HomeMy WebLinkAbout[06] Affordable Housing 0
EDA Agenda Item [06]
CITY OF ST.JOSEPH
MEETING DATE: April 16, 2019
AGENDA ITEM: Affordable Housing Project
SUBMITTED BY: EDA Director
BACKGROUND INFORMATION: The EDA met jointly with the City Council on March 18,2019 to
discuss a potential Affordable Housing project proposed by Sand Properties. The project would require
assistance from the City in order to be competitive in the selection process. The assistance can be in the
form of land,fees,tax increment financing, or tax abatement. Sand Properties has indicated that the
contribution would need to be approximately$ 500,000. For a portion of the contribution the City could
use the cost of the property. The proposed property is in the forfeiture list and could be purchased for$
25,000; however the land is valued much higher,most likely in the$200,000+range. The City could use
the difference between the value of the property and the selling price as a contribution. Using the
numbers above the City would have a contribution of$200,000, leaving a gap of$300,000.
In order to get a sense as to what the taxes might be,the Stearns County Assessor's Office has provided
projected numbers based on the presentation provided by Sand Properties. See attached email.
At this time the City is not approving a site plan,only if TIF and/or Tax Abatement would be an
opportunity. The EDA would submit a recommendation to the City Council.
BUDGET/FISCAL IMPACT:
ATTACHMENTS: Request for Action
Minutes—Joint City/EDA Meeting
Email Correspondence—Stearns County Assessor
Sand presentation from March
REQUESTED BOARD ACTION: Forward recommendation to City Council
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March 19, 2019
Page 1 of 2
Pursuant to due call and notice thereof, the City Council for the City of St. Joseph met in joint session with
the St. Joseph Economic Development Authority on Tuesday, March 19, 2019 at 6:00 PM at the St.
Joseph Government Center.
City Council Members Present: Mayor Rick Schultz. Councilors Anne Buckvold, Troy Goracke, Bob Loso,
Brian Theisen, EDA Director/Administrator Judy Weyrens.
EDA Members Present: Chair Rick Schultz. Board Members Doug Danielson, Troy Goracke, Dale Wick
EDA Members Absent: Larry Hosch
City Representatives Present: Community Development Director Therese Haffner
Others Present: Megan Sand Carr, Nicole Sand, Neil Fortier, Stephanie Dickrell
Affordable Housing Project, Sand Companies: Weyrens stated that city staff met with Sand Companies
regarding their proposal for an affordable housing project located on Outlot C in the Liberty Pointe
subdivision. The property is in tax forfeiture. Weyrens stated the property was zoned R-3 with the
understanding that the property would be developed with an apartment complex. The Comprehensive
Plan also guides this property for multiple family. Weyrens introduced Megan Sand Carr with Sand
Companies. Carr introduced herself and provided background on Sand Companies and shared the
project in St. Joseph would be a 48 unit apartment building with a mix of one, two, and three bedroom
units. Carr highlighted the various amenities on-site. Carr explained the project was dependent on
receiving a grant which requires a municipal contribution.
Loso questioned height of building. Carr said it would be a three story building. Loso questioned if all of
the units would be ADA compliant. Carr said all of the units would be Universal Design and some would
be designated ADA units. Universal Design allows people to age in place and incorporates similar
components of ADA design.
Goracke questioned if the units would be for 55 years of age and older. Carr said there would be no age
restrictions. Loso commented on people on fixed income and questioned how social security, IRA’s and
so forth are calculated when reviewing eligibility. Carr said it is complicated and applications are reviewed
on a case by case basis.
Theisen questioned whether criminal background checks were completed on prospective tentants. Carr
stated they are screened by a third party. Theisen questioned if one with a criminal background would be
allowed to live at the apartment. Carr stated it depended on the criminal background findings. For
example, it would need to be a conviction, crime against person and/or property. Carr commented that it
is scrutinized heavily.
Carr stated that Sand Companies would need to submit the grant application by June 3rd of this year
provided the City would support the project through reduction if fees, tax increment financing (TIF), or tax
abatement for the purpose of affordable housing where residents would need to income qualify. The grant
is competitive and would require assistance from the City. Carr discussed Stearns County participating as
well by selling the property to the City at a reduced rate. Neil Fortier, Executive Director for Stearns
County Housing and Redevelopment Authority (HRA) spoke for the need for affordable housing in the
area. Stearns County HRA could commit to up to five vouchers. Weyrens presented the options of TIF or
Tax Abatement.
Wick questioned if the City EDA would purchase the property. Weyrens said that would be an option.
Wick questioned if there would be an on-site manager. Carr said that was not determined yet but it may
be a part-time manager and they usually hire a part-time caretaker who lives on-site.
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Schultz questioned the timing of constructing 20 Avenue SE. Weyrens discussed the extension of Dale
thth
Street East and 20 Avenue SE. There was further discussion on access and consensus was that 20
March 19, 2019
Page 2 of 2
Avenue SE should be extended with the project. Consensus was for Weyrens to get an estimate on the
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cost of doing 20 Avenue SE now.
Loso suggested putting together a spreadsheet with TIF and Tax Abatement showing how the project
could work. Weyrens said she could put that together within the next day or two. Consensus was for staff
to continue to work with Sand Companies and bring back options.
Fortier commented that the need for affordable housing was substantial and said this was a great site for
the project. Buckvold commented on the need in the community.
Wick questioned whether college students would be able to live here. Carr said full-time college students
do not qualify.
Carr shared that public transit was a factor in the rating of the grant application. There was further
discussion on public transit.
Adjourn: Mayor Schultz adjourned the meeting at 7:04 PM
Therese Haffner
Community Development Director
Judy Weyrens
From: Rausch, Connor <Connor.Rausch@co.stearns.mn.us>
Sent: Tuesday, April 9, 2019 3:42 PM
To: Judy Weyrens
Cc: Pidde,Jake;Johnson,Jeff
Subject: St.Joseph TIF Work-Up
.Judy,
I have completed your request for an estimated market value and payable taxes for a new 48 unit low income
apartment complex in St.Joseph City.This request is based on the following information sent to me.
48 low income units to be constructed. It will include a play area and fitness room.
1 bedrooms are 720 sf estimated rents are$602 to$735
2 bedrooms 1,100 sf estimated rents are$717 to$876
3 bedrooms 1,420 sf estimated rents are$822 to$905
There are garages but the number of units were not available and it was unknown whether or not the projected rents
included a garage.
The income approach was used to derive our values.The sales comparison approach was considered but there were a
small number of qualified sales to base a value on.As for the cost approach,the limited amount of physical information
available prohibits us from using this method of valuation at this time. Based upon mass appraisal techniques and
applications,the total value range is$2,977,000 ($62,021/unit)to $3,500,900($72,935/unit).The tax estimate for
payable 2019 based on the current class rate for 4d property at .75% ranges from$33,788 to$39,733.The Legislature is
proposing a tax rate of.25%.At that rate the tax estimate is$12,753 to$15,016.Taxes as land only based on 48 units
buildable at$8,900 per unit would be approximately$7,975.
This analysis is prepared for TIF or tax abatement planning purposes only.The final valuation may differ due to changes
or differences attributable to the interpretation of the details provided by the owner.The final taxes may differ due to
differences in levies,tax rates, and classification rates that will come into play for taxes payable in the upcoming year.
Thanks,
Connor Rausch
Senior Appraiser
Stearns County Assessor's Office
Phone-320-656-3685
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1
www.SandCompanies.com
46 East Fourth Street, Suite 200
366 South Tenth Avenue, PO Box 727
Saint Paul, Minnesota 55101-1137
Waite Park, Minnesota 56387-0727
651.289.0100
48 units -mix of 1, 2 and 3 bedroom units
Amenities:
Outdoor Playground Area
Community Room
Fitness Room
Controlled Access
On-site Management
Elevator
Storage Units
Amenities:
Decks
In-unit washer/dryer
Individually controlled heating and cooling systems
Walk-in closets
Kitchen islands (two and three bedroom units)
Unit Mix
11 –1 Bedroom –720 approx. sf
21 –2 Bedroom –1,100 approx. sf
15 –3 Bedroom –1,420 approx. sf
Income Restrictions
5units at 30% AMI
43 units at 60% AMI
Contract Rent Range
1 Bedroom –$602 to $735
2 Bedroom –$717 to $876
3 Bedroom –$822 to $905
Development
Architecture
Construction
Property Management
Procurement & Design
Building Maintenance
3,000+ developed units
Community Sizes: 12 to 322 units
50+ properties
Multifamily
Market Rate
Tax Credit/Affordable
HUD
Historic
Senior
Market Rate
Tax Credit/Affordable
HUD
Cooperative
Hotel
Commercial
Office
Mixed Use
Renovation/Rehabilitation
Edison
Roseville, MN
59 Units
NEX
Iowa City, IA
36 Units
Cornerstone
Village I & II
Saint Michael, MN
91 Units
Hoffman Place
White Bear Lake, MN
60 Units
Maple Village I & II
Maple Grove, MN
102 Units
West View Estates
Plymouth, MN
67 Units
Gateway Place
Chanhassen, MN
48 Units
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