City of Fairfax, Virginia City Council Work Session Meeting

Transcription

1 City of, Virginia City Council Work Session Meeting Agenda Item # WS 2 City Council Meeting 04/07/205 TO: FROM: SUBJECT: ISSUE(S): SUMMARY: FISCAL IMPACT: RECOMMENDATION: ALTERNATIVE: RESPONSIBLE STAFF/ POC: COORDINATION: ATTACHMENTS: Honorable Mayor and Members of City Council Robert Sisson, City Manager Joint Discussion with the City of Renaissance Housing To hold a joint discussion with Board Members of the City of Renaissance Housing (FRHC). The FRHC, in conjunction with Main Street Bank (FRHC s banking partner), provides two year, no interest home improvement loans of up to $250, to qualifying City of homeowners. Interest on the loans is paid by the FRHC during the 24-month term. In July 204, the FRHC held a joint discussion with the Mayor and City Council to discuss future programs and opportunities. FRHC Board Members and a representative from Main Street Bank reviewed the current loan program and received questions from the Mayor and City Council. Since that meeting, the FRHC has evaluated the items raised during that discussion, as well as others identified by the Board during an assessment of its loan program. The FRHC has prepared an analysis of its loan program and recommendations for discussion with the Mayor and City Council. None at this time. Hold a joint discussion with Board Members of the City of Renaissance Housing. Postpone or cancel holding a joint discussion with Board Members of the City of Renaissance Housing. Tina Gillian, Liaison to the City of Renaissance Housing Brooke Hardin, Director of Community Development & Planning Community Development & Planning Loan Program Analysis and Recommendations; Loan Program Guidelines

2 City of Renaissance Housing Joint Discussion with City Council April 7, 205 Background In July 204, the City of Renaissance Housing (FRHC) held a joint discussion with the Mayor and City Council to discuss future programs and opportunities. FRHC Board Members and a representative from Main Street Bank (FRHC s banking partner) reviewed the current loan program and received questions from the Mayor and City Council. Since that meeting, FRHC has evaluated the items raised during that discussion, as well as others identified by the Board during an assessment of its loan program. Included below, in a question and answer format, is a summary of the items analyzed by the Board followed by recommendations for the program. Loan Program Analysis A couple of overarching questions posed during the July 204 joint discussion with the Mayor and City Council centered on the idea of re-considering the approaches, objectives, goals, and mission of the program. To a certain extent, all of the questions and answers below are geared toward answering the overarching questions, with the recommendations that follow outlining potential changes to the program. Eligibility Criteria Are there other types of housing that could be considered for the program? A number of different types of housing/projects were considered. The Board received a presentation from City staff with data regarding the character of housing in the City as well as the type of investment occurring through building permits. The data show that permit activity for additions has decreased since the housing peak, but interior alterations have remained strong. The Board also reviewed patterns of common ownership and tenure (owner versus renter) in the Ardmore neighborhood, as it includes the largest collection of duplexes (a housing type not currently eligible for the program) in the City. The analysis revealed that there isn t a prevalence of single owners of multiple properties currently in the neighborhood and very rough estimates showed 25% of houses were rental. Based upon these findings and other considerations, the inclusion of duplexes in the loan program, as long as those structures meet the other criteria of the program, could be considered provided the project covers both sides of the duplex and both are owner occupied. Are there other types of community or residential projects that should be considered for the program? The Board recently considered an inquiry from a neighborhood recreation association that was interested as to whether site and building improvements to a community pool property would be eligible for the program. It was determined by the Board that the project was not consistent with the purpose of the program. Projects that would improve the curb appeal of areas owned in common by home owners associations have also been discussed by the Board. It is possible for common area projects to meet the bank s underwriting criteria, but further consideration is necessary to determine if these projects would meet the program s objectives, including its fiduciary responsibilities. Should rental properties be eligible for the program? There is no technical reason why rental properties couldn t be eligible for the program. The lending bank would require property owners to meet more stringent underwriting criteria as compared to an owner-occupied property. While rentals have the potential to be a growing segment of the housing

3 market, inclusion of rentals in the program would most likely exceed current resources or displace applications from homeowners. Should the provision that requires houses eligible for the program to be at least 0 years old be reconsidered? It doesn t appear that changing this provision is necessary because houses less than 0 years old generally don t need the benefits of the program. Building permit applications for additions to houses have dropped off since their peak prior to the recession, should additions be a specific focus of the program to try to get these applications back up? Instead of targeting a particular type of improvement, letting the market determine this tends to work best. Additional marketing to promote the program in general is being undertaken. Program Operations Are there additional promotional opportunities that could be implemented to help market the program? The advertising budget has been increased for Fiscal Year 205. These funds are utilized for program promotion. FRHC has and will continue to reach out to neighborhood associations to promote the program through association newsletters, webpages, etc. Consideration will also be given to posting materials in City Hall, distributing materials through the program s partnering bank, and publishing articles in the Cityscene newsletter. Could the interest payments that are currently made by the FRHC on behalf of a homeowner instead be deferred during the loan period and then paid back to the FRHC to be loaned to another homeowner (for example, the homeowner rolls those interest payments into a permanent loan after construction of the project)? This is not attractive to the majority of homeowner applicants. On its face, it appears to conflict with bank lending guidelines. Targeting Neighborhoods Should neighborhoods that haven t utilized the program as extensively as others be targeted for the program? The 97 projects completed under the loan program since its inception were mapped (attached) and indicate general citywide usage of the program. Should neighborhoods with significant occurrence of property maintenance complaints or violations be targeted for the program? Property maintenance complaints were analyzed for both loan program properties and neighborhoods in general. Encouragingly, it was found that properties that had participated in the loan program previously were generally not later found to have complaints or violations. Housingrelated property maintenance complaints were mapped by neighborhood (attached). Other than in a few instances, the loan program is already being utilized in neighborhoods that have property maintenance complaints. Partnerships Are there opportunities to partner with a nonprofit affordable housing developer doing rehabs or new construction that the loan program could fill a gap? Rehabilitation work on qualifying homes with a qualified homeowner could be eligible for the program. New construction isn t currently contemplated for the program as interest on larger, new construction loans exceeds the program s available resources. Offering a special program for City employees has been evaluated in the past and was found that there was interest indicated by public employees. Are there opportunities to partner with luxury custom home builders? 2

4 This type of infill development appears to more a function of market conditions and opportunity as opposed to local financial incentives. Similar to the previous item, new construction isn t currently contemplated for the program as interest on larger, new construction loans exceeds the program s available resources. Recommendations Based upon the evaluation of the items summarized in this document, the FRHC Board has determined that the following items should be reaffirmed within the existing loan program or considered for future inclusion: Provide City of homeowners an attractive opportunity to upgrade their homes Allow duplexes to be eligible if the project covers both units Program is limited to homeowner resident-occupied dwellings within the city limits Continue the 0-year old age of home criteria for eligibility Let the market and need determine the types of projects to be eligible for the program Continue to seek ways to promote the program Continue to adhere to partnering bank lending guidelines Seek City Council funding stability for the FRHC program 3

5 4 0 Gainsborough Cavalier Oxford Row Copperfield Square Apts Churchill Apts Miles in = 0.24 miles Westmore Knolls Jermantown Village Avery Park Westmore Legend (Neighborhoods) Received FRHC Loans No FRHC Loans Received Not Eligible Fairchester Hunt Apts Cardinal Gardens Apts Warren Woods Cobbdale Fairchester Woods Westwood Oaks Apts West Eaves Apts Heights Knolls on Main Apts Autumn Woods Royal Legacy Commons 23 Ardmore Chancery Park Cameron Glen McLean Triangle 0 Railroad Sq Jaguar/ Yorktown Canfield Village Main Street Green Johnsons Crest Crestmont Gateway The Assembly Providence Taba Cove Rustfield Courthouse Sq Chancery Sq Eleven Oaks Stratford 7 Limewood Hall Providence Sq The Crossings NEW OLD Towne Mason Oaks Windy Hill Madison Lord Hall Apts John Trammell Court 7 Green Acres Mosby Woods 4 Maple Hill Farrcroft Wrens Courtyard Singing Pines 2 45 Aspen Grove Country Club Hills Halemhurst 6 Mosby Woods Condos Clarks Corner 20 0 Fairview Orchard Knolls Cambridge Station Stonewall Old Lee Hills South East 8 Little River Hills Sq Apts 2 The Boltons Ridgecrest Kirkwood 0 Great Oaks Maple Trace 4 Renaissance Housing Loans Map Oaks Lyndhurst Holly Park Preserve at Great Oaks Comstock Barristers Keepe Foxcroft Colony Picketts Reserve PLEASE NOTE: Combined subdivisions on the map reflect commonalities in physical characteristics (unit type, year built, lot size, etc.) among housing units. This map is intended to aid in data analysis and does not reflect legal subdivisions.

6 4 0 Gainsborough Cavalier Oxford Row Copperfield Square Apts Miles in = 0.24 miles Jermantown Village Avery Park Cobbdale The Assembly Mosby Woods Mosby Woods Condos Cambridge Station Great Oaks Property Maintenance Repair Complaints present Oaks Preserve at Great Oaks Foxcroft Colony Churchill Apts Westmore Knolls Westmore Legend (Neighborhoods) Received FRHC Loans No FRHC Loans Received Not Eligible Repair Complaints Fairchester Hunt Apts Cardinal Gardens Apts Warren Woods Westwood Oaks Apts West Eaves Apts Fairchester Woods Heights Knolls on Main Apts Autumn Woods Royal Legacy Commons Ardmore Chancery Park Railroad Sq Jaguar/ Yorktown Cameron Glen McLean Triangle Main Street Green Canfield Village Johnsons Crest Providence Taba Cove Crestmont Gateway Rustfield Courthouse Sq Chancery Sq Eleven Oaks Stratford Limewood Hall Providence Sq The Crossings NEW OLD Towne Mason Oaks Windy Hill Madison Lord Hall Apts John Trammell Court Green Acres Maple Hill Farrcroft Wrens Courtyard Singing Pines Aspen Grove Country Club Hills Clarks Corner Halemhurst Fairview Orchard Knolls Stonewall Old Lee Hills South East Little River Hills Sq Apts The Boltons Ridgecrest Kirkwood Maple Trace Lyndhurst Holly Park Comstock Barristers Keepe Picketts Reserve PLEASE NOTE: Combined subdivisions on the map reflect commonalities in physical characteristics (unit type, year built, lot size, etc.) among housing units. This map is intended to aid in data analysis and does not reflect legal subdivisions.

7 Application Procedure & Loan Program Process To start the loan process, fill out the application and submit it, along with a non-refundable $50 application fee (Check made out to the FRHC), to Renaissance Housing attn: Tina Gillian, City of, City Hall 0455 Armstrong St. Room 207. Approval of project applications will be reviewed on a first come, first served basis and will be contingent upon availability of funds. Application procedure is two-fold. Project applications are first reviewed by the FRHC. Once approved applicants will be referred to the Bank for the loan approval process. Please note applications are not fully approved until approved by the Bank. (Do not start work until this time! If work starts, your project may be denied.) After the FRHC forwards the project approval request to MainStreet Bank, the applicant will need to provide the bank with appropriate financial information and project plans. During the twenty-four month term of the 0% loan, program participants must provide the FRHC with quarterly project status reports or risk default. Under this program, during the renovation process, the FRHC has the right to post a sign in the front yard of the property and to inspect/photograph the project property at any time. City of Renaissance Housing Board of Directors Dale Lestina, President Amanullah Amin, Vice-President Jim Shipp, Secretary Gene LaColla, Treasurer Robert Matthews, Member Chris Johnston, MainStreet Bank Mariana Quackenbush, MainStreet Bank Tina Gillian Executive Director J. Raymond Sparrow, Jr. Esquire General Counsel Mariana Quackenbush MainStreet Bank 0089 Boulevard, VA mquackenbush@mstreetbank.com Tina Gillian Renaissance Housing PO Box 378, VA tina.gillian@fairfaxva.gov This program is NOT associated with the City of Tax Abatement program 5/ 0% Interest Rate Home Improvement Loan Program For Loans $0,000 to $99,999 City of Renaissance Housing in partnership with

8 City of Renaissance Housing in partnership with 0% Interest Rate Home Improvement Loan Program After many years, homes that were originally modern and efficient may no longer meet the needs of their owners. If you live in an older home and your thinking of a large addition to your home, or thinking of modifications to make aging in place easier, consider participating in an exciting program that makes home improvements more affordable. The City of Renaissance Housing (FRHC), a non-profit organization, committed to improving the quality of residential neighborhoods in the City, in conjunction with the Bank will make available home improvement loans up to $99,999 with no interest paid by the borrower for the first two years. Interest on the loan would be paid by the FRHC during the 24-month term. Example: For a loan of $99,999 the effective APR (annual percentage rate) to the borrower would typically be 0% under this loan program during the 24-month term. This example assumes that borrower s interest payments have been made by FRHC, and that the Bank has paid closing costs estimated at $ for the borrower. The actual APR, including the total of interest and finance charges paid on behalf of borrower, would be 5.625%. FRHC Guidelines. Only City of residents are eligible. 2. The home must be single family detached, owner-occupied and only the homeowner may apply. 3. The home must be at least ten years old. 4. You may submit only one application per home Homes with an assessed tax value of $750,000 or more are ineligible The home must exhibit one or more of, but not limited to the following conditions: exterior or interior deterioration, functional obsolescence, or lack of amenities found in today s new homes (such as master bedroom suites, two car garages, etc.). 7. All required paperwork and/or permits must be applied for and be approved by your homeowners association (if applicable), the City of, and the FRHC. 8. Improvements must be completed within eighteen months of the loan closing date in order to avoid an interest reimbursement to FRHC. Completion requires inspection by the FRHC and final inspection/permits passed by the City of building officials (if required). 2&3 9. The loan proceeds must be spent on residential improvements. 0. Loan proceeds may not be used to pay off or pay down loans made prior to FRHC loan closing date. 2. You may be required to spend up to twenty-five percent of the loan proceeds on exterior improvements, such as the entryway, walkway, or landscape at the front or sides of your home The home must remain owner-occupied and cannot be sold or rented for at least thirty six (36) months after the loan closing date in order to avoid an interest reimbursement to the FRHC. 2&3 3. Both the project and the loan must be approved before any work may start (Do not start work until this time! If work starts your project may be denied). 4. The loan amount may not be increased after its bank closing date. 2 Bank Guidelines. The 0% Interest Rate Home Improvement Loan is secured by a lien on the subject property. 2. This loan has to be no less than a second mortgage/second deed of trust on the subject property. If a second deed of trust currently exists on the property it will need to be paid off or refinanced into the first trust/mortgage before the FRHC loan can be closed. 3. The loan requires monthly payments of interest during the two-year term. The FRHC will pay the monthly interest for the two year life of the loan, and none of the principal is due until the end of the two-year term. 4. At the end of the two-year period, the homeowner may pay off the loan or convert it into a conventional home equity loan or line of credit with a bank of the homeowner s choice. Prospective City of homeowners with contracts to purchase are also eligible to apply. 2 May be waived at the discretion of the FRHC Board of Directors. 3 The interest reimbursement will be equal to the amount of interest paid by the FRHC on the loan for the period that the loan was in place.

9 Application Procedure & Loan Program Process To start the loan process, fill out the application and submit it, along with a non-refundable $00 application fee, (Check made out to FRHC) to Renaissance Housing attn: Tina Gillian, City of, City Hall 0455 Armstrong St. Room 207. Approval of project applications will be reviewed on a first come, first served basis and will be contingent upon the availability of funds. Application procedure is two-fold. Project applications are first reviewed by the FRHC. Once approved applicants will be referred to the Bank for the loan approval process. Please note applications are not fully approved until approved by the Bank. (Do not start work until this time! If work starts your project may be denied) After the FRHC forwards the project approval request to MainStreet Bank, the applicant will need to provide the bank with appropriate financial information and project plans. During the twenty-four month term of the 0% loan, program participants must provide the FRHC with quarterly project status reports or risk default. Under this program, during the renovation process, the FRHC has the right to post a sign in the front yard of the property and to inspect/photograph the project property at any time. City of Renaissance Housing Board of Directors Dale Lestina, President Amanullah Amin, Vice-President Jim Shipp, Secretary Gene LaColla, Treasurer Robert Matthews, Member Chris Johnston, MainStreet Bank Mariana Quackenbush, MainStreet Bank Tina Gillian Executive Director J. Raymond Sparrow, Jr. Esquire General Counsel Mariana Quackenbush MainStreet Bank 0089 Boulevard, VA mquackenbush@mstreetbank.com Tina Gillian Renaissance Housing PO Box 378, VA tina.gillian@fairfaxva.gov This is program NOT associated with the of Tax Abatement program City 0% Interest Rate Home Improvement Loan Program For Loans $00,000 to $250,000 City of Renaissance Housing in partnership with

10 City of Renaissance Housing in partnership with 0% Interest Rate Home Improvement Loan Program After many years, homes that were originally modern and efficient may no longer meet the needs of their owners. If you live in an older home and your thinking of a large addition to your home, or thinking of modifications to make aging in place easier, consider participating in an new exciting program that makes home improvements very affordable. The City of Renaissance Housing (FRHC), a non-profit organization committed to improving the quality of residential neighborhoods in the City, in conjunction with the Bank will make available home improvement loans up to $250,000 with no interest paid by the borrower for the first two years. Interest on the loan would be paid by the FRHC during the 24-month term. Example: For a loan of $50,000 the effective APR (annual percentage rate) to the borrower would typically be 0% under this loan program during the 24-month term. This example assumes that borrower s interest payments have been made by FRHC, and that the Bank has paid closing costs estimated at $ for the borrower. The actual APR, including the total of interest and finance charges paid on behalf of borrower, would be 5.625%. FRHC Guidelines. Only City of residents are eligible. 2. The home must be single family owneroccupied and only the homeowner may apply. 3. The home must be at least ten years old. 4. You may submit only one application per home Homes with an assessed tax value of $750,000 or more are ineligible The home must exhibit one or more of, but not limited to the following conditions: exterior or interior deterioration, functional obsolescence, or lack of amenities found in today s new homes (such as master bedroom suites, two car garages, etc.). 7. All required paperwork and/or permits must be applied for and be approved by your homeowners association (if applicable), the City of, and the FRHC. 8. Improvements must be completed within eighteen months of the loan closing date in order to avoid an interest reimbursement to FRHC. Completion requires inspection by the FRHC and final inspection/permits passed by the City of building officials (if required). 2&3 9. The loan proceeds must be spent on residential improvements. 0. Loan proceeds may not be used to pay off or pay down loans made prior to FRHC loan closing date. 2. You may be required to spend up to twenty-five percent of the loan proceeds on exterior improvements, such as the entryway, walkway, or landscape at the front or sides of your home The home must remain owner-occupied and cannot be sold for at least thirty-six (36) months after the loan closing date in order to avoid an interest reimbursement to the FRHC. 2&3 3. Projects under this program will be required to have a licensed general contractor; home owner may not pull permits in their own name. 4. Both the project and the loan must be approved before any work may start (Do not start work until this time! If work starts your project may be denied). 5. The loan amount may not be increased after its bank closing date. 2 Bank Guidelines. The 0% Interest Rate Home Improvement Loan is a construction loan requiring periodic construction draws and inspections. Although the FRHC will pay the interest for two years, the loan is secured by a lien on the subject property. 2. This loan has to be no less than a second mortgage/ second deed of trust on the subject property. If a second deed of trust currently exists on the property it will need to be paid off or refinanced into the first trust/mortgage before the FRHC loan can be closed. 3. The loan requires monthly payments of interest during the two-year term. The FRHC will pay the monthly interest for the first two years, and none of the principal is due until the end of the two-year term. 4. At the end of the two-year period, the homeowner may pay off the loan or convert it into a conventional home equity loan or line of credit with a bank of the homeowner s choice. Prospective City of homeowners with contracts to purchase are also eligible to apply. 2 May be waived at the discretion of the FRHC Board of Directors. 3 The interest reimbursement will be equal to the amount of interest paid by the FRHC on the loan for the period that the loan was in place.