Agenda 09/08/2020 Item #16K5 (Housing Finance Authority Revenue Bonds)09/08/2020
EXECUTIVE SUMMARY
Recommendation by the Collier County Housing Finance Authority for approval of a resolution
authorizing the Authority to issue revenue bonds for the acquisition and rehabilitation of Goodlette
Arms Apartments, an affordable senior housing facility located at 950 Goodlette Road.
_____________________________________________________________________________________
OBJECTIVE:
To accomplish the necessary approvals to authorize a proposed revenue bond issue by the Collier County
Housing Finance Authority (the “Authority”) to be used by Goodlette Arms Preservation LP, (the
“Applicant”) for the purpose of providing funds to finance the costs of acquisition and rehabilitation of
Goodlette Arms Apartments, an affordable senior housing facility located at 950 Goodlette Road.
CONSIDERATIONS:
The Collier County Housing Finance Authority (the “Authority”) has received and preliminarily approved
a request by the Applicant to issue its multifamily housing revenue bonds in an amount not to exceed
$70,000,000 to finance the acquisition and rehabilitation of the Goodlette Arms Apartments.
Background
Goodlette Arms is a 250-unit affordable senior rental housing complex located at 950 Goodlette Road,
and currently has 266 residents. It was built in 1974 under the HUD Section 8 program under which
residents pay no more than 30% of their income for rent, and HUD makes up the difference up to an
agreed rental rate. In 2001, with the HUD contract set to expire, the project was purchased by Full Circl e
Communities. That acquisition was financed in part by the issuance of $12,210,000 in bonds issued by
the Authority after approval by the Board on December 11, 2001, by Resolution 2001-484 (Attachment
1). As part of the transaction, the HUD contract was extended for 20 years. The current proposal
contemplates the further extension of the HUD contract for an additional 20 years. Given the extreme
shortage of rental units to serve the very low income classification generally and the particular
demographics of Goodlette Arms (low income seniors and disabled persons), an expiration of the HUD
contract would be a very undesirable situation for the community.
After 18 years of ownership, Full Circle has contracted to sell the project to the Applicant, whic h is
requesting the Authority to issue its bonds to finance the purchase and rehabilitation. The project is in the
City of Naples and has no zoning or code compliance issues. Public infrastructure is in place and serving
the project.
The Project
Goodlette Arms has been a staple of affordable housing in Naples since the 1970’s, providing a safe and
affordable place to live for a very under-served population. Over its 45+-year history, the property has
endured some wear and tear, and there is significant room for upgrade and improvement, particularly to
address antiquated in-unit features and conditions, site amenities, and common areas. The proposed
rehabilitation will include improvements to common areas, building exterior, parking lot, and roofing
upgrades as needed. Each resident will receive a completely remodeled apartment, including new
kitchens with stainless steel appliances and Caesarstone countertops, new bathrooms with upgraded
fixtures, and upgraded lighting, electric, and HVAC. There will also be additional upgrading to full
ADA/UFAS standards, and some units to be hearing and visually-impaired compliant units.
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The Developer
The developer and management company is Fairstead, an affordable and mixed-income developer that
has properties in 14 states and owns 11,500 units. It has partnered with housing finance authorities in
many states, including, in Florida, the Alachua County and Broward County housing finance authorities.
Community Benefits
While the provision of affordable housing is, by statutory definition (Ch 159, F.S.) a public benefit, in
considering a project, the Authority looks for community benefits specifically associated with the
particular project. Here, the are several benefits, as follows:
1. As noted above, the HUD rental assistance agreement will be extended for an additional 20 years. For
the tenants, there will be no impact to the tenant-paid portion of their rents (30% of income). No tenants
will be displaced.
2. The property will be substantially upgraded by the planned improvements, briefly described above.
3. LIHTCs will be issued by Florida Housing, and this will add a 100% affordability requirement for 30
years. Similarly, a new Land Use Restriction Agreement (LURA) will be executed between the Authority
and the Applicant which will also ensure the property remains as affordable housing.
4. The Developer will record a social services covenant, committing to the continuation and/or provision
of certain social services and amenities geared to the needs of the residents, including: (a) van and
transportation services, (b) home health aide supports (in conjunction with agreement with Naples Home
Health Care), (c) health and beauty facilities such as walking paths, bike storage, an on-site beauty salon,
medical alert systems, and an on-site medical office space, (d) the employment of a Resident Services
Coordinator who maintains and organizes the services available for the residents, and (e) a resident
activity program including arts and crafts, entertainment, holiday parties, and tutoring and education
programs.
Plan of Financing
The funds for the transaction will come from the issuance of low income housing tax credits ($24.3
million) to be issued by Florida Housing Finance Corporation and to be purchased by Regions Affordable
Housing, LLC, along with the issuance of the Authority’s bonds (not exceeding $70 million). The Bonds
will be privately placed with Freddie Mac under their Mod Rehab Program and will not be offered for
public sale.
THE BOND APPROVAL PROCESS:
Public Hearing Requirement
The Internal Revenue Code requires that the issuing authority hold an advertised public hearing on the
nature and location of the project and the issuance of the bonds. This hearing was advertised in the
Naples Daily News on August 17, and a copy of the notice, in the form and time frame required by the
Code, is attached as Exhibit A to the Authority Resolution, as described below. The hearing was held by
the Authority on August 24. At the hearing, the Authority considered the application and other
documents presented by the Applicant, heard presentations by its agents and representatives, and opened
the hearing to comments, either oral or written, by members of the public. There were no comments in
opposition to the project or the bonds.
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At the conclusion of the hearing, the Authority adopted a Resolution 2020-03 approving the bonds, and
directed appropriate officers of the Authority to seek approval of the issuance of the Bonds by the Board
of County Commissioners, as is required by the Code. A copy of the resolution adopted by the Authority
(the "Authority Resolution") is attached as Exhibit A to the County Resolution, as described below.
As stated above, the Code requires that bonds of this type be approved by the local elected representative,
which, in the case of Collier County, is the Board, even if the project is located in a municipality. This
approval is signified by the adoption of a resolution (the "County Resolution") approving the issuance of
the bonds by the Authority (see Attachment 2).
As are all revenue bonds of this type, these bonds are based on revenues of the project and are not
obligations of the County, the state, the city, or any other political subdivision. There is no pledge of any
taxes, nor a pledge of any revenues except the revenues of the Applicant. Neither the County, the Board,
the Authority, nor any officer of the County is liable for their payment. Further, the Resolution expressly
provides that this approval by the Board does not abrogate any County regulations, including land use
regulations.
The Board’s role in approval of financing authority bond issues
Unlike County bonds, which are issued for public projects, the County-created financing authorities
(Housing Finance, Industrial Development, Health Facilities, and Educational Facilities Authorities) issue
private activity bonds, which are bonds issued on behalf of a private user for a legislatively declared
public purpose such as healthcare facilities, private educational facilities, manufacturing facilities,
low/moderate income housing facilities, pollution control facilities, etc.
The Internal Revenue Code ("Code") requires two types of approval for the issuance of private activity
bonds: Issuer Approval and Host Approval. Issuer Approval is the approval of the issuer of the bonds,
and is initially evidenced by the adoption of an Inducement Resolution (called the "Authority Resolution"
and attached to the County Resolution as Exhibit A), and ultimately by the e xecution and delivery of the
bonds themselves. The Board grants Host Approval when it adopts a resolution approving the issuance of
the bonds by the Issuer (called the "County Resolution" in the executive summary). Host Approval is the
approval of the governmental unit with geographic jurisdiction over the location of the project.
The primary requirement of Host Approval is that the bonds have been considered at a public hearing at
which members of the public have had an opportunity to express their views on the project and the
issuance of the bonds. The Code contains very specific requirements for the public notice of the hearing,
and a copy of the public notice, which has been reviewed by Authority Bond Counsel and determined to
be Code-compliant is attached to the Authority Resolution.
The Code does not require that the Board itself conduct the public hearing, only that Host Approval may
not be given until the public hearing has been conducted. In practice, both in Collier County and around
the state, the public hearing itself is conducted by the Authority and Host Approval is given after the
Board receives the report and recommendations of the Authority in the form of the Authority Resolution.
The public hearing was held as described above, and no members of the pubic expressed any views on the
project or the bonds.
Effect of Board Approval
Board Approval of an authority bond issue does not cause the bond to become a county bond or an
obligation of the County. By statute, bonds of this type are payable only from revenues related to the
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project, and no public monies of any kind are pledged. This is reflected in the Authority Resolution, the
County Resolution, and on the face of the bonds themselves. Bonds of this type are treated as Component
Unit Debt on the County's annual audit.
FISCAL IMPACT: This program does not require any contribution from the Board of County
Commissioners or any other County agency. As stated above, the bonds are not liabilities of the County,
and the County is not liable for payment in any way.
GROWTH MANAGEMENT IMPACT: The adoption of the attached resolution will have no adverse
growth management consequences. The Project, in existence since the 1970’s is well served by existing
public infrastructure, and is in accordance with all growth management regulations as applicable.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to
form and legality, and requires majority vote for Board approval. Because counsel to the Authority is
unable to attend the September 8 BCC meeting, if this matter is removed from the 9/8 Consent Agenda, it
is requested that it be continued until the September 22 BCC meeting. -JAK
RECOMMENDATION:
The Board of County Commissioners adopt the attached Resolution.
Prepared by:
Donald A. Pickworth, Counsel
Collier County Housing Finance Authority
ATTACHMENT(S)
1. Att 1 BCC Resolution 2001-484 (PDF)
2. Resolution - HFA revenue bonds (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.K.5
Doc ID: 13426
Item Summary: Recommendation by the Collier County Housing Finance Authority for approval
of a resolution authorizing the Authority to issue revenue bonds for the acquisition and rehabilitation of
Goodlette Arms Apartments, an affordable senior housing facility located at 950 Goodlette Road.
Meeting Date: 09/08/2020
Prepared by:
Title: Legal Assistant – County Attorney's Office
Name: Wanda Rodriguez
08/31/2020 11:13 AM
Submitted by:
Title: County Attorney – County Attorney's Office
Name: Jeffrey A. Klatzkow
08/31/2020 11:13 AM
Approved By:
Review:
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/31/2020 11:38 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 08/31/2020 4:07 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 09/01/2020 8:24 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 09/01/2020 4:26 PM
Board of County Commissioners MaryJo Brock Meeting Pending 09/08/2020 9:00 AM
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RESOLUTION 2001- 484
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A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA, APPROVING THE ISSUANCE OF NOT EXCEEDING
13,000,000 HOUSING FINANCE AUTHORITY OF COLLIER COUNTY TAX-
EXEMPT MULTI-FAMILY HOUSING REVENUE BONDS, (GOODLETTE ARMS
APARTMENTS) PURSUANT TO CHAPTER 159, PART IV, FLORIDA STATUTES,
AS AMENDED.
BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA:
Section 1. Recitals. It is hereby found, ascertained, determined and declared that:
A. The Housing Finance Authority of Collier County (the "Issuer") is a public corporation
of the State of Florida, was duly created by Ordinance No. 80-66 of the Board of County Commissioners
of Collier County, Florida, and is a body corporate and politic duly created and existing as a local
governmental body and a public instrumentality for the purpose of assisting qualifying housing projects
situated in Collier County, Florida (the "County"), under and by virtue of Chapter 159, Part IV, Florida
Statutes, (the "Act"), to provide for the issuance of and to issue and sell its obligations for lawful purposes
under the Act.
B. A public hearing was held by the Issuer on December 3, 2001 (the "Public Hearing") on the
application of Goodlette Arms LLC, (the "Company")for the issuance of not exceeding $13,000,000 tax-
exempt multifamily housing revenue bonds (the "Bonds"). The public hearing was duly conducted by the
Issuer upon reasonable public notice, a copy of said notice being attached hereto as Exhibit A, and at such
hearing interested individuals were afforded the opportunity to express their views, both orally and in
writing, on all matters pertaining to the location and nature of the proposed project and to the issuance of
the Bonds.
C. The Issuer has adopted its Resolution 2001-06, a copy of which is attached hereto as
Exhibit B, approving the issuance of the Bonds and recommending and requesting that the Board of County
Commissioners approve the issuance of the Bonds so that the interest on the Bonds will be exempt from
federal income taxation under applicable provisions of Section 147(a) of the Internal Revenue Code of
1986, as amended.
D. The Bonds shall not constitute a debt, liability or obligation of Collier County, its Board
of County Commissioners, officers, agents or employees, or the State of Florida or any political
subdivision thereof, but shall be payable solely from the revenues provided therefore, and neither the faith
and credit nor any taxing power of Collier County, or the State of Florida or any political subdivision
thereof is pledged to the payment of the principal of, premium, if any, and interest on the Bonds. No
member of the Board of County Commissioners of Collier County or any officer, agent, or employee
thereof shall be liable personally on the Bonds by reason of their issuance.
Section 2. Approval of Issuance of the Bonds. The issuance of the Bonds is hereby approved,
however this approval shall in no way be deemed to abrogate any regulations of the County and the project
contemplated by this resolution shall be subject to all such regulations, including, but not limited to, the
County's Growth Management Plan, all concurrency requirements contained therein, and the Collier
County Land Development Code.
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Packet Pg. 3068 Attachment: Att 1 BCC Resolution 2001-484 (13426 : Authorizing revenue bonds for the acquisition and rehabilitation of Goodlette Arms
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Section 3. Repealing Clause. All resolutions or orders and parts thereof in conflict herewith,
to the extent of such conflict, are hereby superseded and repealed.
Section 4. Effective Date. This Resolution shall take effect immediately upon its adoption.
PASSED AND ADOPTED THIS 11th day of December, 2001.
SEAL)
ATTEST: ,
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Dwight E. BrBt1(f QID'~"""'"
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COLLIER COUNTY, FLORIDA
By:
James 0, C r, Ph.D., Chairman
Board of County Commissioners of
Collier County, Florida
Approved as to form and legal sufficiency:
J?Y-
G David C. Weigel
County Attorney
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Packet Pg. 3069 Attachment: Att 1 BCC Resolution 2001-484 (13426 : Authorizing revenue bonds for the acquisition and rehabilitation of Goodlette Arms
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PUBLISHED ON: 11/19
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EXHIBIT A TO BCC
RESOLUTION
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Packet Pg. 3070 Attachment: Att 1 BCC Resolution 2001-484 (13426 : Authorizing revenue bonds for the acquisition and rehabilitation of Goodlette Arms
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RESOLUTION 2001-06 Execution Copy
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RESOLUTION REGARDING THE OFFICIAL ACTION OF THE HOUSING
FINANCE AUTHORITY OF COLLIER COUNTY, FLORIDA, RELATIVE TO
THE ISSUANCE OF NOT TO EXCEED $13,000,000 TAX EXEMPT AND
TAXABLE MULTIFAMILY HOUSING REVENUE BONDS FOR THE PURPOSE
OF ACQUIRING MULTIFAMILY RESIDENTIAL HOUSING FACILITIES
FOR PERSONS OR FAMILIES OF LOW, MIDDLE OR MODERATE
INCOME; AND FURTHER AUTHORIZING THE EXECUTION AND
DELIVERY OF AN AGREEMENT BY AND BETWEEN THE AUTHORITY AND
GOODLETTE ARMS LLC.; PROVIDING AN EFFECTIVE DATE.
WHEREAS, Goodlette Arms LLC (the II Company II ) has applied to the
Housing Finance Authority of Collier County, Florida (the
Authority"), to (i) issue its tax-exempt and taxable multifamily
housing revenue bonds in a principal amount not to exceed
13,000,000 (the "Bonds") as the Authority may authorize by
subsequent resolution (the "Bond Resolution") for the purpose of
financing the cost of acquisition (which shall include other costs
and reserves in connection therewith), of an existing multifamily
residential housing facility for persons or families of low, middle
or moderate income located in Collier County and named Goodlette
Arms (the "proj ect II), and (ii) to loan the proceeds of the Bonds to
the Company pursuant to Chapter 159, Part IV, Florida Statutes, or
such other provision or provisions of Florida law as the Authority
may determine advisable (the "Act"); and
WHEREAS, a determination by the Authority to issue the Bonds
under the Act, if so requested by the Company, in one or more
issues or series not exceeding an aggregate principal amount of
13,000,000 and to loan the proceeds thereof available to finance
the Project under a loan agreement or other financing agreement
which will provide that payments thereunder be at least sufficient
to pay the principal of and interest and redemption premium, if
any, on such Bonds and such other costs in connection therewith as
may be incurred by the Authority, will assist the Company and
promote the purposes provided in the Act; and
WHEREAS, the Company has entered into a Preliminary Agreement
for Issuance of Multifamily Housing Revenue Bonds (the "Preliminary
Agreement") dated August 14, 2001 relating to the issuance of the
Bonds; and
WHEREAS, the Authority held a special meeting and public
hearing on the proposed issuance of the Bonds for the purposes
herein stated on August 14, 2001; and
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EXHIBIT B TO BCC
RESOLUTION
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Packet Pg. 3071 Attachment: Att 1 BCC Resolution 2001-484 (13426 : Authorizing revenue bonds for the acquisition and rehabilitation of Goodlette Arms
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WHEREAS, it is intended that this Resolution shall constitute
official action toward the issuance of the Bonds within the meaning
of the applicable United States Treasury Regulations.
IT IS, THEREFORE, DETERMINED AND RESOLVED BY THE HOUSING
FINANCE AUTHORITY OF COLLIER COUNTY, FLORIDA, THAT:
i1
1. Approval of the Project. The acquisition of the Project
and the fin~ncing thereof by the Authority through the issuance of
the Bonds, pursuant to the Act, will promote the health and welfare
of the citi~ens of Collier County and will thereby serve the public
purposes of the Act.
2. Execution and Delivery of Preliminary Agreement. The
Chairman or Vice-Chairman of the Authority hereby are authorized
and directed to execute, for and on behalf of the Authority, the
Preliminary Agreement between the Authority and the Company
providing understandings relative to the proposed issuance of the
Bonds by the Authority to finance the proj ect in an aggregate
principal amount not to exceed the lesser of (a) $13,000,000, or
b) the cost of the Project, as determined by the Authority.
3. Authorization of the Bonds. There is hereby authorized
to be issued and the Authority hereby determines to issue the
Bonds, if so requested by the Company and subject to the conditions
set forth in the Preliminary Agreement, in one or more issues or
series in an aggregate principal amount not to exceed $13,000,000
for the purpose of financing the Project. The Bonds shall be
designated "Housing Finance Authority of Collier County Multifamily
Housing Revenue Bonds Series 2001 (Goodlette Arms Apartments)" or
such similar designation as the Authority may deem advisable. The
rate of interest payable on the Bonds shall not exceed the rate
permitted by law.
5. General Authorization. The Chairman, the Vice-Chairman,
the Secretary and counsel for the Authority hereby are further
authorized to proceed, upon execution of the Preliminary Agreement,
with the undertakings provided for therein on the part of the
Authority and are further authorized to take such steps and actions
as may be required and necessary in order to cause the Authority to
issue the Bonds subject to the terms and conditions set forth in
the Preliminary Agreement authorized hereby.
6. Affirmative Action. This resolution is an affirmative
action of the Authority toward the issuance of the Bonds, as
contemplated in said Preliminary Agreement, in accordance with the
purposes of the laws of the State of Florida and the applicable
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Packet Pg. 3072 Attachment: Att 1 BCC Resolution 2001-484 (13426 : Authorizing revenue bonds for the acquisition and rehabilitation of Goodlette Arms
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United States Treasury Regulations.
8. Appointment of Counsel. The Authority appoints Nabors,
Giblin and Nickerson, P.A., Tallahassee, Florida to act as bond
counsel to the Authority in connection with the issuance by the
Authority of the Bonds. The firm of Donald A. Pickworth, P.A.,
Naples, Florida is the duly appointed Issuer's Counsel.
i
i.9. Limited Ob1.igatiolUl. 'The 'Bonds and the interest thereon
shall not constitute an indebtedness or pledge of the general
credit or taxing power of Collier County, the State of Florida or
any political subdivision or agency thereof but shall be payable
solely from the revenue pledged therefor pursuant to a loan
agreement or other financing agreement entered into by and between
the Authority and the Company prior to or contemporaneously with
the issuance of the Bonds.
10. Limited Approval. The approval given herein shall not be
construed as an approval of any necessary zoning applications nor
for any other regulatory permits relating to the Project and the
Authority shall not be construed by reason of its adoption of this
resol ution to have waived any right of the County or to have
estopped the County from asserting any rights or responsibilities
it may have in that regard.
This Resolution shall take effect immediately.
ADOPTED this 14th day of August, 2001.
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Packet Pg. 3073 Attachment: Att 1 BCC Resolution 2001-484 (13426 : Authorizing revenue bonds for the acquisition and rehabilitation of Goodlette Arms
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Packet Pg. 3074 Attachment: Resolution - HFA revenue bonds (13426 : Authorizing revenue bonds for the acquisition and rehabilitation of Goodlette Arms
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