Loading...
HomeMy WebLinkAbout2005/08/23-Minutes-Fort Worth Housing Finance Corporation (FWHFC) S CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY,AUGUST 23,2005 Present: Vice President Becky Haskin Secretary Donavan Wheatfall Director Mike Moncrief Director Salvador Espino Director Chuck Silcox Director Jungus Jordan Director Carter Burdette Director Kathleen Hicks Director Wendy Davis City staff: Charles Boswell, City Manager David Yett, City Attorney Vicki Ganske, Senior Assistant City Attorney Jerome C. Walker, Director of Housing Marty Hendrix, City Secretary Other staff: Gerald Pruitt, Deputy City Attorney Marc Ott, Assistant City Manager Tom Higgins, Director of Community and Economic Development Director Karen Meunier, Program Manager in Housing Services and Information Don Cager, Housing Program Manager in Development/Infill Housing Construction Jason Hall, Planning Manager of the Housing Planning/Policy Development/Model Blocks William Hewitt, Management Analyst in Development/Infill Housing Construction Costa Triantaphilides, City Auditor Call to Order (Agenda Item I) With a quorum present, Vice President Haskin called the meeting to order for the Board of Directors of the Fort Worth Housing Finance Corporation at 12:10 p.m. on Tuesday, August 23, 2005, in the Pre-Council Chamber of the Fort Worth Municipal Building, 1000 Throckmorton, Fort Worth, Texas. CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY, August 23, 2005 Page 2 Approval of Minutes of the July 5, 2005 Meeting (Agenda Item II) Vice President Haskin opened the floor for a motion on the approval of the minutes of the Tuesday, July 5, 2005 meeting. MOTION: Upon a motion made by Director Silcox and seconded by Director Moncrief, the Board of Directors voted nine (9) "ayes" and zero (0) "nays", to approve the Tuesday, July 5, 2005 minutes of the Fort Worth Housing Finance Corporation as presented. The motion carried. Overview of the Fort Worth Housing Finance Corporation (Agenda Item III) Director of Housing Jerome C. Walker presented a PowerPoint Presentation on the overview of the Fort Worth Housing Finance Corporation. He advised the purpose of the presentation was to provide the history on the formation and purpose of the Fort Worth Housing Finance Corporation (FWHFC). He added that it was also to give an overview of the FWHFC activities: 1. Issuance of bonds 2. Infill Housing Program 3. Land banking 4. Lending activities Mr. Walker provided information on the formation and original purpose of the FWHFC. He stated that on December 21, 1979, the FWHFC was created as a nonprofit corporation under the Texas Housing Finance Corporation Act and that it was determined that the City Council would serve as the Board of Directors. He stated that the original purpose was the issuance of tax-exempt mortgage revenue bonds. Mr. Walker reviewed the following chart showing the mortgage revenue bond issuances: June 1, 1980 $100,000,000 October 1, 1988 $21,474,942 September 1, 1990 $21,474,309 May 11, 1994 $22,380,000 April 1, 2002 $11,000,000 April 1, 2002 $9,660,000 (multi-family) CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY,August 23,2005 Page 3 Overview of the Fort Worth Housing Finance Corporation (cont'd) (Agenda Item III) Mr. Walker advised of the amendments to the Articles of Incorporation as follows: On April 23, 1996, the Articles of Incorporation were amended giving FWHFC the power to: 1. Develop and promote residential development, (includes construction and reconstruction of buildings and land); 2. Make loans to any person to defray residential development costs; and 3. Make loans to lending institutions to make home mortgages. Mr. Walker also indicated that it was also the Board's desire that the FWHFC operate outside of the government environment. The Housing Director was also reaffirmed as the FWHFC's agent. Mr. Walker talked about the Fort Worth Housing Endowment Fund. He stated that the initial $4.6 million corpus was derived from: • Refund of two bond issues in 1987 and 1991; and • Calling of a bond issue in 1991. He stated that the initial strategy was to utilize interest earnings only. He stated that since then, a portion of principal has been utilized to expand activities. He pointed out that the current fund balance is $5.2 million. Mr. Walker continued his presentation with a review of the infill-housing program. He advised that on September 10, 1996, FWHFC authorized an infill-housing program revolving loan fund in designated building areas for households with incomes at or below 120% of area median income utilizing the following sources: Housing Endowment Fund Interest Income $500,000 Rental Rehabilitation Program Income $537,156 April 2003 JP Morgan Chase Bank line of credit $1,000,000 $2,037,156 CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY, August 23,2005 Page 4 Overview of the Fort Worth Housing Finance Corporation (cont'd) (Agenda Item III) Mr. Walker presented various maps showing the northside designated building area, the southeast designated building area, the near southeast designated building area; and the Como designated building area. He explained how these districts were determined. Mr. Walker presented the land-banking program. He stated that on February 9, 1999, FWHFC allocated $500,000 interest income as a revolving fund for the Land Bank Program to assemble land for future development opportunities. He pointed out that banked land is: Sold "as is"to developers for site development and new home construction. Developed by FWHFC and sold to builders Developed and homes built by FWHFC Director Davis requested further clarification on the sold "as is" properties. She asked that when the City considers partnering with a developer, the City consider putting strings on this agreement. She pointed out specifically K-B Homes flipping the land and the developer is building something other than what was initially presented. Mr. Walker responded that when the incentives were given to K-B Homes there was no control and City staff had to come back to the Board in that situation. He added that if there are no guidelines then there needs to be something in the sales contract. In further discussion, Director Wheatfall recommended that deed restrictions with the City's housing standards be created and that they be tied to the land. He stated these are guarantees that are needed. Mr. Walker advised of the need to be careful and not restrict the developer's ability to get financing. Director Hicks shared her concerns with projects in the near southeast area. She pointed out that the residents do not want just any infill projects in this area. She pointed out that this area has historical significance and they want and need to get a special, quality project that matches its historical aspect. Mr. Walker emphasized that the employees of the Housing Department have heard the City Council and the citizens' cries for quality development and not just rooftops. He advised that currently they are using 12 different builders and some are MWBE contractors. Director Burdette asked about the lots in the Como area and when they were transferred to the FWHFC. He requested clarification on how the lots were picked. Mr. Walker indicated CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY,August 23,2005 Page 5 Overview of the Fort Worth Housing Finance Corporation (cont'd) (Agenda Item III) The criteria was that the lots were needed for immediate construction. Director Burdette indicated he wanted a report of the lots in the Como area and those given to the FWHFC. Mr. Walker presented the infill housing and land banking activities: ■ FWHFC has acquired the equivalent of approximately 300 lots and two sizable tracts of land ■ FWHFC has constructed homes on 100+lots. ($50,000 to $125,000) ■ FWHFC has sold 100+ lots to housing partners for housing development purposes ■ Infill Housing Partners have constructed 700+homes -- Prices points from $40,000 to $150,000 Mr. Walker reviewed the map showing the FWHFC infill housing located throughout the City of Fort Worth. Mr. Walker then reviewed various pictures of homes that have been constructed under the FWHFC program. He stated that the first house sold by the FWHFC was in 1997; a 1,600 sq. ft. house sold for $59,500, and pointed out that it would bring $85,000 to $90,000 in today's market. He continued to review various houses that had been constructed, their locations, and their selling prices. Mr. Walker continued his presentation with a review of the FWHFC's development activities. He reviewed the Villas of Eastwood Terrace, 160-unit senior rental community in Stop Six. He pointed out that this was a single-asset limited liability nonprofit company solely owned by FWHFC. He stated that the source of funds were: $9.6 million multi-family bond issue; FWHFC interest of$273,233 for soft costs and gap financing from the City of Fort Worth of$615,000. Director Burdette requested clarification on who the builders are. Mr. Walker explained that the FWHFC contracts out the building of projects and also contracts out the management. Mr. Walker presented the White Lake property, which is on 22.4 acres and was purchased for $285,000 and banked for future residential development opportunity. Mr. Walker reviewed the map showing the locations of FWHFC sold properties. Director Hicks pointed out the land and the housing project to be done by Montclair Homes. She indicated that they were to CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY, August 23,2005 Page 6 Overview of the Fort Worth Housing Finance Corporation (cont'd) (Agenda Item III) build medium-priced custom homes and the product was not selling and that they experienced a loss of materials through vandalism. She stated that they chose to move away and not complete the project. She further added that the product design was not conducive to the neighborhood. Mr. Walker presented the FWHFC "doing business as" projects. Mr. Walker stated that currently a home is being constructed in the Worth Heights Model Blocks at the request of the neighborhood. He added that this is a demonstration unit to gauge costs and impact of design standard considerations. He pointed out that the contractor failed to construct the five units off of 4700 E. Berry. He pointed out that the units were originally contracted by FWHFC with a builder and that builder failed to pay suppliers and subcontractors. He added that both projects were undertaken by contractors under contract with the FWHFC "dba" City Construction Company. Mr. Walker pointed out that performing work through contractors is consistent with the FWHFC's practice of the last eight years. He added that "dba" is precursor to a limited liability corporation to shield FWHFC assets if approved by the Board. Mr. Walker showed two slides of the homes being built. There was further deliberation on the detached garages for these homes, the lot sizes,the size of the houses, etc. Director Wheatfall explained that he wanted this issue on the agenda because of the housing projects in distressed neighborhoods. He expressed his concerns with the issue of the FWHFC being both the lending entity and the construction company under the "dba". He indicated his interest to see that the federal grants be totally separated from the construction aspect. He stated that the Board has no way of knowing what the construction company has done. He added that he wanted the Board to have policy oversight. Director Espino pointed out his concern for the Linwood area and that many of the homeowners cannot produce the deeds to their properties. He stated that this same situation exists for property owners on the near north side. He expressed his concern for these individuals losing their properties due to this issue. Mr. Walker presented the success factors as follows: • Low-price lots • Land banking system • Flexible (non-federal) construction funds • City development subsidies. • Fee waivers for homebuilders CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY, August 23,2005 Page 7 Overview of the Fort Worth Housing Finance Corporation (cont'd) (Agenda Item III) ■ Subsidies for homebuyers Mr. Walker reviewed the lending activities as follows: • Victory Arts Center- $500,000 construction loan • Historic rehab project consisting of 44 residential units, 9 commercial studios and special events space • Bridge loan, subordinate to JP Morgan Chase loan of$3.2 million o Terms: $500,000 due on receipt of historic tax credits 0 5% interest-only payments began June 2004 • Status: • Pending take-out and receipt of historic credit payments • Permanent take-out delayed by lower-than-projected occupancy • Loan payments current • Fort Worth South, Inc., Oleander Walk Redevelopment, including 12 town homes in Phase 1- $500,000 predevelopment and land assemblage • Uses: Infrastructure; acquisition; pre-development • Amount: up to $500,000 ($420,000 FWHFC Principal; $80,000 rental rehab) • Terms: Non-revolving, 2% interest-only payments • Infrastructure construction underway • Modification Request Approved: Replaced with $250,000 revolving line of credit Mr. Walker reviewed the Housing Development Fund as follows: Purpose: To build production capacity of small builders and developers in the Central City. Use: Interim construction loans for lot/land acquisition; predevelopment; square footage construction/rehab; multi-family/mixed use. Source of funds: HOME/Rental Rehab/Radisson Pkg. $1,412,000 Fannie Mae Line of Credit $2,000,000 CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY,August 23,2005 Page 8 Overview of the Fort Worth Housing Finance Corporation (cont'd) (Agenda Item III) Funds opened in June 2004 Board has approved the following loans: $121,714—two single family units on the north side $1,000,000— 168 senior rental development in the medical district Mr. Walker concluded his presentation with the ongoing FWHFC activities as follows: • Continued infill construction in strategic locations • Land assembly for housing development opportunities • Increased production through the Housing Development Fund Mr. Walker introduced the staff that is involved in this program as follows: • Karen Meunier, Program Manager of the Housing Services and Information • Donald Cager, Housing Program Manager in Development/Infill Housing Construction • William Hewitt, Management Analyst in Development/Infill Housing Construction This agenda item was provided as a matter of information. There was no formal action taken on this item. Election of Officers (Agenda Item IV) Vice President Haskin opened the floor for nomination of officers for the Fort Worth Housing Finance Corporation. MOTIONS: A motion was made by Director Espino to nominate Director Kathleen Hicks for President. Director Wheatfall seconded the nomination. A motion was made by Director Espino to nominate Becky Haskin as Vice President. Director Davis seconded the nomination. CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY, August 23,2005 Page 9 Election of Officers (cont'd) (Agenda Item IV) A motion was made by Director Silcox to nominate Director Donavan Wheatfall as Secretary. Director Moncrief seconded the nomination. A motion was made by Director Espino to nominate Director Jungus Jordan as Treasurer. Director Wheatfall seconded the nomination. The Fort Worth Housing Finance Corporation Board voted nine (9) "ayes" and zero (0) "nays"to approve the nominations by acclamation. The motion carried. Vice President Haskin adjourned the called — special session of the Fort Worth Housing Finance Corporation Board into Executive Session at 1:00 p.m. in accordance with the requirements of the Texas Open Meetings Act. Executive Session (Agenda Item V) In accordance with the Texas Open Meeting Act, Section 551 , the Fort Worth Housing Finance Corporation adjourned into Executive Session at 1:00 p.m. in order to discuss: 1. Seek the advice of its attorneys concerning legal issues regarding any current agenda items that are exempt from public disclosure under Article X, Section 9 of the Texas State Bar Rules, as authorized by Section 551.071 of the Texas Government Code: a. Legal issues concerning City Construction Company; b. Legal issues concerning any item listed on today's Fort Worth Housing Finance Corporation meeting agenda; 2. Purchase, sale, lease or value of real property, as authorized by Section 551.072 of the Texas Government Code. Deliberation in an open meeting would have a detrimental effect on the position of the Corporation in negotiations with a third party; and 3. Deliberate economic development negotiations, as authorized by Section 551.087 of the Texas Government Code. The Executive Session was adjourned at 1:20 p.m. CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY, August 23, 2005 Page 10 Vice President Haskin reconvened the called— special session of the Fort Worth Housing Finance Corporation at 1:20 p.m. on Tuesday, August 23, 2005. Request for Future Agenda Items and/or Reports (Agenda Item VI) There were no future agenda items requested by the Board Members or reports given by the Board Members. Adiourn (Agenda Item VII) With no further discussion, President Hicks adjourned the called — special session of the Fort Worth Housing Finance Corporation Board at 1:21 p.m. on Tuesday, August 23, 2005. These minutes approved by the Fort Worth Housing Finance Corporation Board of Directors on the day of 32006. APPROVED: Kathleen Hicks President ATTEST: Do van Wheatfall Secretary CITY OF FORT WORTH, TEXAS FORT WORTH HOUSING FINANCE CORPORATION CALLED—SPECIAL SESSION MINUTES TUESDAY, August 23,2005 Page 11 Prepared and respectfully submitted by: f)[\ ck'� Marty Hendrix City Secretary