
SIM ON
ET DR
Me ad e
S
B UC K
SU
PR
P
LA KE C I TC
BU
O
S DR
O
HK
R
L
Y RD
SP
H O RN R
TR ET
A
E
N
N
D IA
HO
CT
MILFORD LN
TL E T
D
LB
LA
R
O
RD
RD
IN
KE
KI
N
E RD ST
S
D
NC
E
R
M
N
LA K
32 S TA NE
EA
O
AS HB UR
ON
IN
EP
GT
DE
D
D EE R P ATH R
HIN
DR
D RD
C
HOLL AN E WA
W
S
N RD
D RD
KENY ON RD
H RD
DE E R P AT
L AN
CA
RR
HO L
TY ST
LN DE ER
Lak e
PATH
RD
K il by
CO UN
L
W H ITE
TR
I
N
D
A
IN
KI N
MA R
13
MA NN ING
D
G
RU
SH R
NR
SA
R C HAP P EL
ITA 58
LE
OR
DR
D
N RL
TU
RD
KH
BR IDG
BL I NG
C
TO
BU
D
GR
MANN I N NR
E RD
VD
D
58
RD
RD
AND
M IS
D
L
HO L
R
GLE N N
HAV
Se e Ce ntra l
LUM
O
CO
S
EN K
HO SIE
RU C
PE
R IT JA
Franklin Su burb an/Urban Chesapeake City
D
YR
L
AN
UA
AN
DR
BL
R RD
SQ
City
VD M
D
EA
PO RT
HOLLAND Gro wth A rea In se rt

RD
DO
D W
LV C
ERF IEL
O
UN
TR
B
DU
Y
LE
RD
D LN
JENKINS MILL RD
TC
IL
CAROLINA RD
H
YV
RD
D
Great
A LE
RD Y R O
A Y UA
Dismal
QUAKER DR PE
WH
C
QU S Q L AN
GR
DR
S DR
Swamp
R
HO KE D
EA
A
QU
189
TM
58
LY
EC
RD
KR
N
IL L
D
G
N
W LI
NN I
B E RT Y
HW
S PRING R D
272
MA
S BA
PA
S Y
B
BY BTOW N RD
F R A N K LIN
D
R
13
Southampton
R
KE
UA
32
County
Q
S
QU
A Y RD
189
GR
CLA Y HIL
EE
ESS CH A P EL RD L RD
CY P R
NW
SPRING RD
RD MIN ERA L
AY RD
BURG
Lak e
VIC KS
M
UR DR
IN
ER
A L SP D r u mm o nd
AR TH
R IN
GA
T ES
G
R WHALEYVILLE R
DR
RD OD
U
D
ND
D
O TR
GR EA T FO R K R
C AR
D E E CR E S
LV
EW
B G
ED
LE W
OL IN
IL
YV
LE
A D
A RD
H R
RD
W
W
P
AM
V IE
N
W
PI
E
GA
SS
TE
AM
U ni on C a mp
SR
AD
LL E BLV D
H ol di n g P on d
D
YV I
W H ALE
Virginia
RD
D
RT R
P
AM
North Carolina
D ES E
W
SS
M
AD A
Gates County
Camden County
Hertford
County

0 3
Miles
Existing Zoning Categories Figure 3-3

8
VD
MA
BL
TO
IN
AKA
DW
GO
RD
D
R
York County
E
TL
YR
RD
RD
M
KINGS FORK
LD
PROV IDENCE
OY
O
HIL
R
L
WIL
PO
IN
T
BL
VD
RD
460
er
PR
32
OG
RE
iv
S SR
D
R
13
nd
58
o
PR
UD
m
Newport
EN
BLV
se
D
an
News City
N
NM
337
A IN
460
ST
10
Lake Meade
32
SU
PR
BU
OS
R
BA
PE
N
CT
Hampton City
D
R
13
RD
M
RA
13
58
IN D
US
IAN
TR
L 58
13 ST 460
58
R
NE
IN
EP
32
R ST
E AVE
PIN NE
W WA SHI
S u r r y C 337
o u 58
nty
NGTO N
KENY ON RD
ST
MOOR
RD
HOLL AND
AND
RD
Ja
m
HOLL
RD
ST
es
ON
RD
TORY
GT
NA
IN
Ri
FAC
RL
OLI
58
ST
TU
CAR ve
TY
Y ST
COUN
r
RD
Lake Kilby
FAC TOR
A ND
LL
HO
Great Dismal
D
Swamp
AR
LIN
RO
13
CA
32
13
D
R
INA
RD
OL
N
O
R
KS
CA
C
JA
HOSIER
WHIT E MA
AIR
RD
Cen tra l
PO
VD
CO
BL
TR
PE
RSH RD
E
ILL
Su burban/Urb an
LA
YV M
CAROLINA RD
N
EA
LE
D
D
HA
RD
Growth Are a
W W
CO
U
N
TR
Y
RD
ek
CRITTENDEN
re
ECLIPSE
C
k
uc
Jam
e
at
sR
iv er
ck
hu
N
C
D
R
E
R OV
ERR Y G
CH
BLVD
CO L
Portsmouth City
BRIDGE
HARBOUR VIEW
LE
N
R
RD
GE
D
DE N
CHE O VE
RR Y G R
TE N
RD
664
A D RD
DR
TE
S
R
M
KN O
r
RD
TOW N POINT
B LV D
RI
W
ve
VIE
R
TTS
OU
H AR B
Southampton
Ri
NE CK
RD
County
BRI DGE
S
M LN
EN
RD
d
LE E FAR
17
RD
ND
on
TE
INT
RD
664
KINGS HWY
E W B LV D
R
IT
C
RD
RD
PO
H
T
AC
em
IN
O UR V I
WN
PO
E
125
S B
Y
FER R
AS
RD
TO
135
RB
SP
AUD U
TO WN P O INT RD
HA
BO
RE
T OWN
ns
N
VD
URE
Isle of Wight County CHUCKATUCK
RD
KN O
BL
W
VI
COL
T TS
E
r
R
iv e
PO IN
Na
164
OAKLAND
U
A ST
NE
PPoorrtt ssm
m oouutt hh
O
LE G
B
CK R D
H AR
dR
E DR
T
W ES
TS P
RD
W
B OB
on
KN OT
RD WH
EE
ER ET S
FR
MO IT E L N
RD
17
m
TS NE
RN
TE
EV
W ES O RE
NE T
se
LE N
CK
ML
S
E
FA
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10 337
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460
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PROVIDENCE
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PR
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TS
WH IT
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S SR
ET
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13 13
SL
D
EP
N
LIT
N
E
Y
Y
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H
W
58
B
O
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LE
58
E
Suburban/Urban
TL
MU
R
CR
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D D
N
L
DR
R
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D
R
K RD
460
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D
Growth Area
N
NA
SU
SIM ON
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Me ad e
BU C
SU
PR
P
L AK E C I TC
BU
O
S DR
O
KHO R N
HK
R
L
Y RD
SP
B
TR ET
A
E
N
N
DI A
HO
CT
MILFORD LN
TL E
D
LB
LA
R
ON
RD
RD
IN
KE
KI
RD
E RD ST
ST
RD
AN C
E
R
M
LA K
NE
32 NS T
N
EA
AS HB UR
IN
O
O EP
DE
GT
D
D E ER P ATH R
DR
D RD
C
IN
FINN
HOLL AN EY
E WA
S
W
H
N RD
AVE
D RD
KENY ON RD
H RD
DE E R P A T
L AN
CA
RR
HO L
TY ST
LN DE ER
PATH
RD
Lak e
CO UN
L
K il by
W H IT
TR
DI
N
A
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IN
KI N G
13
MA NN ING
R
D
RU
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NR
SA
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58
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RD
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MANN I N N
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58
RD
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L AN
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HO L
L IN
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HA V
Se e Ce ntra l
LUM
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PE
JA
CA
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Chesapeake City
YR
LA
AN
UA
DR
BL
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SQ
ND
City
VD M
HOLLAND
EA
P O RT

RD
DO
D W
LV C
ERF IE
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TR
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TC
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LE
L D LN
RD
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JENKINS MILL RD
L
RD
CAROLINA RD
YV I
D
ALE
RD Y R O
A Y UA PE
Great
QUAKER DR
WH
C
QU S Q LA N
GR
DR
Dismal
S ER DR
HO D
EA
AK
QU
58 189 Swamp
TM
LY
EC
RD
KR
N
IL L
D
NG
W LI
N NI
B E RT Y
HW
S PRING R D
S 272
MA
BA
PA
S Y
B
BY
BTOW N RD
FRA NK L IN
13
R
D
Southampton
R
E
AK
32
U
County
Q
S
QU
A Y RD
189
GR
CLA Y HIL
ES S C H A
EE
L RD
C YPR P E L RD
N
W AY R D
SPRING RD
BURG
RD MIN ERA L
Lak e
VIC KS
UR DR
M
IN
ER
AL S D r u mm o nd
AR TH
PR
IN WHALEYVILLE
G AT G
ES R DR
R
RD OO
D U
ND
D
O
D
D TR
C AR
G RE AT F O RK R
LV EE C R ES
B
W
G
LE
E
IL ED
W
OL IN
YV
LE
A
H D
A RD
W R
RD
W
P
AM
IE
EV
N
W
PI
GA
SS
TE
AM
U ni on C a mp
SR
AD
LL E BLV D
H ol di n g P on d
D
Y VI
W H ALE
Virginia
RD
D
RT R
Legend
P
AM
North Carolina
DES E
W
SS
M
AD A
Rural Conservation/
Gates County Vacant Land Zoned for Residential Development (2004) Core Support Low Intensity Residential Camden County
Land Currently in the Residential Development Pipeline Inner-Ring Suburban Rural Agricultural Conservation
Hertford
County
Mixed Use Core Surburban Village Boundaries
0 3
Miles
Undeveloped Residential
Land 9(2004) Figure 3-4
Table 3-2
Land Area by Zoning District
2018 Land Use Plan
Zone Name Acres % of Total
A Agricultural District 163,248.3 59.4%

C Conservation District 41,691.8 15.2%
RR Rural Residential District 7,950.2 2.9%
RE Rural Estate District 16,751.0 6.1%
RL Residential Low District 7,597.4 2.8%
RLM Residential Low-Medium District 8,619.2 3.1%
RM Residential Medium District 2,185.0 0.8%
RC Residential Compact 416.6 0.2%
RU Residential Urban 778.2 0.3%
B-1 Neighborhood Commercial District 165.1 0.1%
B-2 General Commercial District 3,417.2 1.2%
CBD Central Business District 245.8 0.1%
VC l Village Center District 1,322.6 0.5%
O-I Office-Institutional District 1,612.0 0.6%
CP Commerce Park 4,737.9 1.7%
M-1 Light Industrial District 3,291.4 1.2%
M-2 Heavy Industrial District 7,316.3 2.7%
PD Planned Development Overlay District 3,332.6 1.2%
Source: City of Suffolk Geographic Information System, 2005
Compiled by: URS Corp., 2005

10
2. Differing Approaches to Growth Management
As part of the 2018 Plan review and up- plan and built upon them. Key to each
date process, the City of Suffolk evalu- framework was continuing the 2018
ated the impacts of the current growth Plan’s concept of two Suburban/Urban
management strategies, as well as two Growth Areas. After careful considera-
alternative potential future growth pat- tion, alternative framework 2, Focused
terns. Each of the alternative future Growth, was selected as the preferred
growth frameworks that were examined alternative, and it serves as the basis of
recognized the strengths of the existing this review and update.
Successful Implementation of the

No Change to Current Alternative 1:

Strategy Incremental Changes to Growth
Areas
• Growth boundaries stay the same • Growth boundaries change in re-
• Small changes to policies and actions sponse to development pressures
• Limited long term residential construction • Small changes to policies and actions
opportunities • Not a comprehensive approach to con-
trol or limit growth
• Not sustainable in the long term
• Does not strengthen or direct growth
toward developed areas.
Alternative 2:
Focused Growth
• Growth boundaries adjusted to allow for strategic growth
• Higher density growth encouraged in designated areas
• Future development occurs in a logical and sustainable manner
• Large areas of the City remain for no/very low levels of develop-
ment
• Directs growth toward previously developed areas

11
3. A Revised Growth Strategy: Focused Growth
The focused growth concept is based on areas. As a result, the City has been
the way in which cities historically have unable to target policies within the
developed. By establishing a range of growth areas that would encourage de-
development densities and uses in rela- velopment at specific locations that
tion to a central core, the concept mod- would be consistent with the City’s
els the pattern exhibited by dynamic and goals. By providing a more detailed
successful urban places. Cities evolved range of development types and loca-
as centers of culture, trade and com- tions, the focused growth framework is
merce. Mixed-use centers with business the next logical step in advancing the
and residential areas in close proximity comprehensive plan.
were and remain the hallmark of older
urban places. Cities like New York, The key concept behind the focused
Philadelphia, Norfolk, and the historic growth approach is an emphasis on us-
downtown core of Suffolk have this qual- ing the City’s existing development ori-
ity. Urban form was compact—allowing entation as a transportation hub and its
people to walk to work, shop, and play historic urban form as the basis for re-
close to where they lived. vising use patterns and densities. The
highest densities are located in the mid-
Over time, especially in the post World dle of the growth area and the mix and
War II-era, improvements in personal density of uses decreases the further
mobility have allowed for more dis- one travels from the central district. In
persed urban areas. this way, a wider
Core areas no The focused growth frame- variety of uses
longer needed to be work is the next logical step in from urban
diverse live/work the development of the City of through rural can
centers. Cities be located and
spread out and Suffolk. accommodated.
large suburbs de- Various types of
veloped. land uses are designated in specified
Use Districts that are generally located
This auto-oriented form is the dominant in concentric bands surrounding the
pattern the City of Suffolk exhibits today. central district, and the transition from
Long term trends in land development one Use District to the next is based on
point toward the continued development increments of travel time and distance.
of single-family residential subdivisions. This approach allows the City to include
However, as shown in the tables in the new use types and densities in a coor-
previous sections, this pattern is not dinated manner while still generally
sustainable. It is the purpose of the maintaining the current growth area
comprehensive plan to provide a boundaries.
framework for the City to move to a
more sustainable development pattern. One of the most important goals of the
focused growth framework is to allow for
While the 2018 Plan has been success- development and redevelopment in ar-
ful in controlling sprawl and reducing the eas of the City that are already experi-
pressure for development in rural areas encing growth. By providing density
of the City, it has been somewhat limited within the central Suburban/Urban
in defining the quality and type of devel- Growth Area in and around the historic
opment options within the two growth core of the City, the focused growth

12
framework will encourage more activity in the existing rural villages of Whaley-
there, raising property values and en- ville, Holland, and Chuckatuck.
couraging further investment and rede-
velopment. The Northern Figure 3-5 shows the proposed growth
Suburban/Urban Growth Area focuses districts for the City of Suffolk with detail
development on the I-664 corridor and of the Central Suburban/Urban Growth
its successful high technology base. Area in Figure 3-6 and the Northern
Suburban/Urban Growth Areas in Figure
The focused growth framework con- 3-7. As shown in Table 3-3, there are
versely discourages, or limits develop- approximately 42,000 acres of land in
ment in undeveloped areas of the City, the two designated growth areas --
areas of the City that are environmen- 22,800 in the Central, and 18,800 in the
tally sensitive (such as the areas sur- Northern. Of this, as shown in Table 3-4,
rounding the regional water reservoirs), approximately 19,000 acres remains
areas of prime farmland, and areas available for development. This ac-
supporting the Great Dismal Swamp. counts for approximately 11% of the to-
These areas are protected and pre- tal developable land area of the City.
served, while other, less environmen- Table 3-5 provides a summary of the
tally sensitive area are allowed to projected rate of growth over the twenty
continue to grow. Limited residential and year horizon of the Comprehensive Plan
retail growth is targeted for these areas for 2026.

13
LN
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Portsmouth City
BRIDGE
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664
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Ri
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125
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135
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CHUCKATUCK
ns
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RD
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OAKLAND
COL
T TS
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164
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460
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PR
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Northern
S SR
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13 13
SL
D
EP
N
LIT
N
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Y
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H
W
58
B
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58
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TL
MU
R
CR
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D D
N
L
DR
R
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D
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K RD
460
S
D
Growth Area
N
NA
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SIM ON
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Me ad e
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SU
PR
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L AK E C I TC
BU
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32 NS T
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IN
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IN
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S
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RR
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PATH
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RD
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L
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Chesapeake City
YR
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VD M
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Dismal
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QU
58 189
TM
Swamp
LY
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KR
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W LI
N NI
B E RT Y
HW
S PRING R D
S 272
MA
BA
PA
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BY
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13
R
D
Southampton
R
E
AK
32
U
County
Q
S
QU
A Y RD
189
GR
CLA Y HIL
ES S C H A
EE
L RD D
C YPR P E L RD E
N
W AY R D
SPRING RD
RD MIN ERA L
SE
BURG
Lak e
VIC KS
UR DR
RT
M
IN
D r u mm o nd
RD
ER
AL S
WHALEYVILLE
AR TH
PR
IN
G AT G
ES R DR
R
RD OO
D U
ND
D
O
D
D TR
C AR
G RE AT F O RK R
LV EE C R ES
B
W
G
LE
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LE
A
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RD
W
P
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N
W
PI
GA
SS
TE
AM
U ni on C a mp
SR
AD
LL E BLV D
H ol di n g P on d
D
Y VI
W H ALE
Virginia
RD
Legend
P
AM
North Carolina
W
SS
M
AD A
Gates County
Mixed Use Core Suburban Village Communities
Camden County
Rural Conservation/
Core Support Low Intensity Residential
Hertford
County Inner-Ring Suburban Rural Agricultural Conservation
0 3
Miles
Focused Growth Areas Figure 3-5

14
Figure 3-6
Central Suburban/Urban Growth Area Detail
Data Source: City of Suffolk GIS, 2005


15
Figure 3-7
Northern Suburban/Urban Growth Area Detail


16
Table 3-3
Use District Distribution
Focused Growth Framework
Total Area
Growth
Area District Acres % of District % of Total
Core 460.5 1.71% 0.2%
Core Support 3,589.2 13.36% 1.4%
Central
Inner-Ring Suburban 8,133.0 30.26% 3.2%
Suburban 14,690.4 54.67% 5.7%
Total Central 26,873.1 100.00% 10.5%
Core 2,313.6 12.27% 0.9%

Core Support 2,325.8 12.33% 0.9%
Northern
Inner-Ring Suburban 3,601.2 19.10% 1.4%
Suburban 10,618.5 56.30% 4.1%
Total Northern 18,859.2 100.00% 7.3%
Rural Conservation/Low Intensity

Residential 14,573.5 n/a 5.7%
Rural Agricultural Conservation
Area 196,820.3 n/a 76.5%
Total 257,126.0 100.0%

Source: URS Corp., 2006

17
Table 3-4
Remaining Developable Land
% of % of City-
Growth % of Dis-
District Acres Growth wide To-
Area trict
Area tal
Core 78.3 17.0% 0.66% 0.04%
Core Support 724.4 20.2% 6.08% 0.40%
Central
Inner-Ring Suburban 5,190.7 63.8% 43.55% 2.84%
Suburban 5,926.5 40.3% 49.72% 3.24%
Total Central 11,919.9 44.4% 100.00% 6.51%
Core 695.7 30.1% 7.73% 0.38%

Core Support 529.9 22.8% 5.89% 0.29%
Northern
Inner-Ring Suburban 1,627.3 45.2% 18.07% 0.89%
Suburban 6,150.5 57.9% 68.31% 3.36%
Total Northern 9,003.5 47.7% 100.00% 4.92%

Residential 11,839.2 81.2% n/a 6.47%
Area 141,238.5 71.8% n/a 77.18%
Total 183,004.5 100.00%


18
Table 3-5
Summary of Total Projected Growth
Plan Year 1-5 Plan Year 6-10 Plan Year 11-20

Growth Housing School Housing School Housing School
District Population Employment Population Employment Population Employment
Area Units Children Units Children Units Children
Core 65 131 33 260 90 180 45 361 245 491 123 913
Core Support 420 841 210 820 467 934 234 1,141 1,121 2,242 560 2,882
Central
Inner-Ring Suburban 645 1,710 323 1,881 615 1,629 307 2,617 1,168 3,095 584 6,611
Suburban 675 1,891 338 1,796 642 1,797 321 2,499 1,216 3,404 608 6,312
Total Central 1,807 4,573 904 4,756 1,813 4,540 907 6,618 3,750 9,232 1,875 16,718
Core 414 828 207 3,741 607 1,214 304 5,205 1,656 3,311 828 13,148
Core Support 390 781 195 1,022 434 867 217 1,422 1,041 2,082 520 3,593
Northern
Inner-Ring Suburban 756 2,003 378 249 706 1,872 353 347 1,342 3,556 671 877
Suburban 1,295 3,626 648 679 1,118 3,131 559 945 2,119 5,933 1,060 2,387
Total Northern 2,855 7,237 1,428 5,692 2,865 7,085 1,433 7,919 6,158 14,883 3,079 20,005

Residential 280 741 140 479 254 674 127 666 432 1,145 216 1,682
Area 47 125 24 163 47 125 23 227 94 249 47 574
Total 4,988 12,676 2,494 11,090 4,980 12,423 2,490 15,430 10,434 25,509 5,217 38,979

19
4. Focused Growth Development Patterns
As explained above, the Focused that should be included in the individual

Growth Framework is based on the in- zoning categories within each use dis-
tensity of development decreasing trict. It is also important to note that uses
based on the distance away from the and densities will vary across each dis-
core. On the following pages is a de- trict based on existing land development
scription of the purpose and typical land patterns and environmental constraints.
uses for each of the focused growth ar- The purpose of these districts is to pro-
eas. It is important to remember that vide guidance as to the level and inten-
these descriptions are not zoning dis- sity of development of the remaining
tricts, but rather describe the type of de- developable land in each area over the
velopment that is desirable in each area. next 20 years. Figure 3-8 provides a
matrix of existing zoning categories and
Recommendations are shown for uses, how they relate to the revised growth
floor area ratios, residential densities, strategy.
and other development characteristics
4.1 Mixed Use Commercial and Residential Core
The purpose of this use district is to pro- of settings. The northern core area, fo-
vide an area for high intensity business, cused on the I-664 corridor, has signifi-
retail, residential, and civic uses. The cant amounts of greenfield development
Mixed Use Commercial/Residential core opportunities that can build upon the
will enable Suffolk to compete regionally successes of the existing high technol-
and nationally for the most intensive ogy businesses. The central core area
uses by providing both greenfield and of the existing downtown presents op-
redevelopment sites portunities for rede-
that are appropriate velopment, rehabilita-
for high density ur- tion and infill types of
ban-scale develop- development.
ments. This type and
form of development While the two core
has been frequently areas are unique in
and successfully lo- character, to ensure
cated in areas previ- the highest and best
ously characterized use of this district,
as suburban, but new construction
where market condi- should be governed
tions have been by minimum densities
found to support de- and maximum park-
velopment of an ur- ing requirements. The
ban character of more street system should
intense uses. be highly intercon-
nected (grid) pattern
Suffolk’s development pattern has the with appropriate sidewalk widths, tex-
unique opportunity to provide high den- tures, and lighting to support an active
sity development opportunities in a mix pedestrian environment.

20
Figure 3-8
Typical Development Patterns by
Use District
Use District
Use District 6 Use District 5 Use District 4 Use District 3 Use District 1
2
Rural Conservation/Low Mixed Use Com-
Rural Agriculture Con- Inner Ring Sub- Core Support
Intensity Residential Suburban mercial/
servation District urban District
District Residential Core
Image Credit: Duany/Plater-Zyberk & Company

A
RR
RE
RL
RLM 1
RM 1
RC 1 1
RU
B-1
B-2
VC
CBD
OI
CP
M-1
M-2
Not allowed in this district

Allowed
May be appropriate depending on use, location,
and density
1 With revised provisions for mixed use, TND, and clusters as appropriate

21
Buildings should contain street level fea- tels, colleges and universities, civic
tures including a high percentage of buildings, and other uses normally as-
windows, storefronts with active retail, sociated with urban areas. Buildings
and public spaces. The densities re- may either be single use (office build-
quired in this district should support both ings or apartments) or multi-use (office,
bus and fixed guideway transit in the residential condominiums, retail within
future. System planning and right of way the same structure), but no single type
preservation for transit should be incor- should dominate the district. The typical
porated into large-scale developments uses, density, and character of this dis-
in this district. trict are shown in Table 3-6. The loca-
tion of this district is shown in Figure 3-
Appropriate uses in the use district in- 9.
clude offices, residential buildings, ho

22
Table 3-6
Development Characteristics
Mixed Use Commercial and Residential Core
Typical Uses Densities Development Character

• Regional scale retail • Commercial/Mixed • Multistory (4+) buildings built at the street
in a vertical setting. Use Floor Area Ra- line.
• Office buildings. tio: • Highly connected street pattern.
• Hotels. Minimum: 2; • Formal streetscape landscaping of similar
• Multiple family Maximum: 5 (6 for types of trees at a pedestrian scale.
dwellings. residential/hotel • Pedestrian-scale street lighting.
• Public buildings. uses). • 70% or more of street frontages should
• Vertical mixed use • Residential Densi- consist of doors and windows.
buildings. ties: • Varied sidewalk materials including brick,
• Research and de- Maximum: Up to concrete, granite, slate, etc. to provide a
velopment. 30 units/acre; visually interesting walkway. Sidewalks to
• Civic building and Minimum: 8 be constructed on every street.
community facilities units/acre. • Very high percentage of first floor uses
including govern- should be shops and storefronts.
ment offices, public • Structured parking is encouraged with en-
safety buildings, col- trances not on the main streets.
leges, primary and • Where structured parking is not feasible,
secondary schools. parking should be located away from the
main streets and behind buildings.
• Street design should accommodate future
transit by using non-conductive piping, cen-
trally locating utilities in the sidewalk.
• Underground utilities consolidated into a
single ductbank.

23
Figure 3-9
Location Map of
Mixed Use Commercial and Residential Core


24
4.2 Core Support District
The purpose of this district is to provide Sub-regional auto dependent retail uses
a significant level of residential and an- (large retail stores, large grocery stores,
cillary retail and business activity to home improvement centers, multiplex
support the high density mixed-use movie theaters) can be accommodated
core. The density and types of uses in in the district. These uses should be in-
the Core Support District should en- tegrated in well-designed mixed-use
courage walkable mixed-use neighbor- centers focused on major arterials from
hoods at a moderate scale. There which access should be exclusively
should be no perceptible break between channeled. Smaller, neighborhood-
the Core Support District and the Mixed oriented stores (smaller grocery stores,
Use Core. The proximity of this district drug stores, dry cleaners, restaurants,
to the core district should shorten travel etc) should be integrated in traditional
times, expand travel options, reduce neighborhood developments and should
congestion, and improve air quality. be walkable (within ¼ mile) from their
intended residential market areas.
Land use densities in this district should
be transit supportive (greater than 8 A variety of housing types can be ac-
units/acre for fixed route bus service commodated in this district, including
and greater than 15 units/acre for fixed single family, town homes, stacked town
guideway). Potential transit corridors homes, small apartment buildings, and
should be identified early in the devel- others. Providing for a range of housing
opment process and appropriate right- types on smaller lots in this district
of-way reserved. The highest density should encourage the development of
land uses should be clustered around homes at a many different price points.
these potential transit service corridors
and stations. The typical uses, density, and character
of this district are shown in Table 3-7.
The location of this district is shown in
Figure 3-10.

25
Table 3-7
Core Support Districts

• Single family at- • Floor Area Ratio: • Multistory (2+) Buildings built with no or
tached/high density Minimum: .5; shallow setbacks from street.
single family de- Maximum: 2. • Highly connected street pattern.
tached (Traditional • Height Restrictions: • Formal streetscape landscaping of similar
neighborhood de- 80 feet. types of trees at a pedestrian scale in com-
signs). • Residential Densi- mercial and high density residential areas
• Office. ties: • Naturalistic plantings in predominately lower
• Light manufacturing. 7 to 10 units/acre. scale residential areas.
• Mixed-use devel- • Mixed use develop- • Pedestrian-scale street lighting.
opments including ment should be the • 70% or more of street frontages should be
big box retail/office/ predominant devel- windows and doors in commercial districts
residential uses. opment type in this • Varied sidewalk materials including brick,
• Sub-regional level district. concrete, granite, slate, etc. to provide a
retail at designated visually interesting walkway. Sidewalks to
locations. be provided on all streets.
• Neighborhood-level • Very high percentage of first floor uses
retail and conven- should be shops and storefronts.
ience uses within • Parking should be located away from the
pedestrian walk- main streets, behind or between buildings
sheds. and allowed on-street.
• Civic building and • Street design should accommodate future
community facilities transit by using non-conductive piping, cen-
including govern- trally locating utilities in the sidewalk.
ment offices, public • Underground utilities consolidated into a
infrastructure build- single ductbank.
ings (pump stations,
treatment facilities),
public safety build-
ings, colleges, pri-
mary and secondary
schools.

26
Figure 3-10
Location Map of
Core Support District


27
4.3 Inner Ring Suburban Districts
Moving further from the Mixed Use planning practices the desire to provide
Core, this district is the first area where opportunities for an additional 1,000
exclusively residential neighborhoods new homes south of greater downtown
should be located. Neighborhood design Suffolk can be accommodated. The
in this district should still be focused on plan also accommodates new opportuni-
walkable streets. Land efficient lot sub- ties for some mixed use commercial
division patterns can be explored in this centers and industrial uses south of
district, such as greater downtown Suf-
zero lot lines, zipper folk. Most of this new
lots, z-lots etc. residential and com-
Cluster develop- mercial development
ment patterns al- will be nestled in be-
lowing for the tween White Marsh and
preservation of us- Hosier Roads. (See
able open space Figure 3-13). One sig-
are also encour- nificant component of
aged. this plan is the incorpo-
ration of an Aircraft
Neighborhood level Overflight District as a
retail nodes should be within walking strategy to protect the Suffolk Executive
distance from much of their intended Airport from the encroachment of con-
markets. Sub-regional scale centers flicting and non-compatible land uses,
(large grocery stores, big box stores, thereby preserving the airport as a valu-
home improvement centers, etc.) can be able economic development engine.
accommodated in this district at specific (See Figure 3-14).
locations.
To accommodate this new residential
The line delineating the limits of the In- growth while maintaining a policy of “no
ner Ring Suburban District along the net increase” in new residential devel-
southeast side of the downtown Core opment potential due to the expansion
was the subject of the Carolina Road of the urban / suburban development
Corridor Land Use Strategy, performed area boundaries, the plan calls for the
by Urban Design Associates. The re- reduction of an equal amount of devel-
sults of that study are incorporated by opment potential from other areas of the
reference in this report. The Carolina City; specifically the Rural Conservation
Road Corridor Study looked at ways to / Low Intensity Residential Development
extend the residential and commercial Area. (See Figure 3-15).
uses south of downtown without signifi-
cantly impacting environmental re- The typical uses, density, and character
sources or the economic development of this district are shown in Table 3-8.
potential and importance of the Suffolk The location of this district is shown in
Executive Airport or significantly strain- Figure 3-11.
ing the City’s finances. To summarize
generally, the plan concluded that with
ample development guidelines and good

28
Table 3-8
Inner Ring Suburban Districts

• Single family. • Floor Area Ratio: • High density single family homes on small
• Traditional Maximum: .5 (1 lots in mixed use developments.
Neighborhood De- for residential/hotel • Highly connected street pattern.
velopments (TND). uses). • Formal streetscape landscaping of similar
• Light Manufacturing. • Height Restrictions: types of trees at a pedestrian scale in com-
• Neighborhood Retail 60 feet. mercial areas.
Commercial (gro- • On-Site Parking: • Naturalistic plantings in predominately lower
cery, dry cleaners, Per existing re- scale residential areas.
etc). quirements. • Pedestrian-scale street lighting.
• Civic building and • Residential Densi- • Limited use of front-loading garages in resi-
community facilities ties: dential areas, with preferences towards ser-
including govern- 3 to 5 units/acre. vice alleys.
ment offices, public • Varied sidewalk materials including brick,
infrastructure build- concrete, granite, slate, etc. to provide a
ings (pump stations, visually interesting walkway. Sidewalks to be
treatment facilities), provided on all streets.
public safety build- • Parking should be located away from the
ings, colleges, pri- main streets, behind or between buildings
mary and secondary and allowed on street.
schools.

29
Figure 3-11
Location Map of
Inner Ring Suburban Districts


30
4.4 Suburban District
The Suburban District is the least dense Retail uses in this district are primarily
area inside the Suburban/Urban Growth neighborhood-scale centers. Larger,
Area. This district should be primarily sub-regional-scale uses may be ac-
composed of traditional residential sub- commodated on specifically-identified
divisions. Single family dwellings are the sites with direct access to major trans-
most common use found in this district. portation routes.
Local and collector streets should be
designed with side- The typical uses,
walks and be pe- density, and char-
destrian friendly. acter of this district
Arterial and collec- are shown in Table
tor roads should 3-9. The location of
have bicycle lanes this district is shown
and sidewalks that in Figure 3-12.
connect to
neighborhoods and
other key activity
centers
Table 3-9
Suburban Districts

• Residential Subdivi- • Floor Area Ratio: • Single family homes at a suburban scale.
sions (Tradi- Maximum: .5. • Varied materials and designs of housing.
tional/TND/ Cluster). • Height Restrictions: • High percentage of windows on all faces of
• Small convenience 45 feet. homes.
retail. • Residential Densi- • Limited use of front-loading garages in
• Professional offices. ties: residential areas, with preferences towards
• Industrial uses. 1 to 4 units/acre. service alleys.
• Civic building and • On-Site Parking: • Streets built to accommodate shared and
community facilities Per existing re- exclusive bicycle lanes.
including govern- quirements. • Informal landscaping preserving the exist-
ment offices, public ing viewsheds where feasible using native
infrastructure build- trees.
ings (pump stations, • Interconnected street systems in new de-
treatment facilities), velopments.
public safety build- • On-street parking.
ings, colleges, pri-
mary and
secondary schools.

31
Figure 3-12
Location Map of
Suburban Districts


32
4.5 Rural Conservation/Low Intensity Residential District
The purpose of this district is to provide To concurrently maintain a policy of “no

an area of protection between the de- net increase” in new residential devel-
veloped portions of the City and the re- opment potential due to the expansion
gional water supply reservoirs. In most of the Suburban/Urban Development
areas of the City, the Rural Conserva- Area boundaries while accommodating
tion District is the first the desire for new resi-
use type outside of dential growth south of
the Suburban/Urban greater downtown Suf-
Growth Area. The folk, the plan calls for
most common land the reduction of an
use type in this dis- equal amount of devel-
trict is low density opment potential from
residential in tradi- the Rural Conservation
tional, hamlet, and /Low Intensity Residen-
cluster subdivision tial Development Area.
patterns. Local and
collector streets may The lands cited for this
or may not have sidewalks and pedes- reduction in future development poten-
trian amenities, depending on the tial are currently vacant, not served by
neighborhood design. The viewsheds the City’s public central water supply,
from all major roadways should be and do not have any development pro-
maintained with a rural aesthetic using posals under review or consideration for
native trees and wide setbacks. Retail approval by the City of Suffolk.
uses should be small and neighbor-
hood-centered. Small retail uses sup- The reduction of residential develop-
porting the rural character of the area ment potential in the Rural Conservation
(farmstands, agricultural supplier, etc.) /Low Intensity Residential Development
are also allowed. Area provides other important benefits
including the better protection of the re-
Moderately higher levels of residential gion’s water supply, and the preserva-
and commercial development are al- tion and protection of prime farm lands
lowed in the villages of Chuckatuck and from destruction by land development
Oakland. activities.
The low-intensity nature also provides The typical uses, density, and character
for resource protection of the regional of this district are shown in Table 3-10.
surface water supplies and lakes. De-
velopment in this district is allowed on
individual septic systems provided city
water is available.

33
Table 3-10
Rural Conservation/Low Intensity Residential District

• Residential subdivi- • Height Restrictions: • Single family homes.
sions (tradi- 45 feet (agricul- • Varied materials and designs of housing.
tional/cluster). tural buildings ex- • High percentage of windows on all faces of
• Small convenience cluded). homes.
retail . • Maximum Imperme- • Streets built to accommodate shared and
• Agricultural. able Area (non resi- exclusive bicycle lanes.
• Public safety facili- dential): .25. • Informal landscaping preserving the exist-
ties including fire • On-Site Parking: ing viewsheds where feasible using native
and police stations Per existing re- trees.
as necessary. quirements. • Use of buffers (both man-made and natu-
• Residential Densi- ral) to reduce the visual impact of new de-
ties: velopment from existing major roadways.
3 acres/unit. • Major subdivisions must be serviced by
public water, but may be on individual sep-
tic systems.
• Large community facilities such as high
schools, middle schools, and large primary
schools, should be avoided in this district to
maintain its rural character. Appropriately
scaled elementary schools are encouraged
in the village centers.

34
4.6 Rural Agriculture Conservation District
Predominantly located in the south, and

northwest quadrants of the City, the pur-
pose of this district is to maintain signifi-
cant areas of the City for continued
agricultural use. Retail, wholesale, and
industrial uses directly related to the
production of agricultural products are
allowed on a limited basis. Development
in this district is allowed with private
drinking water wells and septic systems.
Included in the Rural Agriculture Con- series of initiative plans for the rural vil-
servation District (Agricultural District) lages of Holland and Whaleyville. The
are two of the City’s designated rural purpose of these plans was to establish
villages- Holland and Whaleyville. The themes and actions to support the vil-
villages once served as the hubs of the lages as discrete places within the over-
City’s agricultural community and con- all city of Suffolk. The Village Center
tinue to provide important residential zoning district allows a variety of com-
and retail and development opportuni- patible uses within villages, provided
ties in the southern half of the City. The they meet design standards for building
City Council has recognized that the vil- and site design that are consistent with
lages are an important part of the char- village character.
acter of Suffolk and has made
revitalization of them a priority. The typical uses, density, and character
of this district are shown in Table 3-11.
To accomplish this priority, over the past
several years, the City has undertaken a
Table 3-11
Rural Agriculture Conservation District

• Large-scale agricul- • Height Restrictions: • New housing should be buffered visually
tural and forestry. 45 feet (agricul- from the existing streets using naturalistic
• Small farming op- tural buildings ex- tree plantings of various species along
erations (hobby cluded). road frontages.
farms, small horse • Residential Densi- • Encourage use of native grasses and
farms). ties: plantings when visible from street.
• Agricultural proc- 1 unit/acre. • Large community facilities such as high
essing and related • Major Subdivisions: schools, middle schools, and large primary
manufacturing. Not allowed in this schools, should be avoided in this district to
• Small convenience district. maintain its rural character.
retail. • Appropriately scaled community facilities
• Limited single-family including elementary schools are encour-
homes. aged in the rural villages.

35
Figure 3-13
Carolina Road Corridor Land Use Strategy
Graphic by Urban Design Associates

36
Figure 3-14
Aircraft Over Flight District
Graphic by Urban Design Associates

37
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Vacant Land Currently RE

Gates County Mixed Use Core Suburban Proposed to be A
Camden County
Rural Conservation/
Core Support Low Intensity Residential Village Commununities
Hertford
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0 3
Miles
Reduction in Development
Potential
38
Figure 3-15
5. Themes, Policies, and Action
Theme: Balanced Growth
Policy 3-1: Create a system of fo- Central Core Suburban / Urban De-
cused growth development areas velopment Area to establish a pattern
within the two main urban and sub- of development areas for a mixture of
urban growth areas in the City. office and commercial uses consis-
tent with the Focused Growth
Action 3-1A: Develop a coordinated Framework that may include oppor-
system of focused growth zoning to tunities for related housing and pub-
support both the historic downtown lic / semi-public uses.
central core and the northern core
development areas. To ensure that this development is con-
sistent with the Focused Growth
The focused growth framework provides Framework, the growth area boundary
for a sustainable, environmentally sensi- located north of and between Kings Fork
tive method to manage growth for the Road and the Western Branch Reser-
next twenty years. The framework al- voir should be extended north so as to
lows for areas of high density mixed include those lands situated adjacent to
uses, surrounded by development areas Matoaka Road and Mockingbird Lane as
of supportive uses. . This development shown in Figure 3-5. The boundary of
pattern encourages a mix of housing the development area is being ex-
and economic development opportuni- panded to accommodate opportunities
ties. The focused growth framework for a mixture of uses suitable for this
provides for continuation of the success- area. Such uses may include office and
ful strategies of the 2018 Comprehen- commercial uses and related housing
sive Plan while expanding the range and and public / semi-public development.
types of development options. Being at the edge of the Suburban De-
velopment District, adjacent to the Rural
Action 3-1B: Revise the existing Conservation / Low Intensity Residential
growth area boundaries south of the Development Area and agricultural uses
central core to establish a pattern of and the Western Branch Reservoir,
development areas of decreasing densities and intensities of future devel-
densities consistent with the Fo- opment should be kept at the minimum
cused Growth Framework. within the established range for the
Suburban Development District.
To ensure that this development is con-
sistent with the Focused Growth Frame- Action 3-1D: Define and encourage
work, the growth area boundary accommodative zoning districts for
between White Marsh Road and Caro- two mixed-use core areas: one in the
lina Road and in the area of Turlington north and the other in the downtown
Road should be extended to the south. core.
The expanded development area will
encourage higher density/mixed uses Key to the focused growth framework is
closest to the urban core, with lower the definition of two highly dense mixed-
density uses towards the edges. use centers. Zoning district changes to
support these areas should be carefully
Action 3-1C: Revise the existing evaluated to ensure that they are of suf-
growth area boundary north of the ficient size to stimulate growth, yet do

39
not impinge on historic areas, environ- years. The framework provides a logical
mentally sensitive lands, or the ability of and sustainable growth pattern that ex-
the City to provide services in an effi- pands housing opportunities without ac-
cient and effective manner. commodating sprawl development
patterns.
Action 3-1E: Promote low intensity
development in the drinking water- Action 3-1G: There can be no justifi-
sheds and rezone some of the cur- cation for additional residential re-
rent RE lands to A to enhance zoning contrary and inconsistent
protection of the regional water sup- with the Focused Growth Framework
ply in the northwest quadrant and and associated themes, policies and
accommodate the policy of “no-net actions, and smart growth principles
increase” in residential development of this 2026 Comprehensive Plan.
potential due to modest expansion of
central suburban / urban growth area The extensive amount of vacant land
boundary as shown on Figure 3-15. already zoned for development (i.e.: fu-
ture development potential) and the
The Focused Growth Map (Figure 3-5) large amounts of development in the
illustrates the expansion of the Rural pipeline, mean that Suffolk should not
Agricultural Conservation District into be rezoning tracts of land for additional
the Northwest quadrant. Figure 3-15 residential growth unless said action is
identifies particular vacant lands that consistent with this comprehensive plan.
should be rezoned from Rural Estate The City should deny rezoning requests
(RE) to Agriculture (A) in order to create that are not consistent with this plan,
a larger buffer surrounding the regional that do not demonstrate the need and
water supply reservoirs and to encour- demand for additional residentially
age agricultural activity in an area where zoned land, and where facilities are not
there are prime agricultural soils and adequate based on established stan-
reduce the residential development po- dards. There will, of course, be some
tential in this area of the City.. exceptions to this general rule by way of
small, infill parcels and the like.
Action 3-1F: Continue the policy that
there can be no justification for re- Policy 3-2: Moderate the pace of fu-
zonings to residential uses outside ture residential growth to current lev-
the Comprehensive Plan growth ar- els
eas.
Action 3-2A: Assume an annual aver-
The Focused Growth Framework pro- age growth rate of 1,000 residential
vides sufficient land for residential use units per year.
to meet forecasted demand for 20
This average growth rate will produce
the increase in population and employ-
ment forecasts shown in Table 3-12.

40
Total Plan Years 1 - 20

Table 3-12: Population and Commercial Industrial
Employment Estimates Develop- Develop-
Housing ment ment
(Numeric Increase)
Popula-
Units tion Employees Employees
District Zone
Core 401 802 1,532 2
Core Support 2,008 4,017 4,438 404
Central
Inner-Ring Suburban 2,428 6,435 3,364 7,745
Suburban 2,533 7,092 6,199 4,408
Total Central 7,371 18,346 15,533 12,559
Core 2,677 5,353 21,621 472
Core Support 1,865 3,730 6,033 3
Northern
Inner-Ring Suburban 2,804 7,431 1,473 0
Suburban 4,532 12,691 1,992 2,019
Total Northern 11,878 29,204 31,120 2,495
Rural Conservation/Low Intensity Residential 966 2,560 2,044 783

Rural Agricultural Conservation 188 498 487 477
Total 20,402 50,608 49,185 16,314
Action 3-2B: Pursue expanded • Smaller in size and fit well within
growth management authority from context of the community in
the General Assembly. which they are located;
• Ease of accessibility;
The City should continue to pursue the • Function as centers and anchors
enabling authority to adopt innovative of community;
growth management practices. These • Support community uses after
may include collecting impact fees, re- hours; and
quiring adequate public facilities for site • Mix of new construction and
plan and subdivision approval, and renovation programs.
transfer of development rights.
This action is consistent with the princi-
Action 3-2C: Closely coordinate pal of providing schools and employ-
school location planning to the iden- ment opportunities near residential
tified growth areas and rural villages, development. It promotes identifiable,
focusing new schools in the areas of cohesive and sustainable neighbor-
highest residential density in accor- hoods. Careful analysis will ensure that
dance with the following smart operating and capital needs of the
growth in schools planning princi- school system are balanced with the
ples: smart growth ideal of neighborhood
• Provide highest quality education; schools.
• Involve broad community in-
volvement in school facility siting Action 3-2D: Provide sewerage and
and planning; potable water service only to those
• Site selection consistent with areas that have been identified for
city’s long-range growth plan growth, with the highest priority on
(Comprehensive Plan); core, core support, inner-ring subur-
41
ban, and suburban use districts. Ex- While the full-scale ‘TND’ is an option
ceptions can be made for existing within the UDO, the process of creating
developed areas that have a large smaller traditional neighborhood devel-
number of failing septic systems or opments, or infill development, could be
have been identified by the City’s streamlined and simplified. Increasing
health department as having signifi- the options for mixed-use at a variety of
cant potable water quality concerns. scales in more zoning districts will also
facilitate traditional neighborhood de-
Coordination between water and sewer sign.
planning and land use planning is one of
the most effective development timing Action 3-3C: Continue the use of
mechanisms available to Virginia mu- cluster developments to preserve
nicipalities. Priority should be given to and protect the natural environment
providing adequate sewer service within with revisions to allow for more
the designated growth areas to both en- community-usable open space.
courage appropriate development and
to protect environmental quality. Cluster development patterns have
been an effective tool for preserving
Policy 3-3: Enable high-quality, well large open spaces and natural features
planned development to occur in a in new developments. This tool should
predictable and orderly manner. continue to be part of the UDO in the
future. Revisions to the UDO could help
Appropriate modifications to the Zoning to make cluster development a more
Ordinance and District Maps and design attractive option than conventional sub-
standards in the UDO, along with selec- division in certain zoning districts, in-
tive additions of new districts within the cluding the RE zoning district.
general boundaries established by the Revisions to the UDO could also help
Focused Growth Framework, will make improve the aesthetics and design of
high-quality development more likely cluster developments.
and predictable.
Action 3-3D: Amend the develop-
Action 3-3A: Develop incentives to ment regulations to assure that
better promote and encourage, as transportation system planning and
appropriate, mixed use development the preservation of right of way for
in more zoning categories. transit are incorporated into the de-
sign and construction of new devel-
Adding design standards for mixed use opment projects, particularly large
to the UDO, and specifying different scale developments in the Mixed Use
types and intensities of mixed use within Core and Core Support Districts.
different zoning districts would comple-
ment this action by providing more guid- Given Suffolk’s strategic location within
ance to applicants and more assurance the region, the rate of new growth, and
to reviewers that submittals will meet the advances in transit system and other
City’s goals. associated technologies, it is essential
that the City position itself and reserve
Action 3-3B: Continue incentives in the capability to provide future services
the zoning ordinance to support and to take advantage of unforeseen
“New Urbanist” and traditional opportunities that may be presented.
neighborhood designs where appro-
priate in the City.

42
Theme: Enhance Economic Vital- corridor studies and plans so as to as-

ity sure the preservation of lands for eco-
nomic development and job creation,
Policy 3-4: Balance residential and and future right-of-way; promote the pri-
non-residential land uses oritization of investment in major re-
gional improvements that are critical to
Action 3-4A: Assume a future the City’s economic development; and
jobs/housing ratio of between 1.0 and assure the compatibility, efficiency and
1.56. Continue to develop implemen- function of the City’s transportation net-
tation tools that will help achieve work and adjacent land uses.
help the higher number.
In conjunction with these master corridor
Establishing a good balance between plans, the City needs to continue to de-
jobs and housing is essential to main- velop and implement land use strategies
taining the high quality of life in the City. that continue to preserve lands within
Too low a ratio would mean that Suffolk one-half to one mile of major inter-
was strictly a bedroom community to changes and intersections for employ-
other cities in Hampton Roads. Esti- ment uses (office, research and
mates based on the focused growth development). Such lands should not
framework, using existing housing and be zoned for residential uses.
non-commercial constriction trends
show that the City could have a job to Associated with these master corridor
housing ratio in excess of 3 jobs for plans a comprehensive economic de-
every household developed as a result velopment plan and strategy needs to
of the comprehensive plan. be adopted. This plan will document
and articulate the vision Suffolk has in
Policy 3-5: Facilitate the expansion regard economic development, estab-
of office, R&D and manufacturing ac- lishing the types and mix of industries
tivity in Suffolk. desired, identifying where such indus-
tries are best located, and what strate-
Action 3-5A: Ensure that there are gies need to be implemented to achieve
adequate amounts of land zoned to this vision. Such a comprehensive eco-
support the growing high technology nomic development plan must be devel-
corridor in the Northern Subur- oped and implemented in concert and
ban/Urban Growth Area as well as consistent with this 2026 Comprehen-
office and industrial uses in other sive Plan.
parts of the City.
Action 3-5B: Revise the existing
Based on current construction trends, growth area boundaries west of the
available land, and densities supported central core suburban / urban devel-
under the focused growth framework, opment area to establish a pattern of
there appears to be sufficient areas of development areas for continued
the City for commercial and industrial economic development and job crea-
activity. However, the zoning map must tion consistent with the Focused
be revised to ensure that it matches the Growth Framework.
goals of the focused growth framework.
To ensure that this development is con-
The design, timing and pace of devel- sistent with the Focused Growth
opment along the major transportation Framework, the growth area boundary
corridors needs to be master planned along the Holland Road corridor should
and coordinated by way of a series of be extended to the west as illustrated on

43
The Focused Growth Map (Figure 3-5). To ensure that this development is con-
The expanded development area will sistent with the Focused Growth
provide for additional industrial devel- Framework, the growth area boundary
opment and job creation. Specifically, along the Pruden Boulevard (Rt. 460)
while the expanded development area corridor should be extended to the west
may accommodate new industrial uses to Kings Fork Road and south to Pitch-
such as manufacturing, warehousing kettle Road as illustrated on the Fo-
and distribution facilities, the expanded cused Growth Map (Figure 3-5). The
development area is intended to primar- expanded development area will provide
ily provide opportunities for additional opportunities primarily for additional re-
research and development facilities, gional scaled commercial retail, re-
professional office and services, office search and development facilities,
flex, and other significant employment professional office and services, and
generators. other significant employment genera-
tors.
In concert with Actions 3-5A and 6-5H
the design, timing and pace of develop- In concert with Actions 3-5A and 6-5H
ment along this corridor needs to be the design, timing and pace of develop-
master planned and coordinated by way ment along this corridor needs to be
of a series of corridor studies and plans master planned and coordinated by way
so as to assure the preservation of sig- of a series of corridor studies and plans
nificant amounts of lands for economic so as to: 1) assure the preservation of
development and job creation, and fu- significant amounts of lands for eco-
ture right-of-way; promote the prioritiza- nomic development and job creation,
tion of investment in major regional particularly in the areas adjacent to the
improvements that are critical to the existing Pruden Boulevard (Rt. 460) cor-
City’s economic development; assure ridor and the proposed Route 460 lim-
the compatibility, efficiency and function ited access highway corridor and future
of the City’s transportation network and right-of-way; 2) assure the preservation
adjacent land uses. of lands necessary for the proposed
Route 460 limited access highway corri-
Furthermore the preservation of road dor; 3) promote the prioritization of in-
capacity and access management are of vestment in major regional
the highest priority and consequently, improvements that are critical to the
direct access to all future development City’s economic development, for ex-
within the area must be provided by an ample, the City in concert with the Vir-
internal road network and that direct ac- ginia Department of Transportation
cess (entrance drives) from adjacent should continue to encourage and plan
thoroughfares, particularly Holland Road for the establishment of an interchange
(Rt. 58), should be minimized. where the proposed Route 460 limited
access highway crosses Pitchkettle and
Action 3-5C: Revise the existing King’s Fork roads; and 4) assure the
growth area boundary west of the compatibility, efficiency and function of
Central Core Suburban / Urban De- the City’s transportation network and
velopment Area to establish a pattern adjacent land uses. Furthermore the
of development areas for continued preservation of road capacity and ac-
economic development and job crea- cess management are of the highest
tion consistent with the Focused priority and consequently, direct access
Growth Framework. to all future development within the area
must be provided by an internal road
network and that direct access (en-

44
trance drives) from adjacent thorough- for low intensity, non-intrusive and
fares, particularly Pruden Boulevard, compatible employment or agricul-
Pitchkettle Road and Kings Fork Road, tural usage and not converted to
should be minimized. suburban residential uses.
In conjunction with these master corridor Airports and their related businesses are
plans, the City needs to continue to de- crucial to a community’s ability to grow.
velop and implement land use strategies Unfortunately, in today’s environment it
that continue to preserve lands within doesn’t seem to matter if the airport ex-
one-half to one mile of major inter- isted long before incompatible uses en-
changes and intersections, as well as croached upon and surrounding it. The
those lands adjacent to and within one- costs of dealing with public complaints
half to one mile proximity to the existing and lawsuits associated with encroach-
Pruden Boulevard (Rt. 460) corridor and ing and incompatible land use issues
the proposed Route 460 limited access incurred by airports can be consider-
highway corridor and future right-of-way, able. If permitted, development will en-
for employment uses (office, research croach upon airport boundaries and
and development). Such lands should violate critical airspace; therefore, it is
not be zoned for residential uses. important that effective land use plan-
ning and control measures around air-
The expanded development area will ports be adopted establishing specific
also accommodate opportunities for re- planning boundaries in the form of an
lated housing and mixed use develop- Airport Compatibility Overlay Zone.
ment. Being at the edge of the
Suburban Development District, adja- Comprehensive planning of land uses
cent to the Rural Conservation / Low that tend to be more compatible to the
Intensity Residential Development Area, airport operations and safety require-
Rural Agricultural Conservation Area ments minimize problems within com-
and the Lake Meade water reservoir, munities and help to foster cooperation
densities and intensities for future de- with many different interests as the
velopment should be kept at the mini- community grows. Thus the simple so-
mum within the established range for lution is to mitigate existing compatibility
the Suburban Development District. issues and plan for compatible issues in
The timing and pace of any new resi- the future.
dential development should be tied di-
rectly with the timing and pace of To implement effective land use plan-
commercial retail and professional office ning and control measures around air-
and services economic development ports, it is necessary to identify specific
activities and associated job creation planning boundaries. These boundaries
within the area. will define the airport environs for land-
use planning purposes. It is essential to
Policy 3-6: Ensure the long term vi- understand the components of an effec-
ability, operation and function of the tive compatible airport land-use plan
Suffolk Executive Airport and protect and incorporate federal and state airport
it from the encroachment of non- design criteria, safety of flight require-
compatible land uses. ments and land use provisions unique to
the community into the plan and its as-
Action 3-6A: Establish an Airport sociated implementation strategies. At
Protection and Compatibility Overlay a minimum these include: safety zones,
Zone where land use in general prox- traffic patterns, overflight areas, noise,
imity to the airport are designated and height restriction criteria must be

45
considered. Finally, a land use strategy aircraft operating to and from the airport
for airport-compatible land-uses should and will be perceived by citizens as a
include an area large enough to con- nuisance. The areas of frequent over-
sider all these factors. This will ensure flight include areas under commonly
the long term survival of one of the city’s used approach and departure routes for
key economic development tools. an airport, including areas under airport
traffic patterns.
Action 3-6B: Establish an Aircraft
Over Flight District as shown on Fig- Non-compatible and intrusive uses such
ure 3-14, where land use in close as residences, schools, churches, hos-
proximity to the airport and located in pitals, daycare centers, nursing homes
the designated aircraft over flight ar- and other similar uses need to be
eas as illustrated in the Carolina avoided. Other uses that should be
Road Corridor and Southern Land avoided include relatively high density
Use Strategy (incorporated herein by and high intensity commercial and in-
reference) are designated for low industrial that result in large assemblies of
tensity, non-intrusive and compatible people. Compatible uses may include
employment or agricultural usage low density and low intensity commer-
and not converted to suburban resi- cial, industrial, agricultural, recreational
dential uses. such as golf courses and parks, and
other similar uses.
Areas in the close proximity to airports
experience the frequent over flight by

46
DIVIDER PAGE
TAB V - NONPROFIT PURCHASE OPTION

TAB V - Nonprofit Purchase Option
Prepared by and to be returned to: Tax Map Parcels: Tax Map

~_ 25, Parcel 31
Kanady & Quinn, P. C.
9200 Forest Hill Avenue, Suite C
PURCHASE OPTION AND RIGHT OF FIRST REFUSAL AGREEMENT
This Purchase Option and Right of First Refusal Agreement (this "Agreement") is made
as of the 5th day of March 2010, by and between EPPS SENIOR
RESIDENCES 2010, LP a Virginia limited partnership (the "Partnership'" and to be indexed as
"Grantor") and GLO COMMUNITY DEVELOPMENT CORPORATION, a Virginia
nonstock corporation exempt from federal income taxation under Section 501(a) and 501(c)(3) of
the Internal Revenue Code of 1986, as amended, and whose primary purpose is providing
housing to low-income families ("Grantee")
WHEREAS, the Partnership is wholly owned and controlled by Grantee through its
ownership of all of the issued and outstanding stock of Epps Senior Residences MMX
Corporation, the General Partner of the Partnership; and
WHEREAS, Grantee will be instrumental in the negotiation of an option to purchase

certain property in the City of Suffolk, Virginia as more particularly described in Exhibit A attached
hereto (the "Project Property"), and the acquisition of the Project Property, upon which the
Partnership will rehabilitate and operate a 60-unit apartment complex in one residential building
(the "Project") and will act as guarantor of the obligations ofthe General Partner in the continuation
of the Partnership for the further development of the Project; and
WHEREAS, the Project Property is or will be subject to one 0 more governmental

agency regulatory agreements (collectively, the "Regulatory Agreement") restricting its use to
low-income housing and may become subject to a low-income use redtriction (the "Special
Covenant") pursuant to the terms and conditions of this Agreement (such luse restrictions under
the Regulatory Agreement and any Special Covenant being referred to co~ective Iy herein as the
"Use Restrictions"); and
WHEREAS, Grantee desires to provide for the continuation of t e Project Property as

low-income housing upon termination of the Partnership's ownership of j~e Project by Grantee
purchasing the Project Property at the applicable price determined Iunder I this Purchase
Agreement and operating the Project Property in accordance with the Use Restrictions; and
WHEREAS, Grantee has negotiated and required that the partneJlhiP sJlll execute and
deliver this Purchase Agreement in order to provide for such low-income hbusing I
NOW, THEREFORE, in consideration of the execution and deli! e1y of he Agreement

and the payment by the Grantee to the Partnership ofTen and 001100 Doll rs ($1 .00) and other
good and valuable consideration, the receipt and sufficiency of which is : e~eby cknowledged,
I
the parties hereby set forth the following:
1
1
,
1. Grant of Option. The Partnership hereby grants to Grantee 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 Partnership at the time
of purchase (the "Property"), after the close of the fifteen (15) year compliance period for the
low-income housing tax credit for the Project Property (the "Compliance Period") as determined
under Section 42(i)(7) of the Internal Revenue Code of 1986, as amended (the "Code"), on the
terms and conditions set forth in this Purchase Agreement and subject to the conditions precedent
to exercise of the Option specified herein. The Project Property real estate is legally described in
Exhibit A attached hereto and made a part hereof. The Regulatory Agreement containing the
Use Restrictions to which the Project Property real estate will remain subject is described in
Exhibit B attached hereto and made a part hereof.
2. Grant of Refusal Right. In the event that the Partnership receives a bona fide
offer to purchase the Project Property, which offer the Partnership intends to accept, Grantee
shall have a right of first refusal to purchase the Property (the "Refusal 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 Refusal Right specified herein. In addition to all other
applicable conditions set forth in this Agreement, (a) the foregoing grant of the Refusal Right
shall be effective only if Grantee is currently and remains at all times hereafter, until (i) the
Refusal 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 9 hereof,
whichever first occurs, a qualified nonprofit organization, as defined in Section 42(h) (5) (C) of
the Code, and (b) any assignment of the Refusal Right permitted under 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 9 hereof meeting
the requirements of Section 42(h)(5)(C) of the Code. Prior to accepting any such bona fide offer
to purchase the Property, the Partnership shall notify Grantee and the General Member of such
offer and deliver to each of them a copy thereof. The Partnership shall not accept any such offer
unless and until the Refusal Right has expired without exercise by Grantee under Section 6
hereof. I
3. Purchase Price Under Option. The purchase price for the Property pursuant to
the Option shall be the greater of the following amounts, subject to the proviso set forth
hereinbelow:
a. Debt and Taxes. An amount sufficient (i) to pay all debts (including
member loans) and liabilities of the Partnership upon its termination and liquidation as
projected to occur immediately following the sale pursuant to th9 Option, and (ii) to
distribute to the partners of the Partnership cash proceeds equal to the taxes projected to
be imposed on the partners of the Partnership as a result of the ble pursuant to the
Option; or
b. Fair Market Value. The fair market value of the PI~operty, appraised as
low-income housing to the extent continuation of such use is required under the Use
Restrictions, any such appraisal to be made by a licensed apprai1ser, selected by the
2
2
Partnership's regular certified public accountants, who is a member of the Master

Appraiser Institute and who has experience in the geographic area in which the Project
Property is located;
provided, however, that if prior to exercise of the Option the Internal Revenue Service (the
"Service") has issued a revenue ruling or provided a private letter ruling to the Partnership,
concluding that property of the nature and use of the Property may be sold under circumstances
described in this Agreement at the greater of the price determined under Section 42(i) (7) 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 the price determined
under Section 3 a.
4. Purchase Price Under Refusal Right. The purchase price for the Property
pursuant to the Refusal Right shall be equal to the sum of (a) an amount sufficient to pay all
debts (including Member loans) and liabilities of the Partnership upon its termination and
liquidation as projected to occur immediately following the sale pursuant to the Refusal Right,
and (b) an amount sufficient to distribute to the partners of the Partnership (the "Members"),
cash proceeds equal to the taxes projected to be imposed on the Members of the Partnership as a
result of the sale pursuant to the Refusal Right.
5. Conditions Precedent. Notwithstanding anything in this Agreement to the

contrary, the Option and the Refusal Right granted hereunder shall be contingent on the
following:
(i) the Regulatory Agreement shall have been entered into and remained
in full force and effect, and those Use Restrictions to be contained
therein, shall have remained unmodified without its prior written
consent, or
(ii) if the Regulatory Agreement is no longer in effect due to reasons other
than a default thereunder by the Partnership, such Use Restrictions, as
so approved and unmodified, shall have remained in effect by other
means and shall continue in effect by inclusion in any deed conveying
the Property pursuant to this Agreement.
If any or all of such conditions precedent have not been met, the Option and the Refusal Right
shall not be exercisable.
6. Exercise of Option or Refusal Right. The Option and the Refusal Right may
each be exercised by Grantee by (a) giving prior written notice of its intent to exercise the Option
or the Refusal Right to the Partnership and each of its partners in the manner provided in the
Partnership Agreement and in compliance with the requirements of this Section 6, and (b)
complying with the contract and closing requirements of Section 8 hereof. Any such notice of
intent to exercise the Option shall be given during the last twelve (12) months of the Compliance
Period. Any such notice of intent to exercise the Refusal Right shall be given within one
hundred eighty (180) days after Grantee has received the Partnership's notice of a bona fide offer
pursuant to Section 2 hereof, but in no event later than one hundred eighty (180) days
3
3
immediately following the end of the Compliance Period, notwithstanding any subsequent
receipt by the Partnership of any such offer. In either case, the notice of intent shall specify a
closing date within one hundred eighty (180) days immediately following the end of the
Compliance Period. If the foregoing requirements (including those of Section 8 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 Refusal Right, all rights under the other shall be subordinate to the rights then
being so exercised unless and until such exercise is withdrawn or discontinued, and upon the
closing of any sale of the Property pursuant to such notice shall expire and be of no further force
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 specify any other order of priority consistent with the
other terms and conditions of this Agreement.
7. Determination of Price. Upon notice by Grantee of its intent to exercise the

Option or the Refusal Right, the Partnership and Grantee shall exercise best efforts in good faith
to agree on the purchase price for the Property.
8. Contract and Closing. Upon determination of the purchase price, the

Partnership and Grantee shall enter into a written contract for the purchase and sale of the
Property in accordance with this Agreement and containing such other terms and conditions as
are standard and customary for similar commercial transactions in the geographic area 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 Right, 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.
9. Assignment. Grantee may assign all or any of its rights under this Agreement to
(a) a qualified nonprofit organization, as defined in Section 42(h) (5) (C) of the Code, (b) a
government agency, or (c) a tenant organization (in cooperative form or otherwise) or resident
management corporation of the Project Property (each a "Permitted Assignee") that demonstrates
its ability and willingness to maintain the Project Property as low-income housing in accordance
with the Use Restrictions, and subject in any event to the conditions precedent to the Refusal
Right grant and the Option price set forth in Sections 2 and 3 hereof. Prior to any assignment or
proposed assignment of its rights hereunder, Grantee shall give written notice thereof to the
Partnership and the General Partner. Upon any permitted assignment hereunder, references in
this Agreement to Grantee shall mean the permitted Assignee where the context so requires,
subject to all applicable conditions to the effectiveness of the rights granted under this
Agreement and so assigned. No assignment of Grantee's rights hereunder shall be effective
unless and until the permitted 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.
4
4
· hall be zovemed by the laws of the

10. Miscellaneous. This Agreement s b ~d in counterparts or counterpart
Commonwealth of Virginia. This Agreen:-ent ma~ e execu
signature pages, which together shall constitute a single agreement.
In Witness Whereof, the parties have executed this document as of the date first set forth
hereinabove.
COMPANY:
EPPS SENIOR RESIDENCES 2010, LP

A Virginia limited partnership
By Epps Senior Residences MMX Corporation,
::GenetEt
1/k'M7i;,/}
Its:
t,A
COMMONWEALTH OF VIRGINIA)
CITY/COUNTY
I,
o~K-
i·
)
a Notary~UbliC.
Commonwealth aforesaid, d hereby certify that . I r~.~
amp fqn said City/County in the
VtGidt;t 01' Epps Senior
Residences MMX Corporation, a Virginia corporation, perso lly known to me to be the same
person whose name is subscribed to the foregoing instrument as such officer, appeared before me
this day in person and acknowledged that he signed and delivered such instrument as his/her own
free and voluntary act, and as the free and voluntary act of the Partnership known as Epps Senior
Residences 20 L0, LP on behalf of which said Partnership has executed the
foregoing instrument as Manager, all for the uses and purposes set forth therein.
Given under my hand and notarial seal on ~ch 5 ,2010
~5¢~
2-",o-,5~q-,#,-,-cj
My Notarial Certification Number is: .•.
My Comm ;'",0" Expi res: ;Ji.n.c • D"j .112D1 'f fJ(~J'~l!.
;~\~\\~.rU,;~: <-
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" 1\1 l ,I " '~ ,;~!
5
FAX P. 3
Mar.10 '10 4:15
GRANTEE:
GLO COMMUNITY DEVELOPMENT CORPORATION

A Virginia nonstock corporation
BY:~t.~
=ZthtI,f
Its:
COMMONWEALTH OF VIRGINIA)
)
CITY/COUNTY OF .5..u::t:o~)
I:
1,~"f. ~.~,(I A' ,. Notary Public in and for said City/County in the
Commonwealth aforesaid, 0 hereby certify that ". 'If.t.,slthLL:C of GLO
I
I
I
r;~.
t
Community Development Corporation, a Virginia nonstock c oration, personally known to me

to be the same person whose name is subscribed to the foregoing instrument as such officer, ,
!
I,
appeared before me this day in person and acknowledged that be/she signed and delivered such I
i
instrument as his/her own free and voluntary act, and as the free and voluntary act of the
I'
corporation.
i·it
i:, ...
i
I
!.
i,
I:
6
EXHIBIT A
PROPERTY DESCRIPTION
Beginning at the point located on the south side of Kings Fork Road, said point being the north
east comer of Lands belonging to Terry / Peterson Residential Eleven, LLC.; thence
Along the northern line of Terry / Peterson Residential Eleven, LLC S 14°12'02"E - 138.6 feetto
a point, S23°00'08'W - 420.9 feet to a point, N89()58'33'W - 195.9 feet to a point,
S39°0 1'44"W - 64.3 feet to a point, thence
Leaving the lands of Terry / Peterson Residential Eleven, LLC and bisecting the Lands of PBN
a
Properties, Inc. N14°00' 1S'W - 475 feet to point being the south side of Kings Fork Road;
thence
Along the south side of Kings Fork Road S14°21 '32"E - 194.07 feet to a point, SI4°21'32"E-
12.0 feet to a point, N7S039'19"E - 300.5 feet to the point of beginning, containing 4.2± acres
and designated as Phase 1. -- _ _
7
7
EXHIBITB
DESCRIPTION OF
REGULATORY AGREEMENT
Title: Extended Use Regulatory Agreement and Declaration of Restrictive Covenants
Parties: Epps Senior Residences 2010, LP

Date:
Recording Information:
8
8
1 TAB W - ATTORNEY'S OPINION

DIVIDER PAGE
TAB W ‐ ATTORNEY'S OPINION

DIVIDER PAGE
TAB Y - MARKETING MATERIAL

TAB Y - Marketing Plan
Marketing Plan for Outreach to Low-Income Persons with a Mobility Impairment
This development will have ten percent (10%) of units that have rents within HUD’s
Housing Choice Voucher payment standard. In point of fact, the entire development will have
rents within this standard, and the entire development will conform to HUD regulations
interpreting the accessibility requirements of section 504 of the Rehabilitation Act creating
affordable, accessible visitable apartments. The purpose of this document is to demonstrate that
this development will actively market to people with mobility impairments including Housing
Choice Voucher holders in accordance with this plan.
The primary resource for this development to market to persons with mobility
impairments who also possess Housing Choice Vouchers is the Suffolk Redevelopment Housing
Authority. The owner of this development has entered into a binding agreement with the
Suffolk Redevelopment Housing Authority to enter into a Housing Assistance Payment (“HAP”)
Contract with SRHA. As such, SRHA will provide marketing services for this development to
their waiting list. In addition, this marketing plan will actively market to income-qualified
persons with mobility impairments, including those on the SRHA waiting list, who may not
possess Housing Choice Vouchers. By providing units with rents at 40% and 50% of Area
Medium Income, even those persons on the SRHA waiting list who do not yet possess Housing
Choice Vouchers will have additional affordable housing opportunities.
Secondary marketing sources in the area will include the following agencies.
These agencies will be updated monthly on affordable housing opportunities within the
development as well as being provided with hand-outs and information packets to distribute to
low-income individuals who also have a mobility impairment and need accessible and affordable
housing. These agencies include, but are not limited to, the following:
Page 1 of 4
1
TRANSPORTATION
 Tidewater Regional Transit, (757) 640-6300
CLOTHING ASSISTANCE
 Family Thrift Store & Distribution Center, 157 W. Washington Street, Suffolk, VA
23434 (757) 934-6173
 Salvation Army Social Services, 400 Bank Street. Suffolk, VA 23434, (757) 539-
5201
 Tabernacle Christian Life Center, 1309 E. Washington Street, Suffolk, VA 23434,
(757) 925-0380
COMMUNITY ACTION AGENCY
 United Way Help line, 1-800-230-6977, (757) 627-1000
 United Way – Suffolk (757) 539-1498
COUNSELING/MENTAL HEALTH
 Western Tidewater Community Services, 100 Western Avenue, Suffolk, VA 23434
(757) 925-2457 or 925-2406
DISABILITY ASSISTANCE
 Department of Rehabilitative Services, 1-800-552-5019
EDUCATION
 GED Contact, Suffolk City Schools, (757 ) 539-7407
 Suffolk Literacy Council, (757) 925-5590
 Paul D. Camp Community College, 100 N. College Drive, Suffolk, VA 23434
(757) 925-2283
Page 2 of 4
2
EMPLOYMENT/JOB TRAINING
 All Citizens Taking Initiatives on Needs, Inc., 134 South Sixth Street, Suffolk, VA
23439, (757) 934-8561
 Virginia Employment Commission, 2019 Meade Parkway, P. O. Box 1650, Suffolk,
VA 23439 (757) 925-2376
 Suffolk Department of Social Services, 440 Market Street, Suffolk, VA 23434
(757) 923-3000
FINANCIAL COUNSELING/CREDIT DEBT/BUDGETING
 Family Services of Tidewater, Inc., 707 Gittings Street, Suite 170, Suffolk, VA
23438 (757) 539-8616
FOOD
 Food Stamps, Suffolk, VA 23434 (757) 539-0216
 Food Bank of Southeast Virginia, 23308 Granby Street, Norfolk, VA 23517 (757)
624-1333
HOTLINES/EMERGENCY ASSISTANCE
 Information & Referral Center of Hampton Roads, 130 West Plume Street, Norfolk,
VA 23510 (757) 625-4543
 Statewide Human Services Information & Referral, 1-800-230-6977
 American Red Cross – Suffolk, (757) 539-6646
HOUSING-SHELTERS
 Sam’s House, 1216 Holland Road, Suffolk, VA 23434 (757) 925-1627
 Suffolk Shelter for the Homeless, 400 Finney Avenue, Suffolk, VA 23434 (757)
934-1353
Page 3 of 4
3
LEGAL ASSISTANCE
 Virginia Legal Aid Society, 155 E Washington St. Suffolk, VA 23434
(757) 539-3441
MEDICAL/DENTAL
 Suffolk City Health Department, 1217 North Main Street , Suffolk, VA 23434 (757)
686-4900
SOCIAL SECURITY
 Social Security Administration, 1262 Holland Road, Suffolk, VA 23434 (757) 934-
0532 or 1-800-772-1213
SOCIAL SERVICES
 Suffolk Dept. of Social Services, 440 Market Street, Suffolk, VA 23434-1818,
(757) 539-0216
DEPARTMENT OF MOTOR VEHICLES
 Department of Motor Vehicles, 268 Holladay Street, Suffolk, VA 23434
1-866-368-5463
In conclusion, this development will be able to attract persons (including age-qualified persons)
who need affordable, accessible and visitable housing through existing organizations within the
local community. This plan will ensure that persons with mobility impairments who need
affordable, accessible and visitable housing will be targeted for inclusion in the tenant population
of this development.
Page 4 of 4

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INSTRUCTIONS FOR THE

VIRGINIA 2010 LIHTC APPLICATION FOR RESERVATION

An electronic copy of your completed application is a mandatory submission item.

Applications For 9% Competitive Credits

Applications For Tax Exempt Bond Credits

Staff email addresses:

Application For Reservation

Deadline for Submission

Tax Exempt Bonds

Virginia Housing Development Authority

Electronic Copy of the Microsoft Excel Based Application (MANDATORY)

v12.31.09 Submission Checklist

VHDA TRACKING NUMBER 2010-C-43

A. Development Name and Location:

14. Congressional District 4 http://dlsgis.state.va.us/congress/2001PDFs/chap7Tab.pdf

State House District 76 http://dlsgis.state.va.us/House/2001HousePDFs/Chap1Tab.pdf

15. Location Map Attached (TAB A)

2. Credits requested from:

Tax Exempt Bonds

This development will receive federal subsidies for:

D. Type(s) of Allocation/Allocation Year

E. Acquisition Credit Information

Ten-Year Rule For Acquisition Credits

F. Rehabilitation Credit Information

Minimum Expenditure Requirements

G. Request For Exception

II. OWNERSHIP INFORMATION

Must be an individual or legally formed entity

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

Principals' Previous Participation Certification attached (Mandatory TAB D) & resumé.

Is there an identity of interest between the seller and owner/applicant? Yes No

C. Development Team Information:

1. Tax Attorney: Johnson Kanady III, Esquire Related Entity? Yes No

2. Tax Accountant: Wendy Langlais - Tilley Related Entity? Yes x No

3. Consultant: Thomas Phan Related Entity? Yes No

4. Management Entity (Contact): Dick Swift Related Entity? Yes No

5. Contractor (Contact): Gary J. Haste Related Entity? Yes No

6. Architect: Mr. Jackie Martin Related Entity? Yes No

8. Mortgage Banker: Wallace Deaver Related Entity? Yes No

9. Other (Contact): Related Entity? Yes No

1. Nonprofit Involvement (All Applicants)

4. Identity of Nonprofit (All nonprofit applicants)

5. Percentage of Nonprofit Ownership (All nonprofit applicants)

III. DEVELOPMENT INFORMATION

A. Structure and Units:

2. The development's structural features are (check all that apply):

Row House/Townhouse Detached Single-family

5. Unheated Floor Area (Breezeways, Balconies, Storage) 1,655.00 (Sq. ft.)

6. Nonresidential Commercial Floor Area 0.00 (Sq. ft.)

8. Number of Buildings (containing rental units) 1

9. Commercial Area Intended Use:

Low-Rise (1-5 stories with any structural elements made of wood)

11. a. Total Net Rental Square Feet 45,600.00

3. Check the following items which apply to the proposed project:

For any project, upon completion of construction/rehabilitation: (Optional Point items)

Expected Total Electrical Load (kilowatt hours per month): 0

a. All cooking ranges will have front controls

The structure is listed individually in the National Register of Historic Places or is

Check one or none of the following point categories, as appropriate:

Earthcraft or LEED Development Certification

Universal Design - Units Meeting Universal Design Standards

VHDA Certified Property Management Agent

IV. TENANT INFORMATION