Loading...
12-19-1991 HR MIN • MEETING OF THE ELK RIVER HOUSING AND REDEVELOPMENT AUTHORITY HELD AT THE ELK RIVER CITY HALL THURSDAY, DECEMBER 19, 1991 Members Present: Chairman Dick Hinkle, Commissioners Kropuenske, Schuldt, Duitsman and Toth(7:05 p.m. ) Members Absent: None Staff Present: Pat Klaers, Executive Director; Bill Rubin, Economic Development Coordinator Also Present: Brad Larson, Metcalf & Larson; Carol Mills & Sherry Emerson, Guardian Angels Foundation 1 . Call Meeting To Order Pursuant to due call and notice thereof, the meeting of the Elk River Housing and Redevelopment Authority was called to order by Chairman Hinkle at 7:00 p.m. 2. Consider 12/19/91 HRA Agenda COMMISSIONER KROPUENSKE MOVED TO ACCEPT THE 12/19/91 HRA AGENDA. 411 COMMISSIONER DUITSMAN SECONDED THE MOTION. THE MOTION CARRIED 4-0. 3. Consider 8/12/91 HRA Minutes COMMISSIONER SCHULDT MOVED TO APPROVE THE 8/12/91 HRA MINUTES. COMMISSIONER KROPUENSKE SECONDED THE MOTION. THE MOTION CARRIED 4-0. Commissioner Toth arrived at this time (7:05 p.m. ) 4. Discuss Farmers Home Administration Project at Holt and 4th Street Bill Rubin, Economic Development Coordinator, reviewed the status of the proposed redevelopment project at Holt and 4th Street. He stated that the history of a Farmers Home funded apartment project for independent senior living dates back to approximately two years. Since March, 1991, the developer of the project, Metcalf and Larson, had concentrated their efforts on the redevelopment site at Holt and 4th Street. The site contains two single family homes that are at the end of their economic life. One home is vacant and is currently boarded up; the second home is rented out. Bill Rubin further explained that the developers negotiated purchase agreements on both sites and subsequently made an application to the Farmers Home Administration for funding of up to 24 units of independent senior apartments. Although the developers received a funding eligibility letter from Farmers Home, it appeared likely that the project would not receive funding until the fall of 1992 (Fiscal Year 1993). As a result, the developers do not • believe that the purchase agreements can be extended out that long. The developers are suggesting that the HRA consider: Housing and Redevelopment Authority Minutes Page 2 December 19, 1991 • 1. Acquiring the blighted site which would be held in inventory until the developer received Farmers Home funding in FY93, or; 2. Submitting an application as a "non-profit" entity wherein the HRA would construct and own the facility as a co-general partner with Metcalf and Larson. At this time, Chairman Hinkle recognized Bradley Larson, an attorney with the law firm of Metcalf and Larson, Monticello, Minnesota. He reviewed with HRA Commissioners an earlier project that was proposed with Guardian Angels on the Guardian campus. Because of a State mandate that limited the project size to 24 units or less, both Metcalf and Larson and Guardian Angels decided against developing on the campus. Metcalf and Larson then began reviewing other potential sites with City staff and ultimately determined that the site at Holt and 4th Street was a good location because of its proximity to the medical clinic, post office, nutrition center and downtown Elk River. Mr. Larson also clarified the difference between his proposed independent living project and a "congregate care" project that Guardian Angels is currently proposing with the Department of Housing and Urban Development (HUD) . At this time Mr. Larson handed out a site plan of the proposed 23 unit apartment project on the redevelopment site. He indicated that with • the two older homes on the site, the applicant needed tax increment financing to create "a level playing field". The facility is designed for low to moderate income seniors. That definition includes persons over 62, persons that are disabled, or persons that are handicapped. Rents on the project range from $285 to $305 per month. The rent includes heat, sewer, water and garbage service. A tenant would pay for electricity. The units are one bedroom units with an approximate size of 585 square feet to 600 square feet per unit. The project would contain an elevator and a coin operated laundry room. In addition, Farmers Home requires a common area that is open for small groups and tenant gatherings. Mr. Larson indicated the average age of the person entering a project of this type would be 72 to 73 years of age. The Farmers Home mortgage would be a market rate interest of about 9%. However, if the project were rented to income qualified tenants there would be a "interest credit agreement" that allows a reduction in interest to reduce the rent on those units that qualify. By renting to income qualified tenants, the interest rate then goes from 8-1/2 or 9% to 1%. This lower interest rate then reduces the interest rate on the project to allow for the units to be rented at approximately $285 to $305 per month. Mr. Larson then explained that it is not likely that the Elk River project would be funded during fiscal year 1992. As a result of changes in the ranking criteria, it is unlikely that a project of this type and kind would be eligible in the future. Mr. Larson indicated 4111 however, that the Elk River project would likely be the first project funded during 1993. Another funding option is to wait until mid August when a pooling of funds occur, wherein other states return unused funds to Washington for disbursement to other states. Mr. Larson explained Housing and Redevelopment Authority Minutes Page 3 December 19, 1991 • that typically, Minnesota receives one or two additional projects as a result of this pooling activity. If this occurs again in 1992, Elk River would be the first project to receive funding. At this time, Mr. Larson explained the alternatives available to the HRA: 1. Do nothing; 2. Acquire the redevelopment properties and hold them in inventory until the developer receives funding from Farmers Home; or, 3. Consider a joint application under a non-profit designation which would allow for the immediate funding of the project and possible spring of 1992 construction. Commissioner Schuldt then asked if the HRA considered an application under the non-profit status, would that mean that the HRA would become the landlord of the project. Mr. Larson stated that the HRA would own the property under a co-general partner agreement. However, as a result of tax credit eligibility requirements, Metcalf and Larson would insist that the property be managed under their direction. In addition, after the fifteenth year, it is likely that the developers • would step out of the project and allow for the HRA to own the project entirely. Commissioner Schuldt also asked if Tax Increment Financing was a requirement or a contingency of the project. Mr. Larson indicated that it was. After explaining how a project like this is eligible for certain tax credits, Mr. Larson explained that if the HRA developed the project, it would eventually be exempt from paying real estate taxes. This would occur after the HRA recovered its up front expenses from the project. Commissioner Kropuenske stated that he desired to assist the developer but had some concerns over the tax exempt status of the project. If Metcalf and Larson were to develop the project themselves, property taxes would continue to be paid after a TIF District was dissolved. Commissioner Schuldt stated that his first concern is securing the property. Commissioner Duitsman asked the developer what guarantees he would be willing to provide if the HRA were to acquire the property and hold it in inventory. Mr. Larson stated that his commitment would be conditioned upon Farmers Home Administration funding only. Commissioner Toth stated that the City or HRA needs certain guarantees from the developer if no Farmers Home Funding occurs. In addition, Commissioner Duitsman indicated that he was not personally supportive of the HRA owning a 23 unit project in light of the fact that no taxes would be paid after the HRA recovered its expenses. Both Chairman Hinkle and Commissioner Kropuenske stated that they did not believe the BRA should be the owner of this project. • At this time, the purchase agreements for the two properties were reviewed by the HRA Commissioners. The acquisition of one parcel is $53,100 and the second parcel is at $82,100. The circumstances of one of the owners is dictating that the agreement may not be extended Housing and Redevelopment Authority Minutes Page 4 December 19, 1991 beyond the March 31, 1992 expiration date. As a result, Mr. Larson may only need the HRA to acquire one of the two sites. Because the HRA is reluctant to own the project under a non-profit status and if the HRA does not want to acquire the properties prior to the March 31, 1991 deadline, Mr. Larson suggested another alternative. Under this option, he suggested that the HRA consider "friendly condemnation" wherein the HRA and its potential use of emminent domain may trigger extra capital gain benefits to the sellers. However, Mr. Larson cannot make the representation that friendly condemnation can occur without authorization from the HRA. He stated that if the sellers knew that there would be extra capital gain benefits from a friendly condemnation acquisition, it may be likely that they would be willing to extend the purchase agreements to September or October. As a result, the HRA would not have to acquire the properties prior to Farmers Home funding and the developers would have the property under option until the fall when a funding announcement is likely. COMMISSIONER KROPUENSKE MOVED TO EXPLORE THE OPTION OF WORKING WITH METCALF AND LARSON TO EXTEND THE PURCHASE AGREEMENTS OUT TO SEPTEMBER OR OCTOBER OF 1992 WHEREIN THE HRA WOULD CONSIDER FRIENDLY CONDEMNATION BUT THE PURCHASE AGREEMENT MUST STATE THAT IF FARMERS HOME ADMINISTRATION FUNDING IS NOT AWARDED AND IF TAX INCREMENT FINANCING IS NOT APPROVED, THEN THE PURCHASE AGREEMENT IS NULL AND VOID. • COMMISSIONER TOTH SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5. HRA Annual Meeting Staff reminded HRA Commissioners of the annual meeting scheduled for January 14, 1992. At that time, the HRA will elect new officers for the year and also make various appointments. 6. Other Business There was no new business at this time. 7. Staff Updates Staff had no update at this time. 8. Adjournment There being no further business, COMMISSIONER SCHULDT MOVED TO ADJOURN THE MEETING. COMMISSIONER TOTH SECONDED THE MOTION. THE MOTION CARRIED 5-0. The meeting of the Elk River Housing and Redevelopment Authority adjourned at 8:35 p.m. Respectfully submitted, S 4 Patrick D. Klaers Executive Director