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11/14/2012 NEIGHBORHOOD & AFFORDABLE HOUSING ADVISORY BOARD MEETING MINUTES CITY OF CLEARWATER November 14, 2012 Present: Peggy M. Cutkomp Chair Laurel E. Braswell Vice-Chair Lisa Hughes Board Member Linda Kemp Board Member Michael Potts Board Member Vacant Seat Board Member Absent: Kip Corriveau Board Member Also Present: Geri Campos Lopez Economic Development & Housing Director Michael Holmes Housing Manager Nicole Sprague ORLS Coordinator The Chair called the meeting to order at 9:00 a.m. at City Hall. To provide continuity for research, items are in agenda order although not necessarily discussed in that order. 3 – Approval of Minutes – October 9, 2012 Member Kemp moved to approve the minutes of the regular Neighborhood and Affordable Housing Advisory Board meeting of October 9, 2012, as recorded and submitted in written summation to each board member. The motion was duly seconded and carried unanimously. 4 – SP Country Club Homes, LLC NSP3 Update See EXHIBIT – Country Club Town Homes Conditional Term Sheet Housing Manager Michael Holmes said the NSP3 (Neighborhood Stabilization Program) loan closed last Monday and reviewed the conditional term sheet for the Country Club Town Homes project. It is hoped the four two-bedroom units will be completed by February 2013. It was determined that many people with higher incomes wanted to purchase units; the number of affordable units has been reduced to 16% of the complex. Units must be the purchaser’s primary residence. All five townhomes in the first building are under contract. Once those sales close, it is hoped that Neighborhood Lending Partners of West Florida, Inc. will loan funds to construct another building. 5 - Pinellas County Habitat for Humanity NSP3 Loan Approval Request See EXHIBIT: Habitat for Humanity Proposed Conditional Term Sheet 2012-11-13 Mr. Holmes reviewed the conditional term sheet for the NSP3 (Neighborhood Stabilization Program) loan request for Habitat for Humanity’s Stevens Creek development. Neighborhood & Affordable Housing 2012-11-14 1 Ron Spoor, Chief Operating Officer for Pinellas County Habitat for Humanity, Inc. said two houses are under construction, ground soon will be broken for a third house, and a Blitz Build of two additional homes is scheduled for February 7— 17, 2013. He said the subdivision, where approximately one house per month is built, should be completed by late 2014. Home sites average $36,000 each. He said all of the homes are energy efficient, constructed with durable materials, and sold at 0% interest. The mix of floor plans was designed to provide adult views of both the street and rear areas. He said including HOA (Home Owner Association) fees, taxes, and insurance, monthly payments for the 3 to 5 bedroom houses average $600 to $700 per month. He said homes costs an average $150,000, up to $175,000 for the 5-bedroom model. Insurance rates average $600 - $800 annually. HOA fees cover street maintenance, street lights and maintenance of the 3 dry retention ponds. As construction continues, homeowners will be asked to reach consensus regarding development of the subdivision's common area. In response to a concern, Mr. Spoor said Habitat gets to know applicants well before they move in and verifies that applications do not include fraudulent information. Applicants are required to take homebuyer counseling classes. He said Habitat cannot prevent another adult with income from moving in later. He said the partnership between Habitat, homeowners, and the entire community is most important. In response to a question, he estimated that houses are selling for approximately $100 per square foot, including lot and impact fees, which are minimal. Board members were invited to visit the community. 6— New/Old Business 6.1. Project Updates: Norton Apartments, Pinellas County Habitat for Humanity CHDO, Prospect Towers Mr. Holmes reported the loan closed for the Norton Apartments on S. Martin Luther King Jr. Avenue and rehabilitation work can begin. The loan to Pinellas County Habitat for Humanity CHDO (Community Housing Development Organization) closed for the purchase of the common area and 2 lots at Stevens Creek and construction of 2 units in February or March. He reviewed renovations underway at Prospect Towers including installation of new hot water heaters and cooling unit renovations to allow individual unit control of heat and air-conditioning. 6— Next Meeting— December 11, 2012 Mr. Holmes requested board attendance at December's meeting to approve the Consolidated Annual Performance and Evaluation Report. 7 -Adjourn The meetin• adjourned at 9:31 a.m. �,/��, Attest: iI !' I' ° i�� /�/�.*‘,11r / Chair, ■ e■44• ood &Affordable l'r , .0 , ' dvisory Board :oard Report= Neighborhood &Affordable Housing 2012-11-14 2 EXHIBIT: Country Club Town Homes Development Project 2012-11-13 SP Country Club Homes, LLC Country Club Town Homes Development Project 113 North Betty Lane Clearwater, Florida Proposed Conditional Term Sheet Submitted by the City of Clearwater Economic Development and Housing Department October 26, 2012 On March 17, 2008, SP Country Club Homes, LLC (the Borrower) entered into a contract with the City of Clearwater to purchase a 2.07 acre parcel to construct and sell a 31-unit townhouse project named Country Club Homes. The units vary from two to three-bedroom units and would be sold between $142,000 and $156,000 to eligible homebuyers whose income is less than 120% of area median income. The funding required to finance the project involved an initial commitment from the City of Clearwater with funding from the Community Development Block Grant Program in the amount of $700,000. An additional funding commitment from the Suncoast Partnership with funding through the Neighborhood Stabilization Program 2 was also required. This included funding though Pinellas County and Neighborhood Lending Partners. To stimulate construction and home sales, the Borrower requested additional funding to build a four unit building. The City of Clearwater has reviewed the Borrower’s request for funding for the development of 1281, 1283, 1285, and 1287Sawgrass Street, Clearwater, four town home units located at Florida . The City is providing conditional approval following the proposed terms and conditions: 1.Borrower: SP Country Club Homes, LLC, a Florida Limited Liability Company organized under the laws of the State of Florida. 2.Loan: Providing a loan in the amount of $475,770 through the National Stabilization Program 3 for the development of four town home housing units referenced above. The loan amount of $475,770 will be provided to SP Country Club LLC. upon satisfactory completion of the construction work. 3.Loan terms: The loan is 24 months with a zero percent (0%) interest rate. The construction loan is a 24-month deferred payment loan with no payment required during the construction period. Should the Borrower default on the loan during the construction period, the entire amount of the loan will become due and payable. Once the four units are built, the loan will be satisfied as each unit is sold to an eligible homebuyer. The amount for the loan will be repaid through the sales proceeds. The City may leave an amount behind in each sale through a developer EXHIBIT: Country Club Town Homes Development Project 2012-11-13 subsidy or affordability subsidy for down payment and closing cost assistance to the homebuyer. The homebuyer must enter into a Land Use Restrictive Covenant for a twenty-year affordability period. Default conditions will be outlined in the mortgage and note. 4.Loan Funding Source: Neighborhood Stabilization Program 3 funds in the amount of $475,770. 5.Site Control: The Borrower must provide, through a title commitment, proof of ownership of said property. Owner must maintain proof of insurance and payment of taxes during the term of the loan. 6.Development: Upon completion, the property must meet minimum code standards and pass all applicable inspections. Licensed subcontractors must perform all work and work must be completed in a workman-like manner. Funding will be disbursed on an on-completion basis. Borrower will request loan disbursements via a written request and will allow the Housing Division five days within which to inspect the development project. The Borrower must sell the units at or below the after- construction market value as determined by an appraisal. The Borrower will allow 15 working days for payment processing upon the passing of the construction inspection. No funds will be advanced in the event that either the Housing Division or Building Department does not approve the work or the percentage of work completed. 7.Contractor: Borrower must hire licensed contractors to perform the work of required trades. City of Clearwater will perform periodic inspections in addition to any inspections required by the City of Clearwater’s Building Department. An inspection by the City’s Housing Division or agent must be preformed prior to the disbursement of any draws made in connection with this loan. 8.Homebuyer: Upon completion of the development project, the Borrower must sell the units to an individual or family whose income does not exceed 120% of median income based upon HUD guidelines. 9.Collateral: A subordinate mortgage on the following described property: Legal Description: Lots 28, 29, 30 and 31, of Country Club Townhomes, according to the plat thereof recorded in Plat Book 137, Pages 16 and 17, of the Public Records of Pinellas County, Florida. aka: 1281, 1283, 1285, and 1287 Sawgrass Street, Clearwater, Florida . EXHIBIT: Country Club Town Homes Development Project 2012-11-13 Together with all improvements and appurtenances presently located or hereafter situated thereon. A Security Agreement constituting a valid fourth lien on the prior perfected security interest on all fixtures, furnishings and equipment owned by the Borrower then or thereafter acquired or affixed to or used by the Borrower in the operation of the mortgaged premises, including without limitation additions replacements substitutions and after acquired property. 10. Development Agreement: The Borrower must comply with all elements of the agreement upon the closing of this loan. The housing units that are developed must meet all applicable State and Local Codes, standards and ordinances. 11. Land Use Restrictive Agreement: The homebuyer must comply with the affordability period outlined in the land use restrictive agreement and well as all applicable terms and conditions of the NSP3 program. 12. This loan is not assumable by another party without a written request from the borrower and written approval from the City of Clearwater. 13. The loan will be evidenced by a note and mortgage. The Borrower must adhere to any and all covenants of the note and mortgage. 14. The City of Clearwater will perform annual income certifications through an annual certification provided by the Developer for the four NSP3 assisted units. The annual income of the homebuyers in the four NSP3 assisted rental units must be at the 120% or less of area median income. 15. At closing, loan funds will be placed in escrow with the City. All payments must be approved by the City or its agent. EXHIBIT: Habitat for Humanity Proposed Conditional Term Sheet 2012-11-13 Pinellas County Habitat for Humanity, Inc. Stevens Creek Housing Development Project 1884 Betty Lane Clearwater, Florida Proposed Conditional Term Sheet Submitted by the City of Clearwater Economic Development and Housing Department November 1, 2012 Habitat for Humanity of Pinellas County, Inc. (Habitat) submitted an application on December 19, 2008 for funding in the amount of $600,000 to acquire real property that is being used to build new single family homes for low to moderate-income families. The funding request called for a deferred payment loan with no interest. The funds are being repaid when each home is sold to an eligible homebuyer. After purchasing the property, Habitat obtained a $124,000 grant from the City to demolish the structures. The property is located at 1884 Betty Lane, Clearwater. The site contains approximately 8.81 acres of land. The site is the former Homer Villas a rental community previously owned by the Clearwater Housing Authority. The acquisition is subject to Habitat building affordable housing units for mixed income families. A minimum of 50 units must be for families whose income is less than 80% of median income. The property acquisition cost is $1,189,350. The acquisition cost per unit is $20,158. Other investments in the acquisition/development process included financing from Pinellas County and Neighborhood Lending Partners of West Florida, Inc. On September 29, 2008, Pinellas County provided a HOME Investment Partnership Program loan in the amount of $1,425,000 to Habitat for a portion of the acquisition costs and site improvements. Other Pinellas County investments in the development of the housing units included $730,000 in funding through the Neighborhood Stabilization Program 2 on July 29, 2011. Also on July 29, 2011, Neighborhood Lending Partners of West Florida, Inc. provided a revolving line of credit loan in the initial amount of $500,000 with a maximum principal indebtedness including future advances to $1,000,000. To facilitate funding for the completion of the housing project, Habitat requested funding from the City of Clearwater through its Neighborhood Stabilization Program 3 for construction financing. The City of Clearwater has reviewed the Borrower’s request for funding for the development of twenty-five (25) single family housing units located on lots 1 through11, 14 through16 and 31 through 41 of Stevens Creek Subdivision. The City will be providing conditional approval following the proposed terms and conditions: EXHIBIT: Habitat for Humanity Proposed Conditional Term Sheet 2012-11-13 1.Borrower: Pinellas County Habitat for Humanity, a Florida Not-For-Profit Corporation organized under the laws of the State of Florida. 2.Loan: Providing a loan in the amount of $425,000 for the initial funding of the development of five single family homes located at 1860, 1862, 1875 and 1877 Fuller Drive, (lots 15, 16, 40 and 41) Clearwater. Program income derived from the sale of these five homes will be provided for the projected development of twenty- one single family housing units. The housing units will include lots 1through 11, 14, and 31 through 39. The loan amount of $425,000 will be provided to Pinellas County Habitat for Humanity, Inc. upon the satisfactory completion of the construction work as identified in the Developer Agreement. 3.Loan terms: The loan will be provided at zero percent (0%) 12 month loan for the five housing units as a construction loan. The construction loan is a 12-month deferred payment loan with no payment required during the construction period. Should the Borrower default on the loan during the construction period, the entire amount of the loan will become due and payable. Once the five units are built, the loan will be satisfied as each unit is sold to an eligible homebuyer. The amount for the loan will be repaid through the sale of each completed unit. An amount may be left behind on each sale through a developer subsidy or through down payment and closing cost assistance provided to the homebuyer. The homebuyer must enter into a Land Use Restrictive Covenant for a twenty-year affordability period. Default conditions will be outlined in the mortgage and note. Additional, funds will be provided through program income generated through the sale of the five single family homes. The City will provide a construction loan for the development of the remaining housing units as each is sold. 4.Loan Funding Source: Neighborhood Stabilization Program 3 funds in the amount of $425,000. 5.Site Control: The Borrower must provide, through a title commitment, proof of ownership of said property. Owner must maintain proof of insurance and payment of taxes during the term of the loan. 6.Development: Upon completion, the property must meet minimum code standards and pass all applicable inspections. Licensed subcontractors must perform all work and work must be completed in a workman-like manner. Funding will be disbursed on an on-completion basis. Borrower will request loan disbursements via a written request and will allow the Housing Division five days within which to inspect the development project. The Borrower must sell the units at or below the after- construction market value as determined by an appraisal. The Borrower will allow 15 working days for payment processing upon the passing of the construction inspection. No funds will be advanced in the event that either EXHIBIT: Habitat for Humanity Proposed Conditional Term Sheet 2012-11-13 the Housing Division or Building Department does not approve the work or the percentage of work completed. 7.Contractor: Borrower must hire licensed contractors to perform the work of required trades. The City of Clearwater will perform periodic inspections in addition to any inspections required by the City of Clearwater’s Building Department. An inspection by the City’s Housing Division must be preformed prior to the disbursement of any draws made in connection with this loan. 8.Homebuyer: Upon completion of the development project, the Borrower must sell the units to an individual or family whose income does not exceed 120% of median income based upon HUD guidelines. 9.Collateral: A subordinate mortgage on the following described property: Legal Description: Lots 15, 16, 40 and 41, Stevens Creek Subdivision aka: 1860, 1862, 1875 and 1877 Fuller Drive, Clearwater, Florida . Together with all improvements and appurtenances presently located or hereafter situated thereon. A Security Agreement constituting a valid fourth lien on the prior perfected security interest on all fixtures, furnishings and equipment owned by the Borrower then or thereafter acquired or affixed to or used by the Borrower in the operation of the mortgaged premises, including without limitation additions replacements substitutions and after acquired property. 10. Construction Agreement: The Borrower must comply with all elements of the agreement upon the closing of this loan. The housing units that are developed must meet all applicable State and Local Codes, standards and ordinances. 11. Land Use Restrictive Agreement: The Borrower must comply with the affordability period outlined in the Land Use Restrictive Agreement as well as all applicable terms and conditions of the NSP3 Program. 12. This loan is not assumable by another party without a written request from the borrower and written approval from the City of Clearwater. 13. The loan will be evidenced by a note and mortgage. The Borrower must adhere to any and all covenants of the note and mortgage. 14. The City of Clearwater will perform annual income certifications through an annual certification from provided by the Developer for the five NSP3 assisted units. The annual income of the homebuyers in the five NSP3 assisted rental units must be at the 120% or less of area median income. EXHIBIT: Habitat for Humanity Proposed Conditional Term Sheet 2012-11-13 15. At closing, loan funds will be placed in escrow with the City. All payments must be approved by the City or its agent.