Livingston council approves TEFRA hearing outcome to allow CMFA bonds for 80-unit River Glen apartments

The Livingston City Council on Tuesday conducted a TEFRA public hearing and adopted a resolution allowing the California Municipal Finance Authority to issue tax-exempt revenue bonds with a maximum principal amount not to exceed $35,000,000 to help finance the River Glen (also referenced as River Glen Apartments) affordable housing project.

The action followed a presentation from Miguel Galvez, the city’s contract planner, and representatives from Self Help Enterprises and the California Municipal Finance Authority. Galvez said the project would be built on a 3.95-acre site at the southeast corner of B Street and Winton Parkway and comprise 80 rental units in six two‑story and four three‑story buildings with a roughly 3,000‑square‑foot community center and on‑site resident services. “The units will be developed as 1, 2, 3 bedroom units to serve working families, seniors, individuals, and families at risk of homelessness,” Galvez said.

The developer is seeking tax‑exempt bond financing in combination with low‑income housing tax credit equity and other sources. Betsy McGovern Garcia, vice president and director of real estate development at Self Help Enterprises, told the council the project’s estimated total cost is approximately $47 million and that the developer expects roughly $25 million of tax‑exempt bond financing paired with about $1.8 million in federal low‑income housing tax credit equity. “We worked diligently to figure out a way to put Winton Parkway through to connect it on the north end and the south end through the site,” McGovern Garcia said, describing plans to dedicate frontage land and pay into a city account for future connector improvements where right‑of‑way is missing.

Travis Cooper of the California Municipal Finance Authority explained the city’s role at the meeting. “The action tonight is not an obligation of the city to be a guarantor, any kind of financial participant in the bonds,” Cooper said. He described the TEFRA (federal tax hearing) requirement and how joining the CMFA joint powers arrangement allows CMFA to issue the bonds on behalf of the project.

Council members asked about site location and transportation connections. Planners and Self Help staff said part of the missing right‑of‑way for Winton Parkway is owned by the local school district and that Self Help will dedicate land and put money in an account so the city can construct connector segments when partner property is available. McGovern Garcia said state infill infrastructure funding and other grants could be pursued to complete the roadway once property interests align.

No members of the public offered comments during the hearing. Council member Wallace moved to approve the resolution; the motion was seconded. A roll call vote recorded four yes votes and no no votes; one council member was absent. The resolution passed 4‑0.

By council vote the city hosted the required TEFRA hearing and authorized the mayor or designee to execute the joint exercise of powers agreement with CMFA so the authority may proceed with bond issuance. City staff emphasized that the bond issuance is structured so the city bears no ongoing debt service liability.

The council also discussed the city’s previously committed Permanent Local Housing Allocation funds: Galvez said the council in June 2023 committed $438,217 to the project. Self Help staff said construction permits are targeted for late May with construction starting in June, and that failure to secure tax‑exempt bond allocation would jeopardize the current financing timeline.

The council’s action allowed Self Help Enterprises and CMFA to pursue the tax‑exempt financing steps necessary to close construction financing for the River Glen apartments. The council directed staff to coordinate follow‑up conversations with the school district and other property owners about Winton Parkway right‑of‑way and to help convene those parties.