HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 08-25-2022Housing and Redevelopment Authority 1 of 2 August 25, 2022
CITY OF PLYMOUTH
AGENDA
Regular Housing and Redevelopment Authority
August 25, 2022, 7:00 PM
1. CALL TO ORDER
2. PUBLIC FORUM—Individuals may address the HRA about any item not contained on the regular
agenda. A maximum of 15 minutes is allotted for the Forum. If the full 15 minutes are not needed for the
Forum, the HRA will continue with the agenda. The HRA will take no official action on items discussed at
the Forum, with the exception of referral to staff for future report.
3. APPROVE AGENDA—HRA members may add items to the agenda for discussion purposes or staff
direction only. The HRA will not normally take official action on items added to the agenda.
4. CONSENT AGENDA—These items are considered to be routine and will be enacted by one motion.
There will be no separate discussion of these items unless HRA member or citizen so requests, in which
event the item will be removed from the Consent Agenda and placed elsewhere on the agenda.
4.1 HRA Minutes
Housing Redevelopment Authorty Minutes 07-21-2022.pdf
5. PUBLIC HEARINGS
5.1 2021 Community Development Block Grant (CDBG) Consolidated Annual
Performance and Evaluation Report (CAPER) and Notice of Annual Citizen
Participation Meetings
CDBG 2021 CAPER Draft
CDBG 2021 Households Assisted Table
CDBG 2021 CAPER Resolution
6. NEW BUSINESS
6.1 Program Year 2022 Community Development Block Grant (CDBG) Annual Action
Plan
HRA Recommended CDBG Funding for Program Year 2022
7. UPDATES
7.1 HRA Updates
Moderate-Income Housing Policy - redline
1
Housing and Redevelopment Authority 2 of 2 August 25, 2022
8. ADJOURNMENT
2
Regular
Housing and
Redevelopment
Authority
August 25, 2022
Agenda
Number:4.1
To:Housing and Redevelopment Authority
Prepared by:Devon Pohlman, Housing and Economic Development Manager
Reviewed by:Danette Parr, HRA Executive Director
Item:HRA Minutes
1. Action Requested:
Approve the attached minutes from the HRA meeting held on July 21, 2022.
2. Background:
NA
3. Budget Impact:
NA
4. Attachments:
Housing Redevelopment Authorty Minutes 07-21-2022.pdf
3
MINUTES
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
July 21, 2022
MEMBERS PRESENT: Chair Michelle Soderberg, Commissioners Aqueelah Whitfield, James Williams, Wayne Peterson, and Ronald Kelner,
ABSENT: Commissioners Lucas Larson, Joel Spoonheim (excused)
STAFF PRESENT: HRA Executive Director Danette Parr, Housing & Economic Development Manager Devon Pohlman, and Permit Technician Michelle Bast
OTHERS PRESENT: Mayor Jeffry Wosje, Council Member Jim Davis, Jody
Boedigheimer of Grace Management, Ed Goldsmith of Outreach Development Corporation
1. CALL TO ORDER
Chair Soderberg called the Plymouth Housing and Redevelopment Authority meeting to order at 7:32 p.m. following a planned tour of the Plymouth Towne Square building.
2. PUBLIC FORUM
Chair Soderberg opened the Public Forum. Ed Goldsmith commented that the HRA owned building, Plymouth Towne Square, has been a well-maintained building over the years since the project was built in 1994.
Chair Soderberg said there had been substantial money re-invested in the project over time, including for larger capital need for new windows and siding. Chair Soderberg closed the Public Forum.
3. APPROVE AGENDA
MOTION by Commissioner Williams, seconded by Commissioner Kelner to approve the Agenda. Vote. 5 Ayes. MOTION passed unanimously.
4. CONSENT AGENDA
4.1. Approve proposed minutes from June 23, 2022.
4.2 Plymouth Towne Square housing report
Plymouth Town Square Financials
4.3 Vicksburg Commons housing report
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Plymouth Housing and Redevelopment Authority July 21, 2022
Page 2
Vicksburg Commons Financials
MOTION by Commissioner Kelner, seconded by Commissioner Williams, to approve the Consent Agenda. Vote. 5 Ayes. MOTION passed unanimously.
5. PUBLIC HEARINGS
Chair Soderberg opened and closed the Public Hearing because there was no one there to speak.
6. NEW BUSINESS
6.1. Moderate Income Housing Policy Due Diligence Follow Up Compensation Fee Schedule - Sample Project Compliance Concept Memo
Moderate-Income Housing Policy - redline Housing & Economic Development Manager Pohlman gave an overview of the Moderate-Income Housing Policy Due Diligence Follow Up. She also explained the Compensation Fee Schedule sample project example.
Council Member Davis asked if the residents will need to verify income every year. Housing & Economic Development Manager Pohlman said this is a choice the City and HRA can make if the policy is adopted and as a compliance contract with a third-party is
negotiated. She recommended a regular interval, somewhere between annually and every three years. Council Member Davis asked what documents are used to verify income.
Mrs. Boedigheimer stated commonly used documents are tax returns, bank statements, W2, any document that shows earnings. Housing & Economic Development Manager Pohlman said income verification can get complicated, and contracting with a third-party subject-matter expert is recommended.
Commissioner Kelner asked how it works for people who have assets they do not draw from every year. He said income could be artificially low. Mrs. Boedigheimer said that for the properties they manage, they provide evidence of
retirement earnings and then income is five percent of those earnings.
Commissioner Peterson asked if contracted out, would a set-up fee be paid for each new development.
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Plymouth Housing and Redevelopment Authority July 21, 2022
Page 3
Housing & Economic Development Manager Pohlman said there is a one-time set up fee to establish each new project in the compliance software system and platform. Chair Soderberg stated we have a limited amount of staff, therefore contracting this out is a good idea for consistency and efficiency, particularly over the long-term affordability
requirements. It is good to have compliance managed professionally. Council Member Davis commented it is good to follow industry standards. Housing & Economic Development Manager Pohlman explained the intent behind the
redlines on the Moderate-Income Housing Policy. She stated the policy has been shared with the City’s financial advisor as well as the City’s bond council which resulted in additional edits to make the policy more succinct and align required submittals under the policy to other types of Public Financial Assistance that are required such as with TIF. She stated this policy goes into effect when there is direct financial assistance from the City
going into a project and emphasized the directional guidance from the joint City Council/HRA Study Session about this policy having a direct tie to when direct financial assistance is provided by the City. Commissioner Kelner asked now that the policy is for moderate-income housing, will there
be a separate policy for low-income housing. Chair Soderberg said in the last meeting we affirmed that this specific policy focuses on generating new moderate-income housing as market rate multi-family development comes to this community, which does not preclude future work focusing on more deeply targeted,
low-income housing, as part of the overall Strategic Plan work. Commissioner Williams asked if the information from the comments made about previous discussions that were sent out last week were incorporated into the draft policy.
Chair Soderberg said the comments, inclusive of the letter from ODC, were circulated to the group. Commissioner Williams asked if the public had a chance to weigh in. He said we might come up with a product that does not satisfy on either end. He asked if public comments
were included when drafting the policy. Chair Soderberg said there is a balance between reviewing public comments from diverse stakeholders recognizing that not all comments from all stakeholders can ultimately be incorporated into the final policy recommendation.
Chair Soderberg noted that comments were accepted on two policies, one was the Moderate-Income Housing Policy and the other was the Renter Protection Policy, highlighting that the two policies are distinct and that we are directionally focused on advancing the Moderate-Income Housing Policy at this time. She said the Renters
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Plymouth Housing and Redevelopment Authority July 21, 2022
Page 4
Protection Policy requires further refinement to go move back to the City Council for further discussion. Mr. Goldsmith said the comments made by ODC did impact the final redlined Moderate Income Housing Policy. He affirmed that policy change often is accomplished
incrementally and appreciated that the HRA considered ODC’s input. Housing & Economic Development Manager Pohlman said there were substantive
comments from ODC that were contemplated, including whether the policy
triggers by direct financial assistance from the City or by broader land use
changes.
Mr. Goldsmith said ODC recognizes it is the HRA’s role to take information and
suggestions and decide what to do with those and how to apply those to a policy.
Chair Soderberg, in reference to questions related to the previous circulation of
public comments on two proposed draft policies, acknowledged that there was
significant staffing transition, however she believed the HRA had reviewed and
discussed the comments.
HRA Executive Director Parr said that she had been told the public comments
were discussed and talked about at a previous HRA meeting.
Housing & Economic Development Manager Pohlman discussed one additional proposed redline to the Moderate-Income Housing Policy related to the practicality of having affordable and market units be interchangeable (no difference in finishes or materials of
the units) to maximize flexibility when units turn over.
Commissioner Kelner said it is better to have all be the same and not inferior. Mr. Goldsmith said it is done both ways and is usually the decision of the developer
because some prefer to have dedicated units, others prefer floating subsidy units so that if
you are to have 20% of qualifying units those units are spread throughout the building. Housing & Economic Development Manager Pohlman stated that certain funding sources also dictate whether fixed or floating units are required in affordable housing projects.
Commissioner Whitfield asked how developers stay in line with having 20% requirements to have affordable housing units when tenants move in and out over time. Housing & Economic Development Manager Pohlman said the compliance contract will monitor the owner’s compliance with maintaining the affordability requirements and
ensuring that those units are filled by income-qualified tenants. The HRA would also receive a record of the compliance performance if managed by a third-party.
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Plymouth Housing and Redevelopment Authority July 21, 2022
Page 5
Commissioner Whitfield asked what happens when an affordable housing unit is vacated and if someone who pays market rate moves in how is that unit kept affordable. Housing & Economic Development Manager Pohlman responded the affordable housing unit must be filled with someone who income qualifies.
Commissioner Kelner said the affordable unit becomes a market rate unit when income increases above the required threshold which allows for some increase in income (up to 140% added). That tenant will get to stay but the next available unit goes to affordable housing.
Chair Soderberg requested input to what the next steps are to be. Housing & Economic Development Manager Pohlman suggested that staff could advance the redline document to the City Council for further action after bond counsel adds final
language for additional clarity. Chair Soderberg asked if anyone has any questions or comments. Commissioner Kelner asked what is being sent to City Council has been seen by the City’s
financial advisor and if their comments have been inputted. Housing & Economic Development Manager Pohlman replied yes but is waiting for final comments with regard to clarity from bond counsel. She said she had a verbal conversation with them today and they indicated there would be no substantial changes. She said they
will just further the policy’s clarity. Chair Soderberg asked for a vote to bring the policy to the City Council at an August meeting.
Commissioners Whitfield, Peterson, Kelner, and Chair Soderberg voted Aye. Commissioner Williams abstained. Chair Soderberg said the policy will go before the City Council in August with a caveat that there will be consultation after bond counsel comments are added. She added that she
will review the final policy in mid-August and pull it if there are any issues.
7. UPDATES
7.1 HRA Updates
8. ADJOURNMENT
MOTION by Chair Soderberg, with no objection, to adjourn the meeting at 8:39 p.m.
8
Regular
Housing and
Redevelopment
Authority
August 25, 2022
Agenda
Number:5.1
To:Housing and Redevelopment Authority
Prepared by:Devon Pohlman, Housing and Economic Development Manager
Reviewed by:Danette Parr, Community & Economic Development Director
Item:2021 Community Development Block Grant (CDBG)
Consolidated Annual Performance and Evaluation Report
(CAPER) and Notice of Annual Citizen Participation Meetings
1. Action Requested:
Staff recommends that after considering any public comments, the Housing and Redevelopment
Board of Commissioners adopt the attached resolution which recommends the City Council approve
and submit the 2021 Consolidated Annual Performance and Evaluation Report (CAPER) to the
Department of Housing and Urban Development (HUD).
2. Background:
The attached 2021 Consolidated Annual Performance and Evaluation Report (CAPER) reviews the
City of Plymouth’s accomplishments towards meeting the five-year goals defined in the
Consolidated Plan, as required by the Department of Housing and Urban Development (HUD), for
communities receiving Community Development Block Grant (CDBG) funding. The 2021 program
year began July 1, 2021 and ended June 30, 2022 and is the second grant period of the 2020-2024
Consolidated Plan.
The City of Plymouth is one of three CDBG entitlement jurisdictions among 43 suburban
communities within Hennepin County and remains a part of the Hennepin County Consortium for
the purposes of the Five-Year Consolidated Plan. The five-year goals of the Consolidated Plan are
the quantitative unit goals for the Hennepin County Consortium, which includes Hennepin County,
and the cities of Bloomington, Eden Prairie, and Plymouth.
The City of Plymouth has used its allocations according to the directives given in the 2021 Annual
Action Plan. Of the total estimated 2021 CDBG budget which included the 2021 allocation of
$292,810, $40,000 estimated in program income, and an estimated $275,393 in funding available via
unexpended funds from the 2020 program year, $382,092 were expended. During the 2021 program
year, $200,354 was expended for homeowner occupied affordable housing projects, $22,894 was
expended for rehabilitation and physical improvements to affordable rental units in Plymouth,
$36,116 was expended for public service activities, $3,000 was allocated to fair housing activities,
and $30,904 was expended for the administration of the CDBG program. Plymouth received $171,529
in program income during the 2021 year that was reallocated back into the program.
Support of public services is a high priority for the City of Plymouth. Through CDBG funds, Plymouth
supported family, youth, and housing services for seniors, disabled, and low-income residents.
CDBG assistance supported 378 households through partnerships with six sub-grantee organizations.
9
In addition, the City served four new homeowners under the program with owner-occupied
rehabilitation, while continuing to support several homeowners who started on owner-occupied
rehabilitation in 2020 but whose loans closed out in program year 2021 as a result of delays in
materials and supply chain issues. In program year 2021, one homeowner closed on their community
land trust (CLT) home in Plymouth; this is the first CLT home in the City of Plymouth.
The City of Plymouth continues to spend down its remaining allocation of the $426,390 of CDBG-CV
funds received in 2020. In the 2021 program year, dollars were disbursed for tenant counseling is
response to challenges renters faced from the abrupt conclusion of the RentHelpMN program.
CDBG-CV dollars were used to purchase headset, laptops, and hotspots to provide one-on-one
homeownership counseling over video conference. Funds were also disbursed to purchase laptops
for 17 group homes managed by Hammer Residences, which provided technology to prevent,
prepare, and respond to COVID, allowing access to information by caregivers to track medication
administration and communicating with the care team. Overall, 75% of CDBG-CV funds have been
disbursed as of 2022.
The Consolidated Plan accomplishments also support the Plymouth Housing and Redevelopment
Authority (HRA) and City housing goals. In 2021, CDBG funded activities addressed the following
strategies:
• Affordable Housing
• Rehabilitation of Private Property
• First-time Homebuyer Assistance
• Public Services
In the City’s Comprehensive Plan, there are 19 implementation strategies included in the Housing
Plan. CDBG funded activities addressed seven of these strategies, these included:
• Financial Support and Technical Assistance for Maintenance and Development of Affordable
Housing
• Financial Support for Existing Low and Moderate Income Rental Housing
• Long Term Affordability
• Livability of Housing and Neighborhoods
• Housing Conditions
• Housing Maintenance
• Fair Housing
HUD requires at least two public meetings be held each year to provide opportunities for residents
and interested stakeholders to be involved in reviewing program activities for the proposed uses of
CDBG funds. The City of Plymouth will hold two public hearings in the upcoming year. The first
public hearing has been advertised and will be held this evening specific to the 2021 CAPER. Any
comments received during the public hearing, or in submitted in writing during the open public
comment period, will be submitted to HUD as part of the 2021 CAPER submission. In addition, the
City of Plymouth's CAPER will be advertised in coordination with the Hennepin County Consortium
public comment period and public hearing (currently scheduled for Tuesday, September 15, 2022).
Any comments received prior to or at that hearing will also be submitted to HUD. The City of
Plymouth's second public hearing and public comment period will be held by the Plymouth HRA in
early 2023 to obtain public comment on proposed activities for CDBG funding in the 2023 program
year as part of its 2023 Annual Action Plan development.
10
Staff recommends that after holding a public hearing and considering any public comments, the
Housing and Redevelopment Board of Commissioners adopt the attached resolution which
recommends the City Council approve and submit the 2021 Consolidated Annual Performance and
Evaluation Report (CAPER) to the Department of Housing and Urban Development (HUD).
3. Budget Impact:
The 2021 Consolidated Annual Performance and Evaluation Report (CAPER) does not have an impact
on the HRA budget.
4. Attachments:
CDBG 2021 CAPER Draft
CDBG 2021 Households Assisted Table
CDBG 2021 CAPER Resolution
11
CAPER 1
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-05 - Goals and Outcomes
Progress the jurisdiction has made in carrying out its strategic plan and its action plan. 91.520(a)
This could be an overview that includes major initiatives and highlights that were proposed and executed throughout the program year.
The City of Plymouth is a recipient of Community Development Block Grant (CDBG) entitlement funds through the U.S. Department of Housing
and Urban Development (HUD). These funds are allocated and expended for activities benefitting City of Plymouth residents. HUD requires a
summary submission of the annual performance for the programs. The following is an overview of accomplishments for the most current
reporting period of July 1, 2021 - June 30, 2022. This is the second reporting period in the 2020-2024 Consolidated Plan cycle.
The City of Plymouth is one of three CDBG entitlement jurisdictions among 43 suburban communities within Hennepin County and remains a
part of the Hennepin County Consortium for the purposes of the Five-Year Consolidated Plan.
The City of Plymouth has used its allocations according to the directives given in the 2021 Annual Action Plan. Of the total estimated 2021 CDBG
budget which included the 2021 allocation of $292,810, $40,000 estimated in program income, and an estimated $275,393 in funding available
via unexpended funds from the 2020 program year, $382,093 were expended. During the 2021 program year, $200,354 was expended for
homeowner occupied affordable housing projects, $22,894 was expended for rehabilitation and physical improvements to affordable rental
units in Plymouth, $36,116 was expended for public service activities, $3,000 was allocated to fair housing activities, and $30,904 was expended
for the administration of the CDBG program. Plymouth received $171,529 in program income during the 2021 year that was reallocated back
into the program.
The City of Plymouth continues to spend down its remaining allocation of the $426,390 of CDBG-CV funds received in 2020. In the 2021 program
year, dollars were disbursed for tenant counseling is response to challenges renters faced from the abrupt conclusion of the RentHelpMN
program. CDBG-CV dollars were used to purchase headset, laptops, and hotspots to provide one-on-one homeownership counseling over video
conference. Funds were also disbursed to purchase laptops for 17 group homes managed by Hammer Residences, which provided technology to
prevent, prepare, and respond to Covid, allowing access to information by caregivers to track medication administration and communicating
with the care team. Overall, 75% of CDBG-CV funds have been disbursed as of 2022.
12
CAPER 2
OMB Control No: 2506-0117 (exp. 09/30/2021)
Comparison of the proposed versus actual outcomes for each outcome measure submitted with the consolidated plan and
explain, if applicable, why progress was not made toward meeting goals and objectives. 91.520(g)
Categories, priority levels, funding sources and amounts, outcomes/objectives, goal outcome indicators, units of measure, targets, actual
outcomes/outputs, and percentage completed for each of the grantee’s program year goals.
Goal Category Source / Amount Indicator Unit of Measure Expected –
Strategic
Plan
Actual – Strategic
Plan
Percent Complete Expected –
Program
Year
Actual – Program
Year
Percent Complete
Administration Program
Administration
CDBG:
$ Other Other 0 0
Direct
homebuyer
assistance
Affordable
Housing
CDBG:
$
Direct Financial
Assistance to
Homebuyers
Households
Assisted 15 2
13.33% 3 1
33.33%
Emergency
Services
Non-Housing
Community
Development
CDBG:
$
Public service
activities other
than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 10 0
0.00%
Fair Housing Fair Housing CDBG:
$ Other Other 0 0
Homelessness
prevention
Non-Housing
Community
Development
CDBG:
$
Public service
activities other
than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 40 49
122.50%
13
CAPER 3
OMB Control No: 2506-0117 (exp. 09/30/2021)
Homelessness
prevention
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 19 18
94.74%
Homeowner
education
Non-Housing
Community
Development
CDBG:
$
Public service
activities other
than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 250 102
40.80%
Homeowner
education
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 46 51
110.87%
Homeowner
rehabilitation
assistance
Affordable
Housing
CDBG:
$
Homeowner
Housing
Rehabilitated
Household
Housing
Unit
35 17
48.57% 9 4
44.44%
Rental housing
rehabilitation
Affordable
Housing
Non-Homeless
Special Needs
CDBG:
$
Rental units
rehabilitated
Household
Housing
Unit
8 7
87.50% 3 3
100.00%
Senior services
Non-Housing
Community
Development
CDBG:
$
Public service
activities other
than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 325 138
42.46%
14
CAPER 4
OMB Control No: 2506-0117 (exp. 09/30/2021)
Senior services
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 65 74
113.85%
Tenant
counseling
Non-Housing
Community
Development
CDBG:
$
Public service
activities other
than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 1250 384
30.72%
Tenant
counseling
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 200 206
103.00%
Youth services
Non-Housing
Community
Development
CDBG:
$
Public service
activities other
than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 500 53
10.60% 0 0
Youth services
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 50 22
44.00%
Table 1 - Accomplishments – Program Year & Strategic Plan to Date
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CAPER 5
OMB Control No: 2506-0117 (exp. 09/30/2021)
Assess how the jurisdiction’s use of funds, particularly CDBG, addresses the priorities and specific objectives identified in the plan,
giving special attention to the highest priority activities identified.
The City of Plymouth has three high priority needs that are addressed within the Consolidated Plan: 1. Preserve and Create Single Family
Homeownership; 2. Preserve and Create Rental Housing; 3. Education, Outreach and Services. The City of Plymouth has worked to address these
goals in a variety of ways, including rehabilitation of single-family owner-occupied properties and preservation of multifamily rental
opportunities. Of the six sub-grantees working in Education, Outreach and Services, three met or exceeded their annual goals. Nine Plymouth
families received homelessness prevention or emergency assistance, and 51 individuals received legal assistance to answer questions on eviction
proceedings and rental unit repair issues. In addition, the owner-occupied Home Rehabilitation Program assisted four homeowners with
necessary home repairs. The City also met its goal of assisting in rehabilitating affordable rental homes for disabled individuals through the
rehabilitation of three rental properties.
Plymouth staff will continue to assist sub-grantees with achieving their indicated goals through increased communication and research of
additional programs applicable under federal guidelines that serve a need in the City.
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CAPER 6
OMB Control No: 2506-0117 (exp. 09/30/2021)
CDBG-CV Allocation and 2021 Accomplishments
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CAPER 7
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-10 - Racial and Ethnic composition of families assisted
Describe the families assisted (including the racial and ethnic status of families assisted).
91.520(a)
CDBG
White 226
Black or African American 102
Asian 8
American Indian or American Native 5
Native Hawaiian or Other Pacific Islander 0
Total 341
Hispanic 10
Not Hispanic 369
Table 2 – Table of assistance to racial and ethnic populations by source of funds
Narrative
The 2021 American Community Survey (ACS) 1-year population estimate, which is the most recent
available, notes Plymouth's population as 79,828. 77.7% of Plymouth's population identified as white
alone, 4.3% identified as Black or African-American, and 10.9% identified as Asian. The percentage of
households identifying as Black or African American that were assisted with CDBG funds (26.8%) is
higher than the proportion of Black or African-American households in the City overall. The percentage
of white identifying households assisted (59.5%) is lower than the proportion of Plymouth's total
population.
The City of Plymouth actually served 380 households during the 2021 Program Year. Due to Table 2
excluding households identifying as multi-racial or other, 39 households were not able to be included in
the total above.
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CAPER 8
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-15 - Resources and Investments 91.520(a)
Identify the resources made available
Source of Funds Source Resources Made
Available
Amount Expended
During Program Year
CDBG public - federal 741,000 382,093
LIHTC public - federal 0
Section 8 public - federal 0
Tax Exempt Bond
Proceeds public - local 0
Tax Increment Financing public - local 0
Other private 80,000 80,000
Other public - local 80,000 80,000
Other public - state 80,000 80,000
Table 3 - Resources Made Available
Narrative
The City of Plymouth uses CDBG funding in addition to funding provided through the HRA Affordable
Housing Account, Local HRA Tax Levies, and the City of Plymouth Economic Development Fund. CDBG is
just one resource available for the City's continual upkeep and improvement of housing throughout the
City. The HRA Tax Levy is utilized to assist in the subsidizing of rental housing for senior citizen
households throughout the City's senior housing portfolio. The HRA also provided funding to assist
residents with energy audits and potential home improvements along with architectural design
consultations for older housing stock. Finally, the Plymouth Economic Development Fund is available to
provide funding for activities that help to create jobs, increase business activities, and increase the tax
base within the City. In the 2021 program year, $80,000 of HRA funds were used to support two
homeowner rehabilitation loans.
Identify the geographic distribution and location of investments
Target Area Planned Percentage of
Allocation
Actual Percentage of
Allocation
Narrative Description
City of Plymouth 100
Table 4 – Identify the geographic distribution and location of investments
Narrative
Plymouth CDBG-funded programs are available to low- and moderate-income households throughout
the City and are not otherwise geographically targeted. All qualifying residents within the City of
Plymouth are able to receive assistance through the programs.
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CAPER 9
OMB Control No: 2506-0117 (exp. 09/30/2021)
Leveraging
Explain how federal funds leveraged additional resources (private, state and local funds), including a
description of how matching requirements were satisfied, as well as how any publicly owned land or
property located within the jurisdiction that were used to address the needs identified in the plan.
The City of Plymouth does not have any specific matching requirements associated with the CDBG
program. The City uses funding from the HRA tax levy to assist with ongoing maintenance and upkeep of
senior housing throughout the City. Additionally, the City has limited funding for an HRA-funded
Rehabilitation program to support additional owner-occupied rehabilitation needs in the City.
The City works with the State of Minnesota's Center for Energy and Environment (CEE) to provide low-
cost home energy assessment that may aid in decreasing energy costs for homeowners. Due to an aging
housing stock in Plymouth, the HRA also funds an Architectural Design Program which provides
architectural guidance to homeowners looking to make additions or remodel their current homes.
There is no publicly owned land or property in the City of Plymouth that was used to address needs
identified in this plan.
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CAPER 10
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-20 - Affordable Housing 91.520(b)
Evaluation of the jurisdiction's progress in providing affordable housing, including the
number and types of families served, the number of extremely low-income, low-income,
moderate-income, and middle-income persons served.
One-Year Goal Actual
Number of Homeless households to be
provided affordable housing units 0 0
Number of Non-Homeless households to be
provided affordable housing units 0 0
Number of Special-Needs households to be
provided affordable housing units 2 3
Total 2 3
Table 5 – Number of Households
One-Year Goal Actual
Number of households supported through
Rental Assistance 19 18
Number of households supported through
The Production of New Units 0 0
Number of households supported through
Rehab of Existing Units 9 4
Number of households supported through
Acquisition of Existing Units 3 0
Total 31 13
Table 6 – Number of Households Supported
Discuss the difference between goals and outcomes and problems encountered in meeting these goals.
The City of Plymouth is part of the larger Hennepin County HOME Consortium, which focuses on
affordable goals for Hennepin County. Plymouth used all 2021 program year funds to assist households
at or below 80% of area median income (AMI), as defined by HUD. Plymouth provides assistance to
residents through both a homebuyer assistance program and rehabilitation assistance for current
homeowners. Due to an aging housing stock, the Rehabilitation Program has been generally successful
in meeting goals outlined in the Annual Action Plan. However, challenges have arisen in the 2021
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program year due to supply chain issues which have impacted key rehabilitation items. Most notably
windows, siding, labor, and other materials which has negatively impacted the speed in which
rehabilitation projects could move forward and be paid out. The First Time homebuyer program has had
difficulty achieving goals due to the high median home prices in Plymouth (see attached Local Market
Update from the Minneapolis Association of Realtors for June 2022 which shows an average home sales
price of just over $545,000 in Plymouth). The tight housing market has made it more difficult for
potential first-time homebuyers to find properties available for purchase within the City of Plymouth.
We continue to prequalify first-time homebuyers in search of attainably priced housing.
Hammer Residences, Inc. was a 2021 subrecipient of CDBG funds, and rehabilitated 3 of their rental
housing units. Hammer's units are made available to disabled individuals who are typically low or
extremely-low income.
Finally, People Responding in Social Ministry (PRISM) and Interfaith Outreach, both of whom were 2021
CDBG subrecipients, provided rental assistance to clients participating in their respective programs.
Plymouth CDBG funds granted to PRISM help provide rental assistance to Plymouth families for the
purpose of homelessness prevention. Interfaith Outreach provides rental assistance to families who
have a head of household pursuing an educational degree.
Discuss how these outcomes will impact future annual action plans.
The City of Plymouth will continue to analyze economic trends that contribute to the relative successes
of the First Time Homebuyer and Home Rehabilitation programs. Analysis of success for the First Time
Homebuyer program will include evaluating other programs that can support low to moderate income
first-time homebuyers who require deeper subsidies to successfully purchase a home in Plymouth’s
competitive and expensive housing market (see attached Local Market Update). More deeply subsidized
affordable housing through tools such as Community Land Trusts may be a more effective tool to utilize
in the future to better support first-time homebuyers within the CDBG program income limits. We are
also interested in leveraging funding opportunities with other available state and county funds to
support first-time homebuyers, such as Minnesota Housing’s Impact fund or other programs offered
through the Metropolitan Council. At the same time, the City will continue to target outreach towards
households that are in need of assistance and meet income requirements - as well as local and regional
organizations that work with these households - in order to spread awareness of available funding.
Overall, the City will monitor the programs and adjust future Annual Action Plans accordingly.
Include the number of extremely low-income, low-income, and moderate-income persons served by each activity where information on income by family size is required to determine the eligibility of the activity.
Number of Households Served CDBG Actual HOME Actual
Extremely Low-income 167 0
Low-income 69 0
Moderate-income 69 0
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Total 305 0
Table 7 – Number of Households Served
Narrative Information
The median household income for a family of four in the City of Plymouth increased to $118,200 late in
the 2021 Program Year (April, 2022). The numbers in the table above are representative of populations
that are part of Plymouth. The number of households assisted in the extremely low-income and low-
income categories show people most in need of receiving assistance have increasingly had access to
resources. The City CDBG program assists residents with extremely-low, low- and moderate-incomes at
or below 80% AMI.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-25 - Homeless and Other Special Needs 91.220(d, e); 91.320(d, e); 91.520(c)
Evaluate the jurisdiction’s progress in meeting its specific objectives for reducing and ending
homelessness through:
Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs
The City of Plymouth is part of the Hennepin County Consortium and when presented with someone
needing access to services to reduce or end homelessness, would refer them to our network of social
service agencies as well as Hennepin County. The accomplishments stated within this objective are
those of the Hennepin County Consortium.
Hennepin County hosts robust outreach programs for the unsheltered homeless populations provided
by nonprofit organizations, including extensive specialist youth outreach connected to Sexually
Exploited Youth programming and other youth specific services. Outreach is provided at locations where
people experiencing homelessness are known to congregate in the evening, including parks, overpasses,
abandoned structures, and other places not meant for human habitation. Outreach efforts have
extended to public transit, as people experiencing homelessness have gravitated to the new light rail
system that operates all night. During the day, outreach staff focus on locations where unsheltered
individuals gather, meal programs, the downtown library, common panhandling streets, and drop-in
centers. Outreach programs conduct initial engagement, harm minimization, and connection to services
for people who are unsheltered. They conduct assessments and refers people directly to housing
through the Continuum of Care's (CoC) Coordinated Entry System (CES). Hennepin County's Healthcare
for the Homeless staff regularly accompany outreach teams to provide healthcare directly to those
unsheltered or living outdoors. To address the disproportionate number of unsheltered Native
Americans in the community, Hennepin County worked with a Native American-specific agency to
launch new culturally specific outreach and low-barrier housing programs. As of 2021, there were three
housing programs offering a total of 52 units of non-time limited supportive housing for people coming
directly from the streets with chemical dependency issues and desiring culturally specific services.
Additionally, two Native agencies opened up overnight drop-in centers in the last year in which people
can seek respite during the evening hours and get connected to services. Hennepin County supports two
daytime Opportunity Centers, which serve as one-stop shop service centers for single adults and youth.
The Opportunity Centers are a key component to engage people into the shelter and Coordinated Entry
system and also host Healthcare for the Homeless clinics.
Addressing the emergency shelter and transitional housing needs of homeless persons
The City of Plymouth works with the network of services that Hennepin County has available.
Soon after the first confirmed COVID-19 case in Minnesota, Hennepin County moved hundreds of
seniors and others at greatest risk of complications from COVID-19 from shelters into protective and
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OMB Control No: 2506-0117 (exp. 09/30/2021)
isolation shelter in leased hotel rooms. Hennepin was one of the first in the nation to do so, and we
attribute our lack of major COVID-19 outbreak amongst people experiencing homelessness to this early
intervention. Hennepin used ESG-CV and CARES Act Coronavirus Relief Funds to increase shelter case
management, 24-7 capacity, and safety protocols, to create a successful “Hotels to Housing” team, to
finance the “indoor village” and Native shelter referenced above, and to purchase four properties to
continue protective and isolation shelter past December 2020.
As of 2021, the community provided 115 family shelter rooms (with overflow provided as needed in line
with our shelter-all commitment), 734 congregate shelter beds for single adults, and 76 youth-specific
shelter beds. In addition, the County provided emergency and isolation shelter to 171 people in non-
congregate hotel-based shelters set up in response to COVID-19. The Adult Shelter Connect bed
reservation system and shared HMIS allow us to allocate resources more efficiently while reducing the
level of daily trauma and stress experienced by people experiencing homelessness.
In response to the increases in single adult and unsheltered homelessness since 2019, Hennepin County
has drastically increased its support of the homeless response system for single adults. The County has
funded new case management services in the larger shelter, converted shelters to accommodate
couples together, provided more systematic training, and established a new small-scale women-only
shelter in 2020.
Hennepin has retained some Transitional Housing, particularly for youth or households experiencing
domestic violence, while others have been reshaped into Rapid Rehousing opportunities in line with
HUD’s overall direction on transitional housing.
In addition, the City of Plymouth continues to work with a network of social service providers such as
Interfaith Outreach and PRISM to assist persons experiencing homelessness or needing emergency
shelter.
Helping low-income individuals and families avoid becoming homeless, especially extremely
low-income individuals and families and those who are: likely to become homeless after
being discharged from publicly funded institutions and systems of care (such as health care
facilities, mental health facilities, foster care and other youth facilities, and corrections
programs and institutions); and, receiving assistance from public or private agencies that
address housing, health, social services, employment, education, or youth needs
The City of Plymouth works with People Responding in Social Ministry (PRISM) and Interfaith Outreach
as well as other social service agencies to address homeless issues. PRISM offers help with temporary
housing assistance and payments in order to prevent homelessness for a small window of time.
Interfaith Outreach's Project Success similarly offers rental assistance to families whose head of
household is pursuing an educational degree. With any situation, when presented to the City of
Plymouth, the issue would be addressed by any means possible as well as using Hennepin County's
assistance and programs. As part of the County Consortium, the City of Plymouth has access to the
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following resources:
To the extent possible, people who are not literally homeless are first directed to “non-homeless”
resources to assist in housing stability. Hennepin County and the state of Minnesota offered emergency
assistance for rent or utility bill arrears to keep people in their current housing in PY 2021. The county
uses state dollars from Family Homeless Prevention and Assistance Program (FHPAP) for people needing
additional financial assistance, supportive services, and case management. FHPAP resources are
targeted to households with the greatest risk of homelessness using a targeting tool based on local and
national resources.
Hennepin County’s Housing Stability office works with county staff to identify and develop mainstream-
funded housing opportunities for people being discharged from institutions. The county works across
Departments and with local providers and foundations to coordinate homeless prevention programs
and move homeless prevention assistance upstream to the point before an eviction is filed in civil court.
This collaboration led to the establishment in 2020 of a Tenant Resource Center in the zip code with the
highest concentration of evictions. The Tenant Resource Center offers co-located and coordinated
financial assistance, mediation, legal aid, and homelessness prevention services such as the County’s
Emergency Assistance and Emergency General Assistance as well as homeless prevention dollars from
Minnesota (Family Homeless Prevention and Assistance Program). During the pandemic, the Tenant
Resource Center shifted to a phone-based resource, but the County used CARES Act Coronavirus Relief
Fund to create a ‘virtual’ web-based Tenant Resource Center at the end of 2020.
In 2020, Hennepin County allocated $16.2 million of CARES Act CRF to emergency rental assistance,
along with its first round of CDBG-CV. In 2021, Hennepin was one of the first jurisdictions to start
distributing Emergency Rental Assistance. These funds were successfully distributed to households at
highest risk of housing instability and of COVID-19 impacts. This support, together with the State’s
emergency eviction moratorium, led to cutting the number of families using shelter in half.
Many people exiting institutions meet the definition of long-term and often also chronic homelessness,
and thus are housed through the Coordinated Entry System. The Corrections Department developed an
effort to include stable housing as part of the discharge planning from jail for those with serious
behavioral health needs, and a program to connect people with serious mental illness booked into the
pre-adjudication jail with mental health in-reach prior to release from jail. Hennepin County’s
Healthcare for the Homeless team has developed discharge specialist capacity to work on preventing
discharges from the Hennepin County Medical Center to homelessness and launched a 30-bed
recuperative care facility for people experiencing homelessness in fall 2021.
Helping homeless persons (especially chronically homeless individuals and families, families
with children, veterans and their families, and unaccompanied youth) make the transition to
permanent housing and independent living, including shortening the period of time that
individuals and families experience homelessness, facilitating access for homeless individuals
and families to affordable housing units, and preventing individuals and families who were
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OMB Control No: 2506-0117 (exp. 09/30/2021)
recently homeless from becoming homeless again
The City of Plymouth has access to the services provided by Hennepin County and refers anyone needing
help to these services and to the extent possible, follows up to ensure the proper assistance was
provided.
The county's Coordinated Entry System identifies people most appropriate for permanent supportive
housing and those who can benefit from rapid rehousing or transitional housing. Priority is given to
veterans who cannot be served through veteran specific resources, and then to individuals who are
chronically homeless.
The family shelter system offers additional supports, and uses a case conferencing model, for families
not eligible for existing housing interventions.
Hennepin County makes extensive use of by-name lists and case conferencing to problem solve for
difficult households. Using this approach, as of 2021, 1104 individual Veterans have been stably housed
in Hennepin County since 2015, and 831 chronically homeless individuals were housed since June 2017
(93% over 26- month average since being housed). As of 2021, there were 157 homeless Veterans
actively engaged on the Homeless Registry in the Hennepin CoC. 95 of those Veterans were actively
engaging housing providers to establish a housing stability plan. 50 Veterans had a housing plan and the
resources necessary to move into a unit and were simply waiting for a landlord to say yes.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-30 - Public Housing 91.220(h); 91.320(j)
Actions taken to address the needs of public housing
The City of Plymouth has no federal public housing within its jurisdiction. The Plymouth HRA does
administer approximately 325 Housing Choice Vouchers (HCV). HCV's provide federal rent subsidies for
low-income individuals and families in privately owned, existing market-rate housing. The funding from
HUD is paid directly to the owner of the property.
Actions taken to encourage public housing residents to become more involved in
management and participate in homeownership
The City of Plymouth does not have any public housing within its jurisdiction; however, the Plymouth
Housing and Redevelopment Authority (HRA) has two resident advisory boards - one for its HCV
program and the other for the locally financed 99-unit subsidized senior housing development. The HCV
Resident Advisory committee advises the HRA on policy development and review. The senior
development - Plymouth Towne Square - has a residents' council which advises the HRA on
management and resident services.
Actions taken to provide assistance to troubled PHAs
The Plymouth HRA administers the HCV Program and has been given the designation of a High
Performing PHA.
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CAPER 18
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-35 - Other Actions 91.220(j)-(k); 91.320(i)-(j)
Actions taken to remove or ameliorate the negative effects of public policies that serve as
barriers to affordable housing such as land use controls, tax policies affecting land, zoning
ordinances, building codes, fees and charges, growth limitations, and policies affecting the
return on residential investment. 91.220 (j); 91.320 (i)
The City does not face any significant negative effects due to public policies within the community.
There are, however, state and/or federal regulations and taxing policies that may have a negative
impact on the provision of affordable housing. The City collaborates with other public entities whenever
possible to identify and mitigate policies, as well as other barriers to affordable housing. When
partnering with developers and developments that encourage affordable housing, the City looks to
assist in funding with Tax Increment Financing (TIF), and by working with the developers to mitigate
costs and potential land issues that may arise.
Actions taken to address obstacles to meeting underserved needs. 91.220(k); 91.320(j)
The City of Plymouth continues to look for different ways to assist with affordable housing needs.
Plymouth provides financial assistance to rehabilitate low- and moderate-income owner-occupied units,
as well as down payment, closing cost, homebuyer counseling and education assistance for income-
qualifying households.
Additionally, Plymouth has a locally funded Rehabilitation Loan program to supplement CDBG funding.
The City assists in funding the Center for Energy and Environment's Home Energy Squad program, which
allows Plymouth homeowners to receive an energy audit for lower cost than normally offered by local
utility companies. This audit helps discover energy conservation and efficiency options, while also
providing homeowners with energy efficient products such as CFL lightbulbs and programmable
thermostats.
In 2017, the City approved the preliminary plat and site plan for the Cranberry Ridge development,
which provides 45 affordable units at or below 60% AMI and will be made available to Housing Choice
Voucher clients. Of the 45 units, 10 are set aside for clients at or below 30% AMI. The development
received financial assistance in the amount of $527,000 from pooled Tax Increment Financing (TIF)
funds. Additionally, $250,000 of fees were waived associated with the project. The Metropolitan Council
has also awarded the project an additional 10 project-based vouchers. The project is currently leasing up
and is expected to reach full occupancy before the end of summer 2022.
In early 2020, the City approved the PUDA for the Element. This development has 61 units, all of which
will be made available to households at or below 60% AMI. Four of the units are held for households at
or below 30% AMI. The development received Tax Increment Financing in the amount of $459,000, four
Housing Choice Vouchers, and financial assistance from the Plymouth Housing and Redevelopment
Authority in the amount of $241,000 to assist with fees. The project is currently leasing up for
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OMB Control No: 2506-0117 (exp. 09/30/2021)
occupancy.
Finally, in August of 2020, the Plymouth Housing and Redevelopment Authority (HRA) purchased a .62-
acre parcel and constructed a twin home that will provide affordable and stable housing for veterans
and their families who are either experiencing or at risk of experiencing homelessness. The twin home,
named Valor Place, is fully occupied by two families.
Actions taken to reduce lead-based paint hazards. 91.220(k); 91.320(j)
As part of the City's Rental Housing Licensing Program, all rental properties in the City are inspected at
least every three years. The inspector has satisfied HUD's Risk Assessment Course and is a Certified Risk
Assessor. All participants in the City's Housing Choice Voucher program that reside in housing built
before 1978 receive copies of the EPA brochure "Protect Your Family From Lead in Your Home". All
program participants in the City's Rehabilitation and First Time Homebuyer programs are also given the
EPA brochure, regardless of the year their home was built.
The Plymouth HRA has incorporated procedures in the guidelines for all federally-funded programs in
order to meet the requirements of federal Lead-Based Paint (LBP) regulations. Discussion of the LBP
requirements occurs at any initial meetings with HRA staff, and all files require a Certification of Receipt
of LBP regulations form signed by the applicant. All homes built prior to 1978 with deteriorated paint
surfaces that may require lead hazard reduction work receive lead testing. Plymouth HRA contracts with
a certified Risk Assessor to perform the needed tests to identify and clear lead hazard risks. Clearance
reports are issued to all homeowners who had work done disturbing painted surfaces, and a copy is kept
by the HRA in the homeowner's file.
Since 2004, Hennepin County has taken a comprehensive approach to preventing childhood lead
poisoning, including community outreach and education, in-home education visits, lead risk
assessments, lead hazard reduction, and contractor training. Hennepin County is currently administering
a 2017 HUD Office of Lead Hazard Control and Healthy Homes grant in the amount of $3.4 million to
continue the program through 2021. Since 2003 and as of 2021, the lead grant programs have
completed over 4,700 lead hazard reduction projects. Hennepin County also received a grant award
from the Centers for Disease Control which will allow the County to increase outreach and education,
especially to the most at-risk populations and geographies through mini-grants to community partners
already serving those at-risk populations. These grants demonstrate the County's continued efforts to
provide affordable and safe housing to its residents while working toward the goal of eliminating
childhood lead poisoning. The funds may be used throughout Hennepin County.
Actions taken to reduce the number of poverty-level families. 91.220(k); 91.320(j)
Whenever possible, the City of Plymouth works diligently through its programs to identify and assist
individuals and families at or below the poverty level. Collaboration with Public Safety and the Plymouth
Housing Inspector helps identify homeowners and/or renters who may be in need of additional services.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
Through an established network of relationships with social service agencies, the City refers clients to
appropriate areas and assists with CDBG resources when applicable. There are also programs offered
through the City of Plymouth, the Plymouth HRA and local non-profits that assist individuals and families
experiencing poverty. PRISM and Interfaith Outreach are local organizations that help assist Plymouth
residents at risk of or experiencing homelessness. HOME Line offers legal assistance to tenants engaged
in rental disputes with their landlord or property manager. TreeHouse works with youth of the
community to provide in- and after-school programming, and Senior Community Services assists low-
and moderate-income senior homeowners with necessary home maintenance. As a member of the
Hennepin County Consortium, Plymouth works closely with case managers from Hennepin County to
alert the County whenever an individual in the jurisdiction may need additional assistance.
In 2017, the City approved the preliminary plat and site plan for the Cranberry Ridge development,
which provides 45 affordable units at or below 60% AMI and will be made available to Housing Choice
Voucher clients. Of the 45 units, 10 are set aside for clients at or below 30% AMI. The development
received financial assistance in the amount of $527,000 from pooled Tax Increment Financing (TIF)
funds. Additionally, $250,000 of fees were waived associated with the project. The Metropolitan Council
has also awarded the project an additional 10 project-based vouchers. The project is currently leasing up
and is expected to reach full occupancy before the end of summer 2022.
The recently completed Cranberry Ridge development provides 45 units of affordable housing at or
below 60% AMI. 10 of those units are set aside for families at or below 30% AMI (extremely low-income
levels). The Element development provides 61 units of affordable housing at or below 60% AMI. Four of
those units will be held for households at or below 30% AMI.
Actions taken to develop institutional structure. 91.220(k); 91.320(j)
The City of Plymouth continues to coordinate with other institutions in the delivery of housing and
community development programs. Whenever possible, the Plymouth HRA leverages CDBG funds with
other state and local programming. The City coordinates with Hennepin County to deliver Healthy
Homes grant funding to help with lead-based paint hazard reduction in conjunction with the CDBG
Rehabilitation Loan Program. Minnesota Housing is also a resource recommended to potential
homebuyers and current homeowners seeking to make home improvements.
The City also offers two programs to all homeowners for the explicit purpose of addressing specific
needs in aging homes. The first is the Home Energy Squad program, which is a collaboration between
the Center for Energy and Environment (CEE) and the Plymouth HRA to provide home energy audits to
homeowners at a reduced cost. The HRA also funds the Architectural Design Program, which subsidizes
the cost of having a qualified architect give remodeling advice to homeowners seeking to make
improvements to their aging (30+ years old) homes.
Actions taken to enhance coordination between public and private housing and social service
agencies. 91.220(k); 91.320(j)
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CAPER 21
OMB Control No: 2506-0117 (exp. 09/30/2021)
The City of Plymouth has developed and maintained a strong collaborative relationship with other social
service agencies and housing providers. Specifically, the city works with People Responding in Social
Ministry (PRISM), Metropolitan Interfaith Council on Affordable Housing (MICAH), Habitat for Humanity,
the Housing Justice Center, Outreach Development Corporation (ODC) and Interfaith Outreach.
All First Time Homebuyer loan recipients are required to attend HUD-approved homebuyer workshops
presented by Home Stretch accredited workshops. Completing these required programs provides first
time buyers with the information and education necessary to purchase a home.
Identify actions taken to overcome the effects of any impediments identified in the
jurisdictions analysis of impediments to fair housing choice. 91.520(a)
The City of Plymouth is a member of the Fair Housing Implementation Council (FHIC) established in 2002
to coordinate regional efforts to comply with obligations affirmatively furthering fair housing
throughout the Twin Cities Metropolitan housing market area. During the 2021 program year, the FHIC
continued to address recommendations brought forth in the Regional Analysis of Impediments to Fair
Housing (AI).
The FHIC initiates activities that are designed to stop discrimination and promote integration. Such
activities are a response to the 2001 AI, funded by participating metropolitan jurisdictions. The City of
Plymouth has been an active member of this council, designating time and resources to ensure fair
housing for all people - not only within the jurisdiction, but also the broader metropolitan area. Per the
recommendations of the AI, Plymouth has worked as part of the Hennepin County Consortium. The
Consortium provided funding to the Center for Urban and Regional Affairs (CURA) in order to study
displacement of lower income and people of color in the suburbs specifically. Additional resources have
gone to Fair Housing training for staff and potential decisionmakers in entitlement communities, as well
as to work on Fair Housing trainings in a variety of languages.
The City of Plymouth specifically has worked to address items in the AI recommendations targeting
Plymouth and other entitlement jurisdictions. Plymouth continues to be an active member of the FHIC,
including distributing the recent RFQ to suburban-focused agencies in order to advance additional
community engagement in the suburbs. Plymouth provides vouchers for renters through the Housing
and Redevelopment Authority, and subsequently follows all guidelines of Fair Housing as required by the
Section 8 and HCV programs. The City encourages landlords to accept vouchers whenever possible to
assist with more affordable housing options. The City also has Fair Housing Policy. Staff continually
monitors new state legislation to ensure programs are in compliance with existing and new statutes. The
HRA continues to provide funding for rehabilitation and acquisition of existing affordable housing to
assist low- and moderate-income households with the maintenance and purchase of homes within
Plymouth. Finally, the Plymouth Community Development department employs a Housing Inspector
who works as an intermediary between public safety, non-profit and assistance agencies, tenants and
citizens.
32
CAPER 22
OMB Control No: 2506-0117 (exp. 09/30/2021)
We are continuing to collaborate with both Ramsey County and Dakota County on a Twin Cities
metropolitan-wide basis to evaluate highest fair housing needs within the region and are preparing to
issue an RFP in PY 2022 to provide continued support for fair housing activities.
33
CAPER 23
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-40 - Monitoring 91.220 and 91.230
Describe the standards and procedures used to monitor activities carried out in furtherance
of the plan and used to ensure long-term compliance with requirements of the programs
involved, including minority business outreach and the comprehensive planning
requirements
Contracts are executed with all organizations implementing activities identified in the Consolidated Plan.
The Plymouth HRA is responsible for contract administration and compliance. Activities of organizations
receiving a CDBG funding allocation are documented and reviewed for ongoing compliance.
Funding Agreement - For each program or project funded through consolidated plan resources, the
applicant will be required to enter into a funding agreement covering at least the following items:
• Schedule for project implementation.
• Financial management of program funds and required matching funds.
• Compliance with related federal regulations.
• Appropriate long-term affordability/access requirements.
• Schedules for project compliance documentation.
• Repayment requirements for noncompliance.
The funding agreement provides a basis for assessing the development and tracking implementation of
funded activities. Provisions of the agreement serve as a benchmark that is reviewed for compliance.
Appropriate remedial actions are taken and evaluated in a timely manner. Compliance with the terms of
the agreement is required prior to approving any request for funding.
Monitoring - Plymouth HRA staff consults with representatives from each community organization
receiving a CDBG funding allocation in addition to evaluating contract performance on a quarterly basis,
at a minimum. This includes an in-depth review of project outcomes, reporting requirements, financial
management, and other funding compliance-related functions. More structured on-site monitoring is
also expected of subgrantees.
Document Review - The documents submitted with reimbursement requests are reviewed for
completeness and accuracy. When a problem is discovered, HRA staff discusses the issue(s) with project
staff to correct the situation and ensure the problem is understood. Reimbursement does not occur
until all requirements are met. If subsequent problems are encountered, the project receives a "high-
risk" status, which could result in additional risk-based monitoring.
Performance Report - The completion of the Consolidated Annual Performance Evaluation Report
(CAPER) is another important tool used to evaluate program effectiveness in meeting CDBG objectives. If
a significant discrepancy between goals and performance is found, consultation occurs. A lack of
progress in meeting indicated goals will impact the applicant's chances for future funding.
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CAPER 24
OMB Control No: 2506-0117 (exp. 09/30/2021)
Timeliness - Timeliness is a requirement of all CDBG funded grantees and entities. All grantees must
adhere to a schedule for the expenditure of funds. If a project is found to be falling behind on
expenditures, they are contacted regarding the problem to develop an adjusted timeline.
Evaluation - Continued evaluation of the monitoring process for the City of Plymouth is performed to
ensure project/program compliance.
Citizen Participation Plan 91.105(d); 91.115(d)
Describe the efforts to provide citizens with reasonable notice and an opportunity to
comment on performance reports.
The Plymouth Housing and Redevelopment Authority (HRA) will hold a public comment period on the
2021 CAPER from August 11-26, 2022. A public hearing on the 2021 CAPER will be held at the HRA Board
of Commissioners meeting on August 25, 2022 where comments will be considered. Notice of the public
comment period will be posted in the local newspaper on August 11, 2022, on the City’s website, and a
draft copy of this plan will be made available at the local library, community center, and City Hall for
review.
Hennepin County also holds a public hearing and public comment period on behalf of the County
Consortium. This report will be submitted to Hennepin County prior to the comment period for the
Consortium CAPER.
Finally, and in addition to this CAPER, the following reports are available to the public and have been
previously submitted to HUD at this point:
• 2020-2024 Hennepin County Consortium Consolidated Plan
• 2022 City of Plymouth Annual Action Plan (public comment period is open from July 28, 2022
through August 30, 2022)
• Regional Analysis of Impediments to Fair Housing (2020)
CR-45 - CDBG 91.520(c)
Specify the nature of, and reasons for, any changes in the jurisdiction’s program objectives
and indications of how the jurisdiction would change its programs as a result of its
experiences.
The City of Plymouth has used the resources made available to assist homeowners in a variety of ways
throughout the program year. Plymouth staff continually keeps in close contact with sub-grantees to
ensure all stated Action Plan goals are met. In addition, staff conducts outreach with new potential sub-
grantees throughout the year to ensure that presently unmet goals are accounted for in annual and
long-term planning.
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CAPER 25
OMB Control No: 2506-0117 (exp. 09/30/2021)
Does this Jurisdiction have any open Brownfields Economic Development Initiative (BEDI)
grants?
No
[BEDI grantees] Describe accomplishments and program outcomes during the last year.
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CAPER 26
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-45 - CDBG 91.520(c)
Specify the nature of, and reasons for, any changes in the jurisdiction’s program objectives
and indications of how the jurisdiction would change its programs as a result of its
experiences.
The City of Plymouth has used the resources made available to assist homeowners in a variety of ways
throughout the program year. Plymouth staff continually keeps in close contact with sub-grantees to
ensure all stated Action Plan goals are met. In addition, staff conducts outreach with new potential sub-
grantees throughout the year to ensure that presently unmet goals are accounted for in annual and
long-term planning.
Does this Jurisdiction have any open Brownfields Economic Development Initiative (BEDI)
grants?
No
[BEDI grantees] Describe accomplishments and program outcomes during the last year.
37
CAPER 27
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-58 – Section 3
Identify the number of individuals assisted and the types of assistance provided
Total Labor Hours CDBG HOME ESG HOPWA HTF
Total Number of Activities 0 0 0 0 0
Total Labor Hours 0
Total Section 3 Worker Hours 0
Total Targeted Section 3 Worker Hours 0
Table 8 – Total Labor Hours
Qualitative Efforts - Number of Activities by Program CDBG HOME ESG HOPWA HTF
Outreach efforts to generate job applicants who are Public Housing
Targeted Workers 0
Outreach efforts to generate job applicants who are Other Funding
Targeted Workers. 0
Direct, on-the job training (including apprenticeships). 0
Indirect training such as arranging for, contracting for, or paying tuition for,
off-site training. 0
Technical assistance to help Section 3 workers compete for jobs (e.g.,
resume assistance, coaching). 0
Outreach efforts to identify and secure bids from Section 3 business
concerns. 0
Technical assistance to help Section 3 business concerns understand and
bid on contracts. 0
Division of contracts into smaller jobs to facilitate participation by Section
3 business concerns. 0
Provided or connected residents with assistance in seeking employment
including: drafting resumes,preparing for interviews, finding job
opportunities, connecting residents to job placement services. 0
Held one or more job fairs. 0
Provided or connected residents with supportive services that can provide
direct services or referrals. 0
Provided or connected residents with supportive services that provide one
or more of the following: work readiness health screenings, interview
clothing, uniforms, test fees, transportation. 0
Assisted residents with finding child care. 0
Assisted residents to apply for, or attend community college or a four year
educational institution. 0
Assisted residents to apply for, or attend vocational/technical training. 0
Assisted residents to obtain financial literacy training and/or coaching. 0
Bonding assistance, guaranties, or other efforts to support viable bids
from Section 3 business concerns. 0
Provided or connected residents with training on computer use or online
technologies. 0
Promoting the use of a business registry designed to create opportunities
for disadvantaged and small businesses. 0
Outreach, engagement, or referrals with the state one-stop system, as
designed in Section 121(e)(2) of the Workforce Innovation and
Opportunity Act. 0
38
CAPER 28
OMB Control No: 2506-0117 (exp. 09/30/2021)
Other. 0
Table 9 – Qualitative Efforts - Number of Activities by Program
39
CAPER 29
OMB Control No: 2506-0117 (exp. 09/30/2021)
Attachment
Plymouth Local Housing Market
40
CAPER 30
OMB Control No: 2506-0117 (exp. 09/30/2021)
41
Table A. Plymouth CDBG Program – 2021 Households Assisted
HRA Programs
Total
Households
Assisted
Assisted w/
CDBG-CV
Housing Rehabilitation Program Housing rehabilitation loans &
small repair grants
4 n/a
First Time Homebuyer Program First time homebuyer
loans/Community Land Trust
1 n/a
Affordable Rental Housing Rehabilitation
(Hammer Residences)
Assist rehabilitation of housing for
developmentally disabled
adults
3 10
Fair Housing Activities Further fair housing n/a n/a
Public Service Programs
Total
Households
Assisted
Assisted w/
CDBG-CV
Lutheran Social Service Homeownership education,
foreclosure prevention education,
reverse mortgage counseling
51 n/a
HOME Line Tenant hotline 206 32
Interfaith Outreach Homelessness prevention 9 21
People Responding in Social Ministry (PRISM) Homelessness prevention 9 13
Senior Community Services (SCS) Home maintenance for seniors 74 100
TreeHouse Youth counseling 22 n/a
CDBG: 378 CDBG-CV: 176
TOTAL 554
42
CITY OF PLYMOUTH
HRA RESOLUTION 2022-xx
A RESOLUTION TO RECOMMEND APPROVAL AND SUBMISSION OF THE
FISCAL YEAR 2021 CONSOLIDATED ANNUAL PERFORMANCE AND
EVALUATION REPORT (CAPER)
WHEREAS, the City of Plymouth received a Community Development Block Grant (CDBG) funding allocation of $292,810 for CDBG fiscal year 2021; and
WHEREAS, submission of a Consolidated Annual Performance and Evaluation Report (CAPER) is
required in order for grant receipients to report on their accomplishments and progress toward
Consolidated Plan goals; and
WHEREAS, on August 11, 2021, the Plymouth Housing and Redevelopment Authority opened a fifteen day public comment to allow interested parties to express their opinion; and
WHEREAS, the Housing and Redevelopment Authority in, and for the City of Plymouth, MN, has reviewed the program activities and accomplishments from the 2021 program year, which lasted from July 1, 2021 to June 30, 2022, and determined those activities and accomplisments to be an appropriate use of Community Development Block Grant funds in accordance with federal guidelines
and the City’s HUD approved Consolidated Plan;
NOW, THEREFORE, BE IT RESOLVED BY THE HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF PLYMOUTH, MINNESOTA, that it hereby recommends that the City Council approve submission of the 2021 Consolidated Annual Performance and Evaluation
Report - covering the period July 1, 2021 to June 30, 2022 - to the U.S. Department of Housing and
Urban Development. Approved this 25th day of August, 2022 by the Plymouth Housing and Redevelopment Authority.
_________________________________ Michelle Soderberg, Chair _________________________________ Danette Parr, Executive Director
43
Regular
Housing and
Redevelopment
Authority
August 25, 2022
Agenda
Number:6.1
To:Housing and Redevelopment Authority
Prepared by:Devon Pohlman, Housing and Economic Development Manager
Reviewed by:Danette Parr, HRA Executive Director
Item:Program Year 2022 Community Development Block Grant
(CDBG) Annual Action Plan
1. Action Requested:
Staff recommends, after considering any public comments, the Housing and Redevelopment Board
of Commissioners adopt the attached resolution which recommends the City Council approve final
funding allocations for the 2022 CDBG Program Year.
2. Background:
As a result of the City of Plymouth's reduction in federal CDBG funding from an anticipated $292,810
to $281, 379, the City re-issued a 30-day public comment period starting on July 28 outlining the final
proposed funding amounts for the 2022 CDBG Program Year. The City decreased the proposed
funding for the Housing Rehabilitation Loan/Grant program, holding all other CDBG activities
constant at the original proposed level as approved by the HRA Board of Commissioners and City
Council earlier in 2022.
3. Budget Impact:
NA
4. Attachments:
HRA Recommended CDBG Funding for Program Year 2022
44
CITY OF PLYMOUTH
HRA RESOLUTION 2022-XX
A RESOLUTION APPROVING THE ALLOCATION OF FISCAL YEAR 2022
COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS
WHEREAS, the City of Plymouth, as an entitlement community, participates in the Community
Development Block Grant Program; and WHEREAS, the City of Plymouth has developed a proposal for the use of CDBG funds, and held a public hearing on February 24, 2022, to obtain the views of citizens on the proposed use of $292,810 in grant funding plus $40,000 in anticipated program income funds for the 2022 Community
Development Block Grant Program; and WHEREAS, as a result of a decrease in federal CDBG funding to $281,379, the City of Plymouth reissued a thirty-day public comment period on July 28, 2022; and
WHEREAS, the Housing and Redevelopment Authority in, and for the City of Plymouth, MN, has determined the following to be an appropriate use of Community Development Block Grant funds in accordance with federal guidelines and the City’s HUD approved Consolidated Plan; NOW, THEREFORE, BE IT RESOLVED BY THE HOUSING AND REDEVELOPMENT
AUTHORITY OF THE CITY OF PLYMOUTH, MINNESOTA, that it hereby recommends that the City Council authorize the City Manager to apply for 2022 Community Development Block Grant funds totaling $281,379 from the U.S. Department of Housing and Urban Development with the following allocations: 1. Housing Rehabilitation Grant/Loans 108,569.00 2. First Time Homebuyer Program 69,000.00 3. Homes Within Reach Land Trust 60,000.00
4. Senior Community Services 16,000.00
4. Tree House 15,000.00 5. Interfaith Outreach 10,000,00 6. People Responding in Social Ministry (PRISM) 9,000.00 7. HOME Line 5,400.00
8. Lutheran Social Services of MN 3,000.00
9. Fair Housing Activities 3,000.00 10. Program Administration 22,410.00
Total $321,379.00 BE IT FURTHER RESOLVED, that if there is an increase or decrease in the anticipated funding amount for the 2022 CDBG fiscal year, the Housing Rehabilitation Grant/Loan Program allocation will be increased or decreased accordingly.
BE IT FURTHER RESOLVED, that it is hereby recommended to the City Council that all CDBG program income may be used to cover expenses generated in any existing CDBG program or activity and not just expenses related to the activity generating the income, unless otherwise reallocated by the City Council.
BE IT FURTHER RESOLVED, that it is hereby recommended to the City Council that all unexpended 2022 CDBG funds be allocated to an eligible activity in 2023, unless otherwise reallocated by the City Council.
45
Approved this 25th day of August, 2022 by the Plymouth Housing and Redevelopment Authority.
_________________________________ Michelle Soderberg, Chair _________________________________ Danette Parr, Executive Director
46
Regular
Housing and
Redevelopment
Authority
August 25, 2022
Agenda
Number:7.1
To:Housing and Redevelopment Authority
Prepared by:Devon Pohlman, Housing and Economic Development Manager
Reviewed by:Danette Parr, HRA Executive Director
Item:HRA Updates
1. Action Requested:
Review updates on upcoming work items and areas of interest.
2. Background:
Staff will provide updates and facilitate brief discussion on the following:
1. Moderate-Income Housing Policy - final redline for City Council action
2. Senior buildings - roof damage
3. CDBG COVID funding and recommended next steps
4. Development/redevelopment projects of interest
3. Budget Impact:
NA
4. Attachments:
Moderate-Income Housing Policy - redline
47
Rev. August 2022
DRAFT Moderate-
Income Housing Policy
A moderate-income housing policy encourages new developments Developments to make a
certain percentage of new housing units affordable. The goal of this policy is to promote high
quality housing located throughout the community for a variety of income levels, ages, and
household sizes in order to meet the City's goal of preserving and promoting economically
diverse housing options within the community.
The City recognizes the need to provide affordable housing for a broad range of income levels
to maintain a diverse population and attract residents to live or work in the City. This Policy has
been created to ensure that a reasonable proportion of each new development Development
receiving City financial Financial assistance Assistance include units Units affordable to
moderate income households and working families.
The requirements set forth in this Policy further the City’s Housing Goals and the City’s
Comprehensive Plan to create and preserve affordable housing opportunities. These
requirements are intended to provide a structure for participation by both the public and
private sectors in the production of affordable housing.
I. Definitions
Financial Assistance means the use of public funds of, or administered by, the City or any related
government entity for any housing Development, including but not limited to:
A. City or HRA funds or fee waivers; B. Community Development Block Grant (CDBG); C. Housing Rehabilitation Fund; D. Revenue Bonds (private activity bonds are negotiable); E. Tax Increment Financing (TIF); F. Tax Abatement; and G. Land Write Downs
Development means any undertaking to provide housing Units to which Financial Assistance is
being provided.
Unit means an apartment or a single-family dwelling.
II. Applicability and Minimum Project Development Size
This Moderate-Income Housing Policy applies to all new and renovated multifamily residential
buildings or new for-sale housing receiving City financial assistance, with a minimum of 10 Units.
This includes, but is not limited to:
48
Rev. August 2022
Market Rate Multi-Family Development Receiving City Financial Assistance
This Policy applies to market rate multi-family residential developments that receive financial
assistance from the City and includes:
(1) new developments Developments that create at least 10 multi-family dwelling
units; or
(2) any mixed use building Development that creates at least 10 multi-family dwelling
units; or
(3) renovation, or reconstruction, remodeling, expansion, or other altercation of
an existing building that will contains after completion of such alteration at
least 10 multi-family dwelling Units that includes at least 10 dwelling; or
(4) any change in use of all or part of an existing building from a non-
residential use to a residential use that includes at least 10 dwelling
unitsUnits.
II.III. Affordable Moderate Income Dwelling Units
General requirements
To ensure affordability, the City requires that (i) a certain percentage of Units of a Development
(ii) is reserved for and leased to individuals or families of moderate-income, and (iii) that the
rents for such Units remain affordable for such individuals and families, or, in the case of the sale
of a Unit, that the sale price at the time of sale is affordable for such individuals and families.
(i) Number of Affordable Units
A development Development that is subject to this Policy shall provide a number of affordable
moderate-income dwelling units Units equal to at least ten (10%) to twenty percent (20%) of the
total number of dwelling uUnits in the developmentDevelopment. The units designated as
moderate-income will be subject to the requirements listed below.
Calculation of units required.
(1) For development of multi-family dwelling units:
The required number of affordable moderate-income dwelling units Units is based on the total
number of dwelling units Units that are approved by the City.
To calculate the number of affordable moderate-income dwelling units Units required in a
development the total number of approved dwelling units shall be multiplied by ten percent (10%)
or twenty percent (20%) depending on the affordability standard. If the final calculation includes a
fraction, the fraction of a unit shall be rounded to the nearest whole number.
Properties that are remodeled or expanded will be subject to this policy. Affordable moderate-
income dwelling units will be calculated based on the total number of units after renovation or
49
Rev. August 2022
expansion is complete. At least ten percent (10%) or twenty percent (20%) shall be affordable
moderate-income, depending on the affordability standard.
(ii) Moderate Income
Affordability Level
The required number of affordable dwelling units Units within a residential project Development
subject to this policy shall be reserved for and either leased to or sold to individuals or families who
meet a moderate-income eligibility and rent affordability standard for the term of the restriction
as follows:
(1) Rental ProjectsDevelopments: A. At least twenty percent (20%) of the units Units shall be reserved for an
leased to affordable to moderate-income forindividuals or families whose
household households income does not exceed at sixty percent (60%) of
the Area Median Income (AMI), or
A. B. At least ten percent (10%) of the units Units shall be reserved for and
leased to individuals and families whose household income
does not exceed at available affordable for moderate-income
households at fifty percent (50%) of the Area Median Income.
(2) For-Sale ProjectsDevelopments: (2) A. At least fifteen percent (15%) of the units Units shall be reserved for and sold
to individuals or families whose household income does not exceed affordable
for moderate-income households at eighty percent (80%) of the Area
Median Income (AMI).
(iii) Rent and Sale Price Level
Rent and Sale Price Level
Rental Unit: The monthly rental price for affordable dwelling units Units shall include rent and
utility costs and shall be based on fifty percent (50%) and/or sixty percent (60%) for the Twin
Cities metropolitan area that includes Plymouth adjusted for bedroom size and calculated
annually by Minnesota Housing for establishing rent limits for the Housing Tax Credit Program.
For-Sale ProjectsDevelopments: The qualifying sale price for an owner-occupied affordable
dwelling unit Unit shall include property taxes, homeowner’s insurance, principal payment and
interest, private mortgage insurance, monthly ground lease, and shall be based on eighty percent
(80%) AMI for the metropolitan area that includes Plymouth adjusted for bedroom size and
calculated annually by the Department of Housing and Urban Developmentand calculated
annually by Minnesota Housing for the Impact Fund program.
Period of Affordability
In For rental Ddevelopments subject to this Policy, the period of affordability for the affordable
dwelling units Units shall be at least twenty-five (25) years. Units of for sale Developments shall
be subject to this policy until sold to the moderate-income owner(s).
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Commented [DP1]: MHFA_1019813 (1).pdf
50
Rev. August 2022
Location of Affordable Dwelling Units
Except as otherwise specifically authorized by this Policy, the affordable dwelling units
shall be located within the developmentDevelopment.
III.IV. Standards for Moderate-Income Rental Units
Size and Design of Affordable Moderate-Income Units
The size and design of the affordable moderate-income dwelling units Units should be consistent
and comparable with the market rate units Units in the project and are subject to the approval of
the City. The interior of affordable dwelling units do not need to be identical to the market rate
units but if units are smaller than the market rate units with the same number of bedrooms in
the development, City approval must be obtained.
Exterior/Interior appearance.
The exterior materials and design of the affordable moderate-income dwelling units Units in any
development Development subject to these regulations shall be indistinguishable in style and
quality with the market rate units Units in the developmentDevelopment. The interior finish and
quality of construction of the affordable moderate-income dwelling units shall at a minimum be
comparable to entry level rental or ownership housing in the City. Construction of the affordable
moderate-income dwelling units Units shall be concurrent with construction of market rate
dwelling unitsUnits.
IV.V. Integration of Affordable Moderate-Income Dwelling Units
Distribution of affordable moderate-income housing unitsUnits.
The affordable moderate-income dwelling units Units shall be incorporated into the overall
project Development unless expressly allowed to be located in a separate building or a different
location approved by the City Council. Affordable moderate-income dwelling units Units shall be
distributed equally by bedroom size be distributed and throughout the building.
Number of bedrooms in the affordable moderate-income unitsUnits.
The affordable moderate-income dwelling units Units shall have a number of bedrooms in the
approximate proportion as the market rate unitsUnits. The mix of unit Unit types, both
bedroom and accessible unitsUnits, of the affordable moderate-income dwelling units Units
shall be approved by the City.
Tenants Change of Income
Moderate-income rental dwelling units Units shall be rented only to income eligible families
during the period of affordability. An income eligible family may remain in the affordable
moderate-income dwelling unit Unit for additional rental periods as long as the income of the
family does not exceed one-hundred twenty fiveforty percent (125140%) of the applicable AMI.
If the family income exceeds this amount they must be moved to the first available non-
moderate-income affordable unitUnit.
V.VI. Alternatives to On-Site Development of Affordable Moderate-Income Dwelling Units
This section provides alternatives to the construction of onsite affordable moderate-
income dwelling units Units as a way to comply with this Policy. The alternatives are listed
Commented [DP2]: Industry standard LIHTC is at 140%
51
Rev. August 2022
in subsection (3), below.
(1) The alternatives must be:
A. Approved by the City Council, and
B. Agreed to by the applicant in an Affordable Housing
Performance Agreement.
C. Applicant must show the City acceptable documentation that a
formal commitment to the proposed alternative is in place.
(2) This Section does not apply unless the applicant demonstrates:
A. The alternative provides an amount of affordable moderate-income
dwelling units Units equivalent or greater to onsite units Units in a way that
the City determines better achieves the goals, objectives and policies
stated in the Housing Goals and Comprehensive Plan; and
B. Will not cause the City to incur any net cost as a result of the alternative
compliance mechanism.
(3) If the conditions in (2) are met, the City may approve one or more of the
following options to providing affordable moderate-income dwelling units Units
that are required by this Policy.
A. The dedication of existing market rate units Units to permanently
affordable moderate-income dwelling units Units that are of equivalent
quality and size. Existing dwelling units Units are approved as suitable
affordable housing dwelling units through covenants, contractual
arrangements, or resale restrictions.
B. Offsite construction of affordable dwelling units Units within the City.
Offsite construction of units should be located in proximity to public transit
service at a site approved by the City.
C. Participation in the construction of affordable dwelling units Units by
another developer on a different site within the City.
D. An alternative proposed by the applicant that directly provides or enables
the provision of affordable housing units Units within the City. The
alternative must be approved by the City and made a condition of approval
of the Affordable Housing Performance Agreement.
VI.VII. NON-DISCRIMINATION BASED ON RENT SUBSIDIES:
Developments covered by the policy must not discriminate against tenants paying rent
with federal, state or local public assistance, including, but not limited to rental assistance,
rent supplements, and Housing Choice Vouchers.
52
Rev. August 2022
VII.VIII. Affordable Housing PlanPublic Financial Assistance Application and Agreement
(1) Applicability
Developments that are subject to this Policy shall include submit an Application for Public
Financial Assistance, available at the City, and enter into a Public Assistance
AgreementAffordable Housing Plan as described below, which documents . An
Affordable Housing Plan describes how the developer complies with each of the
applicable requirements of this Policy.
(2) Approval
The Affordable Housing Plan Public Assistance Agreement shall be approved by the City.
(3) Contents.
The Affordable Housing PlanPublic Assistance Agreement shall include at least the
following:
A. General information about the nature and scope of the development
subject to these regulations.
B. For requests to an alternative to on-site provision of affordable housing,
evidence that the proposed alternative will further affordable housing
opportunities in the City to an equivalent or greater extent than
compliance with the otherwise applicable on-site requirements of this
Policy.
C. The total number of market rate units Units and affordable dwelling units
Units in the development by bedroom size and income threshold.
D. The floor plans for the affordable dwelling units showing the number of
bedrooms and bathrooms in each unit.
E. The approximate square footage of each affordable dwelling unit and
average square foot of market rate unit by types.
F. Building floor plans and site plans showing the location of each affordable
dwelling unit.
G.D. The pricing for each affordable ownership dwelling unitUnit. The pricing of
each unit shall be determined at time of approval. At time of sale this price
may be adjusted if there has been a change in the median income or a
change in the formulas used in this ordinance.
H.E. Proposed schedule of individual unit Unit development (market
rate vs. affordable units).
53
Rev. August 2022
I.F. Documentation and specifications regarding the exterior appearance,
materials and finishes of the development for each of the affordable
dwelling units illustrating that the appearance of affordable units Units are
comparable to the appearance of the market-rate unitsUnits.
J.G. Any and all other information that City staff may request to achieve
the Council’s affordable housing goals.
VIII.IX. Recorded Agreements, Conditions and Restrictions
(1) An Public Assistance Agreement Affordable Housing Performance Agreement shall
be executed between the City and Developer, in a form approved by the City
Attorney, based on the Affordable Housing Plan described in Section VII, which
formally sets forth development Development approval and requirements to
achieve affordable housing in accordance with this Ppolicy and location criteria.
The Public Assistance Agreement shall identify:
(1)
a. the location, number, type, and size of affordable housing units
Units to be constructed; and a.b. income limitations for the affordable Units; and b.c. sales and/or rental terms; occupancy requirements; and c.d. a timetable for completion of the unitsUnits; and d.e. restrictions that will be placed on the units Units to ensure affordability; and e.f. any terms contained in the approval resolution by the City as applicable.
(2) The applicant or owner shall execute any and all documents deemed necessary by
the City Manager, including, without limitation, a Declaration of rRestrictive
covenants Covenants and other related instruments, to ensure the affordability of
the affordable housing units Units in accordance with this Policy.
(3) The applicant or owner must prepare and record all documents, restrictions,
easements, covenants, and/or agreements that are specified by the City as
conditions of approval of the application prior to issuance of a building Permit for
any development Development subject to this Policy.
(4) Documents described above shall be recorded in the
Hennepin County Registry of Deeds as appropriate.
X. State and Federal Law
IX. This Policy is not to be interpreted, nor intended to be in conflict with state or federal law. If
any portion of this Policy is determined to be in conflict, state or federal law will control. Many
state and federal law programs provide for similar regulations regarding affordability to
Project/Developments. In such instances where participation in state or federal law programs
providing financial assistance to a Development results in more strict regulations regarding
affordability, such Development will be deemed to have met the requirements of this
Policy.Definitions
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54
Rev. August 2022
1. Affordable Dwelling Unit: The required affordable dwelling units within a residential
project subject to this policy shall meet an income eligibility and rent affordability standard
for the term of the restriction as follows:
(1) Rental Projects:
A. At least twenty percent (20%) of the units shall be affordable for
households at sixty percent (60%) Area Median Income (AMI), or B. At least ten percent (10%) of the units shall be at available affordable
for households at fifty percent (50%) Area Median Income.
(2) For-Sale Projects: A. At least fifteen percent (15%) of the units shall be affordable for
households at eighty percent (80%) Area Median Income (AMI).
2. Financial Assistance: This Moderate-Income Housing Policy applies to all new and
renovated multifamily residential buildings receiving City financial assistance.
Financial Assistance is defined as funds derived from the City and includes but is not
limited to the following:
A. City of Plymouth B. Community Development Block Grant (CDBG) C. Housing Rehabilitation Fund D. Revenue Bonds (private activity bonds are negotiable) E. Tax Increment Financing (TIF) F. Tax Abatement G. Housing and Redevelopment Authority (HRA) Funds H. Land Write Downs
3. Affordable Housing Plan: A plan that documents policies and procedures for administering the affordable dwelling units in accordance with the Affordable Housing Performance Agreement. 4. Affordable Housing Performance Agreement: Agreement between the City and the developer which formally sets forth development approval and requirements to achieve Affordable Housing in accordance with this policy.
Commented [DP3]: Section is moved to II. Applicability and Minimum Project Development Size
Commented [DP4]: This section has been moved to I. at the beginning of the policy.
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55