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HRA 06/02/2011 - 30015CITY OF FRIDLEY HOUSING AND REDEVELOPMENT AUTHORITY COMMISSION JUNE 2, 2011 CALL TO ORDER: Chairperson Commers called the HRA Meeting to order at 7:00 p.m. MZIT11 I[N� �11A MEMBERS PRESENT: NONMEMBERS PRESENT: ACTION ITEMS: 1. Approval of Expenditures Larry Commers William Holm Stephen Eggert John Meyer Pat Gabel Paul Bolin, HRA Assistant Executive Director Becky Kiernan, Accountant Jim Casserly, Development Consultant MOTION by Commissioner Holm to approve the expenditures as presented. Seconded by Commissioner Gabel. UPON VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY 2. Approval of May 9, 2011 Meeting Minutes MOTION by Commissioner Eggert to approve the May 9, 2011 minutes as presented. Seconded by Commissioner Meyer. UPON VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY 3. Public Hearing and Consideration of Resolution Authorizing Sale of 831 Mississippi Street MOTION by Commissioner Gabel to open the public hearing. Seconded by Commissioner Holm. UPON VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 7:03 P.M. Paul Bolin, HRA Assistant Executive Director, said that Statutes require the Authority hold a public hearing authorizing sale of its property. Last month the Authority reviewed the proposed purchase agreement for the home at 831 Mississippi Street. There has been one minor, tornado related, change to the "deal" since last month ($500 towards landscaping to replace lost trees). Mr. Bolin said that the current "deal" is $157,500 — less $SK in seller concessions and some minor repairs, less $500 GC to replace trees lost in tornado which makes the bottom line $152,000. Staff recommends the Authority approve the resolution approving the sale of 831 Mississippi Street in the amount of $152,000. Closing is set for 1:00 PM on Friday June 3. MOTION by Commissioner Holm to close the public hearing. Seconded by Commissioner Gabel. UPON VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING CLOSED AT 7:07 P.M. MOTION by Commissioner Gabel to authorize the sale of 831 Mississippi Street in the amount of $152,000. Seconded by Commissioner Eggert. UPON VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY 4. Consideration of Amendment to Development Agreement — 6499 University Avenue NE Paul Bolin, HRA Assistant Executive Director, said that Gladstone Commercial Corporation. purchased 6499 University Avenue NW in 2008 for $ l 0.5M. They were bound to a development agreement originally created in 1984 with Target; which was amended in 2005 for 6499 Partners, LLC. Gladstone is now asking the Authority to amend the Development Agreement and reduce the purchase price frorn $300K to $275K. They have not provided any justified need for this price reduction. Mr. Bolin said that the Development Agreement Terms state that Target or its successors are required to purchase the property surrounding the building no later than Apri12014, for $300K and aze required to pay $15,000 in annual rent for land. Target purchased a T-bond in HRA's name and the rent is paid in full through 2014. The 1984 and 2005 agreements do not provide for any rebate, reimbursement or reduction in land price. Mr. Bolin said that because Gladstone has failed to demonstrate any dire iinancial need for a reduced price and provisions in 1984 and 2005 Amendment are clear on the fact that there will be no reduction in sales price for an early buyout, Staff recommends that the land not be sold for less than the $300,000 the Authority has anticipated since 1984. Commissioner Holm asked about the T-bond and if it had any cash value as of 2014 that would be received. Mr. Bolin answered yes, there is cash value but he did not recall the dollar value. HRA will get the principal on that bond when it expires. Commissioner Holm said that Gladstone thinks $275,000 is reasonable because they are paying early but it represents a 3% per year discaunt. He does not think the Authority can buy anything to generate 3% interest. He asked if there was anything the Authority could invest in to generate a positive return. Mr. Bolin said that investments would generate around `/Z to 1 percent; nowhere near the 3% that would be needed. Commissioner Holm said there is not much of a discount HRA can offer but was something to consider if they really want to resolve the issue. The other question is that there was a section of B3 or some part of a sub parcel that had a potential of becoming a parking ramp. He asked what happened to that plan and if HRA gave up that right and if Gladstone takes responsibility of future construction of a parking ramp. Mr. Bolin said that in 2005 amendments were rlone regarding a change that was made. Originally the Authority had the right to construct a parking ramp on B3 but another group asked HRA to give up that right. Chairperson Commers said that it is mandatory requirement to buy in 2014, not an option. He did not see reason to change anything. Commissioner Meyer said it should be Gladstone's job to make a case, not HRA's to figure out what the Authority can do for them. He was surprised they made any offer. Jim Casserly, Development Consultant, said that when this was amended it was very clearly stated that the 6499 University Avenue deemed to any prepaid rent owing on parcel B for the remainder of the lease term, no further rent shall be required and no entitlement to rebate in regard to the rent payment would be granted. If they opt to take the land earlier, HRA is entitled to the treasury obligation. If HRA wants to sell earlier they can but would hold on to the property until maturity. Maturity is a 30 year bond and it matures in 2014. There is really nothing for the Authority to do, HRA has the title, nothing is owed and the rent is deemed prepaid. Chairperson Commers said that HRA gave up the right to build a parking ramp. The ramp was not going to be necessary for the office building, so it is not needed. Commissioner Eggert asked what would happen if they don't buy the property and pay the $300,000 in 2014. Mr. Bolin answered that they would not have access to their building. MOTION by Commissioner Meyer to deny the request for Consideration of Amendment to the Development Agreement — 6499 University Avenue NE. Seconded by Commissioner Gabel. UPON VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOU5LY INFORMATIONAL ITEMS: 1. Home Improvement Demonstration Project Update Paul Bolin, HRA Assistant Executive Director, said that the home on 831 Mississippi Street was hit by the May 22"d tornado. He provided the following insurance premium updates: Leasue of MN Cities Insurance: Property and Liability Insurance Premium: $132 Coverage: Property Damage: $190,000 Liability: $1,500,000 Deductible: $SOK/occurrence; $100K aggregate Private Insurance: Property Insurance Premium: $1,000* Coverage: Property Damage $140,000 Liability $ � Deductible: $1,000 * The policy would cover the basic perils of fire, wind, smoke, explosion, vandalism, etc.. Claims for frozen water pipes, theft, weight of ice and snow would not be covered. The policy would allow for the vacancy and the rehab condition. Mr. Bolin asked what the comfort level was of the Authority to carry private insurance on future homes. The premium is $1,000 and the chance of a tornado hitting another one of our houses is rare. Staff does not have a strong recommendation either way and it is unlikely another one of HRA's properties would be hit by a natural disaster. Chairperson Commers noted that another issue is that the HRA currently owns a considerable amount of property. He is concerned about the liability. If someone is walking and trips and falls on HRA property they can make a claim and HRA would have a laxge deductible. This would create additional exposure. He asked if a policy could be purchased to cover the gap from $1,000-$50,000. If someone were hurt on the property they could sue; HRA needs to be covered. Commissioner Meyer agreed that it would be worthwhile to check out the cost of gap insurance. Commissioner Eggert asked if staff had a breakout of any claims that have been made or if HRA had experienced any claims. Chairperson Commers said that there have only been one or two claims. One situation he recalled that the city got sued and not the HRA. HRA has not had many claims but also has never owned as much property, vacant land and parking as they do now. Commissioner Holm was rnore concerned with the liability than the property damage. HRA owns a number of properties that do not have damage potential. Jim Casserly, Development Consultant, said that he is working with Paul on getting some quotes. Trying to get property coverage on a vacant dwelling is almost impossible, that is why the premium is so high. Only a small number of companies will work with HRA for this type of coverage. Commissioner Eggert thought it would be helpful to find out what HRA currently has with the city for coverage and how that program operates within the city before seeking out more insurance. Staff could spend time pursuing something that isn't available or find out what we have is su�cient. Chairperson Commers said that originally HRA had their own insurance; he does not remember the discussion of being combined with the city for insurance. In the past HRA has not owned homes, they would purchase homes and tear them down; there has always been liability exposure. This is the first time he is aware of the $50,000 deductible and has heard details of the entire coverage. Commissioner Gabel did not know what type of direction to give staff. Staff will have to do some research and break the cost down. Mr. Bolin said that he would gather information of any claims history, get bid on gap insurance and provide more information to the Authority on the leagues coverage. He will bring this information to the next meeting. 2. Scattered Site Housing Replacement Program Update Paul Bolin, HRA Assistant Executive Director, reviewed the open house schedule for the home on 4757 2"d Street: Finished Open Houses: Sunday June 5�' —11 AM — 4PM Wednesday June 8�' — 4:30 -6:30 PM Wednesday June 15�' & 22"a Other Dates and Times to be determined Mr. Bolin said that this home is not complete yet but should be by June 15. The bank is out of town and is requiring more documents. Resolutions may be needed to address these issues. He will gather information and present next month if the documentation is ready. A closing date of June 8�' has been set for the property on 381 Ironton Street. This property was purchased for $50,000 and will be demolished. 3. Housing Loan Program Update Paul Bolin, HRA Assistant Executive Director, said that in May one loan was closed which makes a total of four loans year to date. There were no remodeling advisor visits so the total remains at three year to date. He noted that the reporting dates changed to the 15 of each month. Chairperson Commers asked for an update on the damage from the tornado. Mr. Bolin said that most damage happened on the John Allen property, the new building on Main Street. Windows and doors blew out and part of the roof came off. Other azeas damaged included the Murphy Warehouse who had number semi trailers blown over; rail cars were knocked over too. Most of the damage came from trees that were knocked over and a few roofs were damaged. Commissioner Meyer asked what the policy is to have trees removed. Mr. Bolin said that brush can be dropped off at the Columbia Arena. There is a map on the website as to what locations of damaged areas. If residents cut up their trees and put it out by their cwb the city will pick up the trees and brush; there is no charge for this service. Columbia Arena has map of the damaged areas; if you are not in that area and try to drop off trees or brush you will be turned away. ADJOURNMENT: MOTION by Commissioner Gabel to adjourn. Seconded by Commissioner Eggert. UPON VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 8:15 P.M. Respectfully Submitted, ��,�,� ��a��Z Krista Monsrud, Recording Secretary CITY OF FRIDLEY SIGN-IN SHEET HOUSING & REDEVELOPMENT AUTHORITY MEETING �G�.e_ �, �1( --------------------------------------------------------------------------- --------------------------------------------------------------------------- Name and Address Agenda Item of Interest