HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 06-28-1976June 28, 19f8 -
I. Roti Call
II. Minutes of May 24, 1976
III. New Business
A. Section 8 Application and 0*fir Housing Issues
I.Y. Adsourn*nt -
CITY'OF PLYMOUTH
3025 HARBOR LANE, PLYMOUTH, MINNESOTA 55441
TELEPHONE 1612) 559.2800
0 TE: June 25, 1976 M E . O
TO: Housing and Redevelopment Authority Commissioners
FROM: Charles E. Di.11eeud, Director of Planning and Community Developmen(by.
SUBJECT: Section 8 Application and Other Housing Issues
The Board, at its last meeting, directed Staff to prepare an application to HUD
for Plymouth to administer a local program for Existing Section 8 leased housing.
Out memorandum prior to that meeting briefly expTl Rn—R-the mechanics of the Section
8 program and how a local existing housing program works.
On Thursday, June. 17, a City Staff person hand -carried two applications requesting
50 units of existing Section 8 housing for the. City of Plymouth to the HUD office-.
One application requested 50 units of "recently completed housing", i.e. apartment
units available for occupancy that are six years old or less, and one application was
for 50 units of older housing over six years old. The bulk of Plymouth's apartment
stock is less than six years old and as HUD provides a higher rental rate allowance
for newer construction, it was suggested by HUD representatives that the. City submit
the two applications.. It should be noted that if one application is approved, the
other would be discarded.
Indications are that the City would be notified within three weeks whether or not
their application is approved. As a part of the application submittal, the HUD legal
office also requires the submittal of an organizational transcript which essentially
provides HUD with the "proof" that the City Council followed all the state require-
ments in establishing an HRA. The HUD legal office specifies that originals with
original signatures be provided which necessitates HRA members sign again the necessary
documents. These documents will be available at the June 28 meeting for signing.
HUD also requires the submittal of the following: 1) How the Section 8 program will
be administered, 2) a budget for the program, 3) equal opportunity assurances and 4)
a resolution by the HRA approving Section 8 participation. The first two items may
be submitted at a later date should the MRA's application be approved while the latter
two items will be available for HRA action at its June 28 meeting.
In late May of 1976, the City Staff conducted a telephone survey to determine present
rental rates and vacancy rates for all the apartment buildings in Plymouth. Utilizing
HUD's Section 8 rental rate schedule plus a 105 allowance factor as per the latest
Section 8 regulations, it was determined that approximately 387 units of the 2,082
apartment units in Plymouth would qualify inasmuch as their present rents were below
the current Section 8 rental rates for the Hennepin County area. Present vacancy
rates in the City, however, are very low and our survey indicates that presently there
are only 2 vacant qualifying units in the City. While no survey was conducted to
determine h.w many persons currently renting a "qualifying" apartment unit in Plymouth
are also within the income range which would make them eligible recipients of .
Section 8 assistance, it can be pres;ciined that there may be several persons who may
well qualify. This being the case, such persons could stay in their present apartments
and receive Section 8 assistance. In several communities with a past track record in
this area, as much as 50% of their Section 8 persons were already placed, i.e. they
got assistance while staying in their present apartments.
Of some surprise to Staff was HUD's apparent receptiveness to Plymouth's application.
If the cooperation and positive encouragement of the HUD Staff to date is any indica-
tion, our chances for funding directly by HUD may be better than we first concluded.
We shall knoww more by the July HRA meeting date.
Also of NRA interest is the recent meeting of three HRA Commissioners and Plymouth
Staff with Mr. Boland, Mr. Short and three Metro Council Committee Chairpersons. Among
other discussions at that meeting, the Metro Council representatives mentioned several
approaches to local low/moderate income housing produciton that the Plymouth HRA
may wish to consider --when appropriate. A brief description of housing approaches
suggested includes:
HRA Shared Marketing
It was noted that matching eligible renters to eligible Section 8 units has proven to
be troublesome. Where Plymouth may have eligible Section 8 units but difficulty in
finding eligible families to rent the units, Minneapolis or Bloomington may have the
eligible renters but not enough Section 8 units available. It was suggested that the
respective HRA's might rigorously "cross market" each other to effectively pool
respective supplies and demands.
It should be noted that Plymouth Staff has anticipated such a situation and has proposed
in our Section 8 application to market available Section 8 contracts outside of Ply-
mouth. Our prime interest here, of course, is to reach eligible renters who are
employed by Plymouth industry but reside elsewhere. Any help we can receive from
anywhere to accomplish this intent will benefit our program.
Bloomington's "Add-on Subsidy"
A number of area communities have looked at this concept but Bloomington is the only
community in which we know it has been executed. Essentially, this approach involves
use of local tax dollars to either run a rental subsidy program similar to Section 8
or to use local tax dollars in tandem with Section 8 funds to expand either the sub-
sidy-size,
ub-
sidysize, or the pool of eligible Section 8 units, or both.
In the first case, the local community appropriates ad valorem tax dollars to the
HRA to pay rent subsidies and administrative costs on a formula similar to that of
the Section 8 program. Obviously a lot of "red tape" is overcome, but the cost to
the community can be very high --as much as $1,200 per units subsidized per year if
Section 8 program formats are paralleled. Of course, the local option would be
available to reduce the available size of per unit subsidy. The question would soon
be asked by the Metro Council if a local subsidy program at less than Section 8
subsidy sizes would qualify a community as providing "subsidized units". Staff
believes we would quickly find that the size of subsidy is an integral component of
the definition of "subsidized unit" held by the Metropolitan Council.
The second case of "add-on" uses local ad valorem dollars to "fatten" the Section 8
program by increasing the number of units eligible. As the HRA knows, Section 8
subsidies can only be applied to units renting at certain maximum market rental metes.
If the pool of eligible units can be artificially expanded, increased program volume
is possible. A local HRA may use local dollars to "write down" the rent structure to
whatever the Section 8 maximummay be., i.e.
for $260 per month but the maximum Section
from local fumids may pay the project owner
units then become "artificially eligible
with success.
Housing Rehabilitation
suppose apartments in a.local project rent
8 rental rate is $250 per month. The HRA,
the extra $10 per unit per month and the
or Section. Bloomington has done this
Staff is somewhat perplexed by this topic coming up at the subject meeting within the
context of meeting subsidized housing goals. We have been firmly advised that rehabili-
tated housing units o unt toward the Metropolitan Council's "quota" of sub-
sidized unit product o'oio'Toca communities. On the other hand, rehabilitation is
a method of enhancing the lower cost housing resource of the community and surely
is consistent with the other Metropolitan Council Housing Statement --Policy 31.
Upon those limitations,housing rehabilitation, regardless of the technique used,
involves grants, loans or direct HRA contracted construction projects to bring
existing housing units up to levels of "safe, decent and sanitary" housing. Such
levels are established by the prescriptions of local building, electrical and mechanical
codes,lus local housing code. The concept does not usually create many housing
units Out -Toes upgrade existing units without substantially increa—Ung housing cost
to the occupant. The Minnesota Housing Finance Agency operates programs providing
local communities low interest loan funds and grant funds to assist property owners
in the rehabilitation of substandard properties.
It would appear that Plymouth could benefit from a rehabilitation program. There
are substandard units in several of our older neighborhoods.
Land (or Lot) Write Down
Primarily through tax foreclosures, local municipalities often become the owners of
scattered land parcels throughout the community. In addition, most municipalities
have an inventory of parcels pruchased by it or dedicated to it for street, storm
water holding or park purposes that could represent excess or no longer required
City ownership. An indirect housing cost subsidy can be realized by City/HRA coopera-
tion in making such scattered sites available for construction of housing at a cost
significantly discounted from "market". When such a program is well designed
to avoid "windfall" profits to land purchasers, a locally "funded" program of subsi-
dized housing can be accomplished.
We are certain that Plymouth now owns scattered parcels that could act as a resource
base for such a program.
In summary, it should be understood that there are any number of possible approaches
to provision of low -moderate income housing, but few if any to true low -moderate
cost housing. The difference must be made up from one r another form of subsidy
State, Federal or local tax dollars) applied in most ,y fashion that will reduce
the "gap" between income and cost. Staff is hesitant to recommend that the HRA
dive" into any production venture until we know our market and can adequately reflect
upon alternative strategies (and the cost/benefits of each) by way of our Housing
Element scheduled for completion around the first of the year. Our Section 8 appli-
cation is certainly a positive move toward "production". Should we not receive
approval, joining the Metro HRA still remains an option.
ATTACHMENTS:
1. Section 8 Application
2. EO Assurance of Compliance
3. EEO Certification
4. Assurance of Compliance with Civil Rights Act of 1968
6
s _
Q..
JUN 1576
r 22
300 Metro Square. AuUdistg. 7th great and Robert Stet. Saint Pout, Minnesota 55101 t1 Ri2, 227- 9421
May 28, 1976
James G. Willis
City Manager
City of Plymouth
3025 Harbor Lane
Plymouth, Minnesota 55411
RE: Subdivision Feasibility Analysis Application
Mission. Hills, ''Plymouth
Metropolitan Council Referral File No. 3532.
Dear Mr.. Willis:
V
PIease.refer to the attached explanation of the Metropolitan Coun_-fl's responsibilirl
to review Department of Housing and Urban Development Housing applications.
The Council has been forwarded such an application for the project ident+fied above.
A copy of the. application., which provides further details, is enclosed.
Thank you.
Sincerely,
METROPOUTA COUNCIL
Fhn. Boland
hatrmsn
1S: es
Enclosures
cc: Robert Short, Metropolitan Council District 11
a Agency Crested. to Coordinate the Pion dng and Development of the Twin Cities Metropolitan Area Comprising:
Moks County 0 Carver County 0 Dakota County 0 Hennepin County 0 Ramsey County 0 seott County 0 Washington County
C3
METROPOLITAN COUNCIL
Suite 300 Metro Square Building, Saint Paul, Minnesota 55101
227-9421
Feasibility
The Metropolitan. Council is required by federal law and regulations to review certain
specified applications for fed( loans, grants, or other assistance.
One of.the many types of applica:fons which the Council reviews is Department of
Housing and Urban Development Applications for Subdivision Feasibility Analysis,
Form No. 2250. This application is submitted to the local. area HUD office .by a
developer as a preliminary step in securing a guarantee from HUD that a future buyer
will be able to receive federal mortgage insurance because the property to be pur-
chased will havee been determined to be in accordance with federal. standards.
Such applications are forwarded to the,Council by the Minnesota. Area Office of HVD
for comment concerning:
1. "....the consistency of the. proposed project with...areawide development
plans."
2. "identification of major environmental concerns."
The Council must complete such a review and raturn it to the HUD office. within 30
days. The ultimate purpose of this particular notification and review process is to
encourage the coordination of federal and federally assisted housing programs with
regional planning to facilitate orderly growth of local areas.
This project will be reviewed in accordance with procedures of the Office of Manage-
ment and Budget which require that the Council notify potentially affected units of
government, environmental commissions, and human rights commissions, inform them
that such review is taking place, and invite questions or comments. These comments
will be incorporated into the review and relayed to HUFD.
If you have questions, please call the Metropolitan Council Housing Staff at 227-9421.
U. S., OLPARTMENT OF HOUSING ARD URBAN DEVECOPWINT
FEDERAL HOMING AOai'iNtS.TRATION
e: Mlss4a ::est lfevrlo t tit Cosa -m- F$treetWrew
FHA Filet
1Q5$ E_ Myrata Alun_ SuEiivisi Naar: t'issi:+^ ifI*
Tract Number:
crit or county Stnee Zip Code
Phone: Loeoiian. f-nt_Mrle+ Zafthp:y i :spr+..n or
r{rro Code
jaf
r
RA f gf t
Mco
h i„3:tte+'"Ctlort frith 35th Ave.
APPLICATION FOR. SUBDIVISION FEASIBILITY ANALYSIS METROPOLfTAN COUNCILAfeasibilityanalysisofthisproposalisrequestedandthefollowingexhibitsweenclosed: REFERRAL
E) Location Mop Optional information submitted PILE NO. 35
Preliminary Subdivision Plan Soils Report 0 Topographic data
Preliminv, Grading Plan.
Signed FHA Form 2010 Other
GENERAL 114FORMATION:
1. Sponsor •s 0 Lmnd.Owner [] Option Holder
10. Is Tentative Map approved by Local Authorities.'
Q Yes Nos2. Si:e of this Parcel __1t3_< perp
3. Number of Lots.: 04 11. la plat recorded? esYY No
r: ` Typical 1.ot Sise:_ 5' xt ' . 1.?.ORO .Ro _ ft. 12. Covenants recorded? Yes Q No
S. Adi-..:"t Land tinder Spa sor's Control: Will be identical to previous unit.
Jll%"^ Acres Will conform with FHA Data Sheet 40.
6. Other Land Uses: N kk 13. a. Water System: Ej Central (Public or Community)
7. Sfortsor will: Individual
development land and build horses; initial plan is to b. Sewerage System: 0 Central Public or Car"munity)
start_ homes in to Q Individual
price range. 14. Proposed Street Improvements:
Q develap land and sell improved lots. Pavement Base -A3 tt1r.•t !101 s K Int -he;
produce finished typical building sites at a price of Wearing Sarfoc4i that: -1011 , 2 3-erhez
S Q Curb and Gutter Sidewalks
linit site grading to minor redistribution with house 15. Urderground electric and telephone? C?9 Yes No
foundations in natural soil. Explain under Remarks)
construct house foundations on soils engineered cuts 16. Gas EI.Yes No
and fills. 17. Will development include co:nasan area? Yes ® No
3. Any Specie! Assessments? LT -]Yes No if yes, Describe facilities and maintenance und.r Remarks)
describe under Remarks. 18. Sponsor has El has not previously dealt with this
9. Any Mineral Reservations? Yes M No FHA office. hos dealt with other FHA offices (Explain
If yes, describe under Remarks. under Remarks).
REMARKSt
Ft. 2aahary Ione- improvements are it r..•ecPss: 1: :t;:se.srent of tt%nflil at 8% for 20
r
MAY 18 1916
CERTIFICATE
Bysubtttittins. this request for site efigibilttr and signing this eettificatren, builder, developer, seller or ether signatory agrees with the Fe3eral Housing Ad•
Antnisim6an that pursuant to the requirements of the FHA Regulations, (a) neither it nor anyore authorized to act #tw it will decline to sell, rent or other•
witit ewlie available any of the properties or housing in the subdivision to a ptaspective purchaser at tenant tecause of his rote. talar, creed at notional or•
tgin. lb) itwitl comply *,;IS start and Ictot laws and ordinances prohibiting drseriminotion;ara (c) failure of refusal to comply with the. requirements a! %other
a) & (0) shall Itt a ptope'r bosis for the Corrmissroaer to reject requests far future business with which the sponsof•is identified at to take any other carrec-
hr* vxtion he'ray beem oecessatr to carry out the rrgwrevems of the Regulations.
T#e umdetsirtdfusther oglee.s, in eansrderation oft the r.iew of rhos prcposcl b)'t•.e FHa, tart crow deposit at downpalment received by the urdersigaed or
Go. agent off tke u-tiersigned. to connection with the purchase of o home io ohtn the subdivision described above stall, up -.1 recetpr,. Ee deposited rne:cta•v at
in ttutt of In a tipeeiol account which is flat subject to the ctar trs of m; creditors ord where it w:11 be maintained unt.l. it has been disbursed for the benefit
of Ow purchaser or otherwise disposed 31 in accordan•e with the terms of the contract of sale.
qf;;C \•j''ti'o • i•'L^tsion :!A^t t)n.vrlor-.•e+tt Corp.
5 atrar)(T tiej Yome o/ act-eforment Company/
Dole.- ote;
ASP tAS"
a Y.t.i7iRt;ttftrt Palettiw crFict. 014.twC .g3i73!
It
June 182 1975
Vj.
Cffy C)
P mom
Mr. Robert Short
Metropolitan Council
300 Metro Square Building
Seventh & Robert
St. Paul, MR 55101
Dear Bob:
Thank you very much for meeting with us yesterday noon to
review and discuss Plymouth's relationships with the
Ketropolitan Council. We came away from the meeting with
good feelings and with high expectation that our relation-
ships with the Council will Improve.
Bob, I want you to know that Plymouth has a sincere commit-
ment to meet our housing assistance plan goals.. As you are
aware, the need for such housing to relieve many of the
social problems in the area is staggering. We recognize
that Plymouth must be a part of the solution to this problem.
Again, thank you for taking time from your busy schedule to
meet with us. I appreciated your leadership and contribsition
to what I believe was a very worthwhile meeting.
Sincerely,
Al Hilde, J:.
Mayor
AH:lg
cc: Plymouth. Council
9025 MARBOR LANE. pLYMOUTK MINNESOTA 56441,. TELERMONE 1612) SS9.2800
fb
JTY O?
PLYMOUTR
June 182 19,16
Mr. Robert L. Hoffman
Metropolitan Council
300 Metro Square Building
Seventh & Robert
St. Paul, MN 55101
Dear Bob:
Thank you for taking time from your very busy, schedule to meet
with representatives of Plymouth yesterday noon. I believe the
progress we made in the mutual understanding of one another's
concerns will enable us all to improve our relationships in the.
future. We came away from the greeting with positive feelings
and are Indeed hopeful that a new spirit of cooperation exists
between ourselves and the Council members.
Bob, you. spoke of vatrJ:ius contracts and policies that you have
worked with in conjunction with the Bloomington HRA. In order
that we m!Zht benefit from your experience, I would certainly
appreciate re4eiving a copy of those contracts and policies
dealing with land write-down and the construction of lower coat
housing. I am particularly interested in how your policies
prevent the first owner, or for that matter a subsequent owner,
from selling the subsidized home at a big; profit at the expense
of the city and thus removing a lower cost house from the market.
I am hopeful that Plymouth might locate several lots for such
residential construction..
Bob, t have always been grateful for your reasonable, experienced
and intelligent approach on the Met Council. Thank you for your
continuing interest in. improving communications and cooperation
between municipalities and the Metropolitan Council, and parti-
cularly with Plymouth.
Sincerely,
Al Hilde, Jr.
Mayor
AH: Ig
cc: Plymouth Council.
3025 HARBOR LANE. PLYMOUTHi. MINNESOTA 55441. TELEPHONE (612) 5S9 -28M
Y
Y
CITY O
WIMOUTR
Jute -18, 1976
t.:s . Joan Campbell
Metropolitan Council
300 Metra Square Building.
Seventh A Rcahert
St. Paul,. MN 55101
Dear Joan: `
May I express deep appreciation for you taking time from
your busy schedule to meet with us yesterday noon. We came
away from the meeting with positive feelings and believe
that we have a far better understanding of the goals and.
objectives that you have established for housing in the
Metropolitan.a:rea and Plymouth in.particu.lar. I am con-
fident that we will be able to work far more closely t+i th
your commission in the months ahead as we seek to me4t our
own housing assistance plan. goals,
During the meeting you mentioned the possibility of various
HRA's exchanging data on applicants for housing units. I
would certainly appreciate receiving any information you
may have concerning such an exchange project as I believe
It is an excellent idea and one I would like to see our own
HRA adopt.. Any information you could send me would be
appreciated.
Thank you again for your conttibuti.on to a. most productive
and encouraging meet-ing.
Sincerely,.
Al Hilde, Jr.
payor
AR: I&
cc: Plymouth Council
3025 HARBOR LANE; PLYMOUTH. MINNESCTA 55441. TELEPHONE (612) 559-2800
14
CITY O- -
PUMOUTt
June 18, 1976
Mr. John Boland,. Chairman.
Metropolitan Council
300 Metro Square Building
Seventh +& Robert
St. Paul, NN 55101
Dear John:
Your good Will, tact and people -handling abilities cer-
tainly came to the fore again 1 cannot adequately ex-
press my aopreeiatlon to you for a -,tinging and guiding
such a fine meeting last Thursday. With all •f the many
headaches you. have,. it is indeed appreciated by myself
and our Council that you would take the time to help us
improve our communications and relationships with members
of the Metropolitan Council.
John, I truly believe t:iat the new understandings that we
all gained yesterday will enable us all to work together
more closely and c:operatively. 1 can assure you that
Plymouth will do it:s utmost to continue developing a fine
relationship with the Council and also meet our responsi-
bilities for reaching important metropolitan goals.
Thank you again for your cordiality and assistance.
Sincerely,
Al Hilde, Jr.
Mayor
AH:lg
cc: Plymouth Council.
3025 HARBOR LANE. PLYMOUTH. MINNESOTA 55441. TELEPHONE 1612! 559 -2600
ROW FN
Y
h"N C1'01
JUN 1976 's
s myd RMO
aOO Metro Square Building, 7th Street and Robert Street. Saint Paul, Kinueeo" 6510.1 Area 612.227- 0421
June 21, 19-76
Dear Friend:
In late 1975 you received a draft proposal for allocating subsidized
housing funds and rehabilitation funds in the metropol+tam area. The
Human Resources Committee then held a public meeting to receive comments
nn the allocation alternatives, and, subsequently, on January 8, 1976
the: Council adopted the Allocation Plan for Subsidized Housing on an
interim basis. Copies of that allocation plan were distributed shortly
thereafter.
The enclosed Metropolitan Allocation Plan for Rehabilitation Funds is
now being considered for adoption on an interim basis. As a result
of comments received at the previous public meeting and as. a result
of recent action by the Minnesota Legislature, some changes in the
Allocation Plan for Rehabilitation Funds have been incorporated into
the currently proposed plan. These changes are summarized as follows:
1. The Plan applies on y to the distribution of Minnesota Housing
Finance Agency loans and grants. Previous alternatives which
distributed federal rehabilitation funds are not included.
2. Thecriteria for determining each community's share of funds ,nly
inc udes owner -occupied housing units. Previous criteria which
ccnl idered the number of acartment units built before 1939 anc
renting for $199 a month or less have been dropped since these
units are typically not eligible for state rehabilitation funds.
3. The amount of grant funds available to the region has been set at
2,970,000 by the. Minnesota Housing Finance Agency since the
Minnesota Legislature appropriated the funds during the 1.976
Legislative Session. Each community's dollar snare of this :otal
is listed rather than the number of grants since the amount of
a grant can vary widely up to a maximum of $5,000.
It should be noted that the share of loan funds allocated to each community
should be viewed as general guidelines or goals for the cosmluni" since
the state deals directly with private lending institutions and the.; are
no regional or local reviews of the distribution of funds.
An Agency Created;* Coordinate the Planning and Development of the Twin Cities Metropoll.ton Area Comprising:
Anoka Couaty 0 Carver County 0 Dakota County 0 316ongAn County 0 Ramsay County 0 Scott County 0 Washington County
2 -
Conversely, the share of grant funds allocated to each community are
more directly influenced by the Council which must review and make
recommendations on applications by all local administering entities.
These grant funds will be administered by non-profit organizations,
or by muricipal, county or multi -county publi:: bodies who can demon-
strate a reasonable administrative program for delivering the grants.
The Rehabilitation Allocation Plan will be adopted as a part of the
revised Housing Policy Plan of the Metropolitan Development Guide
after a public hearing later this year. However, the Minnesota
Housing Finance Agency expects to receive applications for rehabilita-
tion grant funds from administering agencies by July 20, 1976 and will
be referring these applications to the Council for review and comment
immediately thereafter.
Therefore, the Human Resources Committee will he considering this Re-
habilitation Allocation Plan for adoption on an interim basis at its
meeting..on July 12, 1976. Any comments or suggestions you may have on
this revised plan will be considered and should be offered before that
meeting date.
In an effort to encourage the MHFA Home Improvement. Grant Program through-
out the metropolitan area, the Metropolitan Council Housing and Redevelop-
ment Authority is available to provide assistance to those communities
who may wish to join together in an application for grant funds and who
may need help in handling the local administration of the program. An
outline of this kind of rehabilitation assistance from Metro HRA is
attached for your information.
If you'have any questions regarding the Rehabilitation Allocation Plan or
the Metro HRA Rehabilitation Assistance Program, please call Phil Katzung
at 291-606 or Chuck Ballentine at 291-6381.
Sincerely,
Joan Campbell, Chairman
Human. Resources Committee
f ep
Attachment
L 'l
e
y
T'1 1 O
PLYMOUTR
June.:23, 1976
mr. Herbert P. Lefler
Attorney
1100 First National Bank Building
Minneapolis, NN 55402
Dar Herb,
we need a "supporting opinion" from your office that the City% HRA.is legally
qualified and authorized to participate in Section 8 Programs-
osihaveodr
rawn
application
an opinion statement as an.example of what we need. Also
for Section 8 units and xi -0. HUD -definition as per their latest guidelines of what
constitutes. a Public Housing Agency-.' We need your opinion at your earlierst possible
tort; 4once.
We alsoneed an HRA ,solution in. appropriate format for the June 28, 1976 HRA
meeting approving the Section 8 application. Enclosed is what we Want to say.
Yours truly,
Milton L. Dale
Associate Planner
M.0/km.
Enclosures
30715 HARBOR LANE, PLYMOUTH, MINNESOTA 55441. TELEPHONE 16121559 -28W