02-17-98 agenda•
CITY OF RICHFIELD
TUESDAY, FEBRUARY 17, 1998
REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING
7:00 P.M.
CALL TO ORDER
AGENDA
APPROVAL OF MINUTES OF REGULAR HRA MEETING OF JANUARY 20, 1998
1. OPPORTUNITY FOR CITIZENS TO ADDRESS THE HRA ON ITEMS NOT ON
THE AGENDA
2. DISCUSSION OF PRELIMINARY EVALUATION OF PROPOSED GRAMERCY
PARK COOPERATIVE SENIOR HOUSING PROJECT
HRA LETTER NO. 11
0 4. PUBLIC HEARING AND CONSIDERATION OF RESOLUTION AUTHORIZING
3. DISCUSSION OF STATUS REPORT ON RICHFIELD FLORAL AND
NURSERY'S PENDING PURCHASE OF 817 EAST 66TH STREET
HRA LETTER NO. 12
SALE OF 7615 NICOLLET AVENUE TO SOUTHRIDGE CONSTRUCTION FOR
RICHFIELD REDISCOVERED TOWNHOME DEVELOPMENT
HRA LETTER NO. 13
5. CONSIDERATION OF EARLY VOLUNTARY PURCHASE PROGRAM FOR
HOMEOWNERS IN AREA NORTH OF 66TH STREET ON EMERSON AVENUE
AND SOUTH OF 66TH STREET TO 67TH STREET BETWEEN GRAND AND
PLEASANT AVENUES -- RICHFIELD LAKE AREA PROJECT
HRA LETTER NO. 14
6. CONSIDERATION OF MAKING APPLICATION TO HENNEPIN COUNTY FOR
$236,000 IN HOME FUNDS TO BE USED BY CORNERSTONE TO PURCHASE
AND REHABILITATE TWO HOMES IN RICHFIELD
HRA LETTER NO. 15
7. EXECUTIVE DIRECTOR REPORT
8. CLAIMS AND PAYROLL
ADJOURNMENT
Auxiliary aids for individuals with disabilities are available upon request.
Requests must be made at least 96 hours in advance to the Administrative
Services Director at 861-9702.
HOUSING AND REDEVELOPMENT AUTHORITY
H R A Letter No. 15
Agenda February 17, 1998
Issue Statement:
Consideration of making application to Hennepin County for $236,000 in HOME funds
to be used by Cornerstone to purchase and rehabilitate two homes in Richfield.
Background:
Cornerstone, founded in 1983, is the domestic violence service provider for south
Hennepin County. They recently approached the Richfield HRA to discuss their need
for additional transitional housing. At the present time, they have 14 units (six single
family dwellings and eight apartment units), including one home in Richfield which has
been operational since 1994. Although Cornerstone provides crisis intervention
services, it is their longer term support programs for single parent households that they
would like to expand in Richfield.
Cornerstone's transitional housing program provides 6 to 24 months of supportive,
transitional housing to clients in order to allow them to live independently. Transitional
housing, coupled with supportive services, allows these families to work towards self-
sufficiency, permanent housing, and remain in the community.
HOME funds are granted from Hennepin County on a competitive basis with other
Hennepin County cities. If funded, the partnership of Hennepin County, the HRA and
Cornerstone would return to the HRA to consider an agreement to purchase and
rehabilitate two single family homes.
Recommended Motion:
Authorize the HRA to submit an application for Hennepin County HOME funds for
$236,000 on behalf of Cornerstone to purchase and rehabilitate two homes in Richfield.
Basis of Recommendation:
1. Cornerstone is a valuable service to Richfield. The number of Richfield residents
who have received assistance from Cornerstone during 1997 total 563 (7 men, 295
women and 261 children).
2. Richfield Police rely on the service, having made 129 direct referrals during 1997.
3. Due to changes in the availability of homes through a HUD program, Cornerstone
will be losing one of their single family dwelling units in Bloomington in April 1998.
Bloomington homes are used to meet Richfield needs.
0 4. Homes owned and managed in Richfield and Bloomington have been well cared for
and are an asset in the neighborhood.
5. Two average Richfield homes would be rehabilitated. The services of Remodeling
Advisor Dave Schaffer would be made available to evaluate good candidates for
purchase/rehabilitation.
6. The Richfield HRA would not have any funds committed to this project.
7. Any single family, three bedroom or larger homes, would be candidates. The
proposal is for single family homes to remain as single family homes.
8. Existing HRA staff would prepare the application. However, the HRA is acting only
as a conduit for securing federal funds and the ownership, management, and
rehabilitation is the responsibility of Cornerstone.
9. The Bloomington HRA, which has partnered with Cornerstone for several years,
has indicated that they are responsible owners and managers.
Alternative Recommendation:
1. Defer submitting an application for Hennepin County HOME funds. However, the
deadline for submission would be missed.
2. Deny request for application submittal.
f Discussion/Decision Mode:
The application deadline for submission to Hennepin Housing Consortium HOME funds
is March 13, 1998.
Respectfully submitted,
J
aD. . Prosser
Executive Director
JDP:ds
0
HOUSING AND REDEVELOPMENT AUTHORITY
HRA Letter No. 14
Agenda February 17, 1998
Issue Statement:
Early voluntary purchase program for homeowners in the area north of 66th Street on
Emerson Avenue and south of 66th Street to 67th Street between Grand and Pleasant
Avenues -- Richfield Lake Area project (RLAP).
Background:
The evaluation of the Richfield Lake Area has identified two areas that have
redevelopment potential for new housing choices. Late last year, the HRA requested
staff to evaluate the feasibility of a program that would help homeowners who may wish
to sell and move from the above identified areas prior to a formal redevelopment plan
being adopted. Some homeowners from the two areas have approached staff about
such a program. There are also some owners who are not now interested in selling.
Attached is a summary of the proposed program. Homeowners in the two areas would
each receive a copy. There are 26 homeowners along Emerson Avenue north of 66th
Street, (excluding Wood Lake Village) and 14 homeowners on Grand and Pleasant
Avenues south of 66th Street.
Both the HRA and City have successfully utilized early voluntary purchase programs in
the past. Purchase prices would be determined by an independent appraiser.
Relocation benefits would be based on a case by case analysis. Each acquisition
would be brought to the HRA for approval.
Holding costs for the HRA would include property taxes, routine maintenance and
insurance. A monthly cost of $250 per property is estimated. If some of the properties
are found rentable (they must be up to code and licensed), and rent would cover
holding costs, a tenant could occupy the home as an interim use. Professional
management and tenant screening practices would be followed, as has been done with
other HRA properties in the past.
Recommended Motion:
Authorize an early voluntary purchase program for homeowners in the area north of
66th Street on Emerson Avenue and south of 66th Street to 67th Street between Grand
and Pleasant Avenue.
Basis of Recommendation:
1. The purchase program will be responsive to residents who wish to sell now.
2. The two sites have been identified for alternative forms of housing during the RLAP
• process.
3. Funds are available.
4. The HRA would be partially reimbursed by the developer for these acquisition costs
in the future.
5. Legal council has opined that the HRA has the authority to initiate this program in
these two areas.
Alternative Recommendation:
Delay or discontinue consideration of a purchase program.
Discussion/Decision Mode:
Affected residents would be notified of the availability of the program.
Respectfully submitted,
I m s D. Prosser
Ex cutive Director
JDP:cak
9
Early Voluntary
Purchase Program
Homeowners with property in the two areas identified below are eligible to participate in
the Early Voluntary Purchase Program administered by the HRA as long as funding is
available.
Eligible Areas:
Single family property north of 66th Street on Emerson Avenue.
Single family property between 66th and 67th Streets and Grand and
Pleasant Avenues.
Program Benefits:
• Properties are purchased for fair market value in "as-is condition" as
determined by an independent appraiser retained by the HRA. Owners may
obtain their own appraisal report and be reimbursed for the expense up to
$500 at the time of closing.
• Eligible relocation benefits (e.g. expense for moving, advice on replacement
housing and the cost differential for the replacement dwelling) are provided to
qualified residents in addition to the fair market value for real estate.
• Realtor fees on the transaction are not paid, which maximizes the return to
the seller.
Order of Events:
The purchase process is summarized below. 60 to 75 days are needed from the date a
seller expresses an interest in selling to closing on the sale. (In special situations every
attempt would be made to shorten the time period.)
1. Submit Letter of Interest in selling to HRA. This is a non-binding expression
of interest to having the property evaluated.
2. Conversation between staff person and homeowner (either in person or via
telephone) to answer questions and discuss needs and desires of
homeowner.
3. HRA requests appraisal report on property.
4. Relocation consultant meets with homeowner.
5. Appraisal and relocation information is prepared.
6. Appraisal presented to homeowner as an offer to purchase subject to HRA
approval.
7. Relocation results presented to homeowner.
8. Homeowner accepts or rejects offer.
9. If homeowner accepts, HRA considers approval of purchase.
10. If offer is approved by HRA, title work may at HRH's expense.
11. Homeowner identifies a preferred date and location of closing.
12. Relocation benefits are finalized.
13. Close on sale to HRA.
14. Property is vacated. (Home is typically vacated at time of closing. If
necessary, a homeowner may remain in the property on a short term rental
basis after closing to accommodate a moving schedule.)
15. Property is maintained by HRA and maybe rented if appropriate.
E
0
HOUSING AND REDEVELOPMENT AUTHORITY
HRA Letter No. 13
Agenda February 17, 1998
Issue Statement:
Public hearing and authorization to sell 7615 Nicollet Avenue to Southridge
Construction for Richfield Rediscovered townhome development.
Background:
The HRA acquired the property at 7615 Nicollet Avenue for the Richfield Rediscovered
Program. The site is 150 feet wide. It is proposed that the HRA sell the property to
Southridge Construction in accordance with a development agreement to build three
attached townhomes on the site. Each home would be owner-occupied and have its
own attached garage and driveway. The homes should be valued between $130,000
and $140,000. Each home would have the master bedroom and laundry room on the
main level, with total square footage of approximately 1,420 square feet.
In December a neighborhood meeting was held to discuss the proposed development.
Residents in attendance did not object to the development, but were concerned about
existing traffic in their block area, citing traffic that was too heavy and too fast. These
concerns were passed on to Public Works. The proposed townhome units will each
have attached double car garages and driveways for off-street parking.
Recommended Motion:
Following a public hearing, adopt the resolution authorizing the sale of 7615 Nicollet
Avenue to Southridge Construction and the execution of appropriate documents by the
HRA Chair and Executive Director.
Basis of Recommendation:
1. The builder has evidenced experience, capability, and financial security.
Southridge Construction is building under the program for the first time.
2. The HRA acquired 7615 Nicollet Avenue for the Richfield Rediscovered Program.
3. The Planning Commission reviewed the development at their meeting on January
27 and found in conformity with the Comprehensive Plan. The Planning
Commission approved a Conditional Use Permit (CUP) for the townhome
development, which the City Council also approved on February 9.
4. The terms of the development agreement have been negotiated and are in
conformance with program guidelines.
5. Notice of a public hearing on sale of the property was published February 4 in the
Sun-Current.
Alternative Recommendation:
Do not proceed with the development agreement with Southridge Construction and
direct staff to find other buyers.
Discussion/Decision Mode:
Closing would occur in March or April with construction starting as weather permits.
The site clearance work has been completed.
Respectfully submitted,
Ja D. Prosser
Ex utive Director
JDP:ds
•
9
17J
HRA RESOLUTION NO.
RESOLUTION AUTHORIZING SALE OF REAL PROPERTY LOCATED AT
7615 NICOLLET AVENUE TO SOUTHRIDGE CONSTRUCTION IN ACCORDANCE
WITH A DEVELOPMENT AGREEMENT
WHEREAS, the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota (HRA) desires to develop certain real property pursuant to and in
furtherance of the Richfield Rediscovered Program adopted by the HRA, said real
property being described as follows:
Address Legal Description
7615 Nicollet Avenue Lots 13 and 14, A.G. Bogen Company's
Nicollet Avenue Addition
•
WHEREAS, the HRA is authorized to sell real property within its area of
operation after public hearing; and
WHEREAS, a purchaser of the described property has been identified and a
development agreement negotiated as follows:
Address Sale Price
7615 Nicollet Avenue $60,000
Performance
Securi Builder
$60,000 Southridge Construction
WHEREAS, a public hearing has been held after proper public notice.
NOW, THEREFORE, BE IT RESOLVED by the Housing and Redevelopment
Authority in and for the City of Richfield:
A public hearing has been held and 7615 Nicollet Avenue is authorized to be sold
for $60,000 to Southridge Construction in accordance with a development
agreement with the HRA.
2. The Chairperson and Executive Director are authorized to execute a Contract for
Private Development and other agreements as required to effectuate the sale to
Southridge Construction.
Adopted by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 17th day of February, 1998.
9 ATTEST:
Thomas E. Harms, Chair
Michael Sandahl, Secretary
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• HOUSING AND REDEVELOPMENT AUTHORITY
HRA Letter No. 12
Agenda February 17, 1998
Issue Statement:
Consideration of a status report on Richfield Floral and Nursery's pending purchase of
817 East 66th Street.
Background:
In January the HRA received an update on the project. At that time it was reported that
Richfield Floral and Nursery was waiting to receive new bids and was not able to
finalize their financing until they had the bids. The HRA requested that they report on
their progress again in February.
Since that time, staff has been told that the new bids were more favorable and that the
financing, while not approved, is in progress and should be finalized in the next three
weeks (see attached letter from Riverside Bank).
Some changes which have been made to the building since plans were first presented
to the HRA include:
• • The elimination of the basement.
• A change in exterior materials from an Exterior Finish Insulation System (a finish
which looks similar to stucco) to a combination of brick and stucco.
• A less elaborate front evaluation without the "towers" at either end.
• No exterior upgrade to the existing building.
• Miscellaneous interior modifications.
Copies of both the approved and revised elevations are attached. Representatives of
Richfield Floral and Nursery will present their plans at the meeting on February 17.
Recommended Motion:
Approve the plan revisions.
Basis of Recommendation:
1. In January the HRA requested that Richfield Floral and Nursery come back to the
HRA in February with a revised plan and a status report on the project financing.
2. The revised plans are in keeping with the spirit of the original plans and are
acceptable to staff.
3. Richfield Floral and Nursery's lender is currently doing the necessary due diligence
• and anticipates approving financing in the next three weeks.
• Alternative Recommendation:
Find that the revised plans are not acceptable and direct staff to seek other potential
developers and report to the HRA on market interest in the site.
Discussion/Decision Mode:
Construction is scheduled to begin in early May with completion of the project in early
September. The project construction cost will be $398,000 without land. Even with the
revisions, this exceeds the original cost estimate (provided by the architect) of $300-
$350,000 which was presented in March 1997 when the HRA selected Richfield Floral
and Nursery as the developer of the site.
As approved by the HRA in September 1997, the project involves only the new building
and parking areas on the former FINA site and no longer includes an exterior upgrade
of the existing building.
Respectfully submitted,
Jles .Prosser
Executive Director
• JDP:ds
0
FEB-05-1998 17:27 RIVERSIDE BANK-M.C. 6128970277 P.02i02
'!Minnesota Center onice
7760 Fnince Avrnue
Suite 125
Bloomington. MN 55435-5833
(612) 897-1000
Vim (6)2) $97-3859
Riverside Bank ?
February 5, 1998
City of Richfield
HRA Department
Re: Richfield Floral and Gardens, Inc.
811 Fast 66th Street
Richfield, MN 55423
To whom it may concern:
This letter is to notify the City of Richfield that Rich .field Floral and Gardens, Inc. has
applied for a commercial real estate loan with Riverside Bank to purchase and construct a
new building at the corner of East 66th Street and Elliot Avenue S in Richfield, MN.
• Riverside Bank is very interested in providing financing for this project and we are
currently performing our due diligence. We will most likely have a commitment to
Richfield Floral and Gardens, Inc. within the next three weeks. Richfield Floral and
Gardens, Inc. would like to purchase the land on or before April 1, 1998 and have the
construction completed by September 30, 1998.
If you have any questions or concerns regarding this letter, feel free to call me at 897-
0257.
Sincerely,
Kenneth P. Grotbo
Loan Officer
Cedar-Riverside Office I.aSalle Nam Office
1801 Riversidc Avcnue 900 LaSalle Avenue
Minneapolis, MN 58458-2419 Minneapolis, MN 55402-21)15
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HOUSING AND REDEVELOPMENT AUTHORITY
HRA Letter No. ii
Agenda February 17, 1998
Issue Statement:
Preliminary evaluation of the proposed Gramercy Park Cooperative Senior Housing
project.
Background:
In November 1997, Gramercy, Inc. entered into a purchase agreement with VFW Post
5555 for the purchase of the VFW site. Gramercy intends to build a 14 story, 218 unit
cooperative housing development for seniors. They are also negotiating for the
purchase of the small commercial property (Labor Ready building formerly Cricket
Photo) at the corner Lyndale Avenue and Lake Shore Drive. Their plan requires this
site and the VFW site. Since then, they have been refining their plans and have begun
marketing the project. A marketing office has been set at the VFW, and several ads
have run in the Sun-Current.
The project will be a limited equity cooperative. People will buy a share and then make
monthly payments for their units similar to a rent payment. Their share cost represents
their equity in the project. The share cost is only a fraction of the actual value of the
unit. When someone eventually sells a unit they are guaranteed their share cost back,
plus one percent of the value of the unit (based on the value of the entire building)
accrued annually. For tax purposes the units are considered owned rather than rented,
so the occupants are able to enjoy the advantage of homestead tax status.
To date, three informational meetings have been held. The first was for VFW members;
the second was for Lake Shore Drive condominium residents. The most recent, on
January 29, was for the general public. Nearly 300 people attended that meeting. At
this writing, Gramercy is reporting that 74 (34%) of the 218 units have been "reserved."
To reserve a unit, a potential buyer must provide Gramercy with a considerable amount
of confidential financial information. According to Gramercy representatives, only those
who are truly serious about buying a unit will take the time and effort to submit the
necessary information. Of the 74 reservations, 34 (46%) are from current Richfield
residents. Of these, all but two are currently living in single family homes. Gramercy
will continue to run ads in the Sun-Current and to host informational meetings.
The project remains on schedule. At this time, Gramercy is indicating that they would
like to begin site clearance in the fall of this year with occupancy anticipated in the
summer or fall of 1999. However, the schedule is highly dependent on the success of
the marketing effort and the pre-sale of units. As a condition of their financing they
must have 90% of the units pre-sold before beginning construction. Pre-sales, as
opposed to reservations, are actual payments of the entire share cost. Buyers would
need to purchase their share approximately two months prior to the start of
construction.
Because of the high cost associated with mid-rise construction and under structure parking,
the developer has indicated that tax increment assistance will be needed to keep the units
appropriately priced. At this time it is not known what amount of assistance will be
requested because there is still some question as to how the building will be valued.
Gramercy has reportedly provided the assessor's office with the data needed to answer the
question. But until this is resolved the amount of assistance will not be known. By virtue of
providing assistance, there would be a developer's agreement to negotiate between
Gramercy and the HRA.
Staff together with CSM is formulating a master plan for the entire southwest quadrant of
66th Street and Lyndale Avenue. Gramercy would be a part of that master plan. A new tax
increment district would likely be created, dropping the property which is now in the LHN
and adding it to the Gramercy site which is not now in a district.
Recommended Motion:
Listen to the presentation by representatives of Gramercy and determine if staff should
continue to work with them.
Basis of Recommendation:
1. Gramercy Corporation has a purchase agreement with VFW Post 5555 for the
purchase of their current site and the construction of a new VFW club building.
2. Gramercy is currently negotiating for the purchase of the adjacent property now
occupied by the Labor Ready building.
3. The construction of high density housing and community commercial in this area is
consistent with the Comprehensive Plan.
Alternative Recommendation:
Direct staff to discontinue discussions with Gramercy Corporation
Discussion/Decision Mode:
Representatives of Gramercy Inc. will be in attendance at the February 17 HRA meeting.
Some of the questions the HRA may want the developer to address are:
• Is the unit price structure appropriate for the Richfield market?
• What percentage of the units are expected to be sold to Richfield residents and how can
we insure that percentage is achieved?
• Based on available data, what level and duration of assistance is anticipated?
• What happens to the unit share cost in the absence of tax increment assistance?
Respectfully submitted,
Jam ?ive rosser
Exeirec tor
JDP:ds
Gramercy Park Cooperative: Time and Events Schedule
0
TIME FRAME EVENT
February, `98 Developer finalizes proforma, determines level and duration of
assistance.
February - March, `98 Area is evaluated for qualification as a Tax Increment
Redevelopment District.
April, `98 HRA holds public hearing and approves TIF plan and program
HRA directs staff to begin negotiating development agreement
Planning Commission finds plan and program in compliance with
Comprehensive Plan.
May, `98 City Council holds public hearing on creation of new district and
passes resolution approving new plan and program.
Planning commission reviews plans and CUP and rezoning
request, sets City Council public hearing date.
June, `98 City Council holds first reading on rezoning and CUP
July, `98 City Council holds second reading on rezoning.
August, `98 Zoning becomes effective.
September, `98 Construction begins.
Summer-fall, `99 Project completion and occupancy.
2/10/98
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