HomeMy WebLinkAboutCity Council Packet 06-10-2008 SpecialAgenda
City of Plymouth
Joint Meeting with the
Housing and Redevelopment Authority
Tuesday, June 10, 2008
5:30 p.m.
Medicine Lake Room
1. Call to Order
2. Joint discussion with the Housing and Redevelopment
Authority
3. Set future Study Sessions
4. Adjourn
Agenda Number: '2
CITY OF PLYMOUTH'
CITY COUNCIL AGENDA REPORT
TO: Lame ens, City Manager
FROM: Jim B es, Housing Programs Manager, through Steve Juetten, Community
Development Director
SUBJECT: Plymouth HRA -
DATE: May 30, 2008 for the City Council Meeting of June 10, 2008
1. BACKGROUND: The Plymouth Housing and Redevelopment Authority (HRA) is in the
process of updating its Strategic Plan (attached). The Strategic Plan is the guiding document that
the HRA utilizes to provide housing and redevelopment opportunities and programs for the
community.
At its regular monthly meeting in May, the HRA Board discussed their Strategic Plan. In
particular they focused on the policy questions addressed in City Manager Ahrens's memo to the
Council that was sent out in April. We have attached a copy of this memo for your reference.
For the majority of the policy questions the HRA Board felt that they were being conducted
appropriately and believed that they should continue as they have been in the past. The
exceptions to this include land banking, tax abatement, and additional housing initiatives.
Land Banking - The HRA Board would like to explore this idea a bit more and learn what the
City Council thinks about this tool. They believe that there may be some merit in assembling
land at today's prices for future projects because they think that land prices will only rise in the
future.
Tax Abatement — The Board did not feel that this would be an effective financing tool because
it does not provide a lot of funding if the City is the only participant in the abatement. They felt
that this would only work if the county was participating along with the City; however, the
County's abatement policy is very restrictive.
Additional Housing Initiatives — The Board identified two potential initiatives that they would
like to consider a bit more and discuss with the Council. The first initiative would be to establish
an interest rate write-down program for the Minnesota Housing's Community Fix -Up Fund.
This program would use local funds to write-down the interest rate of one of the state's owner -
occupied rehabilitation programs. This model has been very successful in other communities in
assisting residents in maintaining their properties. The second initiative involves working with
the West HemZepin Affordable Land Trust, The Board believes that this would provide another
option for individuals to enter the home ownership market while maintaining affordability of the
homes over a long period of time. The Board realizes that this model would not provide new
Page 1
homeowners the full equity as they would typically receive if they bought and sold their home on
the open market. However, they believe it is another option or "tool" that will help low and
moderate income people attain homeownership.
The HRA Chair, Steve Ludovissie, briefly mentioned the report that was conducted back in 2005
relating to City controlled regulations and fees. He indicated that he would like to discuss that
report again.
The HRA Board would like the Council to discuss the above mentioned items and welcomes the
Councils input on the updated Strategic Plan.
ATTACHMENTS:
1. Memo from City Manager to Council relating to the Plymouth HRA
2. Current HRA Strategic Plan
Page 2
Steve J u ette n
A1 s"n 4r..
L r k t
lffry
i6t
Y i iC .f} c Jnl % F X t4fkt :.. • S l 1 ti 1'F eN r v Y, k t k tM1`§, y .
Yy f i
r -„'Y}x i r x, r s,4 F{fii+ r t'vE. f 7kiIFF,r`S'r 4 l x'i
3 it
d\
P YMOUTH;BOLTLE
ARDY,
yPLYMO
5:. Y 5 :7. 1 5 i'`x'`{_ .P j 4YU L ) 4p +fxtJ'+fq rii t c'f'iA i. F'•z i fh d?R, is tgtfd -: Fi 1 ,HT1 1 w? {..” Ec• Ad,. i i ' 11yt ' 5 t(,r ^
f";„
n
r.-•>.
i
iX ,,;iii ry.(
1 ft }tdd »r yC tdY1, `'+ t 'S1- ''c'
v.I,.E',yr t.V +
I '
lp
g irC ^5 +'i
i
rY 1?:
nr l({a'. ..,
r}
y:t F
J,I"
ij
t n.
hf
l :p`.
DATE: April 10, 2008
TO: :Mayor and City Council
Depart7n.ent Directors
FROM: Laurie Ahrens, City 1vlanager. "` /
SUBJECT: Plymouth HRA
The attached report relating to the HRA was prepared by Steve Juetten., J.ini Barnes, and
Denise Whalen at my request. Over the past year, staff has discussed several
philosophical issues that I would like to bring to your attention. There is no timefraine
associated With these issues, but some Council. direction would be helpful to staff at some
point.
The report references Chapter 469 of Minnesota Statutes as "Attachment A". I have not
included this in your packet due to the size, but let me know if you would like a copy.
The policy questions are:
1. When should the HRA establish TIF districts? When should the City?
2. Should more TIF districts be established to meet certain needs and goals?
3. Should the City use tax abatement as a tool?
4. Should the HRA or City look into land banking?
5. Should the HRA or City start focusing more on Economic Development?
6. Should the HRA or City focus more on Redevelopment?
7. Are current staffing and administrative charges okay?
8. What should TIHAP be used for and should it be continued, reduced-, or
expanded?
9. Should the HRA's tax levy be reduced, expanded or remain the same?
10. Should the HRA or City take on additional housing initiatives?
11. Does the City Council have a preference on who serves as Executive Director?
12. Others?
Please let Steve or me know if you. have any questions or would like to discuss this on a
regular agenda or study session at sonie point. Thanks!
Page 3
I, WHAT IS THE HRA?
Statutory Authority:
Housing and Redevelopment Authorities (Authority) are public bodies that are authorized
under State Statute 469.001 through 469.047 (attaclunent 1). The primary purposes of
Authorities are to provide a sufficient supply of adequate and safe housing; redevelop
blighted areas; and to remedy the shortage of housing affordable to low and moderate
income residents.
The Statute provides that an Authority is a public body corporate and politic and has all
of the powers to carry out sections 469.001 through 469.047, except that the power to
levy and collect taxes or special assessments is limited to approval by the city council.
Some of the powers given to Authorities include:
1. Buy and sell property
2. Own and manage rental property including federal public housing
3. Initiate Redevelopment of blighted properties
4. Borrow money and receive grants from federal, state and other public and private
sources
5. Issue bonds
6. Administer the Federal Section 8 program
7. Develop and administer Rehabilitation and Down Payment Assistance programs
History of Plymouth HRA.:
The City of Plymouth established the Housing and Redevelopment Authority in and for
the City of Plymouth, Minnesota (HRA) in 1975 with the findings that there existssubstandardanddeterioratedareasinthecitythatcamzotberedevelopedwithoutthe
assistance of government; adequate housing accommodations are not available -to
veterans and servicemen acid their families; and there is a shortage of decent, safe and
sanitary dwelling accommodations available to persons of low income and their families.
During the organizational meeting, the City Council reviewed and approved the
establislunent of the Plymouth HRA, adopted by-laws (attachment 2), and adopted an
Official Seal for the HRA. The original Board consisted of five council members with
staggered teens. The goal was to replace the council members with other citizens as their
terns expire. Today, the HRA is made up of five commissioners, one of which is a City
council member. All commissioners are appointed by the City Council and serve 5 year,
staggered terms.
Since its inception, city staff has provided staffing services to the HRA. Currently, the
HRA has five full time. staff members. They include a Housing Programs Manager, two
HRA Specialists, one HRA Technician, and one Office Support Representative. In
i
Page 4
addition to the frill time staff, the HRA receives additional support from the City
Manager, the Community Development Director, and the Support Services Manager.
These last two staff members provide an equivalent of .35% of a FTE. The HRA
employs an Executive Director. Currently, the City Manger is the Executive Director of
the HRA, however in the past, this position has been held by the Community
Development Director.
The table below, provides a breakdown of staff and to which program their salary is
allocated.
Position
CDB
V
G
SC 14311
Section 8; '
HRA . „
General
i , T-
11
Community Development
Director
464,344 2005
10% 10%
Housing Programs Manager
2006 542,835
1.00% 100%
Support Services Manager
503,617
2003
25% 25%
HRA Specialist 80% 20% 100%
HRA Specialist 100% 100%
HRA Technician 100% 100%
Office Support Representative 10% 60% 30% 100%
All of the staff salaries are covered by federal programs CDBG and Section 8 or the
HRA's General fund. The HRA's General fund is supported by a special property tax
levy that the City Council approves each year. The following table provides a 10 year
history of the HRA tax levy.
S.4Year , Amount ; Y i F a l y lz Year ., r, : r, z '
1999 446,214 2004 582,349
2000 464,344 2005 607,556
2001 483,178 2006 542,835
2002 538,423 2007 503,617
2003 552,120 2008 524,477
It should be noted that a majority of the HRA tax levy is allocated to support one of the
HRA senior buildings, Plymouth Towne Square.
HRA City Council Relationship:
As mentioned above, the HRA is a separate public body corporate and politic and can
carry out most of the powers of the Authority Statutes without the approval of the City
Council. However, there are certain actions that may be undertaken by the HRA that
require City Council review and approval. These actions include the creation of special
taxing districts such as Tax Increment Districts; approval of a tax levy or special
assessments; and the issuance of General Obligation Revenue Bonds.
I
Page.5
While the above statement holds trae from a purely legal stand point, the City of
Plymouth and the HRA are more closely tied. The HRA and the City have a cooperation
agreement in place that allows the HRA to receive accounting services for many of its
programs and budgetary concerns from the City's Finance Division. In addition, this
cooperation agreement also provides that the Conununity Development Department Act
as staff for the HRA and its board.
Over the years, the HRA Board has worked somewhat independently of the City Council
in administering their existing programs. However they often seek review and input from
the Council on new initiatives. Examples of this is when the HRA updated their Strategic
Plan in 2003 and when they initiated the development of a second senior building in the
city. While the HRA.is its own independent government body, there are other close ties
to the City that differ from Authorities in other communities. Things such as having a
Council member sit on the HRA or having city staff, including the City Manager be
involved on a daily basis. In many other communities, Authorities are completely
separate from the City, Having their own staff and budgets.
II. CURRENT HRA STRATEGIC PLAN
The Current HRA Strategic plan was updated in 2003 (attaclunent 3). Along with the
mission and vision statements, the current plan focuses on four strategic areas including
Affordable Housing, Redevelopment, Economic Development and Human Services. The
Strategic plan lists many of the HRH's current and ongoing programs. The HRA Board
is in the process of updating the Strategic plan and will begin discussing the update in
May of 2008.
III. CURRENT HRA PROGRAMS AND PROJECTS
Community Development Block Grant — The City of Plyrnouth is a Community
Development Block Grant (CDBG) Entitlement community and has been since
1991. The City delegates the administration of this program to the Plymouth
HRA. The amlual allocation received by the City has been declining in recent
years. The table below provides a history over the past ten years.
Year;, `Allocation Amount;, <, , Years' tiL ,"„ 1Allo'catiori Amount fist. r
1999 311,000 2004 317,000
2.000 311,000 2005 302,894
2001 322,000 2006 272,208
2002 321,000 2007 269,761
2003 324,000 --t2008 259,392
The HRA has operated the current programs since the City became an entitlement
community. These programs include the following.
Page 6
a. Owner -Occupied Rehabilitation. Progrccni — This program provides
assistance to homeowners in the form of a deferred loan of up to $20,000.
The loan is forgiven after 20 years or if the current owner moves. In order
to be eligible for this program an owner. must have an income at or below
80 percent of the area median income, be current on their mortgage and
property taxes and is an owner -occupant. Typical improvements include,
roof replacement, siding replacement or repainting, updating mechanical
systems and window replacement. On average we assist 8-10 residents
per year. We have assisted 163 homeowners since 1991. When the HRA
issues Rehab loans they are not considered "loans" on our financial
statements. They are considered "grants" for accounting purposes.
b. First Time H0777ebuye7- Program — This program provides down payment,
closing, costs, and mortgage reduction assistance to individuals who are
looking to purchase their first home. The prograrn provides up to $25,000
in assistance in the form of a no interest loan that is due after 30 years or
when they sell their home. In order to be eligible for this program an
applicant must be a first time homebuyer, have an income at or below 80
percent of the area median income and be qualified by an approved lender
for their primary mortgage.. To date we have assisted 146 new
homeowners since 199 L In the past, the HRA considered these loans as
grants on our financial statements. In 2004, we changed the requirements
of the program and they are no considered loans and are booked as a
receivable in our financial statements.
c. Social Services — This program provides funding to various non-profit
agencies that offer services in the City. The services include
homeownership counseling, senior transportation, employment assistance,
assistance for at -risk youth and legal guidance for renters.
d. Affordable Housing Development — This program is used to assist with
funding affordable housing projects within the City. It is a small program
that averages $15,000 per year for its allocation. Over the past six years
the primary applicant for these funds has been Hamner Residences.
Hammer typically applies for funding to assist in making their program
homes more accessible (adding elevators) or adding life safety equipment
such as fire. sprinklers.
2. Tax Increment Housing Assistance Program — This program was created in
2001 as a means to assist affordable rental housing projects in the City. When the
City and/or HRA creates tax increment districts they sometimes include pooling
of funds from the new tax increments to assist other housing projects within the
City, but separate from the actual TIF district providing the funds. The City has
done this on four occasions. TIF districts 7-2 and 7-4 pooled fields to assist the
Stone Creek Village project with a low interest loan and TIF districts 7-6 & 1-1
Page 7
have a pooling provision that would provide up to $958,000. The later districts
are currently committed to assist the HRA 's senior building, Vicksburg Crossing.
Senior Apartment Buildings — The Plymouth HRA owns and operates two
independent senior apartment buildings in the City. Grace Management provides
management services for both buildings with assistance from HRA staff and the
City's Finance Division.
a. Plymouth Tmvne Square (PTS) — PTS was built in 1993 and opened its
doors the fall of 1994. The building has a total of 99 -units providing
affordable housing options to seniors. This building is subsidized by the
HRA tax levy with an average aiuival subsidy of $270,000. The intent of
this building has always been to offer affordable rental options for seniors
in our community. At this point, residents are asked to contribute 35% of
their gross monthly income towards rent. The HRA Subsidy makes up the
difference to the point that the building is able to meet all of the operating
expenditures, including debt service.
b. Vicksburg Crossi7T.g — Vicksburg Crossing is the newest HRA senior
building that was opened in the winter of 2006. The building has 34
affordable tuiits and 62 market rate units. The affordable units are
different than the units at PTS. At Vicksburg Crossing, the rent is set at
675 for an affordable unit. This was done so that the HRA could
minimize any annual subsidy to the building.
Now in its second year of operation, the building has struggled somewhat
in meeting the original lease -up goals (we currently have 74 leased
apartments). The reason for this has been a significant change in the
overall housing market, which has had an impact on the buildings ability
to attract residents who currently own a home and can not sell it.. While
the building lost money in 2007, staff is hopeful that our management
company will be able to achieve tl-ie lease -up rates they identified in the
2008 budget, which is projected to be 95% occupied at the end of 2008.
4. Business Revolving Loan Program — In 2000, the City of Plymouth assisted a
local company in their application for a loan from what was then called the
Minnesota Department of Trade and Economic Development. The company was
successful and as a condition of receiving the loan the City would receive the first
100,000 in repayments to be used to help other local companies.. When the City
received these funds they set up a revolving loan program and developed policies.
We have had little success in utilizing this program as of yet. In 2003, staff met
with local lenders to discuss the.program and make suggested changes to the
policies in an effort to make the program more effective. While the policies were
changed based on recommendations fiom the lending community the program
still struggles. We have had a few businesses over the past five years show
interest in the program but they never used the program. The primary reason
Page 8
stated was related to their overall business plans and financing and not our
program policies.
5. Section 8
History:
On May 21, 1976, the HRA directed staff to proceed with setting up a Section 8
application with the intent that the City of Plymouth HRA will be its own sponsor for
the Section 8 program to meet its 1975-76 housing assistance goals.
In June, 1976, a letter was prepared by Herbert Lefler, attorney for the Plymouth
HRA and sent to the U.S. Department of Housing and Urban Development stating
that Plymouth HRA is qualified to participate in the Section 8 Housing Assistance
Payments Program for existing housing.
Also in June, 1976, HRA staff submitted an application for 50 Section 8 tenant -based
certificates, and in October, 1976, the HRA received an award of 50 Section 8
certificates, but for some unknown reason by April, 1978 the HRA only had 47
Section 8 certificates. On April 7, 1978; the HRA applied for an additional 25
Section 8 certificates, and on June 1, 1978,25 Section 8 certificates were awarded,
for a new total of 72 certificates.
In 1983, Congress accepted HUD's proposal that more flexibility in tenant -based
assistance was appropriate and created the Voucher Demonstration in the Housing
and Urban -Rural Recovery Act of 1983. Then, in the Housing and Community
Development Act of 1987, Congress replaced the Voucher Demonstration with a
permanent voucher program. Two important features of the voucher program
responded to the desire to provide families with more flexibility: 1) Vouchers were to
make up the difference between a payment standard based on the fair market rent
FMR) and 30 percent of the family's adjusted income. A family with a voucher
could choose to rent a more expensive unit, thus widening their housing choice.
While the subsidy was capped by the payment standard, a family could decide to pay
the additional costs. 2) Portability was introduced, which allows the family to use the
voucher in a jurisdiction other than where the issuing housing authority operates.
Over time, portability was extended to the certificate program as well. It was also
expanded so that a family may use its voucher to live in any jurisdiction in the
country that operates a Section 8 tenant -based program. Portability has proven to be
an important tool in helping families move to neighborhoods offering better services,
better environments, and better opportunities for moving to self-sufficiency.
In 1998, the Department of Congress reached agreement that an important element in
the reinvention of HUD and its programs was the streamlining of the Section 8
certificate and voucher programs into a single program with a single set of
regulations. The merged program continues the voucher program policy of
permitting a family to rent above the payment standard, but subject to a linnitati.on that
Page 9
the family cannot pay more than 40 percent of their income for rent. The merger also
helped streamline program rules by eliminating the so-called "take one, take all'' (if
an apartment complex accepted one Section 8 client, they had to accept every
qualified Section 8 client), "endless lease," and the 90 -day notification for lease
termination provisions contained in the previous law. In addition, while maintaining
the policy that tenant screening and selection is the responsibility of the landlord, it
permits a housing authority to screen prospective tenants as well. It also requires that
leases contain language providing that tenancy may be terminated for criminal
activity.
In 1998, Plymouth certificates became vouchers. The table below indicates the
number of Plymouth vouchers along with the number of portability vouchers that
staff has administered in Plymouth for other housing authorities for the years 2003
through February, 2008.
Vouchers,
x '• > 1
a Adnmistered ._
Port -In
2003 ''
k, s . • ., ...
175
y2004C {,
x :" ..., , .' `.
177
r 20D5
Y,r_ ...,, :..
214
2006
5 r
m .., , .
221
z '2007s,
237
pr 0 g
s
2U8
231
Avg./Month)
Regular HCV
Mainstream
Enhanced
162
15
162
15
162
15
48
174
15
36
177
15
33
178
15
32
Total 352 354 439 446 462 456
Funding:
The Section 8 Housing Choice Voucher Program is funded by HUD. To cover the
cost of the program, HUD provides fiords to allow housing authorities to make
housing assistance payments (HAP) on behalf of the families. HUD also pays the
housing authority a fee for the costs of administering the program.
The funding process that HUD uses has changed over the last few years. Prior to
2005, staff prepared an annual estimate of required annual contributions (ACC) and
an operating budget to ensure that costs do not exceed the annual contributions
provided by HUD. HAPs, ongoing administrative fees, and audit costs are included
in the calculation of annual contributions. HUD approved the budget through a
notification letter and supporting funding exhibit to the ACC establishing the amount -
of the annual contributions available for leasing over the term of the award. It did not
indicate to the housing authority a fixed number of units or a specific mix of units by
bedroom size. Since 2005, the HRA has received fielding based on 162 regular
housing choice vouchers, 50 enhanced vouchers, and 15 mainstream vouchers for a
total of 225. Although the funding is based on 225 vouchers, the housing authority
may serve more or less than 225 clients depending on the HRA's portion of rent. The
housing authority determines the number and type of units that will be leased and
must manage its program to ensure that (1) annual HAP contributions are fully
utilized, and (2) costs do not exceed annual contributions. Maintaining the balance
i Page 10
between under and over -spending presents a significant challenge to the housing
authority.
The following table depicts the revenues and expenditures (not reimbursed by HUD)
for the years 2003 through 2008 (projected). The administrative fee is the amount the
Section 8 program receives for administering 225 vouchers. The administrative fee -
portability is the amount received from other housing authorities for their vouchers
that are used in Plymouth. If a Plymouth voucher holder moves to another
jurisdiction, the HRA pays the receiving housing authority the HAP and a monthly
administrative fee. Currently, there are three Plymouth vouchers being used in other
housing jurisdictions. Other line items noted are the interest earned on investments;
the unrealized gain/loss on investments; HUD settlements (revenue received for a
prior finding year); fraud recovery (amounts due from clients that owe the housing
authority money); and, DHAP (administrative fee on vouchers that are being
administered for HUD for victims of the Katrina hurricane that reside in Plymouth or
an adjacent community). DHAP will conclude on February 28, 2009.
Description` ' 20Q3 r`
i S
2004r;2005 E Er£ 2006 2007
k
2008
Adnan. Fee 126,442 108,502 142,652 145,519 152,815 165,221
Admin. Fee 93,524 110,643 119,017 84,329 94,305 96,000
Portability
Interest Earned 11,181 14,592 22,889 24,811 21,751
Unrealized 0 2,690] 6,784] 4,973 0
Gain/Loss on
Investment
HUD 24,076
Settlement for 2005)
Fraud 1,381 0 2,710 1,433 4,072
Recovery
DHAP Adnan. 17,250 3,680
Total Revenue 232,528 231,047 280,484 285,141 290,193 264,901
Expenses 177,042 184,198 239,856 250,673 267,234 242,449
Net 55,486 46,849 40,628 34,468 522,959 22,452
Application Process and Unit Selection Process:
The HRA -will advertise in a variety of ways that they are accepting applications for
the Section 8 Housing Choice Voucher Program. When the pre -applications are
received they are reviewed, and if the applicants meet the minimurn program
requirements, they are placed on a waiting list. When a voucher is available for
issuance, staff contacts the next person on the waiting list to come in for a briefing.
During the briefing, the applicant is informed of the program rules and requirements
for compliance. At that time, the applicant is required to complete a frill application
and sign various verification forms that will confine their preference such as
currently paying more than 50 percent of their gross income towards rent; living in
transitional housing; or, living in a shelter. If everything checks'out, the applicant is
issued a voucher and begins their search for a unit in Plyn-iouth. The HRA requires
Page 11
the family to live in Plymouth for at least one year. After that time, the family can
move to another jurisdiction.
The housing unit selected by the family must meet an acceptable level of health and
safety before the housing authority can approve the unit. When the voucher holder
finds a unit that it wishes to occupy and reaches and agreement with the landlord over
the lease terms, the housing authority inspects the dwelling for code compliance and
determines that the rent requested is reasonable.
Staff Allocations:
Currently, 100 percent of the salary/benefits for two employees (HRA Specialist and
Housing Technician) are charged to Section 8. One office support representative has
60 percent of their time charged to Section 8. The support seryices manager and the
community development director also spend time working on Section 8 matters, but
their time is not being charged to Section 8. Ten percent of the community
development director's salary/benefits and 25 percent of the support service
manager's salary/benefits are charged to the HRA General fund.
City Allocations:
The city also charges allocations to the Section 8 program as noted in the budget each
year. Such allocations are for photocopying, software maintenance, facilities
management (equipment, office space), hardware replacement, telephone, major
software/hardware, and information technology overhead. These allocations are
reviewed annually by city and HRA staff.
Status Update — Willow Creek:
On February 15, 2008, HUD issued PIH Notice 2008-12 regarding enhanced voucher
requirements for over -house farnilies. This notice set forth enhanced voucher policies
applicable to families residing in units where the actual number of bedrooms exceeds
the family tulit size for which the family qualifies for under the subsidy standards.
On February 22, 2008, staff participated in a conference call with Jack Carni, Housing
Preservation Project (HPP), HUD Minneapolis staff, and HUD Washington staff to
discuss the PIH Notice and what steps should be taken regarding the over -housed
families at Willow Creek.
On February 26, 2008, letters were mailed to all the over -housed families at Willow
Creek outlining their options as set forth in PIH Notice 2008-12.. Copies of the letters.
were sent to Jack Cann at HPP.
Staff will continue to work with the apartment manager and residents at Willow
Creek to ensure that compliance for PIH Notice 2008-12 is achieved.
Page 12
III. POLICY ISSUES TO BE CONSIDERED
The list below provides a number of policy issues staff has identified the Council may
want to discuss.
1. When should the HRA establish TIF districts? When should the City?
2. Should more TIF districts be established to meet certain needs and goals?
3. Should the City use tax abatement as a tool?
4. Should the HRA or City look into land banking?
5. Should the HRA or City start focusing more on Economic Development?
6. Should the HRA or City focus more on Redevelopment?
7. Are cui-rent staffing and administrative charges okay?
8. What should TIHAP be used for and should it be continued, reduced, or
expanded? _
9. Should the HRA's use of the tax levy be reduced, expanded or remain the same?
10. Should the HRA or City take on additional housing initiatives?
11. Does the City Council have a preference on who serves as Executive Director?
1.2. Others?
Page 13
Plymouth Housing And Redevelopment Authority
Strategic Plan
Adopted February 20, 2003
Mission Statement
The Plymouth Housing and Redevelopment Authority promotes and contributes to the economic health
of the community through the creation and maintenance of affordable, life -cycle housing, and active
participation in the City's development and redevelopment processes.
Vision Statement
The Plymouth Housing and Redevelopment Authority is a major contributor to creating an
economically healthy and diverse community:
Which is supportive of quality affordable housing.
That offers a variety of affordable life -cycle housing choices dispersed throughout the City to meet
the needs of a diverse population.
Where the existing housing stock is well maintained.
Where some older commercial buildings and areas of the community are redeveloped in a timely
fashion.
Which acquires additional resources to address affordable housing and redevelopment issues.
Where the HRA works in partnership with citizens, businesses, the City Council, and other
organizations.
Where the social services necessary to support housing and jobs in the community are available
and coordinated.
Goals
1. Maintain the high quality of service and innovation in all of the HRA's programs.
2. Provide technical and financial assistance to non-profit and private housing providers and
developers to assist in increasing the range of housing options in the community.
3. Explore opportunities to increase the available resources for affordable housing while
minimizing as much as possible the impact on local financial resources.
4. Work with all proposed housing developments to the extent possible, to meet the housing goals
stated in the City's Comprehensive Plan.
5. Collaborate with the City Council and Planning Commission in carrying out the Housing
Implementation Strategies of the Comprehensive Plan.
6. Continue to maintain Plymouth Towne Square as an affordable and independent living housing
option for Plymouth seniors.
7. Communicate with stakeholders and interested parties about HRA activities.
Page 14
Action Plan
This action plan identifies specific actions that the HRA will work towards in 2003 and 2004.
Attached is a more detailed timeline for each action step.
Affordable Housing
1. First Time Homebu ers — Objective: to assist low and moderate homebuyers in purchasing
their first home.
A. Existing FTHB program — Assist a minimum of 5 first time homebuyers annually by
providing down payment and closing cost assistance utilizing existing CDBG funding.
Maximize efforts to increase the number of assisted homebuyers by applying to the
State, County and other funding sources when opportunities are presented and are
feasible.
B. Revise first time homebuyer pro,g°am guidelines — Update program guidelines to ensure
they are current with market trends and provide needed assistance to new residents.
C. Increase available resources — Investigate and consider becoming an administrator for
programs such as the Minnesota Housing Finance Agency's CASA, MCPP, & MMP
first mortgage products.
D. Maintain affordability — Use restrictive covenants and the right of first refusal to
maintain affordability of HRA assisted housing.
2. Preservation Of Existing Housing Units — Objective: to preserve the existing housing
stock and assist low and moderate homeowners with needed repairs.
A. Existing rehab pro ream — Assist a minimum of 5 homeowners annually by providing
rehabilitation assistance utilizing existing CDBG funding. Maximize efforts to increase
the number of assisted homebuyers by applying to the State, County and other funding
sources when opportunities are presented and are feasible.
B. Revise owner -occupied rehabilitation pro guidelines - Update program guidelines
to ensure they are current with market trends and provide needed assistance to existing
residents.
Increase available resources — Investigate and consider becoming an administrator or contract with an
existing administrator, for programs such as the Minnesota Housing Finance Agency's Fix -Up and
Community Fix -Up owner -occupied rehabilitation programs.
3. Rental Housing=The objective is to provide area residents with affordable rental housing
options throughout the City
A. Financing programs — Review applications brought before the HRA for Housing
Revenue Bonds with the objective to increase the supply of affordable rental housing.
B. Section 8 voucher program - Continue to encourage and maintain the high landlord
participation, voucher utilization, and "port -in" rate for the very successful Section 8
program. Whenever possible, apply for additional vouchers through HUD to increase
the number of households served.
C. Section 8 project -based vouchers — Implement the eight project -based Section 8
vouchers committed to the Stone Creek Village apartments. When opportunities are
presented, evaluate the option of converting "traditional" vouchers into project -based
vouchers to ensure the vouchers remain in the community.
Page 15
D. Plymouth Towne Square — Continue the high level of upkeep, maintenance, and service
at the HRA's Plymouth Towne Square senior apartments. Review the entire property
annually, including the rent structure, operating budget and reserves to ensure we are
minimizing the property tax subsidy while providing the residents with an affordable
place to live.
4. Development Of New Housing Units- Objective: to increase the supply of affordable
and lifecycle housing within the City.
A. Identify available tools — Develop a comprehensive list of available financial and
regulatory options and utilize the sources to the maximum extent possible to assist all
developers in the creation of additional affordable units.
B. Mixed use projects — Identify potential sites for a mixed use development in the City
Center area, and begin dialogue with property owner(s) and possible development
partners. Based on the results of this effort, develop a project plan as needed.
C. Regulatory policies — Develop a set of recommendations relating to City controlled
regulatory relief such as set -back requirements, density bonuses and minimum lot
widths that can be adopted by the City Council and used as tools to produce additional
affordable units.
D. City controlled fees — Develop a set of criteria under which the HRA will buy -down
certain fees related to residential development.
Redevelopment —Objective: to identify areas of the City which are blighted or obsolete and assist
with the redevelopment.
A. Collaborate with City — Use all tools available to assist and support the City in its
redevelopment priorities , particularly with mixed-use developments.
B. Identifypotential redevelopment areas — Identify and evaluate older housing and
commercial/industrial sections in the City that might benefit from some type of
redevelopment and make recommendations to the City Council.
C. Coordinate with other departments.— Keep abreast of other City department activities,
such as the Street Reconstruction Program, and evaluate the need for additional
redevelopment in the area.
Economic Development _.Objective: to work with local businesses to promote HRA activities
and to assist the business community with their needs.
A. Respond to local businesses — Provide technical assistance and guidance to local
businesses when requested.
B. Coordinate with business organizations — Coordinate efforts relating to HRA activities
with business organizations such as the Twin West Chamber of Commerce.
C. Market HRA programs to local businesses — Provide Plymouth business with current
information and brochures relating to programs that will benefit the business and its
employees.
Page 16__ _—
Human Services _Objective: to work with local social and community services agencies to
identify needed services within the City.
A. Evaluate current services — Annually evaluate the current mix of agencies receiving
HRA and City funds to make sure they complement other priorities within the Strategic
Plan.
B. Maintain a list service providers — Maintain a list of human service providers in the
community to ensure we are coordinating our funding, to the extent possible, with our
Strategic Plan objectives.
Page 17
I I
Plymouth Housing and Redevelopment Authority
Action Plan — Timeline
Adopted February 20, 2003
CATEGORY ACTION ITEM TIMING
Affordable Housing
1. First Time Homebuyer A. Existingprogram Ongoing
B. Revise FTHB guidelines 1St Q 2003
C. Increase available resources 2 Q 2003
D. Maintain affordability Ongoing
2. Preservation of Existing Housing Units A. Existingprogram Ongoing
B. Revise rehab guidelines 1St
Q 2003
C. Increase available resources 2 nd Q 2003
3. Rental Housing A. Existing programs Ongoing
B. Section 8 voucher program Ongoing
C. Section 8 project based vouchers 2 nd Q 2003
D. Plymouth Towne Square
Maintain high level of operation Ongoing
Review overall facility 3 rd Q
Annually
4. Development of New Housing Units A. Idents available tools 2 nd Q 2003
B. Mixed use projects
Investigate City Center potential ASAP
Evaluate other potential sites 2nd Q 2003
Develop project plan 3`d Q 2003-
2004
C. Regulatory policies
1S 204
D. City controlledfees 2"
Redevelopment
A. Collaborate with Ci Ongoing
B. Identify potential areas Ongoing
C. Coordinate with other departments Ongoing
Economic Development
A. Collaborate with local businesses Ongoing
B. Coordinate with business organizations Ongoing
C. Market HRA programs to local
businesses
4t' Q 2003
Human Services
A. Evaluate current services 2 nd Q 2003
B. Maintain list of service providers Ongoing
NACommunity Development\HOUSING\IiRA\Strategic Plan\STRATEGIC PLAN adopted 2-20-03.doc
Page 18
OFFICIAL CITY MEETINGS
June 2008
Sunday Monday Tuesday Wednesday Thursday Friday Saturday
1 2 3 4 5 6 7
7:00 PM PLANNING
COMMISSION
MEETING, Council
Chambers
8 9 10 11 12 13 14
5:30 PM SPECIAL
COUNCIL MEETING,
Joint Meeting whh the
7:00 PM
ENVIRONMENTAL
QUALITY COMMITTEE
7:00 PM PARK & REC
ADVISORY
COMMISSION (PRAC),
FLAG DAY
Housing & EQC), Medicine Lake
Rooms A 8 B
Council Chambers
Redevelopment
Authority, and Set
Future Study Sessions,
Medicine Lake Room
7:00 PM REGULAR
COUNCIL MEETING,
Council Chambers
15 16 17 18 19 20 21
7:00 PM PLANNING
COMMISSION
MEETING, Council
Chambers
22 23 24 25 26 27 28
5:00 PM SPECIAL COUNCIL
MEETING, RIn. ' W- MatlI, L PahPlnn.lor
Building, Joint of:::ton
7:00 PM PLYMOUTH
ADVISORY
COMMITTEE ON
7:00 PM HRA MEETING
Vicksburg Crossing,
MUSIC IN PLYMOUTH
8:00 am 5K Run
w H.nn.dn C..y Oft.I. RE: TRANSIT (PACT) , 3155 Vicksburg Lane
MyRd 47,undN4 wordy
Man.p.r, one Sat Fuld. Study
Medicine Lake Room A
Smdon., M.didno Un.Reem
7:00 PM REGULAR COUNCIL
MEETING C—,I Cb 1-
29 30
May 2008 Ju12008
S M T W T F S S M T W T F S
1 2 3 1 2 3 4 5
4 5 6 7 8 9 10 6 7 8 9 10 11 12
11 12 13 14 15 16 17 13 14 15 16 17 18 19
18 19 20 21 22 23 24 20 21 22 23 24 25 26
25 26 27 28 29 30 31 27 28 29 30 31
modified on 6/5/2008
OFFICIAL CITY MEETINGS
July 2008
Sunday Monday Tuesday Wednesday Thursday Friday Saturday
1 2 3 4 S
Jun 2008
S M T W T F S 5:00 PM MUSIC IN7
PLYMOUTH, Hiltle
Performance Center
INDEPENDENCE
DAY, City Offices
closed1234567
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30
6 7 8 9 10 11 12
7:00 PM REGULAR
COUNCILMEETING,
Council cbambars
7:00 PM
ENVIRONMENTAL
QUALITY COMMITTEE
EQC), Metlicine Lake
Rooms A & B
7:00 PM PARK & REC
ADVISORY
COMMISSION(PRAC),
Council Chambers
13 14 15 16 17 18 19
7:00 PM PLANNING
COMMISSION
MEETING, Council
Chambers
20 21 22 23 24 25 26
7:00 PM REGULAR
COUNCIL MEETING,
ceenal chambers
7:00 PM PLYMOUTH
ADVISORY
COMMITTEE ON
TRANSIT (PACT),
Medicine Lake Room A
7:00 PM HRA MEETING
Metlicine Lake Room
8:00 AM CITY CENTER
CONNECTION, Center
National Bank
27 28 29 30 31
Aug 2008
S M T W T F S
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23
24 25 26 27 28 29 30
31
modified on 6/4/2008
OFFICIAL CITY MEETINGS
August 2008
Sunday Monday Tuesday Wednesday Thursday Friday Saturday
Sep 2008 1 2Ju12008
S M T W T F S S M T W T F S
1 2 3 4 5 612—T 4 5
6 7 8 9 10 11 12 7 8 9 10 11 12 13
13 14 15 16 17 18 19 14 15 16 17 18 19 20
20 21 22 23 24 25 26 21 22 23 24 25 26 27
27 28 29 30 31 28 29 30
3 4 S 6 7 8 9
6:30 PM -9:30 PM I
NATIONAL NIGHT OUT
Na0onal Night Out
Kick-oH 2:30 -Spm
Station III
7:00 PM PLANNING
COMMISSION
MEETING, Council
Chambers
Absentee Voting Begins
for State Pdmary
Election
10 - 11 12 13 14 15 16
7:00 PM REGULAR
COUNCILMEETING,
Council Chambers
7:00 PM
ENVIRONMENTAL
QUALITY COMMITTEE
Medicine Lake
Rooms A 8 B
7:00 PM PARK & REG
ADVISORY
COMMISSION (PRAC),
Council Chambers
17 18 19 20 21 22 23
7:00 PM PLANNING
COMMISSION
MEETING, Council
Chambers
24 25 26 27 28 29 30
7:00 PM REGULAR
COUNCIL MEETING,
Council Chambers
City Council Filings
begin thru Sept 9 Wards
1 & 3 and At Large
7:00 PM PLYMOUTH
ADVISORY
COMMITTEE ON
TRANSIT (PACT) ,
Medicine Lake Room A
7:00 PM HRA MEETING
Medicine Lake Room
31
modified on 6/4/2008
OFFICIAL CITY MEETINGS
September 2008
Sunday Monday Tuesday Wednesday Thursday Friday Saturday
1
LABOR DAY - City
Offices Closed
2 3
700 PM PLANNING
COMMISSION
MEETING, Council
Chambers
4
7:00 PM HUMAN
RIGHTS COMMISSION
MEETING, Parkers
Lake Conference Room
5 6
Absentee Voting 10
am to 3 pm
7 8
Absentee Voting
until 5 pm
9
7 am - 8 pm State
Primary Election
City Council Filings
close 5 pm
Regular Council
Meeting 8:00 pm
Council Chambers
10
7:00 PM
ENVIRONMENTAL
QUALITY COMMITTEE
Lake
Rooms ABB
11
M PARK & REC
ISSION(PRAC),
Medicine cil Chambers
M:
ADVISORY
Deadline to
withdraw for
Council Filings 5
pm
12 13
14 15 16 17
7:00 PM PLANNING
COMMISSION
MEETING, Council
Chambers
18 1.9 20
Autumn Art Fair
Parkers Lake
21 22 23
700 PM REGULAR
COUNCIL MEETING,
coundl Cbambara
24
7:00 PM PLYMOUTH
ADVISORY
COMMITTEE ON
TRANSIT (PACT) ,
Medicine Lake Room A
25
7:00 PM HRA MEETING
Metlicine Lake Room
26 27
F700 PM Plymouth on
Parade Celebration, City
Center Area
28 29
ROSH HASHANAH
Begins at sunset
30
Oct 2008
S M T W T F S
1 2 3 4
5 6 7 8 9 10 11
12 13 14 15 16 17 18
19 20 21 22 23 24 25
26 27 28 29 30 31
Aug 2008
S M T W T F S
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23
24 25 26 27 28 29 30
31
modified on 6/4/2008