234.01(4n)(a)7.
7. Facilities for engaging in the business of operating a railroad.
234.01(4n)(b)
(b) Activities of a long-term nature, such as research and development, performed by any of the following:
234.01(4n)(b)2.
2. Firms engaged in research and development of manufactured products.
234.01(4n)(c)
(c) Equipment, materials or labor used to make an energy-conserving improvement to a commercial or industrial facility.
234.01(4n)(d)
(d) Property to be used primarily as a sports and entertainment home stadium, including but not limited to parking lots, garages, restaurants, parks, concession facilities, entertainment facilities and transportation facilities, and other functionally related or auxiliary facilities or structures.
234.01(5)
(5) "Eligible sponsor" means any housing corporation, limited-profit entity or nonprofit corporation or any other entity meeting criteria established by the authority and which is organized to provide housing for persons and families of low and moderate income.
234.01(5k)
(5k) "Financial institution" means a bank, savings bank, savings and loan association, credit union, insurance company, finance company, mortgage banker registered under
s. 224.72, community development corporation, small business investment corporation, pension fund or other lender which provides commercial loans in this state.
234.01(6)
(6) "Housing corporation" means a corporation organized under
s. 182.004 and whose articles of incorporation, in addition to other requirements of law, provide that:
234.01(6)(a)
(a) If the corporation receives any loan or advance from the authority under this chapter, it may enter into an agreement with the authority providing for regulation with respect to rents, profits, dividends and disposition of property or franchises; and
234.01(6)(b)
(b) If the corporation receives a loan or advance under this chapter, the chairperson of the authority, acting with the prior approval of the majority of the members of the authority, may, if he or she determines that any such loan or advance is in jeopardy of not being repaid, that the proposed development for which such loan or advance was made is in jeopardy of not being constructed or that the corporation is not carrying out the intent and purposes of this chapter, appoint to the board of directors of such corporation a number of new directors, which number shall be sufficient to constitute a majority of such board, notwithstanding any other provision of such articles of incorporation or of any other provision of law.
234.01(7)
(7) "Housing project" means a specific work or improvement within this state undertaken primarily to provide dwelling accommodations, including land development and the acquisition, construction or rehabilitation of buildings and improvements thereto, for residential housing, and such other nonhousing facilities as may be determined by the authority to be either necessary for the economic viability thereof, required by law or by a master plan, or incidental or appurtenant thereto.
234.01(7m)
(7m) "Housing rehabilitation loan" means a low interest housing rehabilitation loan as defined in
s. 234.49 (1) (f).
234.01(8)
(8) "Limited-profit entity" means any person or trust which, in its articles of incorporation or comparable documents of organization, or by written agreement with the authority, provides that:
234.01(8)(a)
(a) As a condition of acceptance of a loan or advance under this chapter, the limited-profit entity shall enter into an agreement with the authority providing for limitations of rents, profits, dividends and disposition of property or franchises; and
234.01(8)(b)
(b) If the limited-profit entity receives a loan or advance under this chapter, the chairperson of the authority, acting with the prior approval of the majority of members of the authority, may, if he or she determines that any such loan or advance is in jeopardy of not being repaid, that the proposed development for which such loan or advance was made is in jeopardy of not being constructed or that the limited-profit entity is otherwise not carrying out the intent and purposes of this chapter, appoint to the board of directors or other comparable controlling body of such limited-profit entity a number of new directors or persons, which number shall be sufficient to constitute a voting majority of such board or controlling body, notwithstanding any other provisions of the limited-profit entity's articles of incorporation or other documents of organization, or of any other provisions of law.
234.01(9)(a)
(a) A nonprofit corporation incorporated under
ch. 181 whose articles of incorporation, in addition to other requirements of law, provide that:
234.01(9)(a)1.
1. The corporation has as its major purpose the providing of housing facilities for persons and families of low and moderate income;
234.01(9)(a)2.
2. All income and earnings of the corporation shall be used exclusively for corporation purposes and no part of the net income or net earnings of the corporation shall inure to the benefit or profit of any private person;
234.01(9)(a)3.
3. The corporation is in no manner controlled or under the direction or acting in the substantial interest of private persons seeking to derive profit or gain therefrom or seeking to eliminate or minimize losses in any dealing or transactions therewith;
234.01(9)(a)4.
4. If the corporation receives any loan or advance from the authority, it shall enter into an agreement with the authority, providing for limitations on rents, profits, dividends and disposition of property or franchises; and
234.01(9)(a)5.
5. That if the corporation receives a loan or advance under this chapter, the chairperson of the authority, acting with the prior approval of the majority of the members of the authority, may, on determination that any such loan or advance is in jeopardy of not being repaid, that the proposed development for which such loan or advance was made is in jeopardy of not being constructed, that some part of the net income or net earnings of the corporation is inuring to the benefit of any private person, that the corporation is in some manner controlled or under the direction of or acting in the substantial interest of any private person seeking to derive benefit or gain therefrom or seeking to eliminate or minimize losses in any dealings or transactions therewith or that the corporation is not carrying out the intent and purposes of this chapter, appoint to the board of directors of such corporation a number of new directors, which number shall be sufficient to constitute a majority of such board, notwithstanding any other provisions of such articles of incorporation or of any other provisions of law.
234.01(10)
(10) "Persons and families of low and moderate income" means persons and families who cannot afford to pay the amounts at which private enterprise, without federally-aided mortgages or loans from the authority, can provide a substantial supply of decent, safe and sanitary housing and who fall within income limitations set by the authority in its rules. In determining such income limitations the authority shall consider the amounts of the total income of such persons available for housing needs, the size of the family, the cost and condition of available housing facilities, standards established for various federal programs and any other factors determined by the authority to be appropriate in arriving at such limitations. Among low- or moderate-income persons and families, preference shall be given to those displaced by governmental action.
234.01 Annotation
"Limited-profit entity" has meaning only with reference to WHEDA's loan to the entity. The entity terminates when the loan is satisfied and nothing remains to be done except to dispose of what remains in the hands of the entity. WHEDA v. Bay Shore Apartments, 200 W (2d) 129, 546 NW (2d) 480 (Ct. App. 1996).
234.02
234.02
Wisconsin housing and economic development authority: creation; membership; appointment and tenure; meetings; officers. 234.02(1)
(1) There is created a public body corporate and politic to be known as the "Wisconsin housing and economic development authority". The members of the authority shall be the secretary of commerce or his or her designee and the secretary of administration or his or her designee, and 6 public members nominated by the governor, and with the advice and consent of the senate appointed, for staggered 4-year terms commencing on the dates their predecessors' terms expire. In addition, one senator of each party and one representative to the assembly of each party appointed as are the members of standing committees in their respective houses shall serve as members of the authority. A member of the authority shall receive no compensation for services but shall be reimbursed for necessary expenses, including travel expenses, incurred in the discharge of duties. Subject to the bylaws of the authority respecting resignations, each member shall hold office until a successor has been appointed and has qualified. A certificate of appointment or reappointment of any member shall be filed with the authority and the certificate shall be conclusive evidence of the due and proper appointment.
234.02(2)
(2) The powers of the authority shall be vested in the members thereof in office. A majority of the members of the authority constitutes a quorum for the purpose of conducting its business and exercising its powers and for all other purposes, notwithstanding the existence of any vacancies. Action may be taken by the authority upon a vote of a majority of the members present, unless the bylaws of the authority require a larger number. Meetings of the members of the authority may be held anywhere within or without the state.
234.02(3)
(3) The governor shall appoint a public member as the chairperson of the authority for a one-year term beginning on the expiration of the term of the chairperson's predecessor. The authority shall elect a vice chairperson. The governor shall nominate, and with the advice and consent of the senate appoint, the executive director of the authority, to serve a 2-year term. The authority shall employ the executive director so appointed, legal and technical experts and such other officers, agents and employes, permanent and temporary, as it may require, and shall determine their qualifications, duties and compensation, all notwithstanding
subch. II of ch. 230, except that
s. 230.40 shall apply, and except that the compensation of any employe of the authority shall not exceed the maximum of the executive salary group range established under
s. 20.923 (1) for positions assigned to executive salary group 6. The authority may delegate any of its powers or duties to its employes with the consent of the executive director or to its agents.
234.02(3m)(a)(a) The authority shall adhere to specifications prepared under
s. 16.72 (2), if applicable to the product or service to be purchased.
234.02(3m)(b)
(b) Members and employes of the authority are subject to uniform travel schedule amounts approved under
s. 20.916 (8).
234.02(3m)(c)
(c) The authority shall, with the advice of the ethics board, adopt and enforce ethics guidelines applicable to its paid consultants which are similar to
subch. III of ch. 19, except that the authority may not require its paid consultants to file financial disclosure statements.
234.02(4)
(4) The authority shall continue in existence until terminated by law, but no such law shall take effect while the authority has obligations outstanding.
234.02(5)
(5) No cause of action of any nature may arise against and no civil liability may be imposed upon a member of the authority, or other officer or employe of the authority appointed by the governor, for any act or omission in the performance of his or her powers and duties under this chapter, unless the person asserting liability proves that the act or omission constitutes wilful misconduct.
234.02 Annotation
The Housing Authority Act, except for 234.15 (4), Stats. 1971, is constitutional. State ex rel. Warren v. Nusbaum, 59 W (2d) 391, 208 NW (2d) 780.
234.03
234.03
Powers of authority. The authority shall have all the powers necessary or convenient to implement this chapter, including the following powers in connection with its projects or programs, in addition to all other powers granted by this chapter:
234.03(1)
(1) To sue and be sued; to have a seal and to alter the same at pleasure; to have perpetual existence; to make and execute contracts and other instruments necessary or convenient to the exercise of the powers of the authority; and to make, amend and repeal bylaws and rules.
234.03(2)
(2) To accept gifts, loans or other aid.
234.03(3)
(3) To agree and comply with any conditions attached to federal financial assistance.
234.03(4)
(4) To employ such agents, employes and special advisers as it finds necessary and to fix their compensation.
234.03(5)
(5) To study and analyze housing needs within the state and ways of meeting such needs, including data with respect to population and family groups and the distribution thereof according to income groups, the amount and quality of available housing and its distribution according to rentals and sales prices, employment, wages and other factors affecting housing needs and the meeting thereof; to make the results of such studies and analyses available to the public and the housing and supply industries; and to engage in research and disseminate information on housing.
234.03(6)
(6) To survey and investigate the housing conditions and needs, both rural and urban, throughout the state and make recommendations to the governor and the legislature as to legislation and other measures necessary or advisable to alleviate any existing housing shortage in the state.
234.03(7)
(7) To encourage research in, and demonstration projects to develop, new and better techniques and methods for increasing the supply of housing for families and persons of low and moderate income.
234.03(8)
(8) To cooperate with and encourage cooperation among all federal, state and municipal agencies, sponsors and local authorities in the planning for and financing and construction of housing for persons and families of low and moderate income.
234.03(9)
(9) To encourage community organizations to assist in initiating housing projects for persons and families of low and moderate income as provided in this chapter.
234.03(10)
(10) To provide technical assistance in the development of housing projects for persons and families of low and moderate income, and for programs to improve the quality of rural and urban life for all the people of the state.
234.03(11)
(11) To collect fees and charges on mortgage loans and economic development loans for the purpose of paying all or a portion of authority costs as the authority determines are reasonable and as approved by the authority.
234.03(12)
(12) To set standards for housing projects which receive loans under this chapter and to provide for inspections to determine compliance with such standards.
234.03(13)
(13) To purchase and enter into commitments for the purchase of mortgages and securities if the authority shall first determine that the proceeds of the sale of such mortgages and securities to the authority will be utilized for the purpose of residential housing for occupancy by persons or families of low and moderate income and to enter into agreements with sponsors of residential facilities, as defined in
s. 46.28 (1) (d) and
(e), and with eligible sponsors, mortgagors or issuers of securities for the purpose of regulating the planning, development and management of housing projects financed in whole or in part by the proceeds of the mortgages or securities purchased by the authority.
234.03(13m)
(13m) To purchase and enter into commitments for the purchase of veterans housing loans made pursuant to
s. 45.79.
234.03(13s)
(13s) To purchase and enter into commitments for the purchase of housing rehabilitation loans.
234.03(14)
(14) To sell collateral, mortgages and security interests at public or private sale, to modify or alter collateral, mortgages and security interests, to foreclose on any such collateral, mortgage or security interest or commence any action to protect or enforce any right conferred upon it by any law, mortgage, security agreement, contract or other agreement, and to bid for and purchase property which was the subject of such collateral, mortgage or security interest, at any foreclosure or at any other sale, to acquire and to take possession of any such property; and in such event the authority may complete, administer, pay the principal and interest on any obligations incurred in connection with such property, and dispose of and otherwise deal with such property in such manner as may be necessary or desirable to protect the interests of the authority therein.
234.03(15)
(15) To acquire or contract to acquire from any person by grant, purchase or otherwise, leaseholds, real or personal property or any interest therein, only when the authority finds that low- or moderate-income housing cannot be developed privately without an acquisition by the authority, or when the authority acquires property by reason of default by a sponsor of a residential facility, as defined in
s. 46.28 (1) (d) and
(e), or by an eligible sponsor; to own, hold, clear, improve and rehabilitate and to sell, assign, exchange, transfer, convey, lease, mortgage or otherwise dispose of or encumber the same. Nothing in this chapter shall be deemed to impede the operation and effect of local zoning, building and housing ordinances or ordinances relating to subdivision control, land development, fire prevention or other ordinances having to do with housing or housing development.
234.03(15m)
(15m) To establish and administer programs of grants to counties, municipalities and eligible sponsors of housing projects for persons of low and moderate income, to pay organizational expenses, administrative costs, social services, technical services, training expenses or costs incurred or expected to be incurred by counties, municipalities or sponsors for land and building acquisition, construction, improvements, renewal, rehabilitation, relocation or conservation under a plan to provide housing or related facilities, if the costs are not reimbursable from other private or public loan, grant or mortgage sources.
234.03(16)
(16) To lease real or personal property and to accept federal funds for and participate in such federal housing programs as are enacted on May 4, 1976 or at any future time, except that the authority may not accept without the consent of the governor federal funds under federal housing programs enacted after May 8, 1982 if issuance of the authority's bonds or notes is not required to participate in the programs.
234.03(17)
(17) To procure insurance against any loss in connection with its property and other assets and to procure insurance on its debt obligations.
234.03(18)
(18) Except as provided in
sub. (18m), to invest any funds held in reserve or sinking funds or any moneys not required for immediate use or disbursement at the discretion of the authority in such investments as may be lawful for fiduciaries in the state, if at least 50% of any funds held in any reserve or sinking fund be invested in obligations of the state or of the United States or agencies or instrumentalities of the United States or obligations, the principal and interest of which are guaranteed by the United States or agencies or instrumentalities of the United States.
234.03(18m)(a)(a) From the funds described under
sub. (18), to invest directly or through a financial intermediary a total of not more than $1,000,000 of its general funds in business entities having their principal places of business in this state, including their affiliates, which are independently owned and operated and which employ fewer than 25 full-time employes or have gross annual sales of less than $2,500,000, to enable those business entities to do any of the following:
234.03(18m)(a)4.
4. Any other activity, relating to research or development or both, to help the business entity develop new products.
234.03(18m)(b)
(b) To enter into an agreement with a business in which funds are invested under
par. (a). Under that agreement, if the business earns a profit as a result of the investment it shall repay the authority, in the form of a royalty or otherwise, all or part of the amount invested plus interest.
234.03(18m)(c)
(c) To give a preference, when investing in a business entity under
par. (a), to a business entity engaging in the sale of a product with a demonstrated potential to be marketed outside this state.
234.03(19)
(19) To consent, whenever it deems it necessary or desirable in the fulfillment of its corporate purpose, to the modification of any loan, contract or agreement of any kind to which the authority is a party.
234.03(20)
(20) To adopt such rules and set such standards as are necessary to effectuate its corporate purpose with respect to financing economic development lending, mortgage lending, construction lending and temporary lending.
234.03(21)
(21) To purchase and enter into commitments to purchase all or part of economic development loans and to lend funds to financial institutions agreeing to use the funds immediately to make economic development loans, if the authority determines that a conventional loan is unavailable on reasonably equivalent terms and conditions.
234.03(22)
(22) To require and hold collateral to secure economic development loans and to require participating financial institutions to attest to the best of their ability to the value of the collateral.
234.03(23)
(23) To establish other terms and conditions of economic development loans, including providing for prepayment penalties and providing for full repayment of principal and interest upon movement out of state of that part of the business operation financed by the economic development programs of the authority.
234.03(25)
(25) To require certification from the local unit of government having jurisdiction over the location of an economic development project that the economic development project serves a public purpose and conventional financing is unavailable on reasonably equivalent terms and conditions.
234.03(26)
(26) To establish and maintain a program within the authority, or to establish and maintain a corporation organized under
ch. 180 or
181, to insure or guarantee economic development loans, collateral or bonds or notes issued under
s. 234.65.
234.03(28)
(28) To cooperate and enter into agreements with state agencies, partnerships and corporations organized under
chs. 178 to
181 or limited liability companies organized under
ch. 183 to promote economic development activity within this state.
234.03(28m)
(28m) To apply for and receive grants from the department of transportation for the purpose of guaranteeing loans to disadvantaged businesses as specified in the disadvantaged business mobilization assistance program under
s. 85.25.
234.03(30)
(30) To provide administrative services for and use and pay for the use of the facilities and services of any corporation established and maintained by the authority.
234.03(31)
(31) To purchase, sell or contribute voting stock or partnership interests from the community development finance company under
s. 234.95.
234.03(32)
(32) To accept gifts, contributions and grants made to the authority in connection with the community development finance company, as defined in
s. 234.94 (3).
234.034
234.034
Consistency with state housing strategy plan. Subject to agreements with bondholders or noteholders, the authority shall exercise its powers and perform its duties related to housing consistent with the state housing strategy plan under
s. 16.31.
234.04
234.04
Loans to eligible sponsors of housing projects and to or for persons and families of low and moderate income. 234.04(1)(1) The authority may make or participate in the making of construction loans to eligible sponsors of housing projects for the construction or rehabilitation of housing for persons and families of low and moderate income. Such loans shall be made only upon the determination by the authority that construction loans are not otherwise available from private lenders upon reasonably equivalent terms and conditions.
