Glenstal, LLC

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Print Preview - Preliminary

Application
Tax Credits, RPP Loans, and/or Tax Exempt Bond Loans
Project Description
Project Name: Glenstal, LLC
Address: Western Blvd.
City: Jacksonville County: Onslow Zip: 28546
Census Tract: 13 Block Group: 3
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: 3rd Congressional District/City of Jacksonville

First:Sammy Last:
Jurisdiction CEO Name: Title: Mayor
Phillips
Jurisdiction Address: 815 New Bridge Street
Jurisdiction City: Jacksonville Zip: 28546
Jurisdiction Phone: (910)938-5200
Site Latitude: 34.8001
Site Longitude: -77.4304
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:Elderly (55)

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: East Carolina Community Development Inc.
Address: PO Box 2400
City: Beaufort State: NC Zip: 28516

Contact: First: Keith Last:Walker Title:CEO & President
Telephone: (252)504-3996
Alt Phone: (252)504-3512
Fax: (252)504-2248
Email Address: eccdi@bizec.rr.com

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

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Site Description
Total Site Acreage: 6.71 Total Buildable Acreage: 6.71

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? 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:

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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: 01/07/2010
(D) Enter Purchase Price: 910,000

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Zoning
Present zoning classification of the site:Business B-1
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?Yes
If yes, have the hearings been completed and permits been obtained?No
If yes, specify permit or variance required and date obtained. If no, describe permits/variances required and schedule for
obtaining them:
Special Use Permit required (in Jacksonville) for all uses greater than 25,000 square-feet of gross floor
area. It is anticipated that applicaiton for the Special Use Permit will be submitted in conjunction with the
site plan application.
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: Glenstal, LLC

City: Beaufort State:NC Zip: 28516
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? Yes
Is the applicant requesting that the Agency treat the application as CHDO sponsored? Yes
List all general partners, members,and principals. Specify nonprofit corporate general partners or members.
Click [Add] to add additional partners, members, and principals.
Org: East Carolina Community Development Inc.

First Name: Keith Last Name: Walker Function: Managing Member
City: Beaufort State: NC Zip: 28516
Phone: (252)504-3996 Fax: (252)504-2248
EMail: eccdi@bizec.rr.com Nonprofit: Yes

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Unit Mix
The Median Income for Jacksonville city is $49,900.
Low Income Units
Total # Monthly Utility Mandatory **Total

Type # BRs Net Sq.Ft. # Units Units Rent Allowance Serv. Fees Housing Exp.
Gdn Apt 1 890 14 0 384 67 0 451
Gdn Apt 1 890 14 0 474 67 0 541
Gdn Apt 2 1091 14 0 451 90 0 541
Gdn Apt 2 1091 14 0 559 90 0 649
Utilities included in rents: Water/Sewer Electric Gas Other garbage 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....... 56 0 26152
Market Rate.......
Totals............... 56 0 26152
Proposed number of residential buildings: 14 Maximum number of stories in buildings: 1
Project Includes:
Separate community building - Sq. Ft. (Floor Area): 2,402
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: 57,870
Total Net Sq. Ft. (All Heated Areas): 54,902
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: 6
Number of Units Required: 6

Persons with disabilities or homeless populations.
Number of Units: 6
Notes
** Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low
income units are within established thresholds.
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Targeting
Specify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to
create another row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.
# BRs Units %
1 14 targeted at 50 percent of median income affordable to/occupied by
Total Low Income Units: 56
Note: This number should match the total number of low income units in the Unit Mix section.

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Funding Sources
Amort. Annual
Non- Rate Term Period Debt
Source Amount Amortizing* (%) (Years) (Years) Service
Bank Loan
RPP Loan 721,750 2.00 20 20 43,815
Local Gov. Loan - Specify:
RD 515 Loan
RD 538 Loan - Specify:
AHP Loan
Other Loan 1 - Specify:
Tax Exempt Bonds
State Tax Credit(Loan) 1,111,515 0 30 30 0
State Tax Credit(Direct Refund)
Equity: Federal LIHTC 4,746,248
Non-Repayable Grant
Equity: Historic Tax Credits
Deferred Developer Fees 196,272
Owner Investment
Other - Specify:
Total Sources** 6,775,785
* "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. 73
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)
2 Demolition (Rehab / Adaptive Reuse only)
3 On-site Improvements 700,000 700,000
4 Rehabilitation
5 Construction of New Building(s) 2,529,000 2,529,000
6 Accessory Building(s) 80,000 80,000
7 General Requirements (max 6% lines 2-6) 194,280 194,280
8 Contractor Overhead (max 2% lines 2-7) 70,066 70,066
9 Contractor Profit (max 8% lines 2-7; 6% if Identity of Interest) 280,262 280,262
10 Construction Contingency (max 5% lines 2-9, Rehabs 10%) 115,608 115,608
11 Architect's Fee - Design (11 + 12 = max 3% lines 2-10) 45,000 45,000
12 Architect's Fee - Inspection 12,000 12,000
13 Engineering Costs 35,000 35,000
SUBTOTAL (lines 1 through 13) 4,061,216
14 Construction Insurance (prorate) 60,000 60,000
15 Construction Loan Orig. Fee (prorate) 19,268 19,268
16 Construction Loan Interest (prorate) 308,289 308,289
17 Construction Loan Credit Enhancement (prorate)
18 Construction Period Taxes (prorate) 50,000 50,000
19 Water, Sewer and Impact Fees 140,000 140,000
20 Survey 15,000 15,000
21 Property Appraisal 20,000 20,000
22 Environmental Report 7,000 7,000
23 Market Study 6,800 6,800
24 Bond Costs
25 Bond Issuance Costs
26 Placement Fee
27 Permanent Loan Origination Fee 10,000
28 Permanent Loan Credit Enhancement

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29 Title and Recording 7,567
SUBTOTAL (lines 14 through 29) 643,924
30 Real Estate Attorney 32,500 32,500
31 Other Attorney's Fees 10,000 10,000
32 Tax Credit Application Fees (Preliminary and Full) 2,300
33 Tax Credit Allocation Fee (0.62% of line 60, minimum $7,500) 34,457
34 Cost Certification / Accounting Fees 75,000 75,000
35 Tax Opinion 5,000
36 Organizational (Partnership) 2,500
37 Tax Credit Monitoring Fee 39,200
38 Furnishings and Equipment 30,000 30,000
39 Relocation Expense
40 Developer's Fee 672,000 672,000
41 Additional Contigency (greater of $500/unit or $30,000) 30,000 30,000
42 Other Basis Expense (specify)soil borings/plan reproduction 7,500 7,500
43 Other Basis Expense (specify) bank inspect & permits 13,000 13,000
44 Rent-up Expense 49,926
45 Other Non-basis Expense (specify)
46 Other Non-basis Expense (specify)
47 Rent up Reserve 16,800
48 Operating Reserve 140,462
49 Other Reserve (specify)
50 Other Reserve (specify)
51 DEVELOPMENT COST (lines 1-49) 5,865,785 0 5,557,573
52 Less Federally Funded Grant
53 Less Disproportionate Standard
54 Less Nonqualified Nonrecourse Financing
55 Less Historic Tax Credit 0
56 TOTAL ELIGIBLE BASIS 5,557,573 0 5,557,573
57 Applicable Fraction (percentage of LI Units) 100.00% 100% 100%

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58 Basis Before Boost 5,557,573 0 5,557,573
59 Basis Boost of up to 130% 130.00% 130.00%
60 TOTAL QUALIFIED BASIS 7,224,845 0 7,224,845
61 Tax Credit Rate 3.50 9.00
62 Federal Tax Credits (maximum $1,300,000) 650,236 0 650,236
63 Federal Tax Credits Requested (if less than line 62) 0
64 Land Cost 910,000
65 TOTAL REPLACEMENT COST 6,775,785
FEDERAL TAX CREDITS IF AWARDED 650,236
Comments:
Project Development Cost per unit 45,161

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Market Study Information

Please provide a detailed description of the proposed project:
Glenstal Apartments, located in Jacksonville, Onslow County, NC includes the construction of a 56 unit
apartment development with all units reserved for person of 55 years of age or older. The proposed unit mix
will include one and two bedroom apartments in single story residential quad-plex building targeted to low-
income populations. The project will adhere to North Carolina Housing Finance Agency design guidelines.
The development will be of similar design to ECCDI’s Camellia Court development in Morehead City, NC.
Camellia Court’s award winning design was created with the specific purpose of offering affordable, safe
and attractive garden apartments to low-income seniors. This design was recently used for ECCDI’s Fox
Hollow development also located in Jacksonville as well as Castle Glen in Newport.
Glenstal will have 56 units – 28 one-bedroom and 28 two-bedroom units. There will be 14 residential
building, each consisting of four units arranged in a wheel pattern so that each unit has a separate entry.
The scale and design of the buildings present as single-family homes, giving the development an enhanced
sense of ownership within a community.
The apartment unit features include floor plans that allow for easy mobility and furniture placement, multiple
interior closets, exterior storage, pantry, refrigerator, range, dishwasher, ceiling fans, washer/dryer
connections and private entry with covered porches.
Residents can enjoy the centrally located community facilities building or choose to socialize on their own
porch. The community building includes group activity space, laundry facilities, computer facilities,
community kitchen and offices for the site manager and mail boxes. Extensive walkways encourage social
connections between residents and adjacent developments. Ample parking spaces are provided for both
residents and guests.
The prime location of the project, close to the heart of Jacksonville’s retail and service centers is an
advantage to the residents who will have the opportunity to live in close proximity to medical offices, the
hospital, banks, food service and shopping. Glenstal is less than one mile from churches and a large retail
complex. The Jacksonville Senior Center, located at the Jacksonville Commons is less than two miles from
the site. Transportation throughout the City is available by way of the Jacksonville Transit system which
provides multi-directional bus service seven days a week. The Onslow United Transit Service (OUTS)
operates throughout the Onslow County offering a low fare scheduled mini-bus and van service, OUTS also
offers weekly service to New Bern and Wilmington.
ECCDI believes that the proposed project will provide safe, attractive and affordable housing for low-income
seniors and will create a neighborhood which is secure for the target population. Glenstal will serve to
provide seniors the opportunity to live in comfort and safety while being self-sufficient without the added
burden of property maintenance. The on-site manager and proximity of neighbors ensures residents can
always find assistance when necessary. Easy accessibility to the community building, amenities and
planned activities will contribute to promote a sense of community among residents.
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:

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Have you built other tax credit developments that use the same building design as this project?Yes
If yes, please provide name and address:
Castle Glen
1800 Pollard Court
Newport, NC
Fox Hollow
100 Progress Way
Jacksonville, NC
Weatherstone Park Apartments

3800 Weatherstone Park Road
New Bern, NC
Camellia Court
4609 Country Club Road
Morehead City, NC
Troon Apartments
300 Troon Way
Beaufort, NC
Site Amenities:
The development will offer a stand alone community facilities building with a resident computer center,
combined game and craft room and multi-purpose room, other site amenities include indoor and outdoor
seating areas, tenant storage areas, gazebo, covered picnic area with tables and grills, on-site leasing
office, on-site manager and on-site maintenance person.
Onsite Activities:
Resident activities are centered in and around the community building and amenities area and will include
resident dinner get-togethers, holiday parties, craft and game gatherings. In the summer months,
management will coordinate cook-outs for the residents to attend. The community building is also available
for social club meetings and educational programs like health and wellness workshops. The computer
center within the community building will be used to host computer training for residents. Management will
provide tenants with information about community activities and events within the Jacksonville area,
including opportunities at the nearby Jacksonville Commons Seniors Center.
Management will provide access to local supportive services providers and facilitators in accordance with
the needs of Glenstal’s target population. ECCDI already has the benefit of existing relationships with many
area service providers in having partnered to meet the needs of its Fox Hollow residents.
Landscaping Plans:
Glenstal's landscaping plan includes an entrance sign with a variety of flowering bushes and seasonal
plantings. To the extent possible, existing evergreens will be preserved throughout the site. Landscaped
islands are placed throughout the parking areas to provide a break to masses of asphalt. Large open green
spaces will also incorporate massing of shade trees and evergreens. All proposed plant material will be
native species which prove to adapt well to transplanting and tolerant of the eastern North Carolina climate,
including durability throughout drought conditions. Tree and shrub plantings will include Flowering
Dogwood, Red Bud, Viburnums, New Jersey Tea and Leyland Cypress. Foundation plantings are to be
provided at and about all residential buildings and the community building. Landscape screening will be
provided around the trash collection enclosures as well. The landscaping plan will exceed the City of
Jacksonville’s Zoning Ordinance landscaping requirements.
Interior Apartment Amenities:

All units feature a spacious open floor plan that easily accommodates furniture placement and provides a
high level of mobility throughout the unit. The color scheme is neutral tones and coordinated throughout in
the flooring, paint, countertops and cabinets.
The kitchens are completed with range and hood, refrigerator, dishwasher, disposal, and range hood fire

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suppression canisters. All units will include washer and dryer hook-ups conveniently located in a separate
laundry area.
There will be ceiling fans with lighting in the living room and bedroom of all units. Wall to wall low pile
carpeting will be used in living areas, bedrooms and hallways. Vinyl composition tiles will be utilized for the
entry way, kitchen and bathrooms. All windows will have screens in place and be fitted with mini blinds.
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.

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Applicant's Site Evaluation

Briefly describe your site in each of the following categories:
NEIGHBORHOOD CHARACTERISTICS
Trend and direction of real estate development and area economic health. Physical condition of buildings and
improvements in the immediate vicinity. Concentration of affordable housing.
The proposed Glenstal Apartments site is located within the City of Jacksonville’s northwest growth and
development corridor. Centrally located along Arlington Meadow’s Drive off Western Boulevard, the site is
situated among a mix of housing types including apartments, detached single-family dwellings and
townhouses. In addition to residential uses, the neighborhood includes a variety of commercial
developments which offer services including neighborhood retail and shopping, medical and professional
services, banking, restaurants and employment opportunities.
Jacksonville is the commercial hub of Onslow County and is the home of Marine Corps bases Camp
Lejeune and New River Air Station. The presence of the bases and military comprise the majority of the
economic stimulus in the Jacksonville area. The 2006 BRAC review recommended expansion of base
activity and an increase of personnel. Further, in October 2007 North Carolina’s Eastern Region announced
that 25,000 active duty Marines, civilians and family members will be re-locating to the areas of eastern
North Carolina’s Marine installations by 2011. With these recommendations Jacksonville is under going an
increased amount of development to meet the demand of the market in providing adequate housing
opportunities.
The existing housing stock within the immediate area of the site consists of relatively new construction i.e.,
built within the last five years. This includes single-family dwellings and rental apartments. New single-
family homes are under construction along Western Boulevard opposite the Gum Branch Road intersection.
A new market-rate apartment complex is currently under construction opposite Arlington Meadows Drive.
Additionally, approximately 1,000 homes are planned for the vacant acreage directly opposite Western
Boulevard from the site. Windsor Place Apartments with 302 market-rate units is located approximately
1,000 feet to the east from the Glenstal Apartment site. Additional LIHTC developments within four miles of
the site include Blue Springs with 40 units, Heatherton Park with 40 units, Emmerdale with 46 units, Fox
Hollow 44 units and Phoenix Park I and II. The proposed Glenstal development will be the only senior
apartment development along the Western Boulevard growth corridor in Jacksonville to provide affordable
housing.
SURROUNDING LAND USES AND AMENITIES
Land use pattern is residential in character (single and multifamily housing). Extent that the location is
isolated. Effect of industrial, large-scale institutional or other incompatible uses, including but not limited to:
wastewater treatment facilities, high traffic corridors, junkyards, prisons, landfills, large swamps, distribution
facilities, frequently used railroad tracks, power transmission lines and towers, factories or similar operations,
sources of excessive noise, and sites with environmental concerns (such as odors or pollution). Amount and
character of vacant, undeveloped land. The surrounding land uses in the vicinity of the Glenstal Apartments
site includes a mix of single family and multi-family developments within the Carolina Forest neighborhood.
Commercial uses, including retail services, medical and professional offices, banking and regional shopping
centers exist along Western Boulevard, less than a half mile from the site. To the rear of the site is a vacant
tract which directly borders a single-family residential development consisting of more than 100 lots. The land
situated between the subject tract and Western Boulevard is undeveloped. Opposite Carolina Forest
Boulevard from the site is Emmerdale Townhome Apartments (46 units) and Puller Place Apartments (240+/-
units). Further north along Carolina Forest Boulevard is the new elementary school. Traveling west along
Western Boulevard is the intersection of Gum Branch Road which is the location of a gas/service station, fast
food restaurants and convenience store, and a strip retail center that includes a Food Lion grocery store,
restaurants and additional shops and services. The main roadways in close proximity to the site, being
Western Boulevard, Gum Branch Road and Henderson Drive all contain a concentration of commercial uses
which provide services for this area including access to retail establishments, general and specialty medical
providers, banks and fiduciary institutions, pharmacy, senior and community center (Jacksonville Commons)
post office, restaurants, churches, video rental and library. The City of Jacksonville operates public
transportation with stops within the vicinity of the development. There are no known incompatible or
undesirable land uses in the vicinity of the proposed site. A review of maps from the City of Jacksonville and
Onslow County GIS departments and field inspection of the area revealed no indication of the presence of
wastewater treatment facilities, junkyards, prisons, landfills, swamps, distribution facilities or land uses which

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may generate excess noise. The existing land use and development potential of tracts in the vicinity, along
with the increased levels of service and availability of amenities make the selected site for Glenstal
Apartments exceptionally well suited for the proposed senior community.
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 Glenstal Apartments site is located on and accessed from Arlington
Meadow’s Drive (currently under construction) and Western Boulevard, approximately ¼ mile east of the
Western Boulevard and Gum Branch Road intersection-both roadways are NCDOT maintained facilities. The
tract is highly visible from Western Boulevard and Williamsburg Parkway directly to the west. The project sign
will be located at the development access and will be clearly visible from both directions traveling along
Western Boulevard. Western Boulevard serves as a major corridor through the City of Jacksonville and
provides direct access to NC Highway 17 (Marine Boulevard) and to NC Highway 24. Gum Branch Road
intersects Western Boulevard just to the west of Carolina Forest and provides access to neighboring
Richlands as well as access to Interstate 40. NC Highway 24 connects Jacksonville with the Crystal Coast
area and the towns of Swansboro, Emerald Isle and Morehead City. Recent improvements to Marine
Boulevard (NC Highway 17) and the opening of the Highway 17 by-pass have improved access and reduced
travel time to New Bern (to the north) and Wilmington (to the south). The by-pass around Jacksonville
provides a non-stop route around the city and adequately handles the heavy traffic that once traveled along
the main roads through the city. The City of Jacksonville in 2007 enabled a transit bus service consisting of
multi-directional bus service along fixed routes. This allows riders to reach the downtown area, Jacksonville
Mall, Onslow Hospital, Camp Lejeune, regional shopping areas and Coastal Carolina Community College.
The Onslow United Transit System, Inc (OUTS) provides low cost transportation within Onslow County.
OUTS primary service includes mini-bus and van transportation for the elderly and the disabled population on
a prescheduled arrangement. OUTS also provides weekly service to Wilmington. The City of Jacksonville
and OUTS are in the planning process for adopting a five year expansion plan for the transportation system.
The roadway system and traffic infrastructure is adequate to support the existing development and appears
capable to serve the current growth trends in the vicinity of the Glenstal site.
Degree of on-site negative features and physical barriers that will impede project construction or adversely
affect future tenants; for example: power transmission lines and towers, flood hazards, steep slopes, large
boulders, ravines, year-round streams, wetlands, and other similar features (for adaptive re-use projects-
suitability for residential use and difficulties posed by the building(s), such as limited parking, environmental
problems or the need for excessive demolition).
There are no known physical barriers or negative features that will impede project construction or negatively
impact future tenants. There is a power transmission line located along the western property boundary but
this presents no issue with the development as planned. The area beneath the lines will remain
undeveloped or potentially utilized to locate the stormwater retention pond. All structures and amenities
associated with the Glenstal Apartment development will be located beyond the limits of the power
transmission lines.
Similarity of scale and aesthetics/architecture between project and surroundings.

The design of the proposed Glenstal Apartments is highly compatible with similar types of developments
within the Jacksonville area. The building is designed based on the success of other ECCDI tax-credit
developments, including Fox Hollow in Jacksonville and Castle Glen in Newport. The Glenstal project will
utilize a single-story quad-plex building which contains 4 units of either one or two bedroom apartments.
The exteriors will be completed with a combination of brick and vinyl siding. The overall scale and design of
the site and buildings will complement neighboring existing developments and will prove to be an asset to
future development in the area.
For each applicable neighborhood feature, enter distance from project in miles.
0.25 Grocery Store 1 Community/Senior Center
0.25 Mall/Strip Center 2 Hospital
0.5 Outdoor Athletic 0.25 Pharmacy

Fields

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0.5 Day Care/After 0.5 Basic Health Care

School
0.5 Public Transportation

1 Schools
Stop
0.25 Convenience Store 1 Public Parks
0.25 Gas Station 1 Library
Other facilities or services:

Within close proximity of the development, Onslow County operates a very proactive senior services center
with services including caregiver support, adult daycare, congregate meals, medication management,
disease prevention, health promotion, home delivered meals, in-home aide services, legal services, and
general and medical transportation.
The City of Jacksonville has an excellent Senior Citizen/Community Center located in the Jacksonville
Commons Recreation Complex at 100 Recreation Lane. Adult citizens ages 50 and older may participate in
a wide variety of programs, classes, activities, social events and trips. The Center is supervised and staffed
exclusively for recreational purposes. This facility offers a wide range of amenities including state of the art
Fitness Center, social hall for meetings, parties and dinners, fully-equipped kitchen facility, parlor room
containing regulation pool table and electronic darts, community room for classes and activities, 12
passenger luxury vans for day trips, dance classes, arts and crafts classes, bridge, dominos, table tennis,
bingo, crochet classes, computers with internet access, horseshoe pits and shuffleboard courts. Sponsored
meetings include Golden Age Club and AARP Meetings.

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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).

Glenstal, LLC

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Print - APP09-0016

Print Preview - Preliminary

City: Jacksonville County: Onslow Zip: 28546

Census Tract: 13 Block Group: 3

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

Political Jurisdiction: 3rd Congressional District/City of Jacksonville

Jurisdiction City: Jacksonville Zip: 28546

Jurisdiction Phone: (910)938-5200

Site Latitude: 34.8001

Site Longitude: -77.4304

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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Target Population:Elderly (55)

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

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City: Beaufort State: NC Zip: 28516

Alt Phone: (252)504-3512

Email Address: eccdi@bizec.rr.com

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Total Site Acreage: 6.71 Total Buildable Acreage: 6.71

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?

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Purchase Date: Purchase Price:

(D) Enter Purchase Price: 910,000

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Is multifamily use permitted?Yes

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Owner Name: Glenstal, LLC

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

Org: East Carolina Community Development Inc.

Phone: (252)504-3996 Fax: (252)504-2248

EMail: eccdi@bizec.rr.com Nonprofit: Yes

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Low Income Units

Total # Monthly Utility Mandatory **Total

Gdn Apt 1 890 14 0 384 67 0 451

Gdn Apt 1 890 14 0 474 67 0 541

Gdn Apt 2 1091 14 0 451 90 0 541

Gdn Apt 2 1091 14 0 559 90 0 649

Utilities included in rents: Water/Sewer Electric Gas Other garbage 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....... 56 0 26152

Proposed number of residential buildings: 14 Maximum number of stories in buildings: 1

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: 57,870

Total Net Sq. Ft. (All Heated Areas): 54,902