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File #: RES 24-1491    Version: 1
Type: Resolution Status: Archived
In control: Housing & Redevelopment Authority
Final action: 10/9/2024
Title: Resolution recommending approval of funding a loan of $3,350,000 from American Rescue Plan Act (SLFRF) funds and the extension of terms for one existing HOME Loan both for the Kimball Court project at 545 Snelling Avenue N, District 11, Ward 4
Sponsors: Mitra Jalali
Attachments: 1. Board Report, 2. Map, 3. D11 Hamline Midway Neighborhood Profile
Related files: RES 24-1455
Title

Resolution recommending approval of funding a loan of $3,350,000 from American Rescue Plan Act (SLFRF) funds and the extension of terms for one existing HOME Loan both for the Kimball Court project at 545 Snelling Avenue N, District 11, Ward 4

Body

WHEREAS, the Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (“HRA”) is a public body corporate and politic organized, existing, and operating under the laws of the State of Minnesota, Minn. Stat. Sec. 469.001, et seq. (the “Act”); and

WHEREAS, the HRA has the power to engage in development and redevelopment activities under the Act,  and is authorized to create redevelopment projects as defined in the Act, and said activities include but are not limited to: (a) providing adequate, safe and sanitary dwellings, remedying housing shortages for low and moderate income residents, and providing housing for persons of all incomes through housing projects and development, (b) removing and preventing blight or deterioration, (c) bringing substandard buildings and improvements into compliance with public standards, (d) performing duties according to the comprehensive plan, (e) disposing of land for private redevelopment, and (f) improving the tax base and the financial stability of the community; and

WHEREAS, Kimball Court (“Project”) is owned by 545 Snelling LLC (“Developer”), of which Beacon Interfaith Housing Collaborative is the sole member to this entity; and

WHEREAS, in May 2009, the HRA committed a HOME loan (“Existing Loan”) in the amount of $501,130.00 to the Amherst H. Wilder Foundation, owner of the Project, to provide supportive rental housing for very low-income persons; and,

WHEREAS, in May 2010 the Amherst H. Wilder Foundation sold the Project to the Developer, at which time, the Developer assumed the HOME Loan Repayment Agreement, which has a maturity date of May 13, 2040 and is secured by a real estate mortgage; and

WHEREAS, the Developer requires an extension an...

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Date NameDistrictOpinionCommentAction
10/20/2024 6:28 PMT. Wilson Against I cannot believe they approved the funding for this. Beacon has repeatedly lied to us and failed to fulfill their promises. Now, they are given more money to expand, so they can add more drug dealers to the neighborhood. On top of that, they want to build another facility over on White Bear Avenue. Good luck, Eastside! You are going to need it!
10/17/2024 4:02 PMDaniel Fowlds Against I have owned the building at 1605 Charles Ave for just over 5 years. It's a nice building and I try to attract and retain good tenants. It has become far more difficult due to all of the problems with the residents and "friends" of the residents at the 545 Snelling/Kimball court building. Our tenants have experienced finding people and their garbage in the building (break-ins), lots of drug deals in our yard, by the garage, in the alley. It has increased in the past few years. When they live there, they get to know where the traffic is coming from. It is from the corner of Snelling & Charles. I have asked them to report it to the police but sometimes they don't want to deal with it and just decide to move out. They do not feel safe often times because of the problems with Kimball Court. I understand they want to expand Kimball Court and have more residents. I am in strong opposition to the expansion since they do not have the current situation under control.
10/9/2024 5:21 PMA neighbor Against Beacon Interfaith has yet to prove that they are capable of managing the issues at Kimball Court, which have been building over time and have significantly escalated in recent weeks. Neighbors are stressed and dealing with near-constant issues and residents have reported less-than-ideal living situations. There is no denying that the building has attracted significant attention recently—to the detriment of both its residents, local businesses, and the surrounding community. If this money is granted to Beacon, they must be held accountable, show that they can be a good neighbor by establishing much more robust security & safety measures for their tenants & the Hamline-Midway neighborhood, and follow through on their promises, which they have not adequately done thus far.
10/9/2024 4:59 PMWard 4 Against We strongly oppose the expansion of Kimball Court & using city funds for that expansion. The disregard for safety shown by KC & Beacon Interfaith for neighborhood residents & their own tenants at KC is disgraceful. KC is a magnet for drug use & crime that spills into the community. We own an apartment building near KC. Residents of our building, some who are in recovery, complain constantly about KC & the drugs & illegal activity. Tresp***ers use drugs, defecate & sleep on our property. They are creating health hazards. We, and our tenants, clean up after them & get them off our property. We had a tenant who came to us from a half-way house. Within a year the tenant was making frequent daily trips to KC to get drugs. KC & Beacon have done nothing to help. KC should NOT be given any city funding or be allowed to expand unless they can prove, in a specified time period, that they can clean up their mess & properly manage a building. If the drugs &a...
10/9/2024 4:58 PMWard 4 Against We strongly oppose the expansion of Kimball Court & using city funds for that expansion. The disregard for safety shown by KC & Beacon Interfaith for neighborhood residents & their own tenants at KC is disgraceful. KC is a magnet for drug use & crime that spills into the community. We own an apartment building near KC. Residents of our building, some who are in recovery, complain constantly about KC & the drugs & illegal activity. Tresp***ers use drugs, defecate & sleep on our property. They are creating health hazards. We, and our tenants, clean up after them & get them off our property. We had a tenant who came to us from a half-way house. Within a year the tenant was making frequent daily trips to KC to get drugs. KC & Beacon have done nothing to help. KC should NOT be given any city funding or be allowed to expand unless they can prove, in a specified time period, that they can clean up their mess & properly manage a building. If the drugs &a...
10/9/2024 2:52 PMDaniel Smith Against There is constant drug traffic in and out of this building. There are police There constantly. The property is not well maintained. This seems like a waste of money and will add to future problems. Beacon doesn't seem to care about the status of the area or the state of the residents that are there already. This building seems to bring a lot of bad traffic and adding more people to a bad situation doesnt seem like it will be a solution
10/9/2024 2:51 PMRev. Dr. Joshua Miller Against Please do not approve this motion for further funding for Kimball Court. I am the pastor of Jehovah Lutheran Church, which is half a block north and across the street from Kimball Court. We have been on the corner of Snelling and Thomas Avenues for the last century. We belong in and with and to this neighborhood. For the sake of all of our neighbors in the Midway, I ask on behalf of our congregation that you please NOT approve any further funding to Kimball Court. We believe in serving our neighbors, feeding the hungry, housing the destitute, and welcoming the sojourner. We want to see more people housed and able to live in better conditions and not on the street. But Kimball Court proved itself incapable of serving those in need. Instead, the property has become a hub of opioid usage and distribution, prostitution, trafficking, public nudity, public urination and defecation. Kimball Court has shown bad faith to its neighbors. Please do not give them any more funding.
10/9/2024 1:50 PMSuper frustrated Midway resident Against Kimball Court is a magnet for drug dealers and users. People are dealing right outside the property and using in the alley and spreading across the neighborhood. It’s making it so horrible for people who live here, with increased crime, tresp***ing and littering by the people who come here to get drugs. Kimball Court should be SHUT DOWN!
10/9/2024 12:39 AMJulie Hellwich Against Also, how much has the city spent in police services to Kimball Court? In the summer of 2022 a police officer spent 60% of her time at Kimball Court. Beacon is negligent and has taken minimal safety measures. In 2022 they stated to MN Housing FInance that they could not keep the building secure and this caused safety issues for residents, higher maintenance costs and high turnover. Kimball is an example of housing at it's worst. Beacon has left 10's of thousand of state grant money on the table. They have not provided a front desk person which is a standard security feature of supportive housing that houses the highest need population (Kimball Court). Does Beacon's negligence of safety measures and zoning rules also put the city at risk for lawsuits for allowing Beacon to be in violation of laws? The city needs to have clear zoning rules for homeless active substance abuse users. ALso, the city should look at funding drug free supportive housing before any expansion.
10/9/2024 12:24 AMJulie Hellwich Against Beacon is illegally operating Kimball Court as Supportive Housing. They have been in violation of zoning laws for several years. In 2020 when Beacon applied for the Conditional Use Permit for the expansion, the city had the opportunity and the duty to compel Beacon to bring 545 into zoning compliance. Instead, the city accepted a false do***ent Beacon claimed they possessed: a permit for the entire 76 units to be supportive housing, dated in 1986. They referenced a Boardinghouse permit. Not the same. Not a typo. The city approved the expansion. Beacon's CUP for the expansion expired in 2022. The city and Beacon continued to claim an existing CUP as recently as early 2024 in government funding applications. This was false. Active substance abuse (opioid Use disorder) seems to not be a part of the city's definition of Supportive housing as written in 2016. Before any money for expansion the city needs to compel Beacon to bring Kimball COurt into compliance.
10/9/2024 12:02 AMA local resident Against I strongly oppose the extension of the HOME loan for Kimball Court. Ownership and management of the facility have failed to demonstrate the capabilities required to operate this specific facility in a way that ensures basic standards of safety and wellness for both its residents and the surrounding neighbors and businesses. The failures in this regard fundamentally undermine Beacon Interfaith’s stated mission of transforming lives with STABLE housing and have proven to be a net DETRIMENT to this community and neighborhood. Expansion of the property and services should be predicated by a demonstrated ability to provide a safe and secure environment for residents of both Kimball Court and the neighborhood for a sustained period of time - something that thus far has not happened.
10/8/2024 7:22 PManonymous housing advocate  Against Beacon Interfaith’s management of Kimball Court raises serious concerns. The organization has a track record of violating labor rights by denying workers the ability to organize and negotiate better working conditions. Equally troubling, tenants routinely face unsafe, unclean, and poorly maintained living conditions. Staff actively discourage residents from reporting these violations to DSI, denying them their right to safe housing. It’s unacceptable for the City to reward an organization that disregards both labor and housing rights with a sizable interest-free loan. Public funds should go to organizations that respect the rights of their workers and tenants. Before approving this loan, the City must demand better from Beacon Interfaith - greater accountability, improved conditions for residents, and protections for workers are essential.
10/8/2024 7:10 PMCharles Ave neighbor   The expansion of Kimball Court won’t solve the issues that our community faces unless Beacon Interfaith is willing to take serious, proactive steps to improve their current operations. We’re dealing with a building that has become a hub for crime, addiction, and poverty. Adding security and services may sound promising, but if the management remains absent from day-to-day operations, these additions won’t be enough and this generous funding will be wasted. The community deserves more than just empty promises; we need transparency, consistency, and a clear plan that shows immediate improvements, not vague future aspirations.
10/8/2024 6:44 PMSkeptical neighbor   I fully support the expansion of deeply affordable and supportive housing in our neighborhood but remain deeply concerned about the management of Kimball Court. The property at 545 N Snelling has long been an epicenter of crime, addiction, and visible poverty, in large part due to the building's poor design and lack of adequate resources. Beacon Interfaith has acknowledged that the current structure lacks key components like a monitored entrance, security guard station, and meeting rooms for social services, but even with the proposed expansion, it's unclear whether Beacon can effectively manage these improvements. They have a history of broken promises and a lack of meaningful community engagement. Before this loan is approved, the City should require Beacon to meet rigorous accountability standards. If Beacon cannot address these persistent issues, the City should consider transitioning the property to a more capable operator.
10/8/2024 12:41 AMA local resident Against I strongly oppose the extension of the HOME loan for Kimball Court. Ownership and management of the facility have failed to demonstrate the capabilities required to operate this specific facility in a way that ensures basic standards of safety and wellness for both its residents and the surrounding neighbors and businesses. The failures in this regard fundamentally undermine Beacon Interfaith’s stated mission of transforming lives with STABLE housing and have proven to be a net DETRIMENT to this community and neighborhood. Expansion of the property and services should be predicated by a demonstrated ability to provide a safe and secure environment for residents of both Kimball Court and the neighborhood for a sustained period of time - something that thus far has not happened.
10/8/2024 12:40 AMNeighbor Against I strongly oppose the extension of a HOME loan for Kimball Court. This property is intended to offer stable housing to some of the most vulnerable members of our community, yet the property management has failed to uphold even the most basic standards. Kimball Court and its surroundings have become a hotspot for drug use and criminal activity, with streets in either direction littered with needles, used condoms, cigarette ****s, and stolen property remnants. This neglect is not only damaging the area’s reputation but also severely impacting the well-being of nearby residents. Before considering any loan extensions, it’s essential to prioritize meaningful intervention to address and resolve the issues that are plaguing this community.
10/7/2024 9:07 PMShelly Kragt Against I live one block from Kimball Court. Unfortunately, Beacon has have not proven to be a good neighbor in how they have dealt with that property. The security is insufficient. My fear is that if they can't handle their current tenants, how will they be able to do so with more? Until we see change, I am completely against this proposal. I know some of the residents of Kimball Court, and they only have negative comments about the living conditions and about feeling safe. We have personally had increased incidents on our property and know of others who are fed up with the extra crime we are experiencing in the last couple of months especially. Thank you for taking into consideration what this expansion will do to our neighborhood.
10/7/2024 5:49 PMAnonymous  Against I visited Kimball Court resident a few months ago, midday, in a social service capacity. Resident reported, and I saw, ****roaches in piles of papers, every time resident moved most any possessions they scattered. It was a difficult situation to meet with someone vulnerable to say the least. Resident kept a tidy place, but ****roaches were OUT OF CONTROL.
10/7/2024 1:03 PMNearby Homeowner and Resident Against Beacon's management of Kimball Court does not serve its residents or the neighborhood. Beacon has shown an inability to serve residents at the current facility or other facilities they operate. No one who could find a place elsewhere, or could afford it, would send a loved one to supportive housing at Kimball Court. The space itself is unsafe, and it is 2 blocks from one of the worst places for drug use and overdose in the city. Beacon only deals with concerns when they receive bad publicity, but they are almost completely unresponsive to concerns from residents and community members. They were fine having residents living in a building that needed 20K worth of internal graffiti removal and was nearly condemned. Surely the city can find another organization capable of providing better care for our most vulnerable neighbors. +1
10/7/2024 10:50 AMBen Tedder Against As a resident near Kimball Court, I’m deeply concerned about the impact this expansion would have on our neighborhood. Over the 5 years we have lived here, we've seen little to no improvement in safety and cleanliness, and expanding now would only worsen these issues. Our children deserve to play outside without fear, and local businesses rely on a safe environment to thrive. Instead of pouring more money into a project that hasn’t addressed the existing problems, we need solutions that genuinely protect and support our community and help our vulnerable neighbors. Please consider the voices of your neighbors who are already struggling with the current situation and prioritize the well-being of everyone living and working around Kimball Court.
10/7/2024 1:59 AMDr. Ryan Baxley Against Please do not approve this funding for Beacon Interfaith/Kimball Court. It is evident that the safety and security of the tenants and surrounding community is of minimal concern. Until concrete efforts to improve the situation have occurred, I do NOT support further funding.
10/7/2024 1:57 AMDr. Megan Kakela Against As someone who sees Kimball Court everyday, I am strongly opposed to the funding being offered to Beacon Interfaith to expand their footprint in Hamline Midway. Unfortunately, they have not supported the current tenants at Kimball Court, and the lack of security and oversight has led to an unsafe environment for all current tenants and all those in the surrounding community.
10/6/2024 11:33 PMLiam Magistad For Our city is in pain from the opioid crisis, COVID-19, and a housing shortage. I see people living on the street everyday and many are dealing with substance abuse issues. Kimball Court is not creating these problems but it is intersecting with them. Kimball is struggling to do very hard work and probably could to it better with a new building. We are very close neighbors to Kimball. It is hard to live here sometimes. Our yard gets trashed regularly and its a constant struggle to clean up and we could use help. I also have safety concerns as our yard was broken into last month. I talk to the security guards regularly and they also report needing more help. A second guard should be required at least on the over night shift. If drug dealing is happening out of the building as it appears to be, Beacon needs to make it stop. ***uming this loan is approved the city must ensure Beacon stays under pressure to improve conditions for residents of Kimball Court and its neighbors. +2
10/6/2024 11:11 PM    Many of the comments already submitted are true. There is rampant drug use and public urination all over around Kimball Court. Beacon has a bad job following through on promises of improvement. They show up for a meeting listen to everyone complain and then nothing happens. They get a bunch of new cameras but don't actually get enough security guards to watch them. They tell you to give them a call to report things in the alley, and then say the person screaming isn't a resident so they won't talk to them. But, the Star Food building is going to sit empty if they don't get this money. The CVS is still going to be awful. If we could shut them down and tear down the building, that might be better for the immediate neighborhood. The city's not going to use that money differently to help the neighborhood, so maybe we give it to Kimball to see if maybe they'll get better? I don't know! These are ****py options. We need more affordable housing, more public bathrooms, and more social workers.
10/6/2024 10:03 PMSingle Mother/Neighbor Against ALL of the comments so far are negatively Against Kimball Court expanding at this time!!!! We are personally connected to this immediate community and are greatly affected! My teenager has recently been employed at a business on Snelling Avenue and I'm not sure what I was thinking, as it's too close to Kimball court! I am constantly on lookout for him coming and going. My alleyway, which intersects with Kimball court's, has become an extremely sad thoroughway and hang out for people who sometimes look like zombies. I hope for their freedom from addiction. But it's my understanding Kimball Court does nothing to truly ***ist in that. I literally just looked out my back door and watched someone use the bathroom in someone else's yard. It's all gotten scary and going to cause me to call the police regularly to help secure the area! Please do NOT allow Kimball Court ANY expansion until they clean up the current affects their facility is having on the neighborhood!!!
10/6/2024 8:46 PMDr. Artika Tyner Against I strongly oppose the extension of the existing HOME loan for the Kimball Court housing project. The property is poorly managed and has become a significant nuisance, creating daily safety concerns for myself and my tenants. Rather than improving the situation, extending the loan will likely perpetuate the ongoing challenges, increasing the problems without addressing the underlying issues. Kimball Court should be closed, and no consideration should be given to extending the loan unless substantial improvements and changes to management are made to ensure the safety and well-being of the community.
10/6/2024 8:45 PM613 snelling ave n Against Kimball Court has demonstrated a consistent failure to effectively manage and ensure the safety of its current premises and residents. The property is in violation of applicable zoning regulations, and there have been multiple instances of negligence, resulting in harm to tenants due to inadequate building security, including do***ented cases of ***aults, robberies, and sexual ***aults on the premises. These ongoing deficiencies raise serious concerns regarding the facility’s capacity to responsibly manage an expansion. Given that Kimball Court operates with state and federal funds and serves vulnerable individuals, it must be held to the same legal and regulatory standards of care and security expected of comparable facilities, such as nursing homes or group homes. The proposed expansion would exacerbate existing issues, as the facility has failed to provide adequate care for its current residents. For these reasons, we urge you to vote against the proposed expansion.
10/6/2024 8:44 PMneighbor Against Until kimball court can demonstrate they can manage the existing property and tenants, they should not be allowed to expand. I have lived here for over 20 years and never encountered such blatant drug use. They are not staffing the property adequately and the neighborhood is suffering. +1
10/6/2024 8:44 PMneighbor Against Considering this proposal is further evidence that St. Paul is turning its back on the Midway. Neighbors are not asking for much. We want an end to the open drug use (I encourage any of you reading this to drive by Kimball Court at night and count the drug users and see if you, like many neighbors, see Kimball Court's security guard hanging out with the drug users). We want Kimball Court to take the basic steps of picking up litter and holding residents accountable. We are being ignored and Council Person Jalali is well known for ignoring neighbors and not giving timely answers to our concerns. Let's have Kimball Court show for 6 months at least that they can have a spotless, safe property before any expansion is considered.
10/6/2024 8:44 PManonymous Against As a 30 year plus homeowner in this neighborhood, I am appalled that any kind of expansion of Kimball Court is on the table. They have failed at keeping their property safe. Kimball Court is a menace to our neighborhood with open drug use on the front steps. It’s a magnet for drug dealers and all the danger they bring. I demand that the illegal activity at this property be put to an end immediately. To think that the city of St Paul would be giving them my tax payer money to expand and further destroy the quality of life for this neighborhood is absurd.
10/6/2024 8:43 PManonymous Against Please do not allow this to happen. This property has been mismanaged and is not getting better. I will purposely cross the street to avoid walking near this property, as there is significant safety concerns. Please don't put more stress on the residents and businesses of this area. +1
10/6/2024 8:43 PManonymous Against This has to be some kind of sick joke. Take the the most irresponsible owners in the neighborhood and reward them with A HUGE PILE OF THEIR NEIGHBORS' MONEY to EXPAND THEIR ABILITY TO RUIN OUR NEIGHBORHOOD. Brilliant.
10/6/2024 8:42 PMAnonymous neighbor Against I strongly oppose the extension of the HOME loan or any funding whatsoever for the Kimball Court housing project under it's current ownership and management. It has failed to provide basic safety for its residents and hosts sales of illegal drugs on the property, having drawn an a large community of opioid users who purchase and consume openly on our streets, beginning with its front stoop. Kimball Court actively contributes to the destruction of the lives of many of the city's most vulnerable citizens and is a blight on the community. I am unable to share my name because I fear reprisal from the dealers.
10/6/2024 8:41 PMclaire press Against I am AGAINST granting tax exempt funding, and any funding or approval for the expansion of Kimball Court. I am a neighbor in proximity, a long term property owner and a senior citizen. It has safety issues for its residents and the neighbors and public. It has numerous complaints and police calls, over 100 so far this calendar year. These include public urination and deification, vandalism, theft, numerous police calls. It is a neighborhood nuisance property! There are condoms and needles around the property. It is not maintained nor managed by the owner Beacon Interfaith. It does not offer sufficient security which is a detriment to the safety of neighborhood and the residents. Beacon has not kept "in good faith" to rectify these issues! It is exploiting our neighborhood and the residents. There are questions re proper zoning. Vote NO and be receptive to your constituency!
10/6/2024 8:41 PMJennifer Hadley Against Kimball Court has caused tons of trouble for the Hamline Midway neighborhood and continues to do so. Beacon has mis-managed the property and its tenants and needs to show they can handle the number of tenants they already have before expanding. Living conditions inside are bad, and there needs to be another security guard. If they can't manage the current property, they really should not be allowed to expand. Plus, this part of the neighborhood is really, really struggling with drug users and homeless people. Why add more to the number we already have? Please do not support Kimball Court!
10/6/2024 5:01 PMAnthony Mendola Against Beacon's mismanagement of the current property will only continue if they are allowed to expand. The rhetoric they espouse are only lofty dreams not based in reality. I fear the increased damage they do to the very real plight that they claim to oppose. Beacon has failed the people they claim to serve and the neighborhood in which Kimball Court resides.
10/6/2024 4:15 PMRichard Purcell Against Our funeral home is located directly across Snelling Avenue and had been there since 1916. A long respectable business serving the community in need. Last week I collected at least 8 hypodermic needles and numerous pieces of tin foil along with bags of trash. Our property is now for sale. Which is a sad reflection of what the influx of drug use and the over run of people who have no respect other peoples property or rights. I’m sad to say my heart and soul are in this community and property. But we will no longer serve grieving families from the 536 Snelling Avenue North because our families and customers no longer feel safe in this community. We have experienced drug use, theft, vehicles broken into, a person who had their car stolen and the owner was thrown out of the car onto the street. We have had a bullet come through a 2nd floor apartment from the Snelling Avenue side of the building. When is enough enough? When someone is murdered? I’m in opposition to expanding. +1
10/6/2024 3:49 PMWilliam Shinn Jr Against I have been to many public meetings where promises are made that things will be better from this organization. I live in the neighborhood, it is not getting better. People and business are moving out. Now they want a loan to expand the number of people housed at this location and have me pay for the free loan? 2 security guards and pick up the trash daily two of the small asks of Kimball Court won't comply with. no to the money no to the expansion. They have failed at being good neighbors for over 14 years. They need to do better with their existing tenants/building/being a good neighbor first.
10/5/2024 5:36 PMAndrea D. Suchy-Shinn Against I forgot to add my name to the previous comment. The comment before this is mine.
10/5/2024 5:34 PM    Please do not approve the funding for the expansion of Kimball Court. Since Beacon Interfaith H. C. has purchased the property in 2010, the police calls to the building have gone up over 300%, narcotics are dealt inside the building and in direct alleys, streets and parking lots on all sides of Kimball Court. Excessive trash, acts of violence and used syringes litter the immediate surrounding area. Those that suffer from addiction go to the building to purchase. Once the purchase is made they inject or smoke the narcotics in the alley, stairways, bushes, parking lots and back yard of the surrounding neighborhood. Beacon is doing a poor job managing its current tenants. A new building will not address any of these facts Beacon has failed to correct since 2010. It's progressively gotten worse with no actability from Beacon. It's time they prove their good neighbors before being allowed to expand.
10/4/2024 7:25 PMJulie Hellwich Against Hello and thank you for the opportunity to submit an opinion. I am using this email as a 'test' to see if the email response system picks up this email.