Adopt Resolution #23-174 Resolution Approving Preliminary Term Sheet for Presbyterian Homes Housing Project; Haviland Fields

The purpose of this case is to evaluate and provide feedback relating to potential financial assistance on a proposed housing project by Presbyterian Homes on the Lord of Life Church site at 14501 Nowthen Blvd NW with a Tax ID number of  25-32-25-24-0059.  Presbyterian Homes has approached the City and requested 11.36M in PayGo Tif Financing over 25 years for its 460 unit housing project .  The project consists of senior, 20% affordable and market-rate products.  The Developer will provide a detailed presentation to the City Council outlining the project and the assistance request and will be available for questions.  The Developer has provided $11,000 to the city to process the TIF Application, current and future analysis, and to draft necessary documents if approved.  The EDA reviewed this proposal on July 13, 2023 and made a formal recommendation for approval of the attached Term Sheet which includes a reduced amount of assistance totaling $9.263M in Pay-Go TIF Financing over 20 years and to consider language identifying the number of units for each housing type.  

The Developer is looking for support from the City Council of the 460-unit housing project, which includes senior, market rate and affordable housing, and support for a level of TIF financial assistance for this project.  

N/A

Project Description:
The Developer will provide a presentation the City Council.  The City has worked with Ehlers to draft a term sheet defining possible parameters of a potential assistance package for the 2 phase project on the Lord of Life site.  The existing church will remain as part of this project.  Details for the two-phase project are below:

Phase 1 will include the construction and equipping of a multi-story, approximately 280-unit general occupancy apartment with at least 20% of the units occupied or held for occupancy by persons and families whose incomes do not exceed 50% of area median income to qualify for TIF financing, and underground and surface parking stalls. (2024-2025)

Phase 2 will include the construction and equipping of a multi-story, approximately 160-unit senior (62+) apartment and 20 (55+) rental park homes and with at least 20% of the units occupied or held for occupancy by persons and families whose incomes do not exceed 50% of area median income to qualify for TIF financing, and underground and surface parking stalls. (2025-2026)

• Tax Assessed Project Valuation - $104,371,600 
• Annual Taxes (Estimate) - $1,292,366
• 5.3M Base Taxable Value established (Not TIF)
• 16 new jobs with average wages of $26.00/hr.
• Provision of affordable, senior and market-rate housing
• Approx. $150M in private investment
• $14 of private investment for every $1 in TIF
• $8.3M in fees and taxes; $5.7M of which is “front loaded” in the project schedule.
• Significant future tax revenue (Onboarding the developable portion of tax-exempt church property onto future tax rolls, $1.3M/yr. upon expiration of district).
• New resident population to support local businesses as both customers and employees.
• High quality housing, which includes a component of price-restricted units, supporting employees of existing local businesses, a high area of need.
• Public access to on-site amenities (Pickleball courts). (Can be private or city owned)

Assistance Request / Financial Analysis:
The Developer originally requested 11.3M over 25 years in Pay Go Financing as evidenced in the attached Business Assistance Application.   The business application scores 27.5 which is a moderate score.  Based on the information provided and attached analysis conducted by Ehlers, Staff believes that 9.263M and a 20 year duration of assistance is appropriate for a project of this type and size. The reduction of the duration of the district also allows the City to receive tax revenue from the project sooner.  The TIF assistance request would be the largest provided for a single project in Ramsey. Based on the proposed level of assistance, both Staff and Ehlers are recommending a look-back provision that would allow the City to reduce the TIF provided if the rate of return exceeds the projected rate of return if assistance is provided.

Based on review of the Developer’s pro forma and under current market conditions, the proposed development may not reasonably be expected to occur solely through private investment within the near future.  Due to the costs associated with developing the property and constructing housing with affordable rents, this project is only feasible, in part, through public assistance. As such, this project does meet the "But-For" test needed for the provision of TIF and is not unduly enriching the developer.
 
TIF assistance should be provided on a “pay-as-you-go” (PAYGO) basis.  With PAYGO TIF assistance, the City does not provide any funding up-front. Instead, the City enters into an agreement to provide tax increment payments that are generated solely from the project’s actual increased property taxes. The Developer uses those tax increment payments to obtain additional debt and/or support returns on investment. If the tax increment is insufficient to pay the $9.263 million in total TIF notes, the City does not make up the shortfall.

The EDA recommended approval of the attached preliminary term sheet and to consider language identifying the number of units for each housing type.

Alternatives:
1) Adopt Resolution #23-174 Resolution Approving Term Sheet for Presbyterian Homes Housing Project; Haviland Fields (as presented); subject to City Attorney review.
2) Adopt Resolution #23-174 Resolution Approving Term Sheet for Presbyterian Homes Housing Project; Haviland Fields (with changes); subject to City Attorney review.
3) Continue Negotiations with Presbyterian Homes on TIF Amount and duration for project and to bring it back to City Council and/or EDA for consideration.
4) Request for more information.
5) Something else.
 

Pay-Go Tax Increment Financing

The EDA met on July 13th and passed a motion recommending to the City Council to support the project and the terms of the preliminary term sheet and to consider language identifying the number of units for each housing type.  

Many alternatives have been presented to the City Council based on the discussion and recommendation by the EDA.  Based on City Council discussion an alternative from below could be selected:

Alternatives include:
1) Adopt Resolution #23-174 Resolution Approving Term Sheet for Presbyterian Homes Housing Project; Haviland Fields (as presented); subject to City Attorney review. (EDA Recommendation)
2) Adopt Resolution #23-174 Resolution Approving Term Sheet for Presbyterian Homes Housing Project; Haviland Fields (with changes); subject to City Attorney review.
3) Continue Negotiations with Presbyterian Homes on TIF Amount and duration for project and to bring back to City Council and/or EDA for consideration.
4) Request for more information.
5) Something else.