440 W. Kelly Avenue
ABOUT THIS PROJECT: In January, the Town and County purchased two lots at 440 West Kelly Avenue for the purpose of building permanently deed restricted community workforce housing. This neighborhood, located directly north of the Fairgrounds and south of the Cowboy Village Resort, was rezoned in 2018 for the purpose of providing denser, multifamily housing for our community workforce. This opportunity represents the first redevelopment project in the neighborhood.
In February, the Town Council and County Commissioners directed the Housing Department to release a Request for Proposals to develop the site and to require respondents to provide development plans for at least 15 units. In April, three responses were submitted - each response providing at least 15 ownership units for the workforce. The Housing Supply Board reviewed the responses, interviewed respondents, and recommended that the Town Council and County Commission award the project to the Roller Development, Tack Development, and Shaw Construction team. Their proposal provides 16, permanently deed restricted homes for our local workforce.
In June, the Town Council and County Commissioners selected the Roller/Tack/Shaw team to build housing at the site. Responding to feedback from landowners close to the proposed project, the elected officials asked the developer to bring back two options for consideration: one option with 16 units and one smaller option with 12 units. All of the units must be an ownership product and permanently deed restricted for the workforce.
On June 12th from 6 to 8 PM at 320 S. King Street, the developer presented two revised designs during an open house for the project. The elected officials will consider a design option at their July 22, 2019 special Joint Information Meeting, 1:30pm at the County Administration Building.
This RFP is now closed and the responses received are provided, below.
Response 1: Love Schack Architecture & Onion Flats
Timeline for Review & Award:
April 9: Housing Supply Board meeting to review projects. 4pm at 320 S. King Street. Open to the public.
April 22: Housing Supply Board interviews finalists at Town Hall. All interviews will be recorded and open to the public. 2:00pm - Design Associates/United Development Solutions LLC. 3:30pm - Roller/Tack. A recording of the interviews can be watched here.
April 26: Special Housing Supply Board meeting to discuss the final responses and make a recommendation to the Housing Director. 3pm at Town Hall. The meeting will be video recorded for those who cannot attend. The video recording will be posted here.
May 6: Town Council and Board of County Commissioners will award the project at the Joint Information Meeting. 1:30pm at Town Hall. This item is last on the agenda.
Please find the Request for Proposals to develop deed restricted housing at 440 West Kelly Avenue, below. All responses are due by 4:00 PM on April 5th. An information session will be held on February 19th at 1:00 PM at 320 S. King Street. Questions will be accepted until March 22, 2019 and answers will be posted on a rolling basis on this website.
Questions & Answers
Can the 10' ROW along the south property line be used for vehicular access?
Right now, the 10' ROW may not be used for vehicular access. Respondents should assume access from Kelly Avenue only.
What are the terms of the ground lease?
The Housing Authority will provide a long-term (either 50 year or 99 year) ground lease at a rate of $1 per year.
Does it matter if the developer is local or from out of town?
No, we do not care if the developer is local or from out of town. The last RFP was awarded to an out of town developer. Ultimately, we are looking for the best project.
Would the Housing Authority consider financing the project?
Who sets the pricing for the workforce units?
The developer sets the initial sales price. Appreciation is then based on CPI capped at 3%.
For how much do Workforce Ownership units sell? What is the demand for this type unit?
Workforce Ownership units are a new product for the Housing Department. The pricing goal is to set the sales price at an amount that is affordable to households earning more than 120% of median family income. There is no cap on the sales price for these units; it's simply what the market will bear. Households who purchase these homes are required to provide a down payment of 3.5%.
What kind of drawings are you looking for at time of submission?
The RFP states that detailed architectural plans are not required at proposal submission. Respondents are required to outline the design approach and provide site plans that: show square footage, broken down by use/type; building height and use broken down by floor; and proposed architect.
Are accessible units required as part of this project?
According to building code, one unit must be fully accessible (Type A) and the remaining units must meet the type B requirements.
Will the Town, County, and/or Housing Authority consider providing additional funding for this project?
Additional funding could be available, based on the affordability and quality of units proposed. However, responses that provide livable units at an appropriate price point and do not require additional public funds are preferred.
It is unclear whether the developer or Housing Authority will be taking on the soft costs of this work. We need to know if these need to be included in the pro forma or if the Housing Authority will make this (relatively minimal) investment.
The developer is expected to take on the soft costs of the project. Having said that, there is nothing prohibiting a developer from asking the Housing Authority to provide additional funding for the project (see question, above).
Since the land is and will continue to be owned by the Housing Authority, would the developer be able to borrow against it? Can it be used as equity? We assume not, but if there is any way, it would be helpful in securing financing.
A developer should easily be able to secure financing with a long-term ground lease in place – either 50 or 100 years at $1/year.