Loading...
01-18-82 agendaHOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 6 Agenda January 18, 1982 Housing and Redevelopment Authority Commissioners City of Richfield Dear Conunissioners: Subject: Special HRA Meeting on January 18 at 6:15 P.M. Regarding Bond Sale. On January 18, 1982, there is a need for a special HRA meeting to be held at 6:15 p.m. The city/HRA staff has been unsuccessful in negotiating for the sale of the $2,450,000 bond issue to finance the costs of the Lake Shore Drive Condominium and Lyndale Garden Center project. The market for 20 year bonds has not come below the 12 percent statutory maximum allowed in T~innesota. It appears we have to take alternative action at this time. At their regular meeting on January 11, 1982, the city council set aspecial.meeting on January 18, 1982 at 6:15 p.m. to consider the adoption of a resolution authorizing a bond sale. The HRA would have to also take action requesting the city council to consider this bond sale. F'or this reason, a concurrent meeting of the City Council and the HRA would be the best method to deal with the issue. We will plan on making a presentation to the HRA and Council on Monday concerning the alternatives available to us presently. In addition to this special meeting, the council has scheduled a 6:30 p.m, meeting to discuss the goals they established in 1931 for the 1981 to 1983 period. Many of these goals relate to housing and to development efforts, so the HRA may find that meeting inter- esting to participate in also prior to the 7:30 regular FIRA meeting. Respectfully submitted, h ~ t1 1(~~ 1~ /<1~~\ Karl Nollenberger Executive Director cc: Director Administrative Services Director Community Development housing and Redevelopment Coordinators City Council HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 5 Agenda January 18, 1982 Housing and Redevelopment Authority Commissioners City of Richfield Dear Commissioners: Subject: Residency Preference Policy for the Vo- Tech ~iousing Rehabilitation Program The HRA recently discussed a residency preference policy for housing assistance programs. HRA Letter No. 38, which was presented November 16, 1981, discussed this issue and recormlended a policy. However, the HRA decided that residency preference would be consid- ered on a program-by-program basis at appropriate times. It is appropriate at this time for the HRA to consider a residency pre- ference policy for the Vo-Tech Program. The current rehabilitation project at 6413 22nd Avenue must have a qualified purchaser selected. The housing programs the 1-iRA participates in are, for the most part , financed by the Departrlent of pious ing and Urban Development (HUD). The Metropolitan Council also provides some financial assist- ance. U~hen this non-local money is utilized, there is a responsi- bility for providing housing to eligible applicants living both within and outside the city. In certain instances, the HRA may implement a suitable residency preference policy. Preference criteria may be applied to eligible applicants as long as all applicants within and outside of Richfield are given the opportunity to apply and to be eligible for the particular housing program. For the Vo-Tech ownership program which has been financed with a IIUD mortgage and Richfield's community Development Block Grant (CDBG) and/or local funds, a residency preference for those who live, work, or have been hired to work in the city could be considered. However, those living or working outside the city could not be prevented from applying for the program. The South Ilennepin Vocational Technical Centers (Vo-Tech) in a joint effort with the LIRA, are currently rehabilitating a single far<<ily home relocated from 6244 16th Avenue to 6413 22nd Avenue. This is the fourth cooperative effort since 1978 that has created a training opportunity for the Vo-Tech school, provided an affordable four bedroom home for a larger moderate income family, rehabilitated a structure that would have otherwise been removed from the city's housing stock, and increased the city's population and school en- rolli:ient. A contract for rehabilitation has been executed which will be paid from the proceeds of the sale. HRA Letter No. 5 -2- January 18, 1982 A preliminary commitment to finance the sale of the con?pleted home through the FHA Section 235 program has been received. Thus, the house can be sold to a moderate income family at an interest rate of 8 percent which is lower than the marJ~et interest rates. In order to receive a firm commitment for financing under the FIiA 235 program, HUD has stipulated that a purchaser be approved by FHA for a 235 mortgage no later than March 31, 1982. The eligibility requirements fcr the sale of 6413 22nd Avenue are attached to this letter. In order to meet the I~7arch deadline, advertising for prospective purchasers must be initiated during January. You r.?ay recall that it was recommended that a resident ~:refererce policy not be established because of the following considerations: -Minnesota Human Rights Act, which prohibits discriz:;ination in housing; -Housing Policy 39 of the Metropolitan Council which credits communities that do not institute preference criteria; -Requests for housing assistance come from within and outside the city; -Those who work in, but live outside of, and wish to move to Richfield, or those wanting to experience and contribute to Richfield's quality of life would not be able to compete equally for housing; -Previous Richfield residents, school district students and existing resident's relatives, residing outside of the city limits, would be discouraged from returning to, or relocating in Richfield. The $8,300 down payment required may have proved to be a problem for families otherwise meeting eligibility requirements. A resi- dency preference for the sale of 6413 22nd Avenue could mal{e it difficult to meet the March 31, 1982 deadline imposed by I-IUD. It is recommended that the IIRA not adopt a residency preference criteria for the Vo-Tech Housing Rehabilitation Program. However, if the HRA desires to adopt a preference criteria, it is recommended that individuals who live, work or have children in schools in Richfield be given preference as a group over individuals who do not meet any of those standards, Respectfully submitted, I~;~ e ~ C~~ ~C~~'`~`-, Karl Nollenberger Executive Director cc: Community Development Director Housing and Redevelopment Coordinator Attachment Sales Information and Purchaser Eligibility Requirements* - Home will sell for $55,000 with a morgage amount of $50,000. ' - A maximum income of an eligible purchaser must be between $23,100 - $28,200, depending on family size. - The family must have at least five, but not more than eight members. - The family must be first time home buyers or have not owned a house in the last three years. - Family assets cannot exceed $25,000, excluding the down- payment. - The family can afford a monthly housing payment, including principal, interest, taxes and insurance of approximately $500. (8% interest on a 30 year mortgage of $50,000) - The family must have available $5,000 for a downpayment and approximately $1,200 for closing costs. - The family must accept a second mortgage in favor of the HRA requiring the return of the $10,000 difference between the sales price of $55,000 and FHA appraisal value of $65,000 when the house is resold or the mortgage comes due. - The family must accept a third mortgage in favor of HUD which recovers the interest subsidy received through the program (over $100,000 throughout a 30 year mortgage). Note: The sales and mortgage amounts are within the revised Section 235 maximum sales price of $66,000 and maximum mortgage of $55,000. The income requirements for eligibility are within the Section 8 income limits (i.e. 80% of median area income), which helps Richfield to receive credit towards its housing goals. The mortgage interest rate subsidy and 8o interest rate that the FHA program provides, as well as the $10,000 HRA second lien, allows a moderate income family of five to eight members to purchase the home. A market rate interest rate of 152% would have required monthly principle, interest, taxes and insurance payment of approximately $750. *Applies to sale of house at 6413 22nd Avenue South. HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 4 Agenda January 13, 1982 Housing and Redevelopment Authority Commissioner City of Richfield Dear Commissioners: Subject: Small Business Administration Loan Program The staff has been investigating the potential of implementing a program which would make available a Small Business Administra- tion (SBA) loan guarantee program to businesses within our commun- ity. The purpose of such a loan program is to facilitate con- struction of new businesses and stimulate expansion of existing businesses. Currently, the cost of financing construction and expansion is prohibitive for most businesses. Interest rates are high, equity investment levels are high, and terms of loans are short. To offset these problems, the federal government has several loan guarantee programs known as the SBA 502, 503, Section 7a, and HUD 108. The City of Richfield currently has limited resources to assist small and medium sized businesses. The reliance for such assist- ance now is placed primarily upon Industrial Development Revenue Bonds (IDRB's) and Tax Increment Financing (TIF) The IDRB's are not appropriate for low cost projects due to the large administra- tive costs associated with these bonds. Projects which emphasize rehabilitation and which may not significantly increase the number of employees, the dollar value of payroll, and property tax rev- enues may also not be appropriate for IDRB's. In addition, the federal administration and congress are now considering severe limitations or possibly even elimination of IDR3's. Secondly, tax increment financing also has limitations, with limited applica- tion and flexibility in providing for expansion or renovation of privately owned physical facilities. Because of these limitations, it is becoming more difficult to achieve revitalization goals in non-residential areas. Within the L/H/N area, there are properties which may be difficult to renovate with IDRB's. For example, Trestman Music, Star Auto, and the Orv Opdal commercial property on the east side of the 6400 block of Lyndale Avenue, probably would not qualify. The Opdal property would appear to have few options for new construction. Other commercial areas in the city such as 76th and Lyndale, 66th and Penn, and 66th and Cedar Avenue, are suffering the effects of blight and have been identified by the HRA as possibly being in need of assistance. Since rehabilitation would probably be HRA Letter No. 4 -2- January 18, 1982 a significant activity in these areas, IDRB's would have limited applicability for these businesses. It would be of benef it to the city and to the businesses to increase the resources available to businesses for expansion and renovation by initiating a process which would result in their eligibility for participation in the SBA 503 program. The 503 program provides a number of incentives to the borrower (with few exceptions, the borrower must be an owner-occupant business), including low down payment, low interest rate, and long term financing. The typical 503 loan package includes 50% of the financing from a private sector lender, 40% 503 money, and a 10% local share which is usually provided by the borrower. The SBA provides a 100% guarantee of the 40% portion of the loan for a 15-25 year period, with an interest rate of 3/4 % above the treasury bond rate. The attractiveness of the 40% guarantee is an incentive to the private lender and usually results in a longer term loan than lenders typically provide, such as a first mort- gage at a market rate interest for a term of 15-25 years. In order to make use of 503 programs, a certified Community Developrnent Corporation (CDC) must be established. The CDC would operate under preset Articles of Incorporation and By-laws. Its members must number at least 25 and be drawn from the businesses, institutions and individuals of the city. The general membership would elect a Board of Directors of at least five members. The board controls the corporation and approves the loans. Board members should include a local lender, an attorney, and a small business person. The staff serves as a resource to the board and manages the program, generates prospective loan applicants, eval- uates and structures potential loans, packages the loans, and obtains a commitment from a lender, closes the loan and services the closed loan. Approved loans are then sent to the SBA office where they re- view the package within three days. If a commitment is made, SBA requests the sale of a debenture and the 40% 503 money is provided which is then combined with the 50% loan from the private lender and the 10% local share. The 503 program can be utilized for real estate, machinery and equipment. The 503 prograrn was established in 1930, and has approximately $200 million available, but because of the newness of the program, only a small portion of the current funds have been committed. The other programs referred to earlier seem inappropriate for Richfield on first review. The 108 program must meet certain criteria in terms of slum and blight, job creation and low and moderate income. The 502 program is being phased out and replaced by 503. The 7a program is most like conventional financing and lacks borrower incentives, such as the 503 program. If the HRA is interested in implementing this program, it would take the following actions: HRA Letter No. 4 -3- January 18, 1932 1. Establish a budget 2. Provide additional training for staff, and 3. Organize a Community Development Corporation (CDC). Funding and Antici ated Budget It is estimated that approximately $20,000 would be necessary for the first twelve month period for this activity. These funds could be provided in the HRA budget from the L/H/N' Capital Fund. The budget would remain relatively constant from year to year thereafter. The HRA would have to provide the seed money under terms of a contract which would exist between the HRA and the CDC, with subsequent years' expenses being at least partially provided through revenues from these activities. A budget for the first year would: look as follows: EXPENSES 1. Salaries Partial time of the Housing and Redevelopment Coordinator, Cornmun- ity Development Aide, and Clerk- Typist for a total of approximately 19 hours per week. 2. Bookkeeping/Accounting Services 3. Legal services 4. Office supplies postage, printing, telephone, office rent, travel $12,000 3,500 2,000 2,200 Total $19,700 REVENUES The CDC is permitted to charge a 1 1/2% processing fee when a loan is initiated ($1,500 for every $100,000 of loans). Thus, if two deals were packaged during 1982 for $300,000, revenue would be $4,500. Revenues would be used to offset the operating budget and would hopefully increase from year to year. Or anizing a CDC Training for Staff The National Development Council (NDC) provides training and technical assistance in use of the SBA programs. The NDC ~•~as organized in the early 1930's with its primary purpose being to help cities establish economic development programs. The PvDC is under contract to IiUD and SBA to assist their staff in implementing programs. They are also under contract to rnany HRA Letter No. 4 -4- January 18, 19132 cities. St. Paul is recognized nationally as being a leader in neighborhood commercial revitalization utilizing the SBA programs. The NDC has worked directly with that city to help establish this program. City staff would need to be trained in operating the program. Phase I - April-May, 1982: Initiate contact work for establishing CDC. Begin process to identify a prospective borrower to use the 503 program. Staff training could be completed by April 1, 1982. Phase II - June-July, 1982 Establish a CDC, have organizational meeting, etc. Draft a contract for services to be executed by the HRA and CDC. Ident- ify a prospective borrower. Phase III - August-September, 1982 Package and submit a prospective borrower to SBA. Identify a second prospective borrower. Phase IV - October and After: Make the community aware of the:_program through public re- lations efforts and do as many deals as possible. The SBA 503 program offers an opportunity to provide addition- al assistance to the businesses of our community. The only present financing assistance tools are TIF and IDR3's, both of which have limited application. The 503 program would be able to meet addi- tional needs of Richfield's business community, but requires the establihsment of a CDC and an operating budget. It is recommended that the HRA adopt the attached resolution, which directs the Executive Director to begin the process for im- plementing the 503 program and provides that approximately $20,000 would be made available from the L/II/N Capital Fund under terms of a contract for services under vahich both the HRA and the CDC would be participants. Respectfully submitted, r ~ Karl Nollenberger ,;' Executive Director n 4 cc : Director Conununity Development '~,~~~'~'~ .° Director Administrative Services ~~ ~ ~~' Housing and Redevelopment Coordinator ,, ;'~,~~r~~ ;~~„ a ~~ ,~ ~ ~ ~ '~ t~ yJ ~C~ CL~ ~ CJ~ ~~ RESOLUTION NO. A RESOLUTION AUTHORIZING THE ESTABLISHMENT OF A SMALL BUSINESS ADMI?~1ISTRATION LOAN PROGRAM WHEREAS, the Housing and Redevelopment Authroity strives to continue providing redevelopment opportunities in the community through various programs and financing tools; and WHEREAS, Richfield has limited resources to assist small and medium size businesses; and WHEREAS, currently, the cost of financing of construction and expansion is prohibitive because of high interest rates, high equity investment levels and short terms; and WHEREAS, the Federal Government has established several loan guarantee programs; and WHEREAS, it would be beneficial to the city to be eligible for participation in the SBA 503 program; and WHEREAS, it is necessary to establish a Community Development Corporation (CDC) to implement such a program; and WHEREAS, funding in the amount of approximately $20,000 would be needed for the first 12 months of operation. NOW, THEREFORE, BE IT RESOLVED by the Richfield Housing and Redevelopment Authority: 1) That the Executive Director is directed to begin the process which would result in Richfield participating in the SBA 503 program. 2) That funds of approximately $20,000 will be made available from the LHN Capital Fund upon approval by the HRA of a contract for services with the CDC. Passed by the Housing and Redevelopment Authority of Richfield this 18th day of January 19 8.2 Thomas E. Harms, Chairman ATTEST: Michael Freeman, Secretary HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 3 Agenda January 18, 1982 Housing and Redevelopment Authority Commissioners City of Richfield Dear Conunissioners: Subject: Update on the Lyndale/Hub/Nicollet Projects An item has been scheduled on the January 18, 1982 HRA agenda to give the Executive Director of the HRA an opportunity to present a verbal update on the status of projects in the Lyndale/Hub/Nicollet redevelopment area. Respectfully submitted, Karl Nollenberger Executive Director KN/eja ~ ~ rv~ t -~Z~ ~t ~-1 a ~ ~ ~, --~-,~~~ ~ sfi~2 nuT~ ,/~r< c. ~.T ran n-~, Ly N ~»~. ~ G r~ 2 o`-rt - T-~z P v C- P ~ l7 ~ _ ~c. nl 1 (?nom C~: I-l_ ~i i..~C. l.: ~- ~~ Pith-T ., (.~N ~eCr, (~~..t~ f~ ~O ~N..; K_IG It I°t~l t~ '~~f~ lS(rt` ~/ ~ u n ~,~}-~-~tL`2 gL o cis - ~ D 2 S / l ~ ~ tJ . S ~"L L-'S 1 u U .J ..~ ~ TS o t` 1 '~ '~ .. ~~ HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 2 Agenda January 18, 1982 Housing and Redevelopment Authority Commissioners City of Richfield Dear Commissioners: Subject: Election of Housing and Redevelopment Authority Officers The by-laws of the Richfield I-lousing and Redevelopment Authority provide that the annual meeting of the authority be held on the third Monday in January. The by-laws require that the Chairman, Vice-Chairman and Secretary be elected at the annual meeting of the HRA. The officers for 1981 were Thomas Harms, Chairman; Joan Helmberger, Vice-Chairman; and Michael Freeman, Secretary. It will be necessary for the commissioners to hold an election and elect these officers for 1982. This is the only special item of business required at the annual meeting and except for this item, the HRA meeting can be conducted as a_regular meeting of the Authority. Respectfully submitted, ~. ~V~C f~~\,~n~,.~z,~r~~ Karl Nollenberger Executive Director KN/eja cc: City Council Community Development Director HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 1 Agenda January 18, 1982 Housing and Redevelopment Authority Commissioners City of Richf field Dear Commissioners: Subject: Oath of Office At the January 4, 1982 Richfield City Council meeting, the city council appointed Donald Hassenstab to fill the un- expired five-year term on the Housing and Redevelopment Authority vacated by Juanita Collins. This term will expire in October, 1983. The first order of business at the January 18, 1982 HRA meeting will be the Oath of Office for Donald Hassenstab. Respectfully submitted, Karl Nollenberger Executive Director KN/ej a