Green Stone at Bryton

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Print Preview - Preliminary

Application
Tax Credits, RPP Loans, and/or Tax Exempt Bond Loans
Project Description
Project Name: GreenStone at Bryton
Address: Intersection of Hambright Road and Old Statesville Road
City: Huntersville County: Mecklenburg Zip: 28078
Census Tract: 63.02 Block Group: 2
Is project in Qualified Census Tract or Difficult to Develop Area? No

Are you requesting the basis boost under section II(E)(4) of the QAP? Yes
Political Jurisdiction: Town of Huntersville

First:Greg Last:
Jurisdiction CEO Name: Title: Town Manager
Ferguson
Jurisdiction Address: 101 Huntersville Concord Road
Jurisdiction City: Town of Huntersville Zip: 28078
Jurisdiction Phone: (704)875-6541
Site Latitude: 35.377601
Site Longitude: -80.833910
Project Type: New Construction
Is this project a previously awarded tax credit

development?
New Construction/Adaptive Reuse:

Is this project a follow-on (Phase II, etc) to a previously-awarded tax credit development project? No
If yes, list names of previous phase(s):

Rehab:
Number of residents holding Section 8
vouchers:
Will the project meet Energy Star standards as defined in Appendix B? Yes
Does a community revitalization plan exist? No

Will the project use steel and concrete construction and have at least 4 stories? No
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Will the project include a Community Service Facility under IRS Revenue Ruling 2003-77?
No
If yes, please describe:
Target Population:Family
Will the project be receiving project based federal rental assistance? No
If yes, provide the subsidy source: and number of units:

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Applicant Information
Indicate below an individual or a validly existing entity (a corporation, nonprofit, limited partnership or LLC) as the official applicant. Under
QAP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applicant
must become part of the ownership entity. The applicant will execute the signature page for this application.
Applicant Name: Miller-Valentine Apartments III LLC
Address: 9349 WaterStone Boulevard
City: Cincinnati State: OH Zip: 45249

Contact: First: Brian Last:McGeady Title:Director of Multi-Family Development
Telephone: (513)588-1000
Alt Phone:
Fax: (937)913-5452
Email Address: sean.beismann@mvg.com

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

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Site Description
Total Site Acreage: 5.77 Total Buildable Acreage: 5.77

If buildable acreage is less than total acreage, please explain:
Identify utilities and services currently available (and with adequate capacity) for this site:
Storm Sewer Water Sanitary Sewer Electric
Is the demolition of any buildings required or planned? No

If yes, please describe:
Are existing buildings on the site currently occupied? No

If yes:
(a) Briefly describe the situation:
(b) Will tenant displacement be temporary?

(c) Will tenant displacement be permanent?
Is the site directly accessed by an existing, paved, publicly maintained road? No

If no, please explain:
The site is part of a planned unit development that is under construction. A portion of the improvements,
road, and bridges are being completed using funds from a bond that was issued by the Town of Huntersville
and County of Mecklenburg. The Master Developer of the PUD will be responsible for completing roads,
and ensuring sewer and water are to the site prior to closing, or the Master Developer will escrow funds to
complete.
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:

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(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:

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Site Control
Does the owner have fee simple ownership of the property (site/buildings)?No
If yes provide:
Purchase Date: Purchase Price:
If no:
(a) Does the owner/principal or ownership entity have valid option/contract to purchase the property?Yes
(b) Does an identity of interest (direct or indirect) exist between the owner/principal or ownership entity with the option/contract for
purchase of the property and the seller of the property?No
If yes, specify the relationship:
(c) Enter the current expiration date of the option/contract to purchase: 12/31/2009
(D) Enter Purchase Price: 1,095,000

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Zoning
Present zoning classification of the site:TODR
Is multifamily use permitted?Yes
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:

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Ownership Entity
Owner Name: GreenStone at Bryton, LLC

City: Cincinnati State:OH Zip: 45249
Federal Tax ID Number of Ownership Entity: (If assigned)

Note: Do not submit social security numbers for individuals.
Entity Type: Limited Liability Company
Entity Status: To Be Formed
Is the applicant requesting that the Agency treat the application as Non-Profit sponsored? No
Is the applicant requesting that the Agency treat the application as CHDO sponsored? No
List all general partners, members,and principals. Specify nonprofit corporate general partners or members.
Click [Add] to add additional partners, members, and principals.
Org: Miller-Valentine Apartments III LLC (to-be-formed subsidiary)

First Name: Brian Last Name: McGeady Function: Managing Member
City: Cincinnati State: OH Zip: 45249
Phone: (513)588-1000 Fax: (937)913-5452
EMail: brian.mcgeady@mvg.com Nonprofit: No

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Unit Mix
The Median Income for Mecklenburg county is $66,500.
Low Income Units
Total # Monthly Utility Mandatory **Total

Type # BRs Net Sq.Ft. # Units Units Rent Allowance Serv. Fees Housing Exp.
Gdn Apt 2 973 14 3 353 82 0 435
Gdn Apt 2 973 40 2 650 82 0 732
Gdn Apt 3 1213 9 3 403 99 0 502
Gdn Apt 3 1213 27 2 725 99 0 824
Utilities included in rents: Water/Sewer Electric Gas Other Waste Removal
Employee Units (will add to Low Income Unit total)

Utilities included in rents: Water/Sewer Electric Gas Other
Market Rate Units

Utilities included in rents: Water/Sewer Electric Gas Other
Statistics
All Gross Monthly

Units Units Rental Income
Low Income....... 90 10 54144
Market Rate.......
Totals............... 90 10 54144
Proposed number of residential buildings: 4 Maximum number of stories in buildings: 3
Project Includes:
Separate community building - Sq. Ft. (Floor Area): 2,026
Community space within residential bulding(s) - Sq. Ft. (Floor Area):

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Elevators - Number of Elevators:
Square Footage Information
Gross Floor Square Footage: 102,464
Total Net Sq. Ft. (All Heated Areas): 98,212
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: 90
Number of Units Required: 10

Persons with disabilities or homeless populations.
Number of Units: 9
Notes
** Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low
income units are within established thresholds.

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Targeting
Specify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to
create another row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.
# BRs Units %
2 14 targeted at 30 percent of median income affordable to/occupied by
Total Low Income Units: 90
Note: This number should match the total number of low income units in the Unit Mix section.

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Funding Sources
Amort. Annual
Non- Rate Term Period Debt
Source Amount Amortizing* (%) (Years) (Years) Service
Bank Loan 2,275,000 7.50 18 30 190,886
RPP Loan
Local Gov. Loan - Specify:
RD 515 Loan
RD 538 Loan - Specify:
AHP Loan
Other Loan 1 - Specify:
Tax Exempt Bonds
State Tax Credit(Loan) 1,442,317 0 30 30 0
State Tax Credit(Direct Refund)
Equity: Federal LIHTC 9,077,508
Non-Repayable Grant
Equity: Historic Tax Credits
Deferred Developer Fees 25,392
Owner Investment
Other - Specify:
Total Sources** 12,820,217
* "Non-amortizing" indicates that the loan does not have a fixed annual debt service. For these items, you must fill in 20-year debt
service below.
** Total Sources must equal total replacement cost in Project Development Cost (PDC) section.
Estimated pricing on sale of Federal Tax Credits: $0. 70
Remarks concerning project funding sources:

(Please be sure to include the name of the funding source(s))

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Development Costs
Eligible Basis
Item Cost Element TOTAL COST
30% PV 70% PV
1 Purchase of Building(s) (Rehab / Adaptive Reuse only) 0
2 Demolition (Rehab / Adaptive Reuse only) 0 0
3 On-site Improvements 1,890,000 1,890,000
4 Rehabilitation 0 0
5 Construction of New Building(s) 5,399,910 5,399,910
6 Accessory Building(s) 125,000 125,000
7 General Requirements (max 6% lines 2-6) 444,894 444,894
8 Contractor Overhead (max 2% lines 2-7) 157,196 157,196
9 Contractor Profit (max 8% lines 2-7; 6% if Identity of Interest) 471,588 471,588
10 Construction Contingency (max 5% lines 2-9, Rehabs 10%) 424,429 424,429
11 Architect's Fee - Design (11 + 12 = max 3% lines 2-10) 178,260 178,260
12 Architect's Fee - Inspection 89,130 89,130
13 Engineering Costs 90,000 90,000
SUBTOTAL (lines 1 through 13) 9,270,407
14 Construction Insurance (prorate) 45,000 45,000
15 Construction Loan Orig. Fee (prorate) 102,890 102,890
16 Construction Loan Interest (prorate) 493,876 493,876
17 Construction Loan Credit Enhancement (prorate) 0 0
18 Construction Period Taxes (prorate) 10,000 10,000
19 Water, Sewer and Impact Fees 135,000 135,000
20 Survey 7,500 7,500
21 Property Appraisal 10,000 10,000
22 Environmental Report 10,770 10,770
23 Market Study 4,300 4,300
24 Bond Costs 0
25 Bond Issuance Costs 0
26 Placement Fee 0
27 Permanent Loan Origination Fee 45,500
28 Permanent Loan Credit Enhancement 0

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29 Title and Recording 51,557
SUBTOTAL (lines 14 through 29) 916,393
30 Real Estate Attorney 0 0
31 Other Attorney's Fees 50,000 50,000
32 Tax Credit Application Fees (Preliminary and Full) 2,300
33 Tax Credit Allocation Fee (0.62% of line 60, minimum $7,500) 89,424
34 Cost Certification / Accounting Fees 20,000 20,000
35 Tax Opinion 0
36 Organizational (Partnership) 20,000
37 Tax Credit Monitoring Fee 63,000
38 Furnishings and Equipment 90,000 90,000
39 Relocation Expense 0 0
40 Developer's Fee 800,000 800,000
41 Additional Contigency (greater of $500/unit or $30,000) 45,000 45,000
42 Other Basis Expense (specify) 0 0
43 Other Basis Expense (specify) 0 0
44 Rent-up Expense 0
45 Other Non-basis Expense (specify) 0
46 Other Non-basis Expense (specify) 0
47 Rent up Reserve 90,000
48 Operating Reserve 268,693
49 Other Reserve (specify) 0
50 Other Reserve (specify) 0
51 DEVELOPMENT COST (lines 1-49) 11,725,217 0 11,094,743
52 Less Federally Funded Grant 0 0
53 Less Disproportionate Standard 0 0
54 Less Nonqualified Nonrecourse Financing 0 0
55 Less Historic Tax Credit 0 0
56 TOTAL ELIGIBLE BASIS 11,094,743 0 11,094,743
57 Applicable Fraction (percentage of LI Units) 100.00% 100% 100%

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58 Basis Before Boost 11,094,743 0 11,094,743
59 Basis Boost of up to 130% 100.00% 130.00%
60 TOTAL QUALIFIED BASIS 14,423,166 0 14,423,166
61 Tax Credit Rate 3.50 9.00
62 Federal Tax Credits (maximum $1,300,000) 1,298,085 0 1,298,085
63 Federal Tax Credits Requested (if less than line 62) 0
64 Land Cost 1,095,000
65 TOTAL REPLACEMENT COST 12,820,217
FEDERAL TAX CREDITS IF AWARDED 1,298,085
Comments:
Project Development Cost per unit 59,999

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Market Study Information

Please provide a detailed description of the proposed project:
GreenStone at Bryton will be a 90 unit garden apartment complex located in the Bryton mixed-use
community under development in Huntersville, NC. The integrated transit oriented community will be
centered around the Hambright light rail stop with immediate access to I-77 and I-85. Bryton will have a
town center with retail, services, restaurants, office, and single and multi-family residential. Zoning for this
planned community has been approved by the Town of Huntersville and Greenstone at Bryton will be on a
residential tract just North of the intersection of Old Statesville Rd. and Hambright Rd. A bond issue was
passed by the Town and County (Mecklenburg) for the major infrastructure improvements required, and
construction is underway for these. Bryton includes a greenway system, parks and plazas.
Units will be spacious with open plans integrating the kitchen with living and dining areas. An eating bar is
provided at the kitchen as well and a convenient desk in the living area.
Construction (check all that apply):
Brick Vinyl Wood HardiPlank Balconies/Patios Sunrooms Front Porches
Front Gables or Dormers Wide Banding or Vertical/Horizontal Siding
Other:
Have you built other tax credit developments that use the same building design as this project?No
If yes, please provide name and address:
Site Amenities:
While Bryton is in its initial stages of development, the site currently provides many benefits. Elementary,
Middle and High Schools are all within walking distance. Recreation fields are next to the schools. The site
also is close and offers easy access to Northlake Mall, the growing retail and services in that area, as well
as Presbyterian Hospital.
Onsite Activities:
The site will provide multiple landscaped areas throughout and will be next to a planned greenway running
between it and the adjacent parcel. Picnic areas and playground are centered around the community
building providing a common location for activities and a screened porch on the clubhouse will offer a
sheltered area for supervision. The walkable design of the Bryton community will provide access to site
amenities within this mixed-use plan.

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Landscaping Plans:
Landscaping will consist of green areas surrounding the site so that each unit can easily access these
spaces. Plants will be selected to require minimum watering and to fit with the design of the community.
Interior Apartment Amenities:

Units will have open designs, creating flow between kitchen, dining and living areas. All units will include
washer-dryer hook-ups. Other amenities in units include: dishwasher, disposal, ceiling fans, mini-blinds,
walk-in closets, kitchen bar, computer desk and pantry. Units will be constructed to meet Energy Star
standards providing residents added comfort and utility savings.
Do you plan to submit additional market data (market study, etc.) that you want considered? Yes
If yes, please make sure to include the additional information in your pre-application packet.

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Applicant's Site Evaluation

Briefly describe your site in each of the following categories:
NEIGHBORHOOD CHARACTERISTICS
Trend and direction of real estate development and area economic health. Physical condition of buildings and
improvements in the immediate vicinity. Concentration of affordable housing.
Huntersville is a community located just North of Charlotte, NC and is part of the rapidly developing area
around Lake Norman. The area surrounding the site has older homes and small businesses with new
subdivisions integrated between these. The recently completed connection of I-485 from Old Statesville Rd.
to I-77 will spur the continued growth at and around the site.
SURROUNDING LAND USES AND AMENITIES
Land use pattern is residential in character (single and multifamily housing). Extent that the location is
isolated. Effect of industrial, large-scale institutional or other incompatible uses, including but not limited to:
wastewater treatment facilities, high traffic corridors, junkyards, prisons, landfills, large swamps, distribution
facilities, frequently used railroad tracks, power transmission lines and towers, factories or similar operations,
sources of excessive noise, and sites with environmental concerns (such as odors or pollution). Amount and
character of vacant, undeveloped land. Land use pattern is a mix of residential and commercial properties
with the Bryton community being the Town of Huntersville's way of bringing a well planned, integrated
development to the area. Elementary, Middle and High Schools located directly across from the site will be
particularly attractive to families.
SITE SUITABILITY
Adequate traffic safety controls (i.e. stop lights, speed limits, turn lanes). Burden on public facilities
(particularly roads). Access to mass transit (if applicable). Visibility of buildings and/or location of project sign
(s) in relation to traffic corridors. The site is located across one of two bridges under construction that will
serve as the main entrance corridors for Bryton. The intersections are signalized and offer control on to Old
Statesville Road. Visibility will be excellent within Bryton at the corner of one of the main entrances. Mass
transit is not available within Huntersville but an Express bus service to Charlotte is available at nearby
Northlake Mall.
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).
An electric substation is within .25 miles but is well buffered by a wooded area and site is no closer than
new single family homes located nearby.
Similarity of scale and aesthetics/architecture between project and surroundings.

The design of the buildings will be consistent with the Bryton mixed-use village, requiring density and
greenspaces associated with a new urban concept. Existing surrounds are rapidly developing and
GreenStone at Bryton serves as a component of this development.

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For each applicable neighborhood feature, enter distance from project in miles.
2.76 Grocery Store 1.59 Community/Senior Center
3.38 Mall/Strip Center 3.27 Hospital
.55 Outdoor Athletic 2.88 Pharmacy

Fields
1.8 Day Care/After 2.62 Basic Health Care

School
3.38 Public Transportation

.28 Schools
Stop
.66 Convenience Store 1.66 Public Parks
.66 Gas Station 5.12 Library
Other facilities or services:

A Central Piedmont Community College Campus is located just 1.42 miles from site.

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Preliminary App Checklist
The following enclosures must be submitted along with your signed preliminary application. Some enclosures are required only under
certain conditions. Please check each applicable item to indicate that you understand the enclosure requirements and will enclose the
correct supporting documentation with your application.
Fee Payment
Check in the amount of $5,450.00 made payable to North Carolina Housing Finance Agency.
Tab A - Preliminary Application
Printed, signed copy of preliminary application generated from online system.
B - Map/Driving Instructions
A local map clearly identifying the location of the Site and detailed directions to the Site. Current City or County maps are preferred
– internet maps and directions are not acceptable. Applicant must also provide a map identifying the amenities listed in section IV
(A)(1)(b)(ii) of the QAP and their proximity to the site.
Applicant must provide a sign and boundary markers to clearly identify the road frontage of the site. The sign identifying the site
should read “SITE” with a minimum size of 11x17.
C - Community Revitalization Plan
Applicant should provide a map identifying the subject site within the Plan area (if applicable).
D - Evidence of Site Control
Provide valid option/contract or warranty deed and plot plan.
E - Site Plans/Scope of Work
Preliminary site plan, floor plans and elevations for all projects, interior and exterior photographs and detailed scope of work for
Adaptive Reuse and Rehab projects. Site and floor plans should be no larger than 11x17 and must be produced by a licensed
architect or engineer.
F - Information Package for Market Analysts
This section must include copies of items required in Tabs A, B, E and G (site and floor plans should be no larger than 11x17) and
can include any additional market information such as preliminary market studies the applicant would like to provide to the
Analysts.
G - Rent Roll (Rehabs only)
Provide the current rent roll for the property and indicate which units (if any) are receiving rental assistance.
H - Documentation for Basis Boost
Applicant should provide an appraisal and/or standard geological survey to support a request for the basis boost (if applicable).

Green Stone at Bryton

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City: Huntersville County: Mecklenburg Zip: 28078

Census Tract: 63.02 Block Group: 2

Is project in Qualified Census Tract or Difficult to Develop Area? No

Political Jurisdiction: Town of Huntersville

Jurisdiction City: Town of Huntersville Zip: 28078

Jurisdiction Phone: (704)875-6541

Site Latitude: 35.377601

Site Longitude: -80.833910

Project Type: New Construction

Is this project a previously awarded tax credit

New Construction/Adaptive Reuse:

If yes, list names of previous phase(s):

Does a community revitalization plan exist? No

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If yes, provide the subsidy source: and number of units:

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City: Cincinnati State: OH Zip: 45249

Email Address: sean.beismann@mvg.com

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Total Site Acreage: 5.77 Total Buildable Acreage: 5.77

Storm Sewer Water Sanitary Sewer Electric

Is the demolition of any buildings required or planned? No

Are existing buildings on the site currently occupied? No

(b) Will tenant displacement be temporary?

Is the site directly accessed by an existing, paved, publicly maintained road? No

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Purchase Date: Purchase Price:

(D) Enter Purchase Price: 1,095,000

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Is multifamily use permitted?Yes

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Owner Name: GreenStone at Bryton, LLC

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

Org: Miller-Valentine Apartments III LLC (to-be-formed subsidiary)

Phone: (513)588-1000 Fax: (937)913-5452

EMail: brian.mcgeady@mvg.com Nonprofit: No

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Low Income Units

Total # Monthly Utility Mandatory **Total

Gdn Apt 2 973 14 3 353 82 0 435

Gdn Apt 2 973 40 2 650 82 0 732

Gdn Apt 3 1213 9 3 403 99 0 502

Gdn Apt 3 1213 27 2 725 99 0 824

Utilities included in rents: Water/Sewer Electric Gas Other Waste Removal

Employee Units (will add to Low Income Unit total)

Total # Monthly Utility Mandatory **Total

Utilities included in rents: Water/Sewer Electric Gas Other

Market Rate Units

Total # Monthly Utility Mandatory **Total

Utilities included in rents: Water/Sewer Electric Gas Other

All Gross Monthly

Low Income....... 90 10 54144

Proposed number of residential buildings: 4 Maximum number of stories in buildings: 3

Community space within residential bulding(s) - Sq. Ft. (Floor Area):

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Elevators - Number of Elevators:

Square Footage Information

Gross Floor Square Footage: 102,464

Total Net Sq. Ft. (All Heated Areas): 98,212

Number of Units Required: 10