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HRA Meeting Minutes – Tuesday, May 21, 2013 Page 3 1 Further discussion included clarification that the HRA held the right to waive certain 2 specifications or requirements of the modified HRP if a certain property had unique 3 characteristics, with the HRP serving as a guideline that can vary on a case by case basis and 4 less of a legal issue than that of a communication tool between the HRA and builders/buyers, 5 and specifying their performance required by the HRA for their participation in the HRP. Mr. 6 Bubul advised that, if the HRA chose to deviate for some reason, that they do so with care; and 7 that waivers are the exceptions, not the rule; and that variances from the requirements be based 8 on good business practices, not for zoning situations. 9 10 Mr. Bubul advised that when the HRA sells a property, it was typically standard practice not to 11 warrant the title, and there should be no problem with lenders in obtaining warranty deeds. 12 13 Chair Maschka thanked Mr. Bubul for responding to questions of the body. 14 15 Motion: Member Lee moved, seconded by Member Majerus to adopt the HRA’s 16 modified Housing Replacement Program dated May 2013 as presented. 17 18 Ayes: 5 19 Nays: 0 20 Motion carried. 21 22 b. Acceptance of Comprehensive Multifamily Housing Needs – Mary Bujold 23 Mary Bujold, President and Amanda Jansen of Maxfield Research were present and introduced 24 by Acting HRA Executive Director Kelsey. Ms. Kelsey advised that the full study was 25 available by e-mail for the body, and could be printed at their request. Ms. Kelsey noted that 26 tonight’s meeting packet included recommendations and conclusions, asking that the board 27 comment on those recommendations brought forward by Maxfield for development 28 opportunities and missing market needs in the community. 29 30 Ms. Jansen provided a presentation of demographic findings housing needs since the previous 31 study was conducted, including housing needs analysis, general occupancy studies, senior 32 housing overview and continuum of care considerations, interview summaries for sale and 33 rental homes; and the example of the recent Josephine Woods redevelopment with sales 34 starting at $400,000 and sold out within the first year. Ms. Jansen advised that the 35 community’s older housing stock still consisted primarily of single-family homes; with the 36 overall metropolitan area experiencing a record low vacancy rate, mostly in downtown 37 Minneapolis and St. Paul, Uptown and St. Louis Park. 38 39 At the request of Member Quam, Ms. Jansen noted that older single-family homes used as 40 rentals were meeting a market-rate housing need, but they were older homes and not always 41 considered as affordable housing options, but for those of medium incomes. 42 43 Chair Maschka clarified the terminology for “affordable” and “subsidized” and their 44 differentials. 45 46 Ms. Jansen continued her presentation of general occupancy demands by type, with the most 47 obvious demand for market-rate rental units, hard to achieve based on lack of land availability 48 in Roseville. Ms. Jansen noted that specific to senior housing needs, the most demand was 49 aimed at subsidized housing needs; however, without financial assistance to developers, it was 50 difficult to develop subsidized housing, even though it remained in demand. Ms. Jansen 51 advised that, even though the market continued to demand that type of housing, their firm 52 recommended waiting several years to determine and possibly re-assign that demand after 53 2018. 54