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Project Description
Project Name: Raleigh Gardens
Address: 6145-A St. Giles Rd.
Will the project meet Energy Star standards as defined in Appendix B? Yes
Will the project include a Community Service Facility under IRS Revenue Ruling 2003-77?
No
If yes, please describe:
Target Population:Family
Will the project be receiving project based federal rental assistance? Yes
If yes, provide the subsidy source: HUD and number of units: 125
Applicant Information
Indicate below an individual or a validly existing entity (a corporation, nonprofit, limited partnership or LLC) as the official applicant. Under
QAP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applicant
must become part of the ownership entity. The applicant will execute the signature page for this application.
Applicant Name: Ashton Raleigh, LP
Address: 7000 Central Parkway, NE, Suite 1100
Telephone: (678)320-3827
Fax: (770)804-0209
Site Description
Identify utilities and services currently available (and with adequate capacity) for this site:
It should also be noted that the current owner has sent letters to each resident informing his potential plan
to opt out of the project based section 8 HAP contract. See attached letter.
Is the site directly accessed by an existing, paved, publicly maintained road? Yes
If no, please explain:
Is any portion of the site located inside the 100 year floodplain? No
If yes:
(a) Describe placement of project buildings in relation to this area:
(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:
Site Control
Does the owner have fee simple ownership of the property (site/buildings)?No
If yes provide:
If no:
(a) Does the owner/principal or ownership entity have valid option/contract to purchase the property?Yes
(b) Does an identity of interest (direct or indirect) exist between the owner/principal or ownership entity with the option/contract for
purchase of the property and the seller of the property?No
If yes, specify the relationship:
(c) Enter the current expiration date of the option/contract to purchase: 3/31/2010
Zoning
Present zoning classification of the site:R-10
Are variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal?No
If yes, have the hearings been completed and permits been obtained?
If yes, specify permit or variance required and date obtained. If no, describe permits/variances required and schedule for
obtaining them:
Are there any existing conditions of historical significance located on the project site that will require State Historic Preservation office
review?No
If yes, describe below:
Are there any existing conditions of environmental significance located on the project site?No
If yes, describe below:
Ownership Entity
Unit Mix
The Median Income for Wake county is $76,900.
Statistics
Market Rate.......
Project Includes:
Separate community building - Sq. Ft. (Floor Area): 1,436
Indicate below any additional targeting for special populations proposed for this project:
Mobility impaired handicapped: 5% of units comply with QAP Section IV(F)(3) (in addition to the units required by other federal and
state codes.)
Number of Units: 7
Number of Units: 13
Notes
** Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low
income units are within established thresholds.
Targeting
Specify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to
create another row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.
# BRs Units %
Note: This number should match the total number of low income units in the Unit Mix section.
Funding Sources
Amort. Annual
Non- Rate Term Period Debt
Source Amount Amortizing* (%) (Years) (Years) Service
RPP Loan
RD 515 Loan
AHP Loan
Non-Repayable Grant
Owner Investment
Other - Specify:
Profits During Construction 0
* "Non-amortizing" indicates that the loan does not have a fixed annual debt service. For these items, you must fill in 20-year debt
service below.
** Total Sources must equal total replacement cost in Project Development Cost (PDC) section.
Development Costs
Eligible Basis
Item Cost Element TOTAL COST
30% PV 70% PV
1 Purchase of Building(s) (Rehab / Adaptive Reuse only) 3,890,000 3,890,000
6 Accessory Building(s)
24 Bond Costs
26 Placement Fee
33 Tax Credit Allocation Fee (0.62% of line 60, minimum $7,500) 59,184
36 Organizational (Partnership)
Comments:
This existing project, Raleigh Gardens Apartments, consists of fourteen (14) garden style apartment
buildings containing 125 residential units comprised of thirty (30) one bedroom units that range between
504 and 561 square feet, forty six (46) two bedroom units that are 799 square feet, twenty four (24) three
bedroom units that are 1142 square feet, and twenty-five (25) four bedroom units that are 1232 square feet.
The property has a leasing office onsite and one employee unit.
The building foundation is reinforced concrete on spread footings. The exterior walls are wood frame with
brick veneer. The sloped roofs are covered with asphalt shingles. Unit interiors are wood frame with painted
sheetrock walls. Floors are covered with padded carpeting except the vinyl kitchen and the bathrooms.
Each unit is equipped with a refrigerator, range, washer, and dryer connection, and central heat and air
conditioning. There are trash dumpsters located close to the buildings for convenient trash disposal.
The proposed rehabilitation will be extremely extensive and will raise the quality of living for our residents
tremendously. The proposed rehab includes roof replacement on all 14 buildings and the parking lot will get
an overlay as well as being resealed and striped. Drainage issues will be addressed with any other
landscaping upgrades we will be performing. To increase safety on the property we will be adding new site
lighting plus a fence surrounding the property. Decorative gables and shutters will be added to give the
property a new, fresh appeal and the wood siding will be encased with concrete siding. Proposed changes
to increase energy efficiency include replacing all windows with double pane windows, ventilation, and
energy efficient HVAC units. All of these changes, plus new entry doors for every unit will make Raleigh
Gardens look brand new.
Inside the units we will be replacing all cabinets, countertops and sinks. The HVAC systems will be
upgraded to a 13 seer system. In addition, all residents will enjoy new dishwashers, microwaves, and
disposals which are new amenities we are providing for our residents. Every unit will also receive new
carpeting and floor coverings.
In addition to interior and exterior upgrades, we have budgeted a new community building that will be 1436
square feet. This new community building will be the same construction as the rest of the property so that
the property remains uniform. The new community building will have a laundry room, computer center,
reading room, exercise room, and space for resident activities. We are very excited about this because the
property does not currently have any type of community space nor do they have a laundry facility. We will
also be constructing a new outdoor activity area for the residents which will include a covered pavilion, a
fully equipped picnic area, and a tot lot for the children. Additional site lighting will be added for safety.
Lastly, a minimum of five percent of the units will be renovated to meet applicable handicap requirements
and two percent for sight and hearing impaired. Supportive services and amenities will be added to
compliment the property.
With all of the upgrades and construction of a new community center and outdoor activity area we believe
this will greatly improve the property, but most importantly greatly improve the quality of living for our
residents and provide long term affordable housing to the City of Raleigh for many years.
Other:
Have you built other tax credit developments that use the same building design as this project?Yes
If yes, please provide name and address:
Athens Gardens Apartments
435 Coleridge Court
Athens, GA 30605
Fayetteville Gardens
2927 Gordon Way
Fayetteville, NC 28303
Riverside Gardens
575 Baxter Avenue
Macon, GA 31201
Waynesboro Gardens
803 Davis Road
Waynesboro, GA 30830
Merrimac Village
1000 Merrimac Drive, Extension 51
Fitzgerald, GA 31750-8054
Bridgecreek
173 Bowens Mill Hwy.
#CBL
Fitzgerald, GA 31750
Calhoun Gardens
110 Richardson Road, #2A
Calhoun, GA 30701
Phoenix Place
1401 Phoenix Street
Greenwood, SC 29646
Seneca Gardens
819 Laing Court
Seneca, SC 29678
Mauldin Gardens
330 Miller Road
Mauldin, SC 29662
Site Amenities:
Community Building, Resident Computer Center, High Speed Internet Access, Playground, Fitness Station,
Tot Lot, Exercise Room, Picnic Area with Tables and Grills, Vending Area, Reading Room, and Library
Onsite Activities:
The office provides after school programs for the children.
Landscaping Plans:
A professional landscape architect will be engaged. Improvements will be made to enhance the existing
landscape, including reseeding erosion areas and strenthening existing retaining walls.
Do you plan to submit additional market data (market study, etc.) that you want considered? No
If yes, please make sure to include the additional information in your pre-application packet.
NEIGHBORHOOD CHARACTERISTICS
Trend and direction of real estate development and area economic health. Physical condition of buildings and
improvements in the immediate vicinity. Concentration of affordable housing.
Raleigh is the capital of North Carolina with a population nearing 320,000. It has and always will be a
flourishing city. If you include the entire Raleigh/Durham/Chapel Hill area the population expands
tremedously to 1.2 million, making Raleigh one of the largest and most successful cities in North Carolina.
According 2000 Cencus the city of Raleigh's population was around 276,000 which represents a large
increase over the past five years. Also, since 2000 the average price of a new single family home has risen
from $131,000 to $137,000.
Land use pattern is residential in character (single and multifamily housing). Extent that the location is
isolated. Effect of industrial, large-scale institutional or other incompatible uses, including but not limited to:
wastewater treatment facilities, high traffic corridors, junkyards, prisons, landfills, large swamps, distribution
facilities, frequently used railroad tracks, power transmission lines and towers, factories or similar operations,
sources of excessive noise, and sites with environmental concerns (such as odors or pollution). Amount and
character of vacant, undeveloped land. Raleigh Gardens is located one block off of Glenwood Ave., one of
the major streets in Raleigh. The land surrounding the property is utilized by multifamily housing, single
family dwellings, and commercial space. Crabtree Valley Mall is located less than a mile from the property
and offers a wide variety of off-site services and amenities. The services include everything from department
stores to vision care. The area also has two other strip malls that have many restaurants and specialty
stores. All basic services, such as Hospitals or Medical Centers, Banking Institutions, Grocery Stores, Gas
Stations, Post Office, Library and Schools are located within two miles of the property. With all of the services
surrounding the area it makes it a very populated location but it does not get bogged down with heavy traffic.
There are no negative off-site characteristics near the property.
SITE SUITABILITY
Adequate traffic safety controls (i.e. stop lights, speed limits, turn lanes). Burden on public facilities
(particularly roads). Access to mass transit (if applicable). Visibility of buildings and/or location of project sign
(s) in relation to traffic corridors. Raleigh Gardens is accessible one block off a major road (Glenwood
Avenue). There is adequate signage to direct residents and visitors to the property. There is a city bus stop at
the entrance of the property.
Degree of on-site negative features and physical barriers that will impede project construction or adversely
affect future tenants; for example: power transmission lines and towers, flood hazards, steep slopes, large
boulders, ravines, year-round streams, wetlands, and other similar features (for adaptive re-use projects-
suitability for residential use and difficulties posed by the building(s), such as limited parking, environmental
problems or the need for excessive demolition).
No negative on-site features or physical barriers such as power lines, flood hazards, boulders, ravines, etc.
exist on or near the property.
For each applicable neighborhood feature, enter distance from project in miles.
.5 Day Care/After
Basic Health Care
School
.1 Public Transportation
.5 Schools
Stop
The following enclosures must be submitted along with your signed preliminary application. Some enclosures are required only under
certain conditions. Please check each applicable item to indicate that you understand the enclosure requirements and will enclose the
correct supporting documentation with your application.
Fee Payment
Check in the amount of $5,450.00 made payable to North Carolina Housing Finance Agency.
Tab A - Preliminary Application
Printed, signed copy of preliminary application generated from online system.
B - Map/Driving Instructions
A local map clearly identifying the location of the Site and detailed directions to the Site. Current City or County maps are preferred
– internet maps and directions are not acceptable. Applicant must also provide a map identifying the amenities listed in section IV
(A)(1)(b)(ii) of the QAP and their proximity to the site.
Applicant must provide a sign and boundary markers to clearly identify the road frontage of the site. The sign identifying the site
should read “SITE” with a minimum size of 11x17.
C - Community Revitalization Plan
Applicant should provide a map identifying the subject site within the Plan area (if applicable).
D - Evidence of Site Control
Provide valid option/contract or warranty deed and plot plan.
E - Site Plans/Scope of Work
Preliminary site plan, floor plans and elevations for all projects, interior and exterior photographs and detailed scope of work for
Adaptive Reuse and Rehab projects. Site and floor plans should be no larger than 11x17 and must be produced by a licensed
architect or engineer.
F - Information Package for Market Analysts
This section must include copies of items required in Tabs A, B, E and G (site and floor plans should be no larger than 11x17) and
can include any additional market information such as preliminary market studies the applicant would like to provide to the
Analysts.
G - Rent Roll (Rehabs only)
Provide the current rent roll for the property and indicate which units (if any) are receiving rental assistance.
H - Documentation for Basis Boost
Applicant should provide an appraisal and/or standard geological survey to support a request for the basis boost (if applicable).