2020.06.16 EDA Work Session PacketAGENDA
ECONOMIC DEVELOPMENT AUTHORITY OF THE CITY OF CRYSTAL
WORK SESSION
TUESDAY, JUNE 16, 2020
IMMEDIATELY FOLLOWING THE 7:00 P.M. CITY COUNCIL MEETING
CRYSTAL CITY HALL
COUNCIL CHAMBERS
1. Call to order *
2. Roll call *
3. Update - EDA lot at 3240 Hampshire Ave. N.
4. Update - EDA lot at 4741 Welcome Ave. N.
5. Potential development at 5232-5256 West Broadway
6. Adjournment *
*Items for which no materials are included in the packet
___________________________________________________________________________
FROM: John Sutter, Community Development Director
DATE: June 11, 2020
TO: Anne Norris, City Manager (for June 16 EDA work session)
SUBJECT: Update - EDA lot at 3240 Hampshire Ave. N.
BACKGROUND
This property is a remnant left over after the EDA sold 3244 Hampshire for new home
construction in 2000.
The adopted 2020 work program anticipated staff gathering information in 2020 then
bringing this lot back to the EDA for possible action in early 2021.
Staff has accelerated this process because we have been approached by a Crystal
resident interested in this lot for a new home. They have a builder lined up, but they
understand that they are not guaranteed to get the lot because it would be made available
to any builder through an open Request for Proposals process.
Staff sent a letter to the adjacent properties on Mar. 24 informing them that we would be
exploring development feasibility this spring.
Staff ordered a survey and soil borings (excerpts attached).
OBSERVATIONS
The west part of the EDA lot (on Hampshire) and the south half of east part (on Georgia)
are not buildable due to soils and wetland issues.
EDA could sell the west part separately to either adjacent owner at 3232 or 3244
Hampshire, or could hold that part to see if it ever becomes feasible to build.
The north half of the east part of the EDA lot appears to be buildable.
New home would face east and/or south, and would be addressed as 3241 Georgia.
Builder would install driveway, water and sewer services from Georgia cul-de-sac. Staff
will have financial feasibility information at the work session.
If lots to north (3249 and 3255 Georgia) are to be developed in the future, then the street
and city utility mains must be extended north at that time.
Those lots are owned by the respective homeowners on Hampshire and neither has
expressed a desire to develop their lots at this time.
EDA STAFF REPORT
3240 Hampshire
ANTICIPATED NEXT STEPS
Plat the EDA property into two lots:
Plat documents completed by surveyor - July 14
EDA reviews plat documents and authorizes application - July 21
Planning Commission public hearing - Aug. 10
City Council plat approval - Aug. 18
Seek proposals for purchase of 3241 Georgia lot for construction of a new home:
Request for Proposals packet completed - July 14
EDA authorizes issuance of the RFP - July 21
RFP issued - July 22
Proposal deadline - Aug. 12
EDA public hearing and lot sale approval - Aug. 18
EDA DISCUSSION REQUESTED
Staff requests that the EDA members discuss whether they agree with this approach.
The EDA would not take action until July 21 after the plat and Request for Proposals packet
are prepared.
___________________________________________________________________________
FROM: John Sutter, Community Development Director
DATE: June 11, 2020
TO: Anne Norris, City Manager (for June 16 EDA work session)
SUBJECT: Update - EDA lot at 4741 Welcome Ave. N.
BACKGROUND
The EDA acquired and demolished a blighted 4-plex on the site in 2010 and has held the
property for undetermined future development since then.
The house to the north at 4749 Welcome went through foreclosure in 2019 and was sold on
March 29 for $122,111. The buyer is an investor who is remodeling the house and expects
to put it on the market by the end of June.
The 2020 EDA work program anticipated waiting to see what happens with 4749 Welcome
before deciding what to do with the lot at 4741 Welcome
OBSERVATIONS
This property is 80’ wide and 176’ long, with an area of 0.32 acres (survey attached).
It is zoned and guided R-2 which would allow up to 7 units.
With the alley in back, there is the potential to do something creative here in terms of
building design, style of units, etc. Could be a one-level double bungalow / side-by-side
duplex, or a three-story apartment building with six units, or something in between.
ANTICIPATED NEXT STEPS
Request for Proposals packet completed - July 14
EDA authorizes issuance of the RFP - July 21
RFP issued - July 22
Proposal deadline - Aug. 12
EDA public hearing and lot sale approval - Aug. 18
EDA DISCUSSION REQUESTED
Staff requests that the EDA members discuss whether they agree with this approach.
The EDA would not take action until July 21 after the Request for Proposals is prepared.
EDA STAFF REPORT
4741 Welcome
___________________________________________________________________________
FROM: John Sutter, Community Development Director
DATE: June 11, 2020
TO: Anne Norris, City Manager (for June 16 EDA work session)
SUBJECT: Potential Development at 5232-5256 West Broadway (information item)
PROPERTY INFORMATION
Former Dumark’s Auto site (buildings were demolished by owner in 2007).
Comprised of four parcels totaling 1.75 acres.
Presently listed for sale for $1,090,000.
Located in the Town Center redevelopment area.
POTENTIAL DEVELOPMENT
A multifamily residential developer based in Ohio, Woda Cooper Companies (WCC), is
negotiating a purchase of the site
WCC is a vertically-integrated real estate company that builds, holds and manages
buildings for the long term. They do not typically sell their buildings after the develop them.
WCC is preparing a concept plan for a mixed-income apartment building on the site.
This would require rezoning from Industrial to TC-PD along with site & building plan review.
The maximum permitted density with TC-PD rezoning would be 130 units, but WCC
anticipates that their proposal would have less than half that number of units.
At this time it is unknown whether WCC will request any financial assistance from the EDA.
ANTICIPATED NEXT STEPS (Note: May not occur this quickly.)
Council work session to review development concept plan - July 9
Community open house to review development concept plan - July 14
Planning Commission public hearing - Aug. 10
City Council first reading - Aug. 18
City Council second reading - Sep. 1
EDA STAFF REPORT
5232-5256 West Broadway
Welcome
Woda Cooper Companies, Inc. develops, designs, constructs, and manages affordable
housing communities. Our talented team of employees has broad expertise across
the spectrum of affordable housing: urban and rural communities; senior and general
occupancy communities; mid-rise, garden and single-family communities; and new
construction, acquisition rehabilitation, and adaptive reuse developments. Since our
beginning in 1990, we’ve taken a long-term approach to every community we develop
and construct. But our work doesn’t end when the construction trailer is rolled away.
Our company owns and manages over 300 communities and we work hard to keep
our promise to make a positive contribution in every village, town, and city where our
housing is located. We offer modern, amenity-packed and energy-efficient affordable
communities that residents are proud to call home.
We are pleased to highlight a few communities from our portfolio and invite you to
contact our team to learn more.
SERVICES
Woda Cooper Companies, Inc.Woda Cooper Companies, Inc. owns and manages communities in the
Midwest, Mid-Atlantic, and the Southeast. In addition to our main office
in Columbus, Ohio, we have development offices in Savannah, Georgia;
Indianapolis, Indiana; Shelbyville, Kentucky; Annapolis, Maryland;
Mackinaw City, Michigan; Charlotte, North Carolina; and Norfolk, Virginia.
MANAGEMENT
Woda Management
& Real Estate, LLC
ARCHITECTURE
PCI Design Group
DEVELOPMENT
Woda Cooper
Development, Inc.
CONSTRUCTION
Woda Construction, Inc.
15 STATES
David Cooper, Jr.David Cooper, Jr.
Woda Cooper Companies, Inc.
Jeffrey J. WodaJeffrey J. Woda
Woda Cooper Companies, Inc.
Over 100 certified green developments representing over
4,500 units built or under construction, including eight
LEED Platinum certified properties, eighteen LEED Gold
certified properties, and two Passive House properties.
12,000+ UNITS
300+ PROPERTIES
OCCUPANCY
RATE
96%
LEED for Homes • Enterprise Green • EarthCraft
Passive House • Net Zero Ready
ENERGY STAR • EPA Indoor airPLUS
ACCOMPLISHMENTS:
• Consistently ranked among
largest affordable housing
developers in the country
• Leadership roles in national
affordable housing organizations
• Routinely wins prestigious
industry awards for excellence
in development, construction
and management
• Certified Brownfield Redevelopment
sites in six states
• More than 20 historic renovations
• Established company-wide
Employee Stock Ownership Plan
(ESOP) in 2018
GREEN COMMUNITIES
Our goal is to maintain communities
so they look brand new ten years
after construction.
AFFORDABLE
PROPERTY
SOLD IN HISTORY
OF COMPANY
7 DEVELOPMENT
OFFICES
1
ESOP WITH:
650+
EMPLOYEES
PROGRAMS:
• Low Income Housing Tax Credits
• FHA insured loans, 221(d)(4) and 223(f)
• USDA Rural Development 538
guaranteed loans
• USDA Rural Development 515 direct loans
• Public Housing Replacement Housing
Factor Funding
• HOME Investment Partnerships Program
• State trust funds
• Federal historic tax credits
• State historic tax credits
• Brownfield credits
• Federal Home Loan Bank (“FHLB”)
Affordable Housing Program funds
• FHLB match funds
• HUD’s Mark to Market program
• Tax exempt bonds with 4% LIHTC credits
• Tax Credit Assistance Program funds
• Exchange funds or 1602 funds
• Contract-based Section 8 housing
assistance
• Project-based rental assistance
• 811 contracts
• National Housing Trust Fund
• Energy Credits
• New Markets Tax Credits
PORTFOLIO INCLUDES:
• Senior affordable communities
• Affordable multi-family
apartments
• Lease-to-own single family
homes
• Replacement public housing
• Redeveloped communities
• Mixed-use developments
• Market rate and mixed-income