Green Bay Housing Authority

AGENDA OF THE GREEN BAY HOUSING AUTHORITY WEDNESDAY, JULY 30, 2025, 9:00 AM City Hall, Room 604 - The Harry Maier Room. Virtual attendance is also available via Zoom. A. Zoom Meeting Information. 1. Join Zoom Meeting Online: https://us02web.zoom.us/j/81434999289?pwd=N0dlMGxWSS85SGswK2lZeGhZZUN0UT09 Or call in by phone: +1 312 626 6799 Meeting ID: 814 3499 9289 Passcode: 483400 If you wish to speak at this public meeting or leave a comment, please fill out the online Comment Form prior to the meeting. More detailed Zoom Instructions can be found online. B. Roll Call. 1. Members: William VandeCastle - Chair, Stephen Srubas - Vice Chair, Sandra Popp, Erin Edwards and Randy Scannell C. Approval of the Agenda. 1. Approval of the agenda for the Wednesday, July 30, 2025, meeting of the Green Bay Housing Authority. D. Approval of Minutes. 1. Approval of the minutes from the June 19, 2025, meeting of the Green Bay Housing Authority. E. Regular Business. 1. Consideration with possible action on approval of a loan with Grand Boulevard Apartments, LLC for the development of 0 Grand Boulevard (Tax Parcel 23-243-1). Agenda of the Green Bay Housing Authority July 30, 2025 Page 1  The Authority may convene in closed session pursuant to Sections 19.85(1)(e), Wis. Stats., for purposes of deliberating or negotiating the sale of public properties, investing of public funds or conducting other specified public business as necessary for competitive or bargaining reasons. The Authority may thereafter reconvene in open session pursuant to Section 19.85(2), Wis. Stats., to report the results of the closed session and consider the balance of the agenda. F. Informational. 1. GBHA Bills. 2. GBHA Financial Report. 3. Director's Report. 4. Occupancy Report. 5. Next Meeting: Thursday, August 21, 2025. G. Adjournment. 1. Adjournment of the Wednesday, July 30, 2025, meeting of the Green Bay Housing Authority. 1) THIS MEETING IS RECORDED: THE VIDEO OF THIS MEETING AND MINUTES ARE AVAILABLE ONLINE AT www.greenbaywi.gov 2) ACCESSIBILITY: Any person wishing to attend who requires special accommodation because of a disability, should contact the City Safety Manager at 920-448-3125 at least 48 hours before the scheduled meeting time so that arrangements can be made. 3) QUORUM: Please take notice that a majority or quorum of the Common Council will attend this Green Bay Housing Authority meeting and will constitute a meeting of the Common Council for purposes of discussion and information gathering relative to this agenda. 4) REPRESENTATION: The party requesting the communication, or their representative, should be present at this meeting. Agenda of the Green Bay Housing Authority July 30, 2025 Page 2  Report to the Housing Authority of the City of Green Bay MEETING DATE PREPARED BY July 30, 2025 Kaycee Champasak AGENDA ITEM # D.1 Approval of the minutes from the June 19, 2025, meeting of the Green Bay Housing Authority. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. GBHAMINS06192025 100 North Jefferson Street, Room 608, Green Bay, Wisconsin 54301-5026 (p) 920.448.3400 (f) 920.448.3426 greenbaywi.gov  Report to the Housing Authority of the City of Green Bay MEETING DATE PREPARED BY July 30, 2025 Cheryl Renier-Wigg, Staff AGENDA ITEM # E.1 Consideration with possible action on approval of a loan with Grand Boulevard Apartments, LLC for the development of 0 Grand Boulevard (Tax Parcel 23-243-1). The Authority may convene in closed session pursuant to Sections 19.85(1)(e), Wis. Stats., for purposes of deliberating or negotiating the sale of public properties, investing of public funds or conducting other specified public business as necessary for competitive or bargaining reasons. The Authority may thereafter reconvene in open session pursuant to Section 19.85(2), Wis. Stats., to report the results of the closed session and consider the balance of the agenda. BACKGROUND Grand Boulevard Apartments, LLC, intends to develop a project that includes 95 workforce housing units. The proposed multi-family units would be rented to households with incomes 80% to 120% of the Area Median Income (AMI). The project would develop 3.05 acres of Redevelopment Authority (RDA) - owned land, which makes up a portion of the 26 acres donated by JBS Foods to the City in 2020. The undeveloped land was donated to support the creation of new workforce housing units and a destination park. In May 2024, after releasing a Request for Proposals (RFP), the RDA selected Gorman & Company as a development partner for multi-family housing at the JBS site. Gorman & Company has since completed their due diligence, finalized their development plans, and secured funding contingent on a development agreement with the City that includes Tax Increment Financing (TIF) assistance and HOME assistance was requested. Gorman & Company has also created a new subsidiary, Grand Boulevard Apartments, LLC, to serve as the official developer of the project. Unfortunately, the Buy America Build America rules set in place by the Dept. of Housing and Urban Development made the HOME funds requested from the RDA a cost burden to the project. The Developer is now seeking a different funding source through the GBHA that does not carry these requirements. This project aligns with the Green Bay Housing Authority's goal of supporting the creation of new housing products in Green Bay. It will be open to the public and will be available for persons employed at JBS, a site adjacent beef processing plant. To help fill the gap on this project, the Developer has received approval from the City to utilize TIF funding to repay an upfront loan. There is still a small gap remaining which needs to be filled to make this project work. The Developer is requesting a loan of $350,000.00 with 3% interest for five years. The payment will be diferred during the five years, but interest will continue to accrue annually. At the end of five years, the Developer will pay in full the $350,000.00 loan with all accrued interest. RDA staff has underwritten the application for HOME funding request of $500,000.00 and found it to meet the standards for the HOME 100 North Jefferson Street, Room 608, Green Bay, Wisconsin 54301-5026 (p) 920.448.3400 (f) 920.448.3426 greenbaywi.gov program. Staff used this underwriting in reviewing this loan and determined it would meet the justification of gap funding requirements. This is a catalyst housing project for the JBS site and will provide much-needed housing for the middle income workforce market. Staff is in favor of approval. RECOMMENDATION To approve a $350,000.00 deferred loan with Grand Boulevard Apartments, LLC for the development of 0 Grand Boulevard (Tax Parcel 23-243-1) with a term of five years at 3% to be paid as a balloon payment at the end of five years. FISCAL IMPACT Unrestricted revenue bond funding account. Current balance $1,312,879 Obligated for MM 500,000 being held until completion of Mason Manor rehab Avail. balance $ 812,879 Gorman request 350,000 Remianing balance $462,879 ATTACHMENTS 1. GBHA_GrandBloulevard 2. Amortization Schedule 3. Gorman Project Maps 4. Gorman Project Design page 2 of 2  P: (608) 835-3900 F: (608) 835-3922 info@GormanUSA.com www.GormanUSA.com 200 N Main Street Oregon, WI 53575 July 17, 2025 Green Bay Housing Authority Cheryl Renier-Wigg, Executive Director 100 North Jefferson Street Green Bay, WI 54301 Re: GRAND BOULEVARD APARTMENTS Dear Cheryl, The purpose of this letter is to confirm our interest in pursuing a loan from the Green Bay Housing Authority as gap financing for a new Workforce Development located on the newly constructed Grand Boulevard in the city of Green Bay. Pursuant to our recent discussions, this loan would fill a critical piece of financing to balance the sources and uses for this project. The targeted demographic for this project would be workers from area employers who would be earning between 80%-120% of county median income. This demographic is referred to as the “missing middle”. Through a recent market study we have confirmed that this “missing middle” demographic is in dire need of affordable workforce housing within the Green Bay area. The amount of gap financing we are requesting is a loan for $350,000, which would be payable at 3% interest per annum, over a 5-year term. No payments would be made on this loan until we pay back the full amount of the loan plus accrued interest in 5 years. This loan would be guaranteed by Gorman & Company, LLC. My understanding is you will submit this request for financing to the Green Bay Housing Authority Board in the first week of August for review and possible approval. Thank you for supporting the growing need for workforce housing in Green Bay! Sincerely, Ted Matkom Wisconsin Market President ATLANTA CHICAGO DENVER MADISON MILWAUKEE PHOENIX PORTLAND  Loan Amortization Schedule Lender Name Date Green Bay Housing Authority 7/30/2025 Borrower Name Remit to: GBHA 100 N. Jefferson St, Room 608 Grand Boulevard Appartments Green Bay, WI 54301 Payment Scheduled Payment/Posting No. Date Pymt Amt Interest Principal Balance Date Beg. Bal 07/30/25 $ 350,000.00 1 2026 $0.00 $ 10,500.00 $0.00 360,500.00 2 2027 $0.00 $ 10,815.00 $0.00 371,315.00 3 2028 $0.00 $ 11,139.45 $0.00 382,454.45 4 2029 $0.00 $ 11,473.63 $0.00 393,928.08 5 2030 $0.00 $ 11,817.84 $0.00 405,745.93 Balloon Payment $405,745.93 $ 55,745.93 $350,000.00 (0.00) TOTALS $ 405,745.93 $ 55,745.93 $ 350,000.00 7/21/2025 7:27 AM Page 1 of 1 Grand Boulevard Payments  Report to the Housing Authority of the City of Green Bay MEETING DATE PREPARED BY July 30, 2025 AGENDA ITEM # F.1 GBHA Bills. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. Check Report 100 North Jefferson Street, Room 608, Green Bay, Wisconsin 54301-5026 (p) 920.448.3400 (f) 920.448.3426 greenbaywi.gov 8:13 AM Green Bay Housing Authority 07/21/25 Check Detail June 2025 Type Num Date Name Memo Account Paid Amount Check 06/30/2025 Service Cha... 1111.01 · General ... Service Charge 4530.00 · Bank Fees -50.00 TOTAL -50.00 Bill Pmt -Check 7422 06/26/2025 CITY OF GREEN B... 1111.01 · General ... Bill 970-12422 5/2025 05/31/2025 wages 4110.00 · Admin Sa... -5,823.21 benefits 4182.00 · Employe... -2,166.09 Bill 970-12420 6/3/25 06/03/2025 buildium fees 1242.00 · Fees coll... -134.17 Bill 970-12422 6/2025 06/25/2025 Wages 4110.00 · Admin Sa... -5,785.98 Benefits 4182.00 · Employe... -2,142.17 wages 4110.00 · Admin Sa... -38.40 Benefits 4182.00 · Employe... -14.92 TOTAL -16,104.94 Bill Pmt -Check 7423 06/26/2025 Floyd Powless SD refund 1111.01 · General ... Bill SD refund 04/18/2022 SD refund - F... 2114.00 · Tenant S... -146.16 Pet Dept refu... 2114.02 · Security ... -182.69 Key Dept ref... 2114.02 · Security ... -51.15 TOTAL -380.00 Bill Pmt -Check 7424 06/26/2025 Lutheran Social S... Social worker 1111.01 · General ... Bill 174697 05/31/2025 Social worker 4210.00 · Ten Ser-... -6,693.10 TOTAL -6,693.10 Page 1  Report to the Housing Authority of the City of Green Bay MEETING DATE PREPARED BY July 30, 2025 AGENDA ITEM # F.2 GBHA Financial Report. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. Monthly FS 100 North Jefferson Street, Room 608, Green Bay, Wisconsin 54301-5026 (p) 920.448.3400 (f) 920.448.3426 greenbaywi.gov  Green Bay Housing Authority Budget vs. Actual Green Bay Housing Authority Jun-25 COCC Mason Manor RevBonds TOTAL YTD Budget YTD Budget YTD Budget YTD Budget Total Income 417,050.78 165,888.00 37,551.21 3,000.00 178,646.24 173,844.53 633,248.23 342,732.53 Total Expense 110,845.91 159,000.00 9,120.00 0.00 1,868.59 2,400.00 121,834.50 161,400.00 Net Income 306,204.87 6,888.00 28,431.21 3,000.00 176,777.65 171,444.53 511,413.73 181,332.53  Green Bay Housing Authority Budget vs. Actual COCC YTD Budget $ Over Budget % of Budget Income 2802.00 · Hud Contributions 0.00 62,808.00 -62,808.00 0.0% 3510.00 · Management Fee Revenue 112,187.52 0.00 112,187.52 100.0% 3610.00 · Int Income 201,589.82 3,000.00 198,589.82 6,719.66% 3690.01 · Other Income - Ins Dividends 317.13 0.00 317.13 100.0% 3690.02 · Other Income 102,956.31 100,080.00 2,876.31 102.87% 3690.03 · Cell Tower Rent 0.00 0.00 0.00 0.0% 9110.00 · Transfers In 0.00 0.00 0.00 0.0% Total Income 417,050.78 165,888.00 251,162.78 251.41% Expense 4110.00 · Admin Salaries 69,878.55 78,500.00 -8,621.45 89.02% 4130.00 · Legal Expense 0.00 2,000.00 -2,000.00 0.0% 4140.00 · Staff Training 0.00 9,000.00 -9,000.00 0.0% 4150.00 · Travel 60.40 200.00 -139.60 30.2% 4171.00 · Auditing Fees 4,560.00 12,000.00 -7,440.00 38.0% 4182.00 · Employee Benefits - Admin 24,792.68 29,500.00 -4,707.32 84.04% 4190.01 · Printing 218.94 300.00 -81.06 72.98% 4190.02 · Postage 39.15 200.00 -160.85 19.58% 4190.03 · Paper & Office Supplies 196.26 900.00 -703.74 21.81% 4190.04 · Publications 0.00 300.00 -300.00 0.0% 4190.05 · Membership Dues & Fees 111.99 400.00 -288.01 28.0% 4190.06 · Computer Support 2,998.73 7,000.00 -4,001.27 42.84% 4190.10 · Miscellaneous 4,389.21 15,000.00 -10,610.79 29.26% 4420.00 · Maint - Supplies 0.00 100.00 -100.00 0.0% 4510.01 · Insurance Expenses - Liability 3,000.00 1,850.00 1,150.00 162.16% 4530.00 · Bank Fees 600.00 1,100.00 -500.00 54.55% 4800.00 · Depreciation Expense 0.00 650.00 -650.00 0.0% 9120.00 · Transfers Out 0.00 0.00 0.00 0.0% Total Expense 110,845.91 159,000.00 -48,154.09 69.71% Net Income/(Loss) 306,204.87 6,888.00 299,316.87 4,445.48%  Green Bay Housing Authority Budget vs. Actual Mason Manor YTD Budget $ Over Budget % of Budget Income 2802.00 · Hud Contributions 363.00 0.00 363.00 100.0% 3510.00 · Management Fee Revenue 0.00 0.00 0.00 0.0% 3610.00 · Int Income 0.00 3,000.00 -3,000.00 0.0% 3690.01 · Other Income - Ins Dividends 37,188.21 0.00 37,188.21 100.0% 3690.02 · Other Income 0.00 0.00 0.00 0.0% 3690.03 · Cell Tower Rent 0.00 0.00 0.00 0.0% 9110.00 · Transfers In 0.00 0.00 0.00 0.0% Total Income 37,551.21 3,000.00 34,551.21 1,251.71% Expense 4110.00 · Admin Salaries 0.00 0.00 0.00 0.0% 4130.00 · Legal Expense 0.00 0.00 0.00 0.0% 4140.00 · Staff Training 0.00 0.00 0.00 0.0% 4150.00 · Travel 0.00 0.00 0.00 0.0% 4171.00 · Auditing Fees 9,120.00 0.00 9,120.00 100.0% 4182.00 · Employee Benefits - Admin 0.00 0.00 0.00 0.0% 4190.01 · Printing 0.00 0.00 0.00 0.0% 4190.02 · Postage 0.00 0.00 0.00 0.0% 4190.03 · Paper & Office Supplies 0.00 0.00 0.00 0.0% 4190.04 · Publications 0.00 0.00 0.00 0.0% 4190.05 · Membership Dues & Fees 0.00 0.00 0.00 0.0% 4190.06 · Computer Support 0.00 0.00 0.00 0.0% 4190.10 · Miscellaneous 0.00 0.00 0.00 0.0% 4420.00 · Maint - Supplies 0.00 0.00 0.00 0.0% 4510.01 · Insurance Expenses - Liability 0.00 0.00 0.00 0.0% 4530.00 · Bank Fees 0.00 0.00 0.00 0.0% 4800.00 · Depreciation Expense 0.00 0.00 0.00 0.0% 9120.00 · Transfers Out 0.00 0.00 0.00 0.0% Total Expense 9,120.00 0.00 9,120.00 100.0% Net Income/(Loss) 28,431.21 3,000.00 25,431.21 947.71%  Green Bay Housing Authority Budget vs. Actual RevBonds YTD Budget $ Over Budget % of Budget Income 2802.00 · Hud Contributions 0.00 0.00 0.00 0.0% 3510.00 · Management Fee Revenue 0.00 0.00 0.00 0.0% 3610.00 · Int Income 0.00 5,000.00 -5,000.00 0.0% 3690.01 · Other Income - Ins Dividends 0.00 0.00 0.00 0.0% 3690.02 · Other Income 73,976.26 63,091.84 10,884.42 117.25% 3690.03 · Cell Tower Rent 104,669.98 105,752.69 -1,082.71 98.98% 9110.00 · Transfers In 0.00 0.00 0.00 0.0% Total Income 178,646.24 173,844.53 4,801.71 102.76% Expense 4110.00 · Admin Salaries 57.13 550.00 -492.87 10.39% 4130.00 · Legal Expense 589.20 0.00 589.20 100.0% 4140.00 · Staff Training 0.00 0.00 0.00 0.0% 4150.00 · Travel 0.00 0.00 0.00 0.0% 4171.00 · Auditing Fees 1,200.00 600.00 600.00 200.0% 4182.00 · Employee Benefits - Admin 22.26 250.00 -227.74 8.9% 4190.01 · Printing 0.00 0.00 0.00 0.0% 4190.02 · Postage 0.00 0.00 0.00 0.0% 4190.03 · Paper & Office Supplies 0.00 0.00 0.00 0.0% 4190.04 · Publications 0.00 0.00 0.00 0.0% 4190.05 · Membership Dues & Fees 0.00 0.00 0.00 0.0% 4190.06 · Computer Support 0.00 0.00 0.00 0.0% 4190.10 · Miscellaneous 0.00 1,000.00 -1,000.00 0.0% 4420.00 · Maint - Supplies 0.00 0.00 0.00 0.0% 4510.01 · Insurance Expenses - Liability 0.00 0.00 0.00 0.0% 4530.00 · Bank Fees 0.00 0.00 0.00 0.0% 4800.00 · Depreciation Expense 0.00 0.00 0.00 0.0% 9120.00 · Transfers Out 0.00 0.00 0.00 0.0% Total Expense 1,868.59 2,400.00 -531.41 77.86% Net Income/(Loss) 176,777.65 171,444.53 5,333.12 103.11%  Green Bay Housing Authority Budget vs. Actual TOTAL YTD Budget $ Over Budget % of Budget Income 2802.00 · Hud Contributions 363.00 62,808.00 -62,445.00 0.58% 3510.00 · Management Fee Revenue 112,187.52 0.00 112,187.52 100.0% 3610.00 · Int Income 201,589.82 11,000.00 190,589.82 1,832.64% 3690.01 · Other Income - Ins Dividends 37,505.34 0.00 37,505.34 100.0% 3690.02 · Other Income 176,932.57 163,171.84 13,760.73 108.43% 3690.03 · Cell Tower Rent 104,669.98 105,752.69 -1,082.71 98.98% 9110.00 · Transfers In 0.00 0.00 0.00 0.0% Total Income 633,248.23 342,732.53 290,515.70 184.77% Expense 4110.00 · Admin Salaries 69,935.68 79,050.00 -9,114.32 88.47% 4130.00 · Legal Expense 589.20 2,000.00 -1,410.80 29.46% 4140.00 · Staff Training 0.00 9,000.00 -9,000.00 0.0% 4150.00 · Travel 60.40 200.00 -139.60 30.2% 4171.00 · Auditing Fees 14,880.00 12,600.00 2,280.00 118.1% 4182.00 · Employee Benefits - Admin 24,814.94 29,750.00 -4,935.06 83.41% 4190.01 · Printing 218.94 300.00 -81.06 72.98% 4190.02 · Postage 39.15 200.00 -160.85 19.58% 4190.03 · Paper & Office Supplies 196.26 900.00 -703.74 21.81% 4190.04 · Publications 0.00 300.00 -300.00 0.0% 4190.05 · Membership Dues & Fees 111.99 400.00 -288.01 28.0% 4190.06 · Computer Support 2,998.73 7,000.00 -4,001.27 42.84% 4190.10 · Miscellaneous 4,389.21 16,000.00 -11,610.79 27.43% 4420.00 · Maint - Supplies 0.00 100.00 -100.00 0.0% 4510.01 · Insurance Expenses - Liability 3,000.00 1,850.00 1,150.00 162.16% 4530.00 · Bank Fees 600.00 1,100.00 -500.00 54.55% 4800.00 · Depreciation Expense 0.00 650.00 -650.00 0.0% 9120.00 · Transfers Out 0.00 0.00 0.00 0.0% Total Expense 121,834.50 161,400.00 -39,565.50 75.49% Net Income/(Loss) 511,413.73 181,332.53 330,081.20 282.03%  Report to the Housing Authority of the City of Green Bay MEETING DATE PREPARED BY July 30, 2025 AGENDA ITEM # F.3 Director's Report. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Room 608, Green Bay, Wisconsin 54301-5026 (p) 920.448.3400 (f) 920.448.3426 greenbaywi.gov  Report to the Housing Authority of the City of Green Bay MEETING DATE PREPARED BY July 30, 2025 AGENDA ITEM # F.4 Occupancy Report. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Room 608, Green Bay, Wisconsin 54301-5026 (p) 920.448.3400 (f) 920.448.3426 greenbaywi.gov