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Housing, Com.Initiative Riv OakCITY OF DUBUQUE, IOWA MEMORANDUM May 30, 2001 TO: FROM: SUBJECT: The Honorable Mayor and City Council Members Michael C. Van Milligen, City Manager Affordable Housing Tax Credit Program Application from Community Housing Initiative Community Housing Initiative has requested $26,000 in City assistance to provide the local one percent match required by the Iowa Finance Authority to be eligible for state tax credits. Housing and Community Development Department Director David Harris has further researched the question with the Iowa Finance Authority on what is an allowed source for this local match. We have learned that the Iowa Finance Authority has broad discretion on the source of this match, and it does not require that it come directly from the City. Should the City Council decide to provide the local match, I would recommend that the source be Community Development Block Grant Funds or Tax Increment Financing. TIF would require the establishment of an Urban Renewal District for this project and the capture of $26,000 in Tax Increment Financing revenues to provide the local match. This would be the first time that the City of Dubuque used Tax Increment Financing on a new construction affordable housing project. I look forward to Mayor and City Council policy direction on this matter. Michael C. Van Milligen MCVM/]jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager David Harris, Housing and Community Development Department Director VIA FAX- 712-262-1192 -Ms. Sam Erickson, Mr. Doug LaBounty, Community Housing Initiatives, 14 West 21st Street, Suite 3, P.O. Box 473,Spencer, Iowa 51301 VIA FAX- 815-637-4263 - Mr. Perry G. Harenda, Mr. Brian Brooks, Starr Development, LLC, 6735 Vistagreen Way, Suite 310, Rockford, IL 61107 CITY OF DUBUQUE, IOWA MEMORANDUM 30 May 01 To: Michael Van Milligen, City Manager From: David Harris, Housing and Community Development Department Re: Affordable Housing Tax Credit Program application from Community Housing Initiatives Introduction The purpose of this memorandum is to review the request from a pdvate non-profit developer for City support of an application to the Iowa Finance Authority for housing tax credits; and for financial assistance to subsidize costs of construction of new affordable senior citizen apartments to be located on the Medical Associates campus. Background The Affordable Housing Tax Credit Program provides an equity financing mechanism for housing projects which in turn must provide rental units for Iow- and moderate-income tenants. It implements Section 42 of the Internal Revenue Service Code, retuming tax credits to investors who build or renovate Iow income housing. In Iowa it is administered by the Iowa Finance Authority, which annually distributes approximately $4 million in tax credits State- wide, on a competitive application basis. In Dubuque, projects previously financed through this program include Heartland Housing Initiative's Loras Boulevard and Main Street apartments, the Applewood complex on Pennsylvania Avenue and the Bishop's Block Apartments. The iowa Inn project was also awarded tax credits last year and is scheduled to commence construction this summer. For this year's tax credit funding competition, the Finance Authority has revised its administrative rules. Now required of all applicants is commitment from a "public or private agency" of a "local contributing effort" with a value of not less than one percent of construction costs of the project. This is a threshold scodng requirement for the tax credit application. This funding match may be obtained in a variety of ways. For instance, the local governmental entity may contribute in the form of tax abatement or from tax increment finance distdct proceeds, tax-exempt bond financing, a HOME Program loan or donation of land or infrastructure costs. Absent public assistance, other means of satisfying the local contributing effort include private contributions, private loans at favorable terms, utility costs reductions, an equity contribution by the project sponsor or the value of an in-kind contribution by a tax-exempt organization. As of this date, the City Council has not provided financial assistance to new housing construction projects built on undeveloped land. Instead, public funds have been used to assist rehabilitation of existing housing and for conversion of other, older buildings to residential uses - all in the older, developed sections of the City. This past year, for the first time, the City has participated in two new housing construction projects, as pert of our neighborhood revitalization efforts. The first is a Iow-moderate income single-room occupancy facility now neadng completion on Garfield Avenue. The derelict former seminary building on the site was demolished, the Housing Department obtained a $200 000 grant from the Iowa Department of Economic Development and the Council approved a site-specific urban revitalization district for this project. The tax abatement resulting from this designation will total approximately $110 000 in direct City subsidy over the ten-year life of the district. Total project cost is estimated at $500 000. The other new construction project, now in final planning stages, also involved demolition, at a site on West Eighth Street. The owner demolished two derelict houses with the proceeds of a $30 000 City CDBG loan, the Housing Department again authored a successful grant application to IDED -this one for $100 000 - and a five-unit affordable condominium homes development will be constructed. Other than pass-through of these Federal and state funds, no City financial assistance was provided. Total project cost is estimated at $405 000. However, because of the first-time requirement in the Iowa Finance Authority rules for local financial contribution, Community Housing Initiatives (CHI) is requesting that the Council consider the merits of public participation in construction of new housing on undeveloped land in a newer area of the City. Note: The request from Community Housing Initiatives was tabled by the City Council at its last meeting, bending staff analysis of the feasibility of options for City financial assistance to the project. Discussion Community Housing Initiative's request is for assistance for construction of the River Oaks Apartments, a 28 unit complex for seniors. It is to be located on the Medical Associates campus. Representatives have requested the City to provide the required match, in the amount of $26 000. The form of assistance has not been specified, although discussions have taken place regarding the appropriateness of tax abatement. For purposes of the application, a resolution of support and conditional financial match commitment must be obtained at this time; the deadline for submission to the Finance Authority is 11 June. Several options for City local contributing effort have been examined by staff. One is a loan from Community Development Block Grant (CDBG) funds. A $26 000 loan could be made to the developer, to be forgiven over a 20-year pedod, with no interest or payments. This would satisfy the IFA requirement for local match. It would also, however, require review and approval by the Community Development Commission, as well as an amendment to the CDBG budget. These actions could occur subsequent to the passage of a Council resolution conditionally committing this assistance. A second option for the City is tax abatement. Under the Iowa Urban Revitalization statute, a site-specific district could be established for the project; abatement of real estate taxes, in the amount of $26 000, could satisfy the IFA match requirement. As of this wdting, an unanswered question is whether a three-year abatement schedule - all that is necessary to recoup the requested $26 000 - could be designated for the project, given that all of the other site-specific urban revitalization districts approved by Council for affordable housing have been established on 10-year schedules. A third option is tax increment financing. An urban renewal distdct could be established for the project; rebate of real estate taxes, again, over a three-year period, would satisfy the requested $26 000 contribution. Recommendation If the Council supports City participation in this project, use of Block Grant funds in fulfillment of the local contributing effort requirement is the staff recommendation. Action Step The action requested of the City Council is to consider Community Housing Initiative's request for support of a seniors residential complex on the Medical Associates campus. Specifically, the request is for authorization of the Mayor's signature on the two attached resolutions, supporting the application for tax credits to the Iowa Finance Authority; and conditionally committing $26 000 in City financial assistance toward costs of development. Preparer:. Jean Noel Address: 1805 Central Telephone: (563) 589-4239 RESOLUTION NO. 247-01 A RESOLUTION OF SUPPORT FOR THE DEVELOPMENT OF AN AFFORDABLE HOUSING PROJECT TO BE KNOWN AS RIVER OAKS SENIOR APARTMENTS WHERI~A$, the City of Dubuque, Iowa has been informed by Community Housing Initiatives Inc that a low income housing tax credit application will be filed with the Iowa Finance Authority for the development ora twenty-eight (28) unit senior affordable rental housing project to be known as the River Oaks Senior Apartments ("River Oaks") to be located on approximately 2 acres at the Medical Associates campus in Dubuque, Iowa ("Property"); WHEREAS, the Property is legally described as follows: Up to 2 acres of the North-east comer of Lot Ten (10), Medical Associates, Subdivision Number Two (2), in the City of Dubuque, County of Dubuque, Iowa, according to the recorded Plat thereof. WHEREAS, River Oaks units will be targeted to older adults 55 years of age and older; WHEREAS, River Oaks will be a new construction project built on a vacant parcel of land; WHEREAS, River Oaks will have the following amenities: · Community Room · In-unit Washer and Dryer · Basement Stall Parking · Heat Included in Rent · Ak Conditioning · Appliances Included (Range, Refrigerator, Dishwasher, Disposal) · Patio/Balcony · Security System · Optional Supportive Services (monthly weliness checks, noon meals, transportation coordination, home health referral) NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Seetiun 1. The City supports the application of River Oaks Senior Apartments for Low-Income Housing Tax Credits, subject to necessary public hearings, ord'mances and building permits. Section 2. This resolution shall rema'm effective until 1 November 2001. In the event that any o f the above-listed characteristics of River Oaks should materially change prior to the issuance of a building permit, thi~ resolution shall bo null and void; Passed, approved and adopted this 4th day of June, 2001. T errance M. Duggan, Mayor Attest: Jeanne F. Schneider City Clerk