HomeMy WebLinkAbout[06] Affordable Housing
Council Agenda Item 6
MEETING DATE: May 6, 2019
AGENDA ITEM: Affordable Housing
SUBMITTED BY: Administration
BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The EDA met on April 16,
2019 and recommended the City Council approve the utilization of Tax Increment Financing for the
proposed affordable housing project presented by Sand Companies. In addition, they recommended the
Council adopt the TIF district for the entire statutory limit of 25 years, using excess TIF to support other
affordable housing projects such as rehabbing existing structures.
The proposed site for the project is the Outlot in Liberty Point that has been on the forfeiture list for the
past number of years. The EDA has agreed to purchase the property from Stearns County at a price of $
25,000 contingent upon Sand receiving funding. The purchase will be refunded to the EDA by Sand
Properties.
PREVIOUS COUNCIL ACTION: The City Council met in joint session with the EDA on March
19 to hear a presentation from Sand Properties on a proposed affordable housing project and supported to
continue investigating the financing options.
BACKGROUND INFORMATION: Sand Properties is proposing to utilize the forfeiture property in
Liberty Point to construct an affordable housing project. The matter before the Council is not the site
plan for the project; rather if the City will utilize TIF or Tax Abatement to support the project. There has
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been considerable discussion about the access to the property and the potential construction of 20
Avenue and Dale Street. Randy Sabart will be at the meeting to discuss the access and associated costs.
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With regard to 20 Avenue we do not have proposed costs for the road; rather high level estimates. 20
Avenue is proposed to be constructed with the design that was recently completed for Field Street.
Utilities will have to be put under the road and at this time we do not know what type of development will
be utilizing the pipes and since the property is not developed at this time, the City would be holding the
costs for a number of years. The EDA had considerable discussion on the roads and the same information
will be provided at the meeting.
BUDGET/FISCAL IMPACT:
ATTACHMENTS: Request for Action
Letter of Support
Northland Security Financial Impact
April 16, 2019 EDA Minutes
April 16, 2019 EDA Packet Material
Liberty Pointe Plat
REQUESTED COUNCIL ACTION: Determine if Tax Increment Financing or Tax Abatement is
approved for this project. If so, approval of the letter of support.
May 6, 2019
Minnesota Housing Finance Authority
400 Wabasha Street, Suite 400
Saint Paul, Minnesota 55102
RE: Housing Tax Credit Program
Saint Joseph
Dear MN Housing Multifamily Underwriter:
The City of Saint Joseph is a growing community in Greater Minnesota with the primary purpose to serve
as a place for residence for its citizens. Assuming this charge, offering a mix of life-cycle housing
opportunities becomes a challenge for local governments, especially in greater Minnesota markets.
The cost of housing, specifically rental rates, is an increasing concern throughout the St. Joseph/St.
Cloud region. Concern over the rising costs of housing affects businesses. Business leaders indicate that
affordable housing is a benefit to the City as most workers desire to live in the same community where
they work or in a nearby community. With the substantial increase in employment anticipated for St.
Joseph and surrounding area in the next 20 years, affordable housing for workers is a critical issue.
The City proposes significant local financial assistance for Apartments located in Saint Joseph as part of
its participation and endorsement. If the project is selected for funding, the City Council will:
Donate the land for the site in the amount of $186,600 (land is valued at $211,600, purchase
price is $25,000); and
Waived Fees
Tax Increment Financing
Tax Abatement
The City of Saint Joseph confirms that all infrastructure, including sewer and water, are located near the
site and that proper zoning is in place and that only the final plat and site plan review remain to be
complete for the site.
At its meeting on May 6, 2019, the Saint Joseph City Council reviewed and endorsed the apartment
housing development proposal in Saint Joseph that proposes 48 units new construction. This
endorsement is based upon the findings that the project will meet locally identified housing needs and
that the proposed housing is in short supply in the local housing market. This need is evidenced by the
high demand at other affordable properties in our community.
Sincerely,
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April 16, 2019
Page 1 of 3
Pursuant to due call and notice thereof, the St. Joseph Economic Development Authority met on
Tuesday, April 16, 2019 at 6:00 PM in the St. Joseph Government Center.
Members Present: Board Members Rick Schultz, Doug Danielson, Troy Goracke, Larry Hosch, Dale
Wick, EDA Director/Administrator Judy Weyrens
City Representatives Present: Community Development Director Therese Haffner, City Engineer Randy
Sabart
Others Present: Mary Bruno. Megan Carr
Public Comments: No one present wished to speak.
Agenda Approval: Wick made a motion to approve the agenda, seconded by Goracke and passed
unanimously.
Consent Agenda: Danielson made a motion to approve the consent agenda as follows; seconded
by Wick and passed unanimously.
a. Minutes - Approved the minutes of February 19, 2019.
b. March Financial Report - Accepted the March 2019 Financial Report as
presented.
St. Joseph CVB – update on activities: Mary Bruno approached the Board on behalf of the St. Joseph
Visitor Bureau. She stated that she along with several other business owners in the City have come
together to try and find ways to bring people to the City, trying to make the City a destination. Bruno then
presented the board with a logo with the slogan, “JoeTown, small town warmth, big city cool.”
Schultz stated the group has been meeting for the past 6 months and are asking for funding to continue
to work on the marketing and outreach efforts.
Bruno added she is looking for feedback and direction on the logo and whether the board would like the
CVB to continue in this direction.
Danielson questioned whether Joetown had already been trademarked by the Church of St. Joseph.
Weyrens stated the Church does have Joetown Rocks trademarked, but not just Joetown. There will be a
fee associated with getting the logo trademarked, but it is not known at this time.
Schultz stated the request is for up to $2,000 to have the logo trademarked and to expand the marketing
and outreach in the area.
Wick questioned whether the logo was presented to other people in the city for feedback. Wick was
unsure if the logo would make people think of St. Joseph, Minnesota. He question truncating Joseph to
Joe as he does not see a City such as Hutchinson create material with “Hutch”. Wick recommended the
committee discuss the branding with others to solicit feedback.
Hosch stated the CVB is working on a brand for the City and he likes the logo and its design. Hosch
added he likes the CVB and their mission in making St. Joseph visible.
Schultz moved to approve spending up to $2,000 to trademark the logo and continue marketing
efforts. The motion was seconded by Wick and passed unanimously.
Proposed Affordable Housing Project – Utilization of Tax Incentives: 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. Sand Properties has indicated the contribution would need to be approximately $500,000 which
could be in the form of reduced property price, tax increment financing, tax abetment or reduced fees.
April 16, 2019
Page 2 of 3
The proposed property is located in the Liberty Point subdivision and has been on the forfeiture list for a
number of years. While the value of the property is listed over $ 200,000, Stearns County has agreed to
sell the property to the EDA for $ 25,000. The City could use the difference between the value of the
property and the purchase price as a contribution. The City would have a contribution of $200,000,
leaving a gap of $300,000. The Assessor’s Office has provided projected numbers on what the taxes
might be based on what was provided by Sand Properties. The City is not approving a site plan, rather
deciding if TIF and/or Tax Abatement would be an option for this project.
Weyrens stated Northland Securities put together scenarios if TIF and/or Tax Abatement were approved
for the project and how long it would take to payoff. Weyrens added that with TIF, the City, County, and
School District need to participate. With Tax Abatement, City and County participation is voluntary.
Weyrens stated that the proposed site will require the construction of two roads: extension of Dale Street
th
and 20 Ave. The property could be developed with the construction of a portion of Dale Street to serve
th
the property and then when 20 Avenue is extended Dale could also.
City Engineer Randy Sabart provided the EDA with an overview of the roads and utilities. The extension
th
of 20 Avenue would be costly and utilities would have to be extended at the same time. If it were done
at this time, the City would be building utilities for an unknown need and they would not be utilized.
Additionally, the City would have a large holding cost.
Wick questioned whether the road could be constructed without putting utilities in. Sabart responded that
th
it depends on what type of road the City is intending 20 Avenue to be. Looking at the Transportation
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Plan, 20 Avenue is slated for a minor arterial road with the utilities going under the road as opposed to
the ditch.
Wick expressed concern that residents of the new development would use Jefferson LN, a private street,
th
as their main way in and out of the development if the connection is not made to 20 Avenue.
th
Weyrens stated there would be a large cost to the City if 20 Avenue were to be constructed because it is
undeveloped. A large sum would be a deferred assessment, the road construction costs would be bared
by the City, and putting in utilities would be an additional expense when the City is unsure of how those
utilities will be utilized in the future.
Hosch stated he read the minutes regarding the need for this type of housing in Stearns County, and
questioned if they would support tax abatement.
Megan Carr of Sand Properties stated that the Stearns County HRA Director has previously indicated that
that they would provide five vouchers for this project; however since that time it has been determined that
the project in St. Joseph would not qualify for that program as the poverty level is above 20%. Therefore
Stearns County cannot provide the vouchers for this project. Sand Stated they are still interested in
moving the project forward. Hosch stated the poverty level is greatly affected by the number of students
declaring St. Joseph as their place of residence as they attend college.
Weyrens presented the Board with a summary of TIF and Tax Abatement as prepared by Northland
Securities. If the City were to authorize the utilization of TIF, the district would need to extend
approximately 12 – 15 years before the desired amount would be captured. If Tax Abatement is utilized it
would take 20 years and the ultimate funding request would not be met.
Carr questioned if the entire amount of TIF were not used on the building, could it be used on the
construction of the road. Weyrens stated that she would look into that as the expenses would need to go
to serve the low to moderate income.
For this project, the City or County would need to purchase the property. The County has agreed to sell it
for $25,000 and the City would need to enter into a purchase agreement dependent upon the grant being
awarded.
April 16, 2019
Page 3 of 3
th
Wick questioned whether the recommendation of constructing 20 Avenue would be any different if the
apartments were market rate versus low to moderate income housing. Sabart responded that the type of
housing does not warrant whether a road is to be constructed or not. Sabart added that there is flexibility
on the layout of roads being constructed and staff and the Council will need to look at what makes the
most sense both now and for the future.
Wick questioned Weyrens as to what staff is recommending. Weyrens stated that if the EDA feels that
affordable housing is a City initiative and you want to support, tax abatement would be the tool to use. If
it is believed that it is the responsibility of all units of government and school and you want to support tax
increment financing would be the appropriate tool as they would be required to participate. In tax
abatement it is optional for participation of the School and County. If the EDA does not support the
concept that the action would be to not financially support the project.
Hosch stated he is in favor of TIF versus Tax Abatement. Hosch added it is a regional benefit and a
regional responsibility. TIF is the best way to assure that the City, County, and School all participate.
Hosch made a motion recommending the City Council approve a twenty-six year Tax Increment
Financing District allowing for the expansion of the district to allow for additional utilization for
affordable housing projects. The motion was seconded by Goracke and passed unanimously.
Wick made a motion recommending the City Council move forward with the project while focusing
th
on the transportation issues and the extension of 20 Avenue. The motion was seconded by
Goracke and passed unanimously.
Wick made a motion authorizing the execution of a purchase agreement with Stearns County in
the amount of $ 25,000, recognizing the present land value be acknowledged as an in-kind
contribution and that the land purchase is contingent upon grant and project approval. The
motion was seconded by Schultz and passed unanimously.
EDA Director Reports
Industrial Park: Weyrens stated the Industrial Park Improvement project is still moving forward and staff is
close to securing right-of-way.
Development Updates: Community Development Director Therese Haffner reported the City Council had
approved a rezoning of the property just north of Central MN Credit Union to B2 which is consistent with
the Land Use Plan. Plans are yet to be submitted.
thnd
The building permit has been issued for the Oaks on 20’s 2 apartment complex.
Haffner added the Council also approved a Conditional Use Permit for Stack Companies to construct
outdoor storage. Strack is constructing an office building on the same lot, but the outdoor storage is what
required the CUP approval.
Board Member Announcements: None
Adjourn: Wick made a motion to adjourn at 7:09 PM; seconded by Schultz and passed
unanimously.
Therese Haffner
Community Development Director
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
Thispageintentionally leftblank
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
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91 Units
Hoffman Place
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60 Units
Maple Village I & II
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102 Units
West View Estates
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Gateway Place
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48 Units