HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 08-24-2023Housing and Redevelopment Authority 1 of 2 August 24, 2023
CITY OF PLYMOUTH
AGENDA
Regular Housing and Redevelopment Authority
August 24, 2023, 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 Authority Minutes (06-22-2023)
4.2 Accept Plymouth Towne Square monthly housing report and financials
HRA Report July 2023 (PTS)
PTS Balance Sheet 7. 2023
PTS 12-Month PL 7. 2023
PTS Comparative PL 7. 2023
PTS PL Variance 7. 2023
4.3 Accept Vicksburg Crossing monthly housing report and financials
HRA Update July 2023 (VC)
VC - Balance Sheet - 7. 2023
VC - 12-Month PL - 7. 2023
VC Comparative 7. 2023
VC PL Variance 7. 2023
5. PUBLIC HEARINGS
5.1 2022 Community Development Block Grant (CDBG) Consolidated Annual
Performance and Evaluation Report (CAPER) and Notice of Annual Citizen
Participation Meetings
2022 CAPER draft
1
Housing and Redevelopment Authority 2 of 2 August 24, 2023
Households Assisted Table
HRA Resolution 2023-07 (CDBG 2022 CAPER) 8-24-2023
2022 CDBG CAPER Public Hearing Notice (8-24-2024)
6. NEW BUSINESS
6.1 Discussion: Proposed Moderate-Income Housing Policy
HRA Memo on Moderate Income Policy (7-21-2022)
DRAFT Moderate-Income Housing Policy
HRA Minutes 7-21-2022
HRA Minutes 8-25-2022
HRA Minutes 9-22-2022
7. UPDATES
7.1 Staff updates
8. ADJOURNMENT
2
Regular
Housing and
Redevelopment
Authority
August 24, 2023
Agenda
Number:4.1
To:Dave Callister, City Manager
Prepared by:Grant Fernelius, Community and Economic Development
Director
Reviewed by:
Item:HRA Minutes
1. Action Requested:
Staff recommends approval of the June 22, 2023 HRA Minutes.
2. Background:
The June 22, 2023 minutes are attached.
3. Budget Impact:
N/A
4. Attachments:
Housing & Redevelopment Authority Minutes (06-22-2023)
3
DRAFT MINUTES
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
JUNE 22, 2023
MEMBERS PRESENT: Chair Michelle Soderberg, Commissioners Wayne Peterson, Joel
Spoonheim, Ronald Kelner, and Kim Vohs
ABSENT: Commissioner James Williams
STAFF PRESENT: HRA Executive Director Grant Fernelius, Housing and Economic
Development Coordinator Kenny Niemeyer, and Permit Technician Jenny Bailey
OTHERS PRESENT:
1. CALL TO ORDER
Chair Soderberg called the Plymouth Housing and Redevelopment Authority meeting to
order at 7:00 p.m.
Chair Soderberg acknowledged Commissioner Whitfield’s service to the Plymouth HRA
Bard following her resignation.
Chair Soderberg introduced new Commissioner Kim Vohs.
2. PUBLIC FORUM
Chair Soderberg opened and closed the Public Forum as there was no one present to speak.
3. APPROVE AGENDA
MOTION by Commissioner Spoonheim, seconded by Commissioner Kelner to approve
the Agenda. Vote. 4 Ayes. MOTION passed unanimously.
4. CONSENT AGENDA
4.1. Approved minutes from March 23, 2023.
4.2. Plymouth Towne Square. Accept Monthly Housing Reports.
4.3. Vicksburg Crossing. Accept Monthly Housing Reports.
MOTION by Commissioner Kelner, seconded by Commissioner Peterson to approve the
Consent Agenda. Vote. 4 Ayes. MOTION passed unanimously.
4
Drafted Minutes
Plymouth Housing and Redevelopment Authority
June 22, 2023
Page 2
5. PUBLIC HEARINGS
No public hearings.
6. NEW BUSINESS
6.1. General Amendment to the 2022 Community Development Block Grant Annual
Action Plan – Tree House
Housing and Economic Development Coordinator Kenny Niemeyer gave an of the staff report.
Tree house reported to HRA staff that the usage of their services by the individuals in Plymouth
had decreased and as a result they do not expect to utilize their full allocation of $15,000 from
the 2022 CDBG program year. By the end of the program year of June 30, 2023, they would
only use $7,221.25. Staff recommends decreasing Tree House’s allocation of funds to
$7,650.00; this will free up $7,350.00 for reallocation.
Commissioner Peterson has asked if the money needs to be spent by a certain date.
Housing and Economic Development Coordinator Kenny Niemeyer responded the funds need
to be expended only with a timeliness restriction. We have a ratio of unexpended funds for the
grant entitlement for the program year. There is no explicit deadline the funds it must be spent
by; the timeliness ration will be applied.
Commissioner Vohs asked if the funding can only be used for CDBG funded programs.
Housing and Economic Development Coordinator Kenny Niemeyer replied that the funding
can be used for any existing CDBG activities, fund a new activity or identified other use. That
would require an amendment to the annual action plan. This is the first step to making this
funding available.
Commissioner Vohs asked if the CDBG funds fund home rehab programs and first-time home
buyer assistance. Of those two programs is there normally more demands exceeding our CDBG
allocation.
Housing and Economic Development Coordinator Kenny Niemeyer replied looking over
previous years, the homeowner rehabilitation program has the most demand of the two
programs. There have been some years that all the CDBG funding allocated for one program
was expended. HRA will allocate the general fund to cover additional applicants who are
determined eligible, so no one goes unserved.
MOTION by Commissioner Spoonheim, seconded by Commissioner Peterson, to
approve a General Amendment to the 2022 Community Development Block Grant Annual
Action Plan – Tree House. Vote. 5 Ayes. MOTION passed unanimously.
5
Drafted Minutes
Plymouth Housing and Redevelopment Authority
June 22, 2023
Page 3
Commissioner Vohs asked if the CDBG funds are on the normal federal fiscal year which ends
June 30, 2023 or is it a different year.
Housing and Economic Development Coordinator Kenny Niemeyer stated the current program
year of 2022 started July 1, 2022 and ends June 30, 2023. Then the subsequent year will start July
1, 2023 and ends June 30, 2024. He said this is HUD’s timeline.
Commissioner Vohs suggested allocating funds tonight since the fi scal year is ending in almost
a week.
Housing and Economic Development Coordinator Kenny Niemeyer replied to the timeliness
ratio deadline is May 4th. He stated for the 2022 program year the deadline has passed.
Housing and Economic Development Coordinator Kenny Niemeyer added this allocation has
only been considered at this point.
6.2 Plymouth Towne Square – CDBG Fund Usage for Elevator Modernization
Housing and Economic Development Coordinator Kenny Niemeyer explains that HRA staff
gave an overview of the staff report.
MOTION by Commissioner Spoonheim, seconded by Commissioner Kelner, to approve
CDBG Fund Usage for Elevator Modernization. Vote. 5 Ayes. MOTION passed
unanimously.
6.3 First-Time Homebuyer Program – Update Asset Limit Requirements
Housing and Economic Development Coordinator Kenny Niemeyer gave an overview of the
staff report.
MOTION by Commissioner Peterson, seconded by Commissioner Vohs, to approve to
Update Asset Limit Require ments for the First-Time Homebuyer Program. Vote. 5 Ayes.
MOTION passed unanimously.
Commissioner Kelner asked for clarification that $60,000 is the number to go to versus
$12,000.
Housing and Economic Development Coordinator Kenny Niemeyer responded there are three
examples within the agenda. MN Housing Finance Agency has the recommended direction. The
$60,000 was Dakota County’s CDA current asset limit. HRA staff are recommending changing
our asset limit at closing to allow applicants to have money in savings to contribute to the
purchase of the home.
Chair Soderberg expressed how the program is underutilized and is very supportive of the
change recommendation. She said HRA staff will monitor and revisit in the future.
Commissioner Peterson asked that instead of focusing on assets the buyers have at the
beginning of the process, are we focusing on the assets remaining after the purchase of the
home. 6
Drafted Minutes
Plymouth Housing and Redevelopment Authority
June 22, 2023
Page 4
Housing and Economic Development Coordinator Kenny Niemeyer confirmed that is the goal of
the change.
Commissioner Kelner agreed the change allows the applicant to make a bigger down payment
which makes it easier to live in cost wise.
Commissioner Vohs stated the homeowner’s income matches the CDBG requirement of 80%
AMI.
Housing and Economic Development Coordinator Kenny Niemeyer replied affirmatively.
Commissioner Vohs asked if financing is a grant or deferred loan.
Housing and Economic Development Coordinator Kenny Niemeyer replied it is a zero percent
deferred loan, with no forgiveness. After 30 years, or sale of the home prior to 30-years, the
homeowner would pay back the CDBG loan.
7. UPDATES
HRA Executive Director Grant Fernelius provided updates on the HRA vacancy and
staffing. He also relayed housing news about funding provided by the legislature and
some opportunities may be available for Plymouth. One program that Plymouth has
shown interest in is the Metro Wide Sales Tax. This is a new sales tax that will be
collected in the seven-county area and distributed in the form of housing-aide. This
will be distributed on a formula that looks at the percentage of housing cost burden
households’ community. Plymouth could obtain around $700,000 a year. There will be
future discussions about this.
Chair Soderberg suggested that once staffing vacancies have been filled and staff have
had the chance to get up to speed, that the HRA commission revisit the Moderate-
Income Housing Policy.
Commissioner Spoonheim asked that the conversation of the draft policy be put on the
agenda for further discussion in August. Commissioner Spoonheim added that
stakeholder input is critical to finalize the policy and can be done with a public hearing
at any time.
8. ADJOURNMENT
MOTION by Chair Soderberg, with no objection, to adjourn the meeting at 7:43 p.m.
7
Regular
Housing and
Redevelopment
Authority
August 24, 2023
Agenda
Number:4.2
To:Dave Callister, City Manager
Prepared by:Grant Fernelius, Community and Economic Development
Director
Reviewed by:
Item:Accept Plymouth Towne Square monthly housing report and
financials
1. Action Requested:
Accept attached Plymouth Towne Square monthly housing report and financials.
2. Background:
The Plymouth HRA contracts with Grace Management, Inc. to manage the Plymouth Towne Square
apartments. The attached report and financial statements cover the most recent reporting period
(July 2023 and YTD).
3. Budget Impact:
N/A
4. Attachments:
HRA Report July 2023 (PTS)
PTS Balance Sheet 7. 2023
PTS 12-Month PL 7. 2023
PTS Comparative PL 7. 2023
PTS PL Variance 7. 2023
8
9
10
Total
ASSETS
CURRENT ASSETS
US BANK OPER ACCT
US BANK SEC DEP ACCT
INVESTMENTS - WORKING CAPITAL FUND
INVESTMENTS - NEW DEBT SERVICE
ACCOUNTS REC-TENANTS
INTEREST RECEIVABLE
ACCOUNTS REC-OTHER
PREPAID PROPERTY INSURANCE
PREPAID WORKERS COMP INSUR
PREPAID OTHER
TOTAL CURRENT ASSETS 1,333,094
FIXED ASSETS
LAND
SITE IMPROVEMENTS
BUILDING
BUILDING IMPROVEMENTS
FURN, FIXT & EQUIP-GENERAL
CONSTRUCTION IN PROGRESS
FURNITURE & FIXTURES - HOUSEKEEPING
COMPUTERS/OFFICE EQUIPMENT
LEASE ASSET
ACCUMULATED DEPRECIATION
TOTAL FIXED ASSETS 2,966,995
NON-CURRENT ASSETS
TOTAL ASSETS 4,300,089
471,772
7,465
8,696
13,060
3,608
(5,171,506)
480
5,924
459,247
211,914
5,767,619
1,195,121
692,479
187,284
4,688
(834)
1,009
36,967
Balance Sheet
PLYMOUTH TOWNE SQUARE
As Of July 31, 2023
Ending Balance
332,410
72,688
11
Total
Balance Sheet
PLYMOUTH TOWNE SQUARE
As Of July 31, 2023
Ending Balance
LIABILITIES
CURRENT LIABILITIES
ACCOUNTS PAYABLE-TRADE
ACCOUNTS PAYABLE - OTHER
401K WITHHOLDINGS PAYABLE
ADVANCES FROM CITY
ACCRUED COMPENSATED BALANCES
ACCRUED INTEREST
ACCRUED REAL ESTATE TAXES
LEASES PAYABLE -SHORT TERM
NOTES PAYABLE-SERIES 2021A -ST
ACCRUED OTHER
TOTAL CURRENT LIABILITIES 41,629
LONG-TERM LIABILITIES
SECURITY DEPOSITS
NOTES PAYABLE-SERIES 2021A -LT
403,819
TOTAL LIABILITIES 445,448
EQUITY
RETAINED EARNINGS RSRVD FOR DS
RETAINED EARNINGS
NET INVESTMENT IN CAPITAL ASSETS
TOTAL EQUITY 3,713,999
CURRENT YEAR INCOME/(LOSS)140,642
TOTAL LIABILITIES & EQUITY 4,300,089
49,128
575,128
3,089,743
21,581
516
328,000
10,716
72,819
331,000
193
1,278
2,382
(328,000)
4,136
828
12
Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End
Sep 30, 2022 Nov 30, 2022 Dec 31, 2022 Jan 31, 2023 Feb 28, 2023 Mar 31, 2023 Apr 30, 2023 May 31, 2023 Jun 30, 2023 Jul 31, 2023 Total
INCOME
APARTMENT RENTAL REVENUE 62,140 63,282 64,580 64,686 66,035 64,901 64,395 65,505 65,775 65,324 773,104
HRA INDIVIDUAL 21,667 21,667 21,663 19,583 19,583 19,583 19,583 19,583 19,583 19,583 245,412
GARAGE RENT 3,610 3,693 3,720 4,030 4,040 4,060 3,990 3,995 3,970 4,010 46,355
GUEST ROOM REVENUE 130 0 130 0 65 0 165 0 675 65 1,360
LAUNDRY REVENUE 908 1,263 903 872 901 1,358 1,248 185 608 1,271 11,396
APPLICATION FEE REVENUE 35 0 0 35 0 35 70 0 0 0 210
TRANSFER FEE REVENUE 0 0 0 0 0 0 0 0 0 0 500
INVESTMENT INCOME 668 668 (17,332)425 424 425 427 428 10,852 (1,741)(46,269)
CONTRIBUTED CAPITAL REVENUE 0 0 0 0 0 0 0 0 0 0 0 0
MISCELLANEOUS REVENUE 0 0 37 146 30 333 100 456 1,445 79 2,880
TOTAL INCOME 89,158 90,572 73,701 89,776 91,077 90,695 89,978 90,152 102,909 88,592 1,034,947
EXPENSES
ADMINISTRATION
MANAGER SALARIES/WAGES 5,093 5,093 6,246 5,476 4,946 5,476 5,299 5,476 5,299 2,650 61,582
PAYROLL TAXES 998 656 885 398 833 1,091 754 729 727 724 9,190
HEALTH INSURANCE 1,683 1,922 1,683 (82)(268)1,876 2,196 1,355 581 1,092 15,880
WORKERS COMP INSURANCE 224 271 3 137 137 206 137 137 137 137 1,947
MAINTENANCE SALARIES/WAGES 4,620 4,639 5,945 4,938 5,241 5,888 3,940 4,953 4,712 2,374 57,189
EMPLOYEE COSTS 120 80 80 80 80 120 80 80 80 80 1,040
SEMINAR/TRAINING 112 0 0 0 0 0 0 35 0 0 147
DATA PROCESSING 0 0 0 0 0 0 0 0 0 52 52
BANK FEES 118 101 126 108 110 103 107 117 102 119 1,341
DUES, SUBS & MEMBERSHIPS 0 0 0 60 0 0 0 0 0 0 60
LICENSE & PERMITS 0 30 0 0 0 0 0 0 165 694 1,783
POSTAGE/OVERNIGHT EXPRESS 0 0 0 0 0 0 0 0 0 0 4
MANAGEMENT FEES 4,985 4,985 4,985 4,985 5,483 5,234 5,234 5,234 5,234 5,234 61,563
PROFESSIONAL FEES 0 0 0 23 0 0 0 25 0 0 1,136
TELEPHONE EXPENSE 395 400 429 400 382 421 437 420 411 414 4,901
EQUIPMENT LEASE/REPAIR 1,509 364 (2,646)360 876 773 769 765 579 469 6,968
OFFICE SUPPLIES 0 193 344 302 53 0 184 0 41 0 1,351
TOTAL ADMIN EXPENSES 19,859 18,736 18,081 17,186 17,874 21,188 19,138 19,325 18,070 14,039 226,135
LIFE ENRICHMENT
RESIDENT PROGRAM/ACTIVITIES 6 2,069 633 360 147 262 117 48 67 221 5,665
TOTAL LIFE ENRICHMENT EXPENSES 6 2,069 633 360 147 262 117 48 67 221 5,665
Twelve Month Profit and Loss
PLYMOUTH TOWNE SQUARE
For Year 2023
Period End Period End
Aug 31, 2022 Oct 31, 2022
63,500 62,981
21,667 21,667
3,610 3,628
130 0
1,334 545
0 35
0 500
668 (42,182)
12 242
0
90,921 47,416
5,263 5,263
713 682
1,922 1,922
149 271
4,896 5,041
80 80
0 0
0 0
105 124
0 0
200 694
4 0
4,985 4,985
0 1,088
391 400
1,134 2,015
153 80
19,996 22,645
846 889
846 889
13
Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End
Sep 30, 2022 Nov 30, 2022 Dec 31, 2022 Jan 31, 2023 Feb 28, 2023 Mar 31, 2023 Apr 30, 2023 May 31, 2023 Jun 30, 2023 Jul 31, 2023 Total
Twelve Month Profit and Loss
PLYMOUTH TOWNE SQUARE
For Year 2023
Period End Period End
Aug 31, 2022 Oct 31, 2022
HOUSEKEEPING
CONTRACT LABOR 1,413 1,413 1,470 1,470 1,470 1,470 1,470 1,470 1,470 1,470 17,412
CLEANING SUPPLIES 0 77 573 123 33 202 0 0 36 4 1,189
TOTAL HOUSEKEEPING EXPENSES 1,413 1,490 2,043 1,593 1,503 1,672 1,470 1,470 1,506 1,474 18,601
BUILDING & GROUNDS
CONTRACT LABOR 385 411 586 193 193 346 411 193 700 578 4,778
CABLE TV EXPENSE 91 91 91 98 110 110 110 103 97 103 1,190
UTILITIES - ELECTRICITY 2,332 1,848 1,759 1,865 1,477 1,772 1,580 2,287 2,352 2,449 25,088
UTILITIES - GAS 904 3,286 4,851 5,238 6,776 5,798 1,613 3,099 797 0 36,885
UTILITIES - WATER/SEWER 2,348 2,045 1,853 1,949 2,076 2,013 1,774 1,845 2,149 2,322 25,494
WATER SOFTENING SERVICE 214 534 428 580 232 369 784 253 340 439 5,259
DOORS, KEYS & WINDOWS 60 0 390 0 0 0 0 0 0 0 454
FIRE SYSTEM SERVICE 815 210 210 210 210 637 210 210 2,051 2,271 7,608
LAWN SERVICE/LANDSCAP/SNOW RMVL 1,100 1,100 11,860 6,985 5,135 1,110 1,745 1,465 2,583 1,570 37,518
PEST CONTROL 65 0 0 2,430 1,243 0 0 141 141 0 4,171
TRASH REMOVAL 1,647 1,687 1,823 2,331 1,928 2,053 1,927 2,254 2,225 1,924 24,540
UNIT TURNOVER REPAIRS 12,713 0 2,370 5,548 0 0 6,512 0 0 0 37,229
ELEVATOR-REPAIRS & MAINT 676 713 713 713 713 4,363 713 713 713 713 12,653
REPAIRS & MAINTENANCE 2,242 625 1,841 570 1,032 7,765 5,208 15,303 710 1,441 42,302
BUILDING & GROUNDS SUPPLIES 579 1,165 798 1,921 532 744 170 1,149 525 789 11,153
HVAC - REPAIRS & MAINTENANCE 1,546 336 1,573 654 3,318 543 299 975 315 873 11,903
TOTAL BUILDING & GROUNDS 27,716 14,050 31,146 31,284 24,974 27,622 23,056 29,990 15,698 15,471 288,224
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE 3,987 3,987 3,987 3,987 3,987 3,987 3,987 3,987 3,607 3,860 47,338
PAYMENT IN LIEU OF PROPERTY TAX 3,033 3,033 4,270 3,083 3,083 3,083 3,083 3,083 3,083 3,083 37,983
TOTAL OTHER OPERATING EXPENSES 7,020 7,020 8,257 7,070 7,070 7,070 7,070 7,070 6,690 6,943 85,321
TOTAL OPERATING EXPENSES 56,014 43,364 60,161 57,493 51,568 57,814 50,851 57,903 42,031 38,148 623,946
NET OPERATING INCOME / ( L0SS)33,144 47,208 13,540 32,284 39,509 32,881 39,127 32,248 60,878 50,444 411,001
DEPREC, INTEREST & OTHER
DEPRECIATION EXPENSE 16,325 16,325 29,021 16,325 16,325 16,325 16,325 16,325 16,325 16,325 208,596
RESERVE/REPLACE CAPITAL EXPENSE 4,598 1,423 (12,769)0 24,375 0 1,200 0 6,547 0 39,033
INTEREST EXPENSE 162 0 2,639 0 0 166 0 0 166 0 6,429
TOTAL DEPREC, INTEREST & OTHER 21,085 17,748 18,891 16,325 40,700 16,491 17,525 16,325 23,038 16,325 254,058
NET INCOME / (LOSS)12,059 29,461 (5,351)15,959 (1,191)16,390 21,602 15,923 37,840 34,119 156,943
1,413 1,413
141 0
1,554 1,413
197 586
91 91
3,086 2,280
1,129 3,394
2,798 2,322
466 620
3 0
210 369
1,150 1,715
0 152
2,302 2,438
3,215 6,871
1,197 713
4,875 693
2,573 209
1,189 282
24,481 22,736
3,987 3,987
3,033 3,033
7,020 7,020
53,897 54,703
37,024 (7,287)
16,325 16,325
16,325 33,280
20,699 (40,567)
0 13,660
0 3,295
14
MTD Actual Budget Last Year YTD Actual Budget Last Year
65,324 64,800 62,471 453,600
19,583 19,583 21,667 137,081
4,010 3,840 3,500 26,880
65 65 0 260
1,271 1,050 637 7,350
0 70 0 385
0 500 0 500
(1,741)417 668 2,919
79 100 12 700
88,592 90,425 88,955 629,675
2,650 5,358 5,263 37,506
724 807 712 5,649
1,092 2,060 1,922 14,420
137 155 149 1,085
2,374 4,723 4,821 33,061
80 90 80 675
0 0 0 200
0 0 0 0
52 0 0 0
119 105 117 735
0 0 0 60
694 0 0 0
0 15 0 105
0 0 0 100
0 15 0 105
5,234 5,234 4,985 36,638
0 583 46 4,081
414 400 389 2,800
469 800 645 5,600
0 90 0 630
14,039 20,435 19,128 143,450
221 225 81 1,200
221 225 81 1,200 TOTAL LIFE ENRICHMENT EXPENSES 1,222 824
TOTAL ADMIN EXPENSES 126,819 134,056
LIFE ENRICHMENT
RESIDENT PROGRAM/ACTIVITIES 1,222 824
EQUIPMENT LEASE/REPAIR 4,591 5,644
OFFICE SUPPLIES 580 141
PROFESSIONAL FEES 48 69
TELEPHONE EXPENSE 2,886 2,671
PRINTING 0 117
MANAGEMENT FEES 36,638 34,895
MILEAGE REIMBURSEMENT 0 0
POSTAGE/OVERNIGHT EXPRESS 0 62
DUES, SUBS & MEMBERSHIPS 60 60
LICENSE & PERMITS 859 220
DATA PROCESSING 52 0
BANK FEES 767 768
SEMINAR/TRAINING 35 0
CLASSIFIED ADVERTISING 0 330
MAINTENANCE SALARIES/WAGES 32,047 32,179
EMPLOYEE COSTS 600 600
HEALTH INSURANCE 6,748 13,449
WORKERS COMP INSURANCE 1,028 1,968
EXPENSES
ADMINISTRATION
MANAGER SALARIES/WAGES 34,623 35,712
PAYROLL TAXES 5,257 5,171
MISCELLANEOUS REVENUE 2,589 269
TOTAL INCOME 643,179 625,290
TRANSFER FEE REVENUE 0 0
INVESTMENT INCOME 11,239 4,676
LAUNDRY REVENUE 6,443 7,135
APPLICATION FEE REVENUE 140 175
GARAGE RENT 28,095 25,198
GUEST ROOM REVENUE 970 0
APARTMENT RENTAL REVENUE 456,621 436,168
HRA INDIVIDUAL 137,081 151,669
Comparative Profit and Loss
PLYMOUTH TOWNE SQUARE
Through July 31, 2023
Description
INCOME
15
MTD Actual Budget Last Year YTD Actual Budget Last Year
Comparative Profit and Loss
PLYMOUTH TOWNE SQUARE
Through July 31, 2023
Description
0 10 0 70
0 10 0 70
1,470 1,535 1,413 10,745
4 185 407 1,295
1,474 1,720 1,820 12,040
578 600 608 4,200
103 93 91 688
2,449 2,550 2,217 14,450
0 1,200 1,168 21,900
2,322 2,400 1,845 14,800
439 460 554 3,220
0 250 1,963 1,750
2,271 625 210 4,375
1,570 2,225 1,225 19,250
0 0 152 395
1,924 1,835 1,794 12,845
0 2,667 5,150 18,669
713 775 676 5,425
1,441 3,000 652 21,000
789 1,850 1,089 12,950
873 1,350 282 9,450
0 1,000 0 7,000
15,471 22,880 19,676 172,367
3,860 3,901 3,934 26,725
3,083 3,083 3,033 21,581
6,943 6,984 6,967 48,306
38,148 52,254 47,673 377,433
50,444 38,171 41,281 252,242
16,325 16,325 16,325 114,275
0 (527)0 (3,689)
0 68,000 8,462 191,860
0 907 0 6,349
16,325 84,705 24,787 308,795
34,119 (46,534)16,494 (56,553)
TOTAL DEPREC, INTEREST & OTHER 146,729 131,976
NET INCOME / (LOSS)140,642 142,610
RESERVE/REPLACE CAPITAL EXPENSE 32,122 17,373
INTEREST EXPENSE 332 328
DEPREC, INTEREST & OTHER
DEPRECIATION EXPENSE 114,275 114,275
AMORTIZATION EXPENSE 0 0
TOTAL OPERATING EXPENSES 355,807 350,703
NET OPERATING INCOME / ( L0SS)287,372 274,587
PAYMENT IN LIEU OF PROPERTY TAX 21,581 21,231
TOTAL OTHER OPERATING EXPENSES 48,983 48,122
TOTAL BUILDING & GROUNDS 168,095 156,839
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE 27,402 26,891
HVAC - REPAIRS & MAINTENANCE 6,976 4,502
MISCELLANEOUS B & G EXPENSES 0 0
REPAIRS & MAINTENANCE 32,028 22,197
BUILDING & GROUNDS SUPPLIES 5,830 11,506
UNIT TURNOVER REPAIRS 12,060 16,372
ELEVATOR-REPAIRS & MAINT 8,641 6,944
PEST CONTROL 3,955 2,497
TRASH REMOVAL 14,643 13,311
FIRE SYSTEM SERVICE 5,797 2,679
LAWN SERVICE/LANDSCAP/SNOW RMVL 20,593 14,745
WATER SOFTENING SERVICE 2,996 3,037
DOORS, KEYS & WINDOWS 0 2,726
UTILITIES - GAS 23,321 23,787
UTILITIES - WATER/SEWER 14,128 13,460
4,970
CABLE TV EXPENSE 733 637
UTILITIES - ELECTRICITY 13,783 13,469
BUILDING & GROUNDS
CONTRACT LABOR 2,612
TOTAL HOUSEKEEPING EXPENSES 10,689 10,862
CONTRACT LABOR 10,290 10,048
CLEANING SUPPLIES 399 814
TOTAL MARKETING EXPENSES 0 0
HOUSEKEEPING
MARKETING
ADVERTISING 0 0
16
MTD Actual Budget Var.YTD Actual Budget Var.Year Budget
INCOME
APARTMENT RENTAL REVENUE 65,324 64,800 456,621 453,600 3,021 777,600
HRA INDIVIDUAL 19,583 19,583 137,081 137,081 0 235,000
GARAGE RENT 4,010 3,840 28,095 26,880 1,215 46,080
GUEST ROOM REVENUE 65 65 970 260 710 390
LAUNDRY REVENUE 1,271 1,050 6,443 7,350 (907)12,600
APPLICATION FEE REVENUE 0 70 140 385 (245)630
TRANSFER FEE REVENUE 0 500 0 500 (500)500
INVESTMENT INCOME (1,741)417 11,239 2,919 8,320 5,000
MISCELLANEOUS REVENUE 79 100 2,589 700 1,889 1,200
TOTAL INCOME 88,592 90,425 643,179 629,675 13,504 1,079,000
EXPENSES
ADMINISTRATION
MANAGER SALARIES/WAGES 2,650 5,358 34,623 37,506 2,883 64,300
PAYROLL TAXES 724 807 5,257 5,649 392 9,678
HEALTH INSURANCE 1,092 2,060 6,748 14,420 7,672 24,721
WORKERS COMP INSURANCE 137 155 1,028 1,085 57 1,860
MAINTENANCE SALARIES/WAGES 2,374 4,723 32,047 33,061 1,014 56,680
EMPLOYEE COSTS 80 90 600 675 75 1,170
SEMINAR/TRAINING 0 0 35 200 165 200
DATA PROCESSING 52 0 52 0 (52)0
BANK FEES 119 105 767 735 (32)1,260
DUES, SUBS & MEMBERSHIPS 0 0 60 60 0 60
LICENSE & PERMITS 694 0 859 0 (859)954
MILEAGE REIMBURSEMENT 0 15 0 105 105 180
POSTAGE/OVERNIGHT EXPRESS 0 0 0 100 100 150
PRINTING 0 15 0 105 105 180
MANAGEMENT FEES 5,234 5,234 36,638 36,638 0 62,811
PROFESSIONAL FEES 0 583 48 4,081 4,033 7,000
TELEPHONE EXPENSE 414 400 2,886 2,800 (86)4,800
EQUIPMENT LEASE/REPAIR 469 800 4,591 5,600 1,009 9,600
OFFICE SUPPLIES 0 90 580 630 50 1,080
TOTAL ADMIN EXPENSES 14,039 20,435 126,819 143,450 16,631 246,684
LIFE ENRICHMENT
RESIDENT PROGRAM/ACTIVITIES 221 225 1,222 1,200 (22)5,300
221 225 1,222 1,200 (22)5,300 TOTAL LIFE ENRICHMENT EXPENSES 4
90
6,396
4
583
(14)
331
0
15
0
0
(694)
15
0
(52)
(14)
18
2,349
10
2,708
83
968
(2,158)
(21)
(1,833)
221
(70)
(500)
0
170
0
Profit and Loss Variance
PLYMOUTH TOWNE SQUARE
Through July 31, 2023
524
17
MTD Actual Budget Var.YTD Actual Budget Var.Year Budget
Profit and Loss Variance
PLYMOUTH TOWNE SQUARE
Through July 31, 2023
MARKETING
ADVERTISING 0 10 0 70 70 120
TOTAL MARKETING EXPENSES 0 10 0 70 70 120
HOUSEKEEPING
CONTRACT LABOR 1,470 1,535 10,290 10,745 455 18,420
CLEANING SUPPLIES 4 185 399 1,295 896 2,220
1,474 1,720 10,689 12,040 1,351 20,640
BUILDING & GROUNDS
CONTRACT LABOR 578 600 2,612 4,200 1,588 7,200
CABLE TV EXPENSE 103 93 733 688 (45)1,153
UTILITIES - ELECTRICITY 2,449 2,550 13,783 14,450 667 25,250
UTILITIES - GAS 0 1,200 23,321 21,900 (1,421)36,300
UTILITIES - WATER/SEWER 2,322 2,400 14,128 14,800 672 25,500
WATER SOFTENING SERVICE 439 460 2,996 3,220 224 5,520
DOORS, KEYS & WINDOWS 0 250 0 1,750 1,750 3,000
FIRE SYSTEM SERVICE 2,271 625 5,797 4,375 (1,422)7,500
LAWN SERVICE/LANDSCAP/SNOW RMVL 1,570 2,225 20,593 19,250 (1,343)30,800
PEST CONTROL 0 0 3,955 395 (3,560)790
TRASH REMOVAL 1,924 1,835 14,643 12,845 (1,798)22,020
UNIT TURNOVER REPAIRS 0 2,667 12,060 18,669 6,609 32,000
ELEVATOR-REPAIRS & MAINT 713 775 8,641 5,425 (3,216)9,300
REPAIRS & MAINTENANCE 1,441 3,000 32,028 21,000 (11,028)36,000
BUILDING & GROUNDS SUPPLIES 789 1,850 5,830 12,950 7,120 22,200
HVAC - REPAIRS & MAINTENANCE 873 1,350 6,976 9,450 2,474 16,200
MISCELLANEOUS B & G EXPENSES 0 1,000 0 7,000 7,000 12,000
TOTAL BUILDING & GROUNDS 15,471 22,880 168,095 172,367 4,272 292,733
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE 3,860 3,901 27,402 26,725 (677)43,926
PAYMENT IN LIEU OF PROPERTY TAX 3,083 3,083 21,581 21,581 0 37,000
6,943 6,984 48,983 48,306 (677)80,926
TOTAL OPERATING EXPENSES 38,148 52,254 355,807 377,433 21,626 646,403
NET OPERATING INCOME / ( L0SS)50,444 38,171 287,372 252,242 35,130 432,597
DEPREC, INTEREST & OTHER
DEPRECIATION EXPENSE 16,325 16,325 114,275 114,275 0 195,900
AMORTIZATION EXPENSE 0 (527)0 (3,689)(3,689)(6,320)
RESERVE/REPLACE CAPITAL EXPENSE 0 68,000 32,122 191,860 159,738 204,860
INTEREST EXPENSE 0 907 332 6,349 6,017 10,888
16,325 84,705 146,729 308,795 162,066 405,328
NET INCOME / (LOSS)34,119 (46,534)140,642 (56,553)197,195 27,269
TOTAL DEPREC, INTEREST & OTHER 68,380
80,653
(527)
68,000
907
14,106
12,273
0
0
TOTAL OTHER OPERATING EXPENSES 41
1,000
7,409
41
1,559
1,061
477
(89)
2,667
62
0
250
(1,646)
655
1,200
78
21
23
(10)
101
65
181
TOTAL HOUSEKEEPING EXPENSES 246
10
10
18
Regular
Housing and
Redevelopment
Authority
August 24, 2023
Agenda
Number:4.3
To:Dave Callister, City Manager
Prepared by:Grant Fernelius, Community and Economic Development
Director
Reviewed by:
Item:Accept Vicksburg Crossing monthly housing report and
financials
1. Action Requested:
Accept attached Vicksburg Crossing monthly housing report and financials.
2. Background:
The Plymouth HRA contracts with Grace Management, Inc. to manage the Vicksburg Crossing
apartments. The attached report and financial statements cover the most recent reporting period
(July 2023 and YTD).
3. Budget Impact:
N/A
4. Attachments:
HRA Update July 2023 (VC)
VC - Balance Sheet - 7. 2023
VC - 12-Month PL - 7. 2023
VC Comparative 7. 2023
VC PL Variance 7. 2023
19
MEMORANDUM
To: City of Plymouth HRA
From: Sara Paquette
Date: August 10, 2023
RE: Vicksburg Crossing Monthly Report for July 2023
Rentals:
As of July 31st, we have 94 occupied apartments. We currently have 2 deposits for anticipated apartment
availability in August, giving us a total of 0 apartments available to rent. The affordable apartment
waiting list now has 133 names. We have 45 people on our moderately priced one-bedroom wait list and
37 people on our moderately priced 1+ and two-bedroom wait list.
Style (Total #) Square Feet Bedrooms
Occupied
Vacant
Deposits
Est’d Move in
Style A (23) 850 Sq Ft 1 Bedroom
23
0
0
Style C (8) 884 Sq Ft 1 + Den 8 0 0
Style C2 (8) 950 Sq Ft 1 + Den 8 0 0
Style D (8) 1187 Sq Ft 2 Bedroom 8 0 0
Style D2 (4) 1281 Sq Ft 2 Bedroom 3 1 1 8/12/2023
Style E (8) 1055 Sq Ft 2 Bedroom 8 0
0
Style E2 (3) 1055 Sq Ft 2 Bedroom 3 0 0
Affordable
(33) 725 Sq Ft 1 Bedroom 33 0
1
8/10/2023
TOTALS 95 0 2
20
Move-Ins/Move-Outs:
We had one resident move out during the month of July.
Marketing
We are still getting a lot of phone calls inquiring about availability and tours.
Resident Services
We had a summer celebration on Thursday, July 6th. One of the residents grilled hot dogs, we also had
potato chips, fruit and ice cream for dessert. The residents enjoyed the meal, and the time to visit with
their neighbors.
Our monthly birthday party was on Thursday, July 20th. We decorate the room with a birthday banner,
festive napkins and plates. We list the residents who have a birthday during the month on a poster, then
we sing Happy Birthday, followed by cake and ice cream. We also give each resident a birthday card.
Building Issues
In July we had our asphalt parking lot seal coated and striped.
This month maintenance started inspecting the apartment MagicPak units to be sure they are in working
order as the fall approaches, and also get an idea how many may need to be replaced next year.
21
Total
ASSETS
CURRENT ASSETS
US BANK OPER ACCT
US BANK SEC DEP ACCT
INVESTMENTS - WORKING CAPITAL FUND
INVESTMENTS - DEBT SERVICE
ACCOUNTS REC-TENANTS
INTEREST RECEIVABLE
PREPAID PROPERTY INSURANCE
PREPAID WORKERS COMP INSUR
PREPAID OTHER
TOTAL CURRENT ASSETS 1,846,411
FIXED ASSETS
LAND
SITE IMPROVEMENTS
BUILDING
FURNITURE, FIXTURES & EQUIP-GENERAL
COMPUTERS/OFFICE EQUIPMENT
LEASE ASSET
ACCUMULATED DEPRECIATION
TOTAL FIXED ASSETS 5,939,643
NON-CURRENT ASSETS
TOTAL ASSETS 7,786,053
6,669
(5,710,831)
2,587
874,593
261,390
9,904,487
594,654
8,680
931,523
93,433
(2,690)
(834)
33,097
507
Balance Sheet
VICKSBURG CROSSING
As Of July 31, 2023
Ending Balance
712,053
76,735
22
Total
Balance Sheet
VICKSBURG CROSSING
As Of July 31, 2023
Ending Balance
LIABILITIES
CURRENT LIABILITIES
ACCOUNTS PAYABLE-TRADE
ACCOUNTS PAYABLE - OTHER
401K WITHHOLDINGS PAYABLE
ACCRUED PAYROLL
ACCRUED COMPENSATED BALANCES
ACCRUED INTEREST
ACCRUED REAL ESTATE TAXES
LEASES PAYABLE -SHORT TERM
ACCRUED OTHER
TOTAL CURRENT LIABILITIES 136,058
LONG-TERM LIABILITIES
SECURITY DEPOSITS
BOND PREMIUM-2021A
BOND PAYABLE-2021A
LEASES PAYABLE -LONG TERM
6,884,302
TOTAL LIABILITIES 7,020,360
EQUITY
NET INVESTMENTS IN CAPITAL ASSETS
RESTRICTED FOR DEBT SERVICE
UNRESTRICTED
TOTAL EQUITY 639,343
CURRENT YEAR INCOME/(LOSS)126,351
TOTAL LIABILITIES & EQUITY 7,786,053
303,677
6,500,000
5,298
(1,164,950)
454,639
1,349,654
6,227
69,874
37,541
1,251
9,156
75,327
3,519
2,304
655
5,531
23
Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End
Sep 30, 2022 Nov 30, 2022 Dec 31, 2022 Jan 31, 2023 Feb 28, 2023 Mar 31, 2023 Apr 30, 2023 May 31, 2023 Jun 30, 2023 Jul 31, 2023 Total
INCOME
APARTMENT RENTAL REVENUE 103,789 103,831 103,771 104,557 104,186 105,807 106,123 106,201 106,321 104,966 1,257,147
APARTMENT RENTAL REVENUE - COUNTY 2,277 2,299 2,299 2,950 2,950 2,950 2,950 2,944 2,944 2,944 32,091
HRA SUBSIDY - TAX LEVY 3,750 3,750 3,750 3,750 3,750 3,750 3,750 3,750 3,750 3,750 45,000
GARAGE RENT 3,990 4,075 4,065 4,070 4,200 4,020 4,020 4,020 4,020 4,020 48,491
GUEST ROOM REVENUE 710 0 0 0 70 0 140 620 70 1,040 4,020
APPLICATION FEE REVENUE 35 70 70 35 0 0 0 35 0 35 420
INVESTMENT INCOME 837 838 (8,283)428 425 426 429 430 12,285 (1,921)2,943
CONTRIBUTED CAPITAL REVENUE 0 0 0 0 0 0 0 0 0 0 0
MISCELLANEOUS REVENUE 330 3,787 320 723 330 320 320 320 320 (2,389)5,843
TOTAL INCOME 115,718 118,651 105,992 116,514 115,911 117,273 117,732 118,320 129,710 112,445 1,395,956
EXPENSES
ADMINISTRATION
MANAGER SALARIES 5,628 5,628 5,635 6,047 5,462 6,047 5,852 6,047 5,852 6,047 69,874
PAYROLL TAXES 1,007 619 623 403 752 1,075 720 720 726 776 8,732
HEALTH INSURANCE 1,384 1,961 1,375 1,053 603 1,571 2,143 (32)1,252 1,978 17,211
WORKERS COMP INSURANCE 264 176 114 145 145 217 145 145 145 145 1,991
MAINTENANCE SALARIES/WAGES 4,987 4,342 6,001 5,016 4,252 4,778 4,476 4,937 4,558 4,711 57,264
EMPLOYEE COSTS 120 80 80 80 80 120 80 80 80 80 1,040
SEMINAR/TRAINING 112 0 0 0 0 0 35 0 0 0 147
DATA PROCESSING 0 0 0 0 0 0 0 0 0 22 22
BANK FEES 98 105 103 89 93 87 87 84 95 98 1,185
DUES, SUBS & MEMBERSHIPS 0 0 0 0 0 0 0 0 0 60 60
LICENSE & PERMITS 0 0 0 0 0 676 0 200 0 0 876
MILEAGE REIMBURSEMENT 0 0 0 0 0 0 0 0 0 0 13
POSTAGE/OVERNIGHT EXPRESS 7 0 2 0 0 3 18 2 0 0 51
PRINTING 0 0 0 0 0 0 0 227 0 0 227
MANAGEMENT FEES 4,799 4,799 4,799 4,799 4,799 4,799 4,799 4,799 4,799 4,799 57,588
PROFESSIONAL FEES 1,188 0 0 75 0 0 0 0 0 50 6,388
TELEPHONE EXPENSE 525 526 552 529 539 529 628 528 528 534 6,465
EQUIPMENT LEASE/REPAIR 95 104 (16)1,049 125 140 1,319 168 395 168 5,599
OFFICE SUPPLIES 0 0 281 117 296 34 0 0 339 0 1,277
TOTAL ADMIN EXPENSES 20,214 18,341 19,548 19,402 17,145 20,076 20,303 17,905 18,769 19,468 236,012
LIFE ENRICHMENT
RESIDENT PROGRAM/ACTIVITIES 267 748 1,508 228 226 363 539 508 324 418 6,094
TOTAL LIFE ENRICHMENT EXPENSES 267 748 1,508 228 226 363 539 508 324 418 6,094
Twelve Month Profit and Loss
VICKSBURG CROSSING
For Year 2023
Period End Period End
Aug 31, 2022 Oct 31, 2022
103,832 103,763
2,277 2,307
3,750 3,750
3,961 4,030
710 660
140 0
838 (3,789)
1,131 330
116,639 111,051
0 0
5,816 5,816
663 647
1,961 1,961
176 176
4,569 4,636
80 80
0 0
0 0
98 147
0 0
0 0
0 13
0 20
0 0
4,799 4,799
75 5,000
524 522
1,949 104
624 342
91 118
20,801 24,040
624 342
24
Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End Period End
Sep 30, 2022 Nov 30, 2022 Dec 31, 2022 Jan 31, 2023 Feb 28, 2023 Mar 31, 2023 Apr 30, 2023 May 31, 2023 Jun 30, 2023 Jul 31, 2023 Total
Twelve Month Profit and Loss
VICKSBURG CROSSING
For Year 2023
Period End Period End
Aug 31, 2022 Oct 31, 2022
MARKETING
ADVERTISING 445 0 0 0 0 0 0 0 0 0 445
TOTAL MARKETING EXPENSES 445 0 0 0 0 0 0 0 0 0 445
HOUSEKEEPING
CONTRACT LABOR 1,801 1,731 1,361 1,581 1,361 1,361 1,361 1,361 1,361 1,361 17,802
CLEANING SUPPLIES 39 47 83 84 60 118 69 270 0 43 866
TOTAL HOUSEKEEPING EXPENSES 1,840 1,778 1,444 1,665 1,421 1,479 1,430 1,631 1,361 1,404 18,668
BUILDING & GROUNDS
CONTRACT LABOR 604 193 193 346 193 433 521 193 153 582 4,913
CABLE TV EXPENSE 248 248 248 282 280 291 281 281 281 281 3,217
UTILITIES - ELECTRICITY 2,506 1,773 2,398 2,777 2,573 2,658 2,488 2,129 2,002 2,285 27,972
UTILITIES - GAS 964 1,880 5,378 5,659 4,601 3,853 2,625 1,106 602 622 30,160
UTILITIES - WATER/SEWER 1,816 1,479 1,804 1,641 1,392 1,459 1,728 1,594 1,711 1,805 20,228
WATER SOFTENING SERVICE 0 0 0 211 0 230 0 263 0 0 1,270
DOORS, KEYS & WINDOWS 101 0 0 22 0 0 0 554 0 0 821
FIRE SYSTEM SERVICE 3,675 55 55 55 55 55 55 928 55 55 7,983
LAWN SERVICE/LANDSCAP/SNOW RMVL 4,850 1,271 8,878 4,360 2,450 2,450 1,100 3,570 1,300 1,450 34,694
PEST CONTROL 0 0 153 0 255 153 0 0 153 0 867
TRASH REMOVAL 1,759 1,808 1,800 2,213 2,186 2,186 2,200 2,184 2,184 2,180 24,244
UNIT TURNOVER REPAIRS 429 415 10,795 0 0 0 0 0 0 0 29,033
EQUIPMENT LEASE/REPAIR 0 0 0 50 0 0 0 0 0 0 50
ELEVATOR-REPAIRS & MAINT 596 596 596 596 607 607 607 607 607 607 7,218
REPAIRS & MAINTENANCE 1,972 4,150 4,040 357 1,597 2,673 8,759 3,480 5,838 6,461 40,439
BUILDING & GROUNDS SUPPLIES 449 9 1,731 40 430 350 0 459 1,610 0 6,912
HVAC - REPAIRS & MAINTENANCE 260 260 706 669 735 260 260 260 1,077 1,599 8,281
TOTAL BUILDING & GROUNDS 20,229 14,136 38,774 19,279 17,355 17,659 20,623 17,606 17,574 17,927 248,301
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE 3,485 3,485 3,485 3,485 3,485 3,553 3,553 3,553 3,054 3,387 41,496
PAYMENT IN LIEU OF PROPERTY TAX 5,208 5,208 4,502 5,363 5,363 5,363 5,363 5,363 5,363 5,363 62,875
TOTAL OTHER OPERATING EXPENSES 8,693 8,693 7,987 8,848 8,848 8,916 8,916 8,916 8,417 8,750 104,371
TOTAL OPERATING EXPENSES 51,688 43,695 69,261 49,422 44,994 48,494 51,812 46,567 46,444 47,967 613,891
NET OPERATING INCOME / ( L0SS)64,031 74,955 36,730 67,092 70,917 68,780 65,920 71,754 83,266 64,478 782,064
DEPREC, INTEREST & OTHER
DEPRECIATION EXPENSE 26,470 26,470 33,226 26,470 26,470 26,470 26,470 26,470 26,470 26,470 324,396
AMORTIZATION EXPENSE 0 (2,325)(21,828)(2,325)(2,325)(2,325)(2,325)(2,325)(2,325)(2,325)(41,981)
RESERVE/REPLACE CAPITAL EXPENSE 73,885 0 (118,697)16,791 0 14,945 14,775 67,845 0 0 103,944
INTEREST EXPENSE 17,786 17,617 (30,014)11,733 11,733 11,909 11,733 11,733 11,911 11,733 123,108
TOTAL DEPREC, INTEREST & OTHER 118,142 41,762 (137,313)52,669 35,878 50,999 50,653 103,723 36,056 35,878 509,467
NET INCOME / (LOSS)(54,111)33,193 174,044 14,423 35,039 17,781 15,267 (31,969)47,210 28,600 272,598
0 0
0 0
1,581 1,581
55 0
1,636 1,581
503 1,002
248 248
2,469 1,913
848 2,020
1,983 1,816
291 275
144 0
2,885 55
1,100 1,915
0 153
1,761 1,782
9,592 7,802
0 0
596 596
5,208
176 935
929 905
550 1,645
8,693 8,693
55,830 57,718
24,076 23,063
3,485 3,485
5,208
60,809 53,333
26,470 26,470
772 (2,325)
11,551 (18,429)
4,400 30,000
17,617 17,617
49,259 71,762
25
MTD Actual Budget Last Year YTD Actual Budget Last Year
104,966 103,508 103,173 723,916
2,944 2,277 2,277 15,939
3,750 3,750 3,750 26,250
4,020 4,080 3,940 28,560
1,040 140 870 980
35 35 0 315
0 500 500 1,000
(1,921)417 837 2,919
(2,389)290 320 2,030
112,445 114,997 115,667 801,909
6,047 5,917 5,816 41,419
776 865 689 6,055
1,978 2,059 1,961 14,413
145 160 176 1,120
4,711 4,897 4,724 34,279
80 85 80 640
0 0 0 150
0 0 0 0
22 0 0 0
98 110 90 770
60 65 60 65
0 0 0 906
0 10 0 70
0 10 0 70
0 15 0 105
4,799 4,799 4,799 33,593
50 223 0 1,561
534 530 524 3,710
168 220 3,230 1,540
0 118 208 826
19,468 20,083 22,358 141,292
418 300 422 2,500
418 300 422 2,500 TOTAL LIFE ENRICHMENT EXPENSES 2,606 3,521
TOTAL ADMIN EXPENSES 133,068 139,055
LIFE ENRICHMENT
RESIDENT PROGRAM/ACTIVITIES 2,606 3,521
EQUIPMENT LEASE/REPAIR 3,364 5,640
OFFICE SUPPLIES 786 901
PROFESSIONAL FEES 125 125
TELEPHONE EXPENSE 3,816 3,579
PRINTING 227 248
MANAGEMENT FEES 33,593 33,593
MILEAGE REIMBURSEMENT 0 20
POSTAGE/OVERNIGHT EXPRESS 23 56
DUES, SUBS & MEMBERSHIPS 60 60
LICENSE & PERMITS 876 876
DATA PROCESSING 22 0
BANK FEES 633 652
SEMINAR/TRAINING 35 0
CLASSIFIED ADVERTISING 0 330
MAINTENANCE SALARIES/WAGES 32,728 32,190
EMPLOYEE COSTS 600 600
HEALTH INSURANCE 8,568 13,718
WORKERS COMP INSURANCE 1,086 1,515
EXPENSES
ADMINISTRATION
MANAGER SALARIES 41,352 39,767
PAYROLL TAXES 5,173 5,183
MISCELLANEOUS REVENUE (55)2,772
TOTAL INCOME 827,905 805,829
TRANSFER FEE REVENUE 0 1,000
INVESTMENT INCOME 12,502 5,855
GUEST ROOM REVENUE 1,940 1,330
APPLICATION FEE REVENUE 105 175
HRA SUBSIDY - TAX LEVY 26,250 26,250
GARAGE RENT 28,370 26,947
APARTMENT RENTAL REVENUE 738,161 721,397
APARTMENT RENTAL REVENUE - COUNTY 20,632 20,104
Comparative Profit and Loss
VICKSBURG CROSSING
Through July 31, 2023
Description
INCOME
26
MTD Actual Budget Last Year YTD Actual Budget Last Year
Comparative Profit and Loss
VICKSBURG CROSSING
Through July 31, 2023
Description
0 0 0 500
0 0 0 500
1,361 1,800 1,581 12,600
43 155 79 1,085
1,404 1,955 1,660 13,685
582 900 1,155 6,300
281 258 248 1,746
2,285 3,000 2,475 15,600
622 500 185 17,800
1,805 1,800 1,627 10,600
0 148 0 1,036
0 65 0 455
55 180 55 3,350
1,450 1,200 1,100 14,100
0 80 0 510
2,180 1,761 1,761 12,327
0 4,250 4,063 29,750
0 0 0 0
607 685 601 4,795
6,461 1,350 2,620 13,750
0 1,550 559 9,750
1,599 850 1,334 5,850
0 1,000 0 7,000
17,927 19,577 17,784 154,719
3,387 3,790 3,433 26,530
5,363 5,363 5,208 37,541
8,750 9,153 8,641 64,071
47,967 51,068 50,866 376,767
64,478 63,929 64,801 425,142
26,470 26,470 26,470 185,290
(2,325)2,207 2,207 15,449
0 10,000 11,428 75,000
11,733 11,733 17,617 82,131
35,878 50,410 57,722 357,870
28,600 13,519 7,079 67,272 NET INCOME / (LOSS)126,351 87,078
INTEREST EXPENSE 82,485 123,662
TOTAL DEPREC, INTEREST & OTHER 365,856 367,486
AMORTIZATION EXPENSE (16,275)15,449
RESERVE/REPLACE CAPITAL EXPENSE 114,356 43,085
NET OPERATING INCOME / ( L0SS)492,206 454,564
DEPREC, INTEREST & OTHER
DEPRECIATION EXPENSE 185,290 185,290
TOTAL OTHER OPERATING EXPENSES 61,612 60,214
TOTAL OPERATING EXPENSES 335,699 351,265
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE 24,071 23,758
PAYMENT IN LIEU OF PROPERTY TAX 37,541 36,456
MISCELLANEOUS B & G EXPENSES 0 0
TOTAL BUILDING & GROUNDS 128,023 136,945
BUILDING & GROUNDS SUPPLIES 2,890 7,567
HVAC - REPAIRS & MAINTENANCE 4,860 4,419
ELEVATOR-REPAIRS & MAINT 4,238 5,076
REPAIRS & MAINTENANCE 29,165 18,104
UNIT TURNOVER REPAIRS 0 20,663
EQUIPMENT LEASE/REPAIR 50 0
PEST CONTROL 561 346
TRASH REMOVAL 15,334 12,327
FIRE SYSTEM SERVICE 1,258 1,165
LAWN SERVICE/LANDSCAP/SNOW RMVL 16,680 12,135
WATER SOFTENING SERVICE 704 710
DOORS, KEYS & WINDOWS 576 0
UTILITIES - GAS 19,070 21,492
UTILITIES - WATER/SEWER 11,331 10,362
4,082
CABLE TV EXPENSE 1,976 1,719
UTILITIES - ELECTRICITY 16,913 16,778
BUILDING & GROUNDS
CONTRACT LABOR 2,419
TOTAL HOUSEKEEPING EXPENSES 10,390 11,511
CONTRACT LABOR 9,747 10,737
CLEANING SUPPLIES 643 774
TOTAL MARKETING EXPENSES 0 19
HOUSEKEEPING
MARKETING
ADVERTISING 0 19
27
MTD Actual Budget Var.YTD Actual Budget Var.Year Budget
INCOME
APARTMENT RENTAL REVENUE 104,966 103,508 738,161 723,916 14,245 1,246,541
APARTMENT RENTAL REVENUE - COUNTY 2,944 2,277 20,632 15,939 4,693 27,324
HRA SUBSIDY - TAX LEVY 3,750 3,750 26,250 26,250 0 45,000
GARAGE RENT 4,020 4,080 28,370 28,560 (190)48,960
GUEST ROOM REVENUE 1,040 140 1,940 980 960 2,100
APPLICATION FEE REVENUE 35 35 105 315 (210)560
TRANSFER FEE REVENUE 0 500 0 1,000 (1,000)1,000
INVESTMENT INCOME (1,921)417 12,502 2,919 9,583 5,000
MISCELLANEOUS REVENUE (2,389)290 (55)2,030 (2,085)3,480
TOTAL INCOME 112,445 114,997 827,905 801,909 25,996 1,379,965
EXPENSES
ADMINISTRATION
MANAGER SALARIES 6,047 5,917 41,352 41,419 67 71,000
PAYROLL TAXES 776 865 5,173 6,055 882 10,381
HEALTH INSURANCE 1,978 2,059 8,568 14,413 5,845 24,710
WORKERS COMP INSURANCE 145 160 1,086 1,120 34 1,920
MAINTENANCE SALARIES/WAGES 4,711 4,897 32,728 34,279 1,551 58,760
EMPLOYEE COSTS 80 85 600 640 40 1,110
SEMINAR/TRAINING 0 0 35 150 115 150
DATA PROCESSING 22 0 22 0 (22)0
BANK FEES 98 110 633 770 137 1,320
DUES, SUBS & MEMBERSHIPS 60 65 60 65 5 65
LICENSE & PERMITS 0 0 876 906 30 906
MILEAGE REIMBURSEMENT 0 10 0 70 70 120
POSTAGE/OVERNIGHT EXPRESS 0 10 23 70 47 120
PRINTING 0 15 227 105 (122)180
MANAGEMENT FEES 4,799 4,799 33,593 33,593 0 57,583
PROFESSIONAL FEES 50 223 125 1,561 1,436 2,676
TELEPHONE EXPENSE 534 530 3,816 3,710 (106)6,360
EQUIPMENT LEASE/REPAIR 168 220 3,364 1,540 (1,824)2,640
OFFICE SUPPLIES 0 118 786 826 40 1,416
TOTAL ADMIN EXPENSES 19,468 20,083 133,068 141,292 8,224 241,417
LIFE ENRICHMENT
RESIDENT PROGRAM/ACTIVITIES 418 300 2,606 2,500 (106)6,450
418 300 2,606 2,500 (106)6,450 TOTAL LIFE ENRICHMENT EXPENSES (118)
118
615
(118)
173
(4)
52
10
15
0
5
0
10
0
(22)
12
15
186
5
(130)
89
81
(2,338)
(2,679)
(2,552)
900
0
(500)
667
0
(60)
Profit and Loss Variance
VICKSBURG CROSSING
Through July 31, 2023
1,458
28
MTD Actual Budget Var.YTD Actual Budget Var.Year Budget
Profit and Loss Variance
VICKSBURG CROSSING
Through July 31, 2023
MARKETING
ADVERTISING 0 0 0 500 500 500
TOTAL MARKETING EXPENSES 0 0 0 500 500 500
HOUSEKEEPING
CONTRACT LABOR 1,361 1,800 9,747 12,600 2,853 21,600
CLEANING SUPPLIES 43 155 643 1,085 442 1,860
1,404 1,955 10,390 13,685 3,295 23,460
BUILDING & GROUNDS
CONTRACT LABOR 582 900 2,419 6,300 3,881 10,800
CABLE TV EXPENSE 281 258 1,976 1,746 (230)3,036
UTILITIES - ELECTRICITY 2,285 3,000 16,913 15,600 (1,313)27,400
UTILITIES - GAS 622 500 19,070 17,800 (1,270)32,000
UTILITIES - WATER/SEWER 1,805 1,800 11,331 10,600 (731)18,700
WATER SOFTENING SERVICE 0 148 704 1,036 332 1,776
DOORS, KEYS & WINDOWS 0 65 576 455 (121)780
FIRE SYSTEM SERVICE 55 180 1,258 3,350 2,092 6,270
LAWN SERVICE/LANDSCAP/SNOW RMVL 1,450 1,200 16,680 14,100 (2,580)23,200
PEST CONTROL 0 80 561 510 (51)860
TRASH REMOVAL 2,180 1,761 15,334 12,327 (3,007)21,132
UNIT TURNOVER REPAIRS 0 4,250 0 29,750 29,750 51,000
EQUIPMENT LEASE/REPAIR 0 0 50 0 (50)0
ELEVATOR-REPAIRS & MAINT 607 685 4,238 4,795 557 8,220
REPAIRS & MAINTENANCE 6,461 1,350 29,165 13,750 (15,415)25,900
BUILDING & GROUNDS SUPPLIES 0 1,550 2,890 9,750 6,860 17,500
HVAC - REPAIRS & MAINTENANCE 1,599 850 4,860 5,850 990 10,000
MISCELLANEOUS B & G EXPENSES 0 1,000 0 7,000 7,000 12,000
TOTAL BUILDING & GROUNDS 17,927 19,577 128,023 154,719 26,696 270,574
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE 3,387 3,790 24,071 26,530 2,459 43,009
PAYMENT IN LIEU OF PROPERTY TAX 5,363 5,363 37,541 37,541 0 64,350
8,750 9,153 61,612 64,071 2,459 107,359
TOTAL OPERATING EXPENSES 47,967 51,068 335,699 376,767 41,068 649,760
NET OPERATING INCOME / ( L0SS)64,478 63,929 492,206 425,142 67,064 730,205
DEPREC, INTEREST & OTHER
DEPRECIATION EXPENSE 26,470 26,470 185,290 185,290 0 317,640
AMORTIZATION EXPENSE (2,325)2,207 (16,275)15,449 31,724 26,486
RESERVE/REPLACE CAPITAL EXPENSE 0 10,000 114,356 75,000 (39,356)105,000
INTEREST EXPENSE 11,733 11,733 82,485 82,131 (354)140,790
35,878 50,410 365,856 357,870 (7,986)589,916
NET INCOME / (LOSS)28,600 13,519 126,351 67,272 59,079 140,289
TOTAL DEPREC, INTEREST & OTHER 14,532
15,081
4,532
10,000
0
3,101
549
0
0
TOTAL OTHER OPERATING EXPENSES 403
1,650
403
1,550
(749)
1,000
0
78
(5,111)
80
(419)
4,250
(250)
65
125
(122)
(5)
148
318
(23)
715
439
112
TOTAL HOUSEKEEPING EXPENSES 551
0
0
29
Regular
Housing and
Redevelopment
Authority
August 24, 2023
Agenda
Number:5.1
To:Dave Callister, City Manager
Prepared by:Grant Fernelius, Community and Economic Development
Director
Reviewed by:Grant Fernelius, Community and Economic Development
Director
Item:2022 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 2022 Consolidated Annual Performance and Evaluation Report (CAPER) to the
Department of Housing and Urban Development (HUD).
2. Background:
The attached 2022 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 2022 program
year began July 1, 2022 and ended June 30, 2023 and is the third 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 2022 Annual
Action Plan. Of the total estimated 2022 CDBG budget which included the 2022 allocation of
$281,379, $40,000 estimated in program income, and an estimated $330,527.75 in funding available
via unexpended funds from the 2021 program year, $394,389.04 were expended. During the 2022
program year, $190,668.82 was expended for homeowner occupied affordable housing projects,
$35,000 was expended for first-time homebuyer loans, $23,072.95 was expended for rehabilitation
and physical improvements to affordable rental units in Plymouth, $53,836.09 was expended for
public service activities, $5,000 was expended for fair housing activities, and $77,410 was expended
for the administration of the CDBG program. Plymouth received $166,575.27 in program income
during the 2022 year that was reallocated back into the program.
30
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 363 households through partnerships with six sub-grantee organizations.
In addition, the City served nine new homeowners under the owner-occupied rehabilitation
program, while continuing to support several homeowners who started on owner-occupied
rehabilitation in 2021 but whose loans closed out in program year 2022 as a result of project delays.
In program year 2022, one homeowner closed on their community land trust (CLT) home in
Plymouth; this is the second 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 2022 program year, CDBG-CV dollars were used to purchase laptops to
prepare, prevent, and respond to COVID-19 in facilities for individuals with disabilities. Funds were
also disbursed to provide emergency subsistence payments to Plymouth residents with need
resulting from COVID-19. Overall, 82% of CDBG-CV funds have been disbursed as of 2023.
The Consolidated Plan accomplishments also support the Plymouth Housing and Redevelopment
Authority (HRA) and City housing goals. In 2022, 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 2022 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 2022 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. 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 2024 to obtain public comment on proposed activities for
CDBG funding in the 2024 program year as part of its 2024 Annual Action Plan development.
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 2022 Consolidated Annual Performance and
Evaluation Report (CAPER) to the Department of Housing and Urban Development (HUD).
31
3. Budget Impact:
The 2022 Consolidated Annual Performance and Evaluation Report (CAPER) does not have an impact
on the HRA budget.
4. Attachments:
2022 CAPER draft
Households Assisted Table
HRA Resolution 2023-07 (CDBG 2022 CAPER) 8-24-2023
2022 CDBG CAPER Public Hearing Notice (8-24-2024)
32
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, 2022 - June 30, 2023. This is the third 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 2022 Annual Action Plan. Of the total estimated 2022 CDBG
budget which included the 2022 allocation of $281,379, $40,000 estimated in program income, and an estimated $330,527.75 in funding
available via unexpended funds from the 2021 program year, $394,389.04 were expended. During the 2022 program year, $190,668.82 was
expended for homeowner occupied affordable housing projects, $35,000 was expended for first-time homebuyer loans, $23,072.95 was
expended for rehabilitation and physical improvements to affordable rental units in Plymouth, $53,836.09 was expended for public service
activities, $5,000 was expended for fair housing activities, and $77,410 was expended for the administration of the CDBG program. Plymouth
received $166,575.27 in program income during the 2022 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 2022 program
year, CDBG-CV dollars were used to purchase laptops to prepare, prevent, and respond to COVID-19 in facilities for individuals with disabilities.
Funds were also disbursed to provide emergency subsistence payments to Plymouth residents with need resulting from COVID-19.Overall, 82%
of CDBG-CV funds have been disbursed as of 2023.
Comparison of the proposed versus actual outcomes for each outcome measure submitted with the consolidated plan and
33
CAPER 2
OMB Control No: 2506-0117 (exp. 09/30/2021)
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 4
26.66% 3 2
66.66%
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 87
217.50%
Homelessness
prevention
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 19 32
168.42%
34
CAPER 3
OMB Control No: 2506-0117 (exp. 09/30/2021)
Homelessness
prevention
Non-Housing
Community
Development
CDBG:
$
Homelessness
Prevention
Persons
Assisted 0 0 0 0
Homeowner
education
Non-Housing
Community
Development
CDBG:
$
Public service
activities other than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 250 134
53.60%
Homeowner
education
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 30 32
106.66%
Homeowner
rehabilitation
assistance
Affordable
Housing
CDBG:
$
Homeowner
Housing
Rehabilitated
Household
Housing
Unit
35 26
74.29%
7 9
128.57%
Rental housing
rehabilitation
Affordable
Housing
Non-Homeless
Special Needs
CDBG:
$
Rental units
rehabilitated
Household
Housing
Unit
8 11
137.50% 4 4 100.00%
Senior services
Non-Housing
Community
Development
CDBG:
$
Public service
activities other than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 325 206
63.38%
Senior services
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 65 68 104.62%
35
CAPER 4
OMB Control No: 2506-0117 (exp. 09/30/2021)
Tenant
counseling
Non-Housing
Community
Development
CDBG:
$
Public service
activities other than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 1250 583
46.64% 0 0
Tenant
counseling
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 0 0 190 199
104.74%
Youth services
Non-Housing
Community
Development
CDBG:
$
Public service
activities other than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 500 67
13.40% 0 0
Youth services
Non-Housing
Community
Development
CDBG:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted
0 0 40 14
35.00%
Youth services
Non-Housing
Community
Development
CDBG:
$
Homeless Person
Overnight Shelter
Persons
Assisted 0 0 0 0
Table 1 - Accomplishments – Program Year & Strategic Plan to Date
Assess how the jurisdiction’s use of funds, particularly CDBG, addresses the priorities and specific objectives identified in the plan,
36
CAPER 5
OMB Control No: 2506-0117 (exp. 09/30/2021)
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, five met or exceeded their annual goals. 32 Plymouth
families received homelessness prevention or emergency assistance, and 199 individuals received legal assistance to answer questions on
eviction proceedings and rental unit repair issues. In addition, the owner-occupied Home Rehabilitation Program assisted nine 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 four units of rental properties.
Plymouth staff will continue to assist sub-grantees with achieving their indicated goals through increased communication and research of
37
CAPER 6
OMB Control No: 2506-0117 (exp. 09/30/2021)
additional programs applicable under federal guidelines that serve a need in the City.
CDBG-CV Allocation and 2022 Accomplishments
GOAL AGENCY CATEGORY FUNDING OUTCOME
Housing Counseling Lutheran Social
Service
Non-Housing
Community
Development
CV:1
$1,800
Tenant/Landlord Counseling HOME Line Non-Housing
Community
Development
CV:1
$5,000
Homelessness prevention Interfaith
Outreach
Non-Housing
Community
Development
CV1:
$45,000
CV3:
$50,000
Emergency subsistence
payments to households
preparing for, responding
to, and preventing COVID
Homelessness prevention PRISM Non-Housing
Community
Development
CV1:
$45,000
CV3:
$60,000
Emergency subsistence
payments to households
preparing for, responding
to, and preventing COVID
Senior Services SCS Non-Housing
Community
Development
CV1:
$20,039
Youth Services TreeHouse Non-Housing
Community
Development
CV1:
$11,826
Facilities for Individuals with
Disabilities
Hammer
Residences
Non-Housing
Community
Development
CV:
$25,000
CV3:
$55,000
Acquired technology
support to prepare for and
respond to COVID
38
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 189
Black or African American 123
Asian 14
American Indian or American Native 0
Native Hawaiian or Other Pacific Islander 2
Total 328
Hispanic 0
Not Hispanic 328
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 (33.88%) is
higher than the proportion of Black or African-American households in the City overall. The percentage
of white identifying households assisted (52.07%) is lower than the proportion of Plymouth's total
population.
The City of Plymouth actually served 363 households during the 2022 Program Year. Due to Table 2
excluding households identifying as multi-racial or other, 35 households were not able to be included in
the total above.
39
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 778,482.02 394,389.04
LIHTC public - federal 0
Section 8 public - federal 0
Tax Exempt Bond
Proceeds public - local 0
Tax Increment Financing public - local 0
Other private 0
Other public - local 0
Other public - state 0
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.
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.
40
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. CEE also services Plymouth’s rehab and first-time homebuyer loans. 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.
Homes within Reach purchased their second Plymouth home during the 2022 program year.
This home will offer affordability for many years to come and will continue to build toward a
robust community land trust landscape in the Twin Cities.
There is no publicly owned land or property in the City of Plymouth that was used to address
needs identified in this plan.
41
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 4
Number of Special-Needs households to be
provided affordable housing units 2 4
Total 2 8
Table 5 – Number of Households
One-Year Goal Actual
Number of households supported through
Rental Assistance 19 32
Number of households supported through
The Production of New Units 0 0
Number of households supported through
Rehab of Existing Units 9 13
Number of households supported through
Acquisition of Existing Units 3 2
Total 21 47
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 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 continued in the 2022 program year due to contractor
issues including unresponsive or high bidding contractors. This has negatively impacted the speed that
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OMB Control No: 2506-0117 (exp. 09/30/2021)
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 2023 which shows an average home sales
price of just over $534,852 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 2022 subrecipient of CDBG funds, and rehabilitated one of their rental
group homes which has 4 housing units. Hammer's units are made available to disabled individuals who
are typically low or extremely-low income.
Homes within Reach purchased their second Plymouth home during the 2022 program year. This home
will offer affordability for many years to come and will continue to build toward a robust community
land trust landscape in the Twin Cities.
Finally, People Responding in Social Ministry (PRISM) and Interfaith Outreach, both of whom were 2022
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 the new Minnesota Housing programs emerging from the 2022
legislative session. 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.
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Number of Households Served CDBG Actual HOME Actual
Extremely Low-income 125 0
Low-income 88 0
Moderate-income 81 0
Total 294 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 $124,900 late in
the 2022 Program Year (June, 2023). 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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OMB Control No: 2506-0117 (exp. 09/30/2021)
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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CAPER 16
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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CAPER 17
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.
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.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
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.
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
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CAPER 20
OMB Control No: 2506-0117 (exp. 09/30/2021)
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 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)
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
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CAPER 21
OMB Control No: 2506-0117 (exp. 09/30/2021)
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 2022 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.
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CAPER 22
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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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) is holding a public comment period on the
2022 CAPER from August 18 – September 1, 2023. Comments received will be addressed by either the
HRA Board of Commissioners or the City Council. A public hearing on the 2022 CAPER will be held at the
HRA Board of Commissioners meeting on August 24, 2023. Notice of the public comment period was
posted in the local newspaper on August 17, 2023, on the City’s website, and a draft copy of this plan
was 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
• 2023 City of Plymouth Annual Action Plan (public comment period was open from February 24,
2023 through March 28, 2023)
• 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
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CAPER 24
OMB Control No: 2506-0117 (exp. 09/30/2021)
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.
56
CAPER 25
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.
57
CAPER 26
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
58
CAPER 27
OMB Control No: 2506-0117 (exp. 09/30/2021)
Other. 0
Table 9 – Qualitative Efforts - Number of Activities by Program
Narrative
Section 3 projects are housing rehabilitation, housing construction, and other public construction
projects assisted under HUD programs that provide housing and community development financial
assistance when the total amount of assistance to the project exceeds a threshold of $200,000. The City
of Plymouth's 2022 CDBG program year had no single contractor or subcontractor of a rehabilitation
project receive a contract for $100,000 or more in grant assistance. The City of Plymouth does not
allocate any additional federal funding to housing rehabilitation, housing construction, or other
construction projects. The 2022 program year did not exceed $200,000 to Section 3 covered projects
and therefore is not subject to requirements under Section 3.
59
CAPER 28
OMB Control No: 2506-0117 (exp. 09/30/2021)
Attachment
PR 26 - CDBG PY22
60
CAPER 29
OMB Control No: 2506-0117 (exp. 09/30/2021)
61
CAPER 30
OMB Control No: 2506-0117 (exp. 09/30/2021)
62
CAPER 31
OMB Control No: 2506-0117 (exp. 09/30/2021)
Plymouth Webpage Draft CAPER Posting
63
CAPER 32
OMB Control No: 2506-0117 (exp. 09/30/2021)
City Council Approved Resolution, Public Notice Ad Proof,
memo on comments, Affidavit, Amendments
64
Table A. Plymouth CDBG Program – 2022 Households Assisted
HRA Programs
Total
Households
Assisted
Assisted w/
CDBG-CV
Housing Rehabilitation Program Housing rehabilitation loans &
small repair grants
9 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
4 n/a
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
32 n/a
HOME Line Tenant hotline 199 n/a
Interfaith Outreach Homelessness prevention 26 3
People Responding in Social Ministry (PRISM) Homelessness prevention 6 8
Senior Community Services (SCS) Home maintenance for seniors 68 n/a
TreeHouse Youth counseling 13 n/a
Hammer Residences Acquired technology support to
prepare for and respond to COVID
n/a 17
CDBG: 358 CDBG-CV: 28
TOTAL 386
65
CITY OF PLYMOUTH
HRA RESOLUTION 2023-07
A RESOLUTION TO RECOMMEND APPROVAL AND SUBMISSION OF THE
FISCAL YEAR 2022 CONSOLIDATED ANNUAL PERFORMANCE AND
EVALUATION REPORT (CAPER)
WHEREAS, the City of Plymouth received a Community Development Block Grant (CDBG)
funding allocation of $281,379 for CDBG fiscal year 2022; and
WHEREAS, submission of a Consolidated Annual Performance and Evaluation Report (CAPER) is
required in order for grant recipients to report on their accomplishments and progress toward
Consolidated Plan goals; and
WHEREAS, on August 18, 2023, 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 2022 program year, which lasted from
July 1, 2022 to June 30, 2023, and determined those activities and accomplishments 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 2022 Consolidated Annual Performance and Evaluation
Report - covering the period July 1, 2022 to June 30, 2023 - to the U.S. Department of Housing and
Urban Development.
Approved this 24h day of August, 2023 by the Plymouth Housing and Redevelopment Authority.
_________________________________
Michelle Soderberg, Chair
_________________________________
Grant Fernelius, HRA Executive Director
66
-Public Notice Ad Proof-
Ad ID: 1334488
Copy LIne: Aug 18 PH 2022 Block Grant
PO Number: Kenny Niemeyer
Start: 08/17/23
Stop: 08/17/2023
Total Cost: $107.10
# of Lines: 78
Total Depth: 8.694
# of Inserts: 1
Ad Class: 150
Phone # (763) 691-6000
Email: publicnotice@apgecm.com
Rep No: SE700
Date: 08/10/23
Account #: 412485
Customer: CITY OF PLYMOUTH, A/P
Address: 3400 PLYMOUTH BLVD
PLYMOUTH
Telephone: (763) 509-5080
Fax: (763) 509-5060
This is the proof of your ad scheduled to run on the dates
indicated below. Please proof read carefully. If changes are needed,
please contact us prior to deadline at
Cambridge (763) 691-6000 or email at publicnotice@apgecm.com
Ad Proof
Not Actual Size
Publications:
SS Wayzata/Plymouth
Contract-Gross
CITY OF PLYMOUTH
PUBLIC HEARING AND PUBLIC COMMENTS ON CITY OF PLYMOUTH’S 2022 PROGRAM YEAR COMMUNITY DEVELOPMENT BLOCK GRANT ACTIVITIES
The Plymouth Housing and Re-
development Authority (HRA) is so-
liciting public comment on the Draft
2022 Consolidated Annual Per-
formance and Evaluation Report
(CAPER), which will be submitted
to the U.S. Department of Housing
and Urban Development (HUD) in
September 2023.
The CAPER reports on Plym-
outh’s Community Development
Block Grant (CDBG) program activ-
ities during the period July 1, 2022
through June 30, 2023. CDBG
funds are used for housing, com-
munity development, and public
service activities that principally
benefit low and moderate income
persons.
The draft 2022 CAPER will
be available August 18, 2023
on the City’s website at www.
plymouthmn.gov/departments/
community-development/housing.
Written comments will be accepted
beginning August 18, 2023 and
ending September 1, 2023. Written
comments must be submitted by
4:30 p.m. on September 1, 2023
and addressed to Grant Fernelius,
Plymouth HRA, 3400 Plymouth
Boulevard, Plymouth, MN 55447
or sent via email to gfernelius@
plymouthmn.gov. A copy of the
comment letter will be included in
documents submitted to HUD.
On Thursday, August 24, 2023 at
7:00 pm the Plymouth Housing and
Redevelopment Authority (HRA)
will hold a public hearing to receive
comments from the public on the
CAPER.
The HRA Board of Commission-
ers will consider comments made
during the comment period and
public hearing prior to Plymouth’s
City Council meeting on Tuesday,
September 12 when action is take
on the CAPER.
Physical copies of the CAPER
will be available for review at
Plymouth City Hall, the Plymouth
library, and the Plymouth
Community Center until September
1, 2023 at 4:30 p.m. If you would
like a copy of the draft plan or if
you have questions, please contact
Grant Fernelius at 763-509-5401 or
gfernelius@plymouthmn.gov.
Published in the
Sun Sailor
August 17, 2023
1334488
67
Regular
Housing and
Redevelopment
Authority
August 24, 2023
Agenda
Number:6.1
To:Housing and Redevelopment Authority
Prepared by:Grant Fernelius, Community and Economic Development
Director
Reviewed by:Grant Fernelius, Community and Economic Development
Director
Item:Discussion: Proposed Moderate-Income Housing Policy
1. Action Requested:
Staff is requesting feedback and direction on the Moderate-Income Housing Policy.
2. Background:
In 2022, the HRA discussed a proposed policy to encourage the development of additional
affordable housing in the city. The policy was formulated with the help of several different
stakeholder groups and discussed by the HRA at their July, August and September 2022 meetings. A
copy of the initial staff report (July 21, 2022) is attached, which provides background information on
the topic. Minutes from the subsequent meetings are also attached to provide context on how the
policy discussion evolved over the summer. At the September 2022 meeting the HRA ultimately
chose to delay action on the policy to a future date. The item has been on hold since that time due
to staff turnover and vacancies. At the June 22, 2023 meeting the HRA requested that staff bring the
policy back for discussion.
Staff is aware that one group (Outreach Development Corp.) has submitted a letter and mark-up of
the policy to the HRA and City Council. Those comments have not been attached to this report. At
the August 24th meeting, staff will provide a brief presentation on the policy as last presented a
year ago. Staff will be available for questions and has also invited Stacie Kvilvang from Ehlers to
attend as well. Stacie has some history with the HRA's past affordable housing discussions and has
worked on affordable housing projects around the Twin Cities.
If the HRA wants to include input from organizations like ODC, we would also suggest going back to
the larger stake holder group and provide a similar opportunity for feedback. In the alternative, the
HRA could consider forwarding the policy as currently drafted to the City Council for their review.
Staff is also recommending that a special study session be scheduled for this fall (date TBD) to revisit
the HRA's Strategic Plan that was adopted in 2021. A number of commissioners have asked about
the origins of the plan and an update on some of other recommendations that were part of the
document. Given the turnover in staffing this would be a timely and informative discussion.
3. Budget Impact:
68
Previous staff reports suggest that the city could incur some costs for compliance activities related
to this policy. Those impacts will need to be considered as part of any future implementation.
4. Attachments:
HRA Memo on Moderate Income Policy (7-21-2022)
DRAFT Moderate-Income Housing Policy
HRA Minutes 7-21-2022
HRA Minutes 8-25-2022
HRA Minutes 9-22-2022
69
Regular
Housing and
Redevelopment
Authority
July 21, 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:Moderate Income Housing Policy Due Diligence Follow Up
1.Action Requested:
Review the Moderate Income Housing Policy, associated compliance concept, and sample
development compensation structure prior.
2.Background:
In March 2021 the City Council adopted the HRA Strategic Plan after a variety of engagement
opportunities with external stakeholders, City Council members, and analysis and input from other
cities. In May 2022 a joint Study Session with the HRA and City Council was held to review two
proposed policies within the Strategic Plan, with the City Council asking for additional due diligence
related to the Moderate Income Housing Policy specifically. Staff have finalized the proposed policy
with changes made subsequent to the May 2022 Study Session outlined in red, and have identified a
recommended compliance concept for managing the affordability requirements long-term. Staff
will present a proposed compensation structure for a sample development project for review and
discussion.
3.Budget Impact:
Under the proposed compliance concept, the HRA would incur a one-time compliance set up fee.
Additional costs associated with ongoing compliance throughout the affordability period are
proposed to be passed on the project owner.
4.Attachments:
Compensation Fee Schedule - Sample Project
Compliance Concept Memo
Moderate-Income Housing Policy - redline
2870
07/2022
COMPENSATION:
Overall, Fee Types: Description of Fees:
Fee
Amount:
HRA Set-Up Program Set-Up Fee (1X) $1800
Project Set-Up Project Docket Set-Up Fee (Per Project) $300
Initial File Review Initial Program Certification (Per Unit) $80
Annual Report Annual Report / Desk Audit Administrative Review (Per Project) $150
Annual Monitoring Annual File Monitoring 20% of Units $80
On-Going Monitoring MI/Turnover Initial Program Compliance (Per Unit/Per Occurrence) $80
First Year : Assumptions: 20% at 60% AMI – 100 total units with 20 affordable units
Fee Type: Breakdown Fee Amount:
Project Set-Up 1 X $300 $300
Initial File Review 20 units X $80 $1600
Annual Report 1 Report X 150 $150
On-Going Monitoring (Unknown
assumed 4 turns annually)
4 X $80 $
320
Project First Year Fees $2370
Second Year: Assumptions: 20% at 60% AMI – 100 total units with 20 affordable units
Fee Type: Breakdown Fee Amount:
Annual Report 1 Report X $150 $ 150
Annual Monitoring 20% 4 X $80 $320
On-Going Monitoring (Unknown
assumed 4 turns annually)
4 X $80 $
320
Project Second Year+ Fees $790
Third Year+: Assumptions: 20% at 60% AMI – 100 total units with 20 affordable units
Fee Increase ($5 increase per report & per file review)
Fee Type: Breakdown Fee Amount:
Annual Report 1 Report X $155 $ 155
Annual Monitoring 20% 4 X $85 $340
On-Going Monitoring (Unknown
assumed 4 turns annually)
4 X $85 $
340
Project Third Year Fees $835
2971
PLYMOUTH HOUSING AND
REDEVELOPMENT AUTHORITY
STAFF REPORT
TO: Plymouth Housing and Redevelopment Authority
FROM: Devon Pohlman, Housing & Economic Development Manager
MEETING DATE: June 23, 2022
SUBJECT: Moderate-Income Housing Policy Compliance Discussion
BACKGROUND:
The City of Plymouth is considering adoption of a Moderate-Income Housing Policy as outlined
in the HRA Strategic Plan. In the joint Study Session held with the City Council and HRA in
May 2022, questions arose related to the long-term compliance plan for any affordable housing
units, should the City Council ultimately adopt the policy.
DISCUSSION:
The Moderate-Income Housing Policy, as currently proposed, requires a 25-year affordability
period for the affordable units. The following ongoing compliance concept would require
accountability by the property owner/property manager, and ultimately provide assurance to the
City, that these affordability requirements are met.
1. Creation of a Moderate Income Compliance Guide which would detail out policies such
as the following:
o Policy overview
Period of affordability
Affordability standards (income/rent limits) and required affordability
10% at 50% AMI or 20% at 60% AMI)
Rental assistance
Utility allowances
Lease requirements
Affirmative marketing plan
o Maintaining the unit mix
Fixed or floating units
o General occupancy guidelines
Eligibility determination
Number of persons per unit
Tenant selection plan
Income verification
Required disclosures
3072
Household size
Over income households
Certification requirements – for ex., at initial lease up with full
certification required every three years (to be determined by us)
Tenant files
o Reporting requirements
Annual owner/agent certifications
Compliance reports
Utility allowance source documentation
o Compliance inspections
Physical inspections
Review of tenant files and property records
o Correction and consequences of non-compliance
o Requests for action – required notification to the HRA before sale or transfer of
the property to help ensure the new owner manages the property in accordance
with the policy.
2. Ongoing compliance oversight – to be conducted by the contracted compliance specialist
3. Monitoring status report – to be provided to the City and property owner
4. Annual, or as needed, updates to the Compliance Guide
BUDGET IMPACT:
Under the proposed concept, a contract with an affordable housing compliance specialist
organization would be negotiated. Specific terms would need to be negotiated, but would likely
include provisions for the following:
New project set-up fee
Initial tenant file review
Ongoing tenant file review at a specific compliance interval (every three years?)
Additional tenant file reviews as needed (move in/out)
Monitoring fee
Cities who have adopted this compliance model pass on the compliance cost of enforcing the
policy to the developer as part of the developer’s agreement. The contract with the compliance
specialist would be held by, and billed to, the City, with the City responsible for billing the property
owner for any applicable fees.
DISCUSSION
Are there any specific compliance policies the HRA wishes to have direct feedback on, or
if the policy moves forward and we engage a compliance specialist as part of contract
negotiation, bring a draft back for review?
3173
Rev. July 2022
DRAFT Moderate Income
Housing Policy
A moderate-income housing policy encourages new 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 receiving City
financial assistance include 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. Applicability and Minimum Project Size
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 that create at least 10 multi-family dwelling units; or
2) any mixed use building that creates at least 10 multi-family dwelling units; or
3) renovation or reconstruction of an existing building that contains 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
units.
II. Affordable Moderate Income Dwelling Units
General requirement
A development that is subject to this Policy shall provide a number of affordable moderate-
income dwelling units equal to at least ten (10%) to twenty percent (20%) of the total number
of dwelling units in the development. The units designated as moderate-income will be subject
3274
Rev. July 2022
to the requirements listed below.
Calculation of units required.
1) For development of multi-family dwelling units:
A. The required number of affordable moderate-income dwelling units is
based on the total number of dwelling units that are approved by the City.
B. To calculate the number of affordable moderate-income dwelling 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.
C. 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 expansion is complete. At
least ten percent (10%) or twenty percent (20%) shall be affordable
moderate-income, depending on the affordability standard.
Affordability Level
The required affordable dwelling units within a residential project subject to this policy shall meet
a moderate-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 to moderate-
income 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 moderate-income 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 moderate-
income households at eighty percent (80%) Area Median Income (AMI).
Rent and Sale Price Level
Rental Unit: The monthly rental price for affordable dwelling 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 Projects: The qualifying sale price for an owner-occupied affordable dwelling 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 theDepartment of Housing and Urban Developmentand calculated annually by Minnesota
Housing for the Impact Fund program. Commented [DP1]: MHFA_1019813 (1).pdf
3375
Rev. July 2022
Period of Affordability
In developments subject to this Policy, the period of affordability for the affordable dwelling units
shall be at least twenty-five (25) years.
Location of Affordable Dwelling Units
Except as otherwise specifically authorized by this Policy, the affordable dwelling units
shall be located within the development.
III. 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 should be consistent and
comparable with the market rate 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 in any
development subject to these regulations shall be indistinguishable in style and quality with the
market rate units in the development. 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 shall be concurrent with construction of market rate dwelling units.
IV. Integration of Affordable Moderate-Income Dwelling Units
Distribution of affordable moderate-income housing units.
The affordable moderate-income dwelling units shall be incorporated into the overall project
unless expressly allowed to be located in a separate building or a different location approved by
the City Council. Affordable moderate-income dwelling units shall be distributed equally by
bedroom size be distributed and throughout the building.
Number of bedrooms in the affordable moderate-income units.
The affordable moderate-income dwelling units shall have a number of bedrooms in the
approximate proportion as the market rate units. The mix of unit types, both bedroom and
accessible units, of the affordable moderate-income dwelling units shall be approved by the
City.
Tenants
Moderate-income rental dwelling 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 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
unit.
Commented [DP2]: Industry standard LIHTC is at 140%
3476
Rev. July 2022
V. 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 as away to comply with this Policy. The alternatives are listed 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 equivalent or greater to onsite 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 that
are required by this Policy.
A. The dedication of existing market rate units to permanently affordable
moderate-income dwelling units that are of equivalent quality and size.
Existing dwelling units are approved as suitable affordable housing dwelling
units through covenants, contractual arrangements, or resale restrictions.
B. Offsite construction of affordable dwelling 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 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 within the City. The alternative
must be approved by the City and made a condition of approval of the
Affordable Housing Performance Agreement.
VI. NON-DISCRIMINATION BASED ON RENT SUBSIDIES:
Developments covered by the policy must not discriminate against tenants paying rent
3577
Rev. July 2022
with federal, state or local public assistance, including, but not limited to rental assistance,
rent supplements, and Housing Choice Vouchers.
VII. Affordable Housing PlanPublic Financial Assistance Application and Agreement
1) Applicability
Developments that are subject to this Policy shall include submit an Application for Public
Assistance 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 and affordable dwelling 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 unit. 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 development (market rate
vs. affordable units).
3678
Rev. July 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 are
comparable to the appearance of the market-rate units.
J. An Affordable Dwelling Unit Management Plan documenting policies and
procedures for administering the affordable dwelling units in accordance
with the Affordable Housing Performance Agreement.
K.G. Any and all other information that City staff may request to achieve
the Council’s affordable housing goals.
VIII. 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 approval and requirements to achieve affordable
housing in accordance with this Ppolicy and location criteria. The Public Assistance
Agreement shall identify:
a. the location, number, type, and size of affordable housing units to
be constructed; and
a.b. income limitations for the affordable units
b.c. sales and/or rental terms; occupancy requirements; and
c.d. a timetable for completion of the units; and
d.e. restrictions that will be placed on the 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 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 subject to this Policy.
4) Documents described above shall be recorded in the
Hennepin County Registry of Deeds as appropriate.
IX. DefinitionsFinancial Assistance
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:
Commented [DP3]: Included in the Public Assistance
Agreement.
3779
Rev. July 2022
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
forhouseholds 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).
2.1. Financial Assistance: This Moderate-Income Housing Policy applies to all new and
renovated multifamily residential buildings or new for-sale housing 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 or HRA funds or fee waivers 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.G. 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.
4.2. 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 [DP4]: Already covered under II.
Affordability Level above
Commented [DP5]: Included in the Public Assistance
Agreement
3880
Regular
Housing and
Redevelopment
Authority
July 21, 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 brief updates on upcoming work items and areas of interest.
2.Background:
Staff will provide updates and facilitate brief discussion on the following:
1. Senior Buildings - roof damage
2. CDBG Consolidated Annual Performance and Evaluation Report (CAPER) for Program Year 2021
3. Budget Process
4. Lakeview Commons
3.Budget Impact:
NA
4.Attachments:
3981
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:
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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
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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
84
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%
85
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.
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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).
87
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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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
Affordable Housing Plan: A plan that documents policies and procedures for administering the
affordable dwelling units in accordance with the Affordable Housing Performance Agreement.
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.
Commented [DP5]: Included in the Public Assistance
Agreement
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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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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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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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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.
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6. NEW BUSINESS
6.1. Program Year 2022 Community Development Block Grant (CDBG) Annual
Action Plan allocation.
Housing and Economic Development Manager Pohlman gave an overview of the staff
report. She reported that HUD requires them to go back out for a 30-day public comment
period due to a decrease in the level of federal funding that was received after the first
public comment period. She said funding levels were held constant for all proposed
activities, with only the owner-occupied rehabilitation activity decreased as a result of the
funding reduction. The federal grant was decreased by just slightly more than $11,000.
Commissioner Williams asked is that the only issue that was raised.
Housing and Economic Development Manager Pohlman answered affirmatively. She said
we cannot execute contracts with subgrantees until the grant is approved and that this is an
important step in re-submitting the 2022 Annual Action Plan to HUD so that we can receive
the Program Year 2022 funding and execute grant agreements.
MOTION by Commissioner Peterson, seconded by Commissioner Williams, to adopt the
Program Year 2022 CDBG action plan allocation. Vote. 4 Ayes. MOTION passed
unanimously.
7. UPDATES
HRA Updates
Moderate Income Housing Policy – redline
Housing and Economic Development Manager Pohlman gave an overview of the staff
report. She introduced the Moderate-Income Housing Policy and the changes made for
this redline version. She said this revision has been reviewed by legal counsel, theCity’s financial advisor, and bond counsel. There have been no material changes tothosereviews, though the language was tightened up. She noted that receipt offinancialassistancedrivestheapplicabilityofthepolicy. She said a notable changetothelanguageinthisfinaldraftensuringthatwhenadevelopmentappliestotheCityforpublicfinancialassistance, such as TIF, that application will meet all theprocessingrequirementsasstatedbythispolicy.
She also discussed the previous recommendation which has been reviewed by theHRA, related to a recommendation to use a third-party entity for compliance forpropertiessubjecttothepolicyprogramwithrespecttoinitialandongoingrent andincomecalculations. She also discussed the recommended change to allow a renter’s
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income to increase to a maximum of 140% of AMI, to align with the compliancerequirementstheLow-Income Housing Tax Credit program has in place.
Housing and Economic Development Manager Pohlman provided additionalbackgroundontheefficacyofusingindustry-standard compliance requirements, incaseswhereaffordabledevelopmentsendupwithlayeredfinancing.
Commissioner Peterson stated he worked with the numbers and said if thepercentagegoesofftheannualmedianincome, which in Plymouth $118,200, 60% AMI is $79,000. If they can stay in the apartment until they get to 140% of AMI itappearspeoplecanincreasetheirincometwoandahalftimesandstillstayinaffordablehousing. He questioned whether this provision allows high-demandrentalunitstoservethosemostinneedofaffordablehousing. He said to me thatdefeatswhatwearetryingtodowithaffordablehousingbecauseitwouldseemtomethatwhentheirincomeisat100% AMI they should move into market housing. Itdoesnotseemrightthatsomebodycouldgeneratetheirincomethatmuchandstayinaffordablehousing. Commissioner Peterson acknowledged that the implicationsofhavingdifferentincomelimitthresholdsinaffordableprojectscouldposeissuesbutunderscoredhowimportantitisthataffordablerentalunitsservethosemostinneed.
Commissioner Williams acknowledged Commissioner Peterson’s concerns andaskedhowmanypeopleareonthewaitinglistforaffordabledevelopments. He alsoaskedformoreinformationabouthowthenamechangetoModerate-IncomeHousingPolicyoccurred, inquiring whether it was appropriate for staff to renamethepolicyorifthatrecommendationshouldhavebeenbroughtbacktotheHRAforfurtheraction.
Chair Soderberg said the name change came back in a redline version and wasdiscussedwiththeHRA, based on recommendations provided to the City Manager, Dave Callister and HRA Executive Director, Danette Parr.
Commissioner Spoonheim stated the name change was discussed at the meeting two
months ago.
Commissioner Williams said a lot of community stakeholders took the time to let us
know what they thought. He suggested erring on the side of making sure those
stakeholders who previously provided comments have an opportunity to review and
comment on the version of the policy.
Chair Soderberg stated that the policy has been available for stakeholders to review for
longer than six months. She said we want to do right for housing; emphasizing that the
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policy is designed to help create rental units affordable to moderate-income households
through the creation and incentive of market-rate housing.
Commissioner Spoonheim stated it is not market rate.
Commissioner Williams said we don’t know what if developers have what they want
from the policy.
Chair Soderberg reminded the Board the comments have circulated for a significant
period.
Commissioner Spoonheim replied you have had to work on these issues for a longtime. He noted that there have been obstacles to advancing the policy, stating thatstafftransitionreallyhinderedmovingforward. The public feedback needed to besharedwiththecommission; it is not in the public record. He said he remainsflummoxedbythelanguagechangetothepolicy. He said I do not see moderateincomehousingpolicieselsewhere. He said I see low-income policies that speak tolow- and very-low income and the very-low is where we start talking about the taxcredits. He noted that he has developed low-income housing using a variety of fundsourcesandthathebelievestherearemanydevelopersthatarenotcomingtoPlymouthbecausetherehasnotbeenaclearwaytogetthere. This draft is a step intherightdirectionbutnotedthatthechangetomoderate-income does not improveclarity. We are not making it easier; I think we are not doing as much as we could.
Housing and Economic Development Manager Pohlman said that with regard toservinglow-income versus moderate-income, the proposed policy goal providesclearguidancearoundaffordabilityexpectationsformarketratedevelopersworkinginredevelopmentareasgiventhatredevelopmentTIFdoesnothavestand-alone affordability requirements. This policy is intended to provide clarity to thedevelopersonCityexpectationsastheyrelatetoaffordabilitylevelsofhousingunitsinredevelopmentareas.
Commissioner Spoonheim said in the absence of any policy, that policy wouldprovidethenecessaryrequirementstodevelopersinsuchinstances. He suggestedmovingforwardtodirectstafftonotifyallpeoplewhopreviouslyprovidedfeedbackonthefinalproposedpolicy.
Chair Soderberg replied affirmatively.
Commissioner Williams said he wanted to make sure we bring in the most insight tomakesurewehavethebestpolicy, noting that the original vision was to advance thepolicyforCityCouncilactioninthefall.
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Commissioner Peterson said we are trying to move into September.
Commissioner Spoonheim said we are not getting a low or very low-income housingpolicyatthispoint. He emphasized the desirability of existing affordable rentalhousingdevelopmentsinPlymouthnotingthatwehavealreadyseenoneprojectchangeownersinthelast60dayswhichjeopardizeslong-term rental affordabilityinthecommunity. The absence of a low-income policy is a move in the wrongdirection.
Commissioner Peterson said the change to Moderate-Income Housing PolicyhappenedtwomonthsandithasbeenconsistentwithwhatHousingandEconomicDevelopmentManagerPohlmansaidtonight. He said we are not trying to do an all-encompassing policy; we are trying to address one aspect of housing needed rightnow. There needs to be an understanding that we are going to work on a low-income policy in the future and that there needs to be work within a timeline. Henotedthatwhilehehasconcernsabouttheabilityforexistingtenantstoremaininthehousingiftheirincomesincreaseupto140% AMI, he is willing to move thisforwardsolongasweturnourattentionnexttosupportinglow-incomeaffordabilityinthecitywiththesupportfromtheCityCouncilandcommunitywhichiscriticaltomovingforward.
Housing and Economic Development Manager Pohlman noted that that it would bepossibletorevisethepolicyovertime, if the City Council wished to apply it, such asforlanduseorzoningchanges.
Commissioner Williams asked if there are any negatives to giving people andstakeholderswhopreviouslycommentedonthepolicymoretimetoreview.
Chair Soderberg noted that she would like to continue to advance the work that hasbeendonetogetthepolicyreadyforCityCouncilaction, further emphasizing thatthepolicyhasbeenincludedonthewebsite, in the HRA packets and in the CityCouncilStudySessionpacketwhichisavailabletothepublic. She askedCommissionerWilliamswhatheisasking.
Commissioner Williams said he recommends sending this redline version of policytocommunitystakeholderswhopreviouslycommentedonthepolicy, to get theircommentsbecausehewantsmoreinsightratherthanless.
Chair Soderberg asked how the HRA will handle dissenting points of view andperspectives.
Commissioner Williams said we can be accommodating to work it out the best wecan.
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Commissioner Spoonheim recommended that we let stakeholders know this policyisfinal, that we will be making a final decision in September, and then intend tobringittoCouncil. He asked how do we want to frame our presentation to let peopleknowtheintentoftheHRAistoaddressverylowandlowincomehousingifthatisnotclearwithinthisspecificpolicy, recommending that we should be clear in lettingpeopleknowwearealsoverycommittedtoservinglow-income residents.
Housing and Economic Development Manager Pohlman suggested that we alsoreviewtheHRAbudgetandtoolsavailabletousincludingtheHRAlevy, CDBGfundingandpooledTIF. She said we have been working with Ehlers on the pooledTIFfundingavailabilityandwillbeabletosharemoredetailthisfallonprojectedavailableresourcesthere.
Chair Soderberg said we are all committed to low-income housing emphasizing thattheStrategicPlanisthecomprehensiveplanningdocumentfortheHRAtoaddressacontinuumofhousingneeds, including low-income and moderate-income.
Commissioners Spoonheim said Williams said when our other board members arepresentwecanputtogetheratimeframetodiscussthisdocument.
Chair Soderberg said the Strategic Plan was done before there were mostly newcommissioners. She stated we need to go back and revisit the Strategic Plan. ShesaidstaffhasbeenworkingonCAPERreportingandrequiredHUDCDBGprogramissues. She recommended we look at our budget on a high level this fall todeterminewhatmoneyiscominginandwhatisgoingout, also noting that the CityAttorneywillprovidesomeadditionalorientationforHRAmembers. She proposedthatweprioritizetheOctobermeetingtoreviewtheStrategicPlanandalsotoadditemsstaffhasidentifiedaspriorityworkplanitems. She suggests the NovembermeetingbeusedtoreprioritizeStrategicPlanitems.
Commissioner Peterson stated his agreement.
Chair Soderberg said we underestimated the amount of administrative time it takes.
Housing and Economic Development Manager Pohlman said we want to make surewearekeepingupwiththefederalCDBGrequirementsandmeetexpenditureandtimelinessexpectationsforourcurrentfundinglevels. She noted that federal grantadministrationistimeconsuming.
Commissioner Williams asked what we are deciding.
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Chair Soderberg said to approve the resolution as proposed and then go to theCouncil. If it is not approved, it will not go to the Council in September.
Housing and Economic Development Manager Pohlman said will be advertising thenextmeetingasanopportunityforstakeholderstoprovidecommentsonthefinalproposedModerate-Income Housing Policy.
Commissioner Williams said to make it simple and easy for people who previouslyreviewed.
Commissioner Peterson asked about sending a targeted invitation to those that hadcommentedbefore.
Chair Soderberg clarified the groups that previously responded.
Commissioner Williams stated there were ten groups that provided comment.
Chair Soderberg said it would be easier to encourage them to address theircommentsviaemail.
Chair Soderberg replied they can come to the meeting, and they can speak if theychoosetoduringtheopenhearing.
Commissioner Peterson said to make a motion to speak or not speak
Housing and Economic Development Manager asked about changing the meetingdatetoSeptember29thor28thgivenschedulingconflictsforanumberofHRAmemberswiththeSeptember22ndmeetingdate. She suggested polling all thecommissionerstofinalizeadatethatwillworkbestforthemajority.
Commissioner Williams asked how quickly we can get the draft out to ten groups.
Housing and Economic Development Manager suggested the following week.
Commissioner Peterson asked which version to send, the clean copy or the redline.
Housing and Economic Development Manager suggested that a redline copy be senttotrackchangesareviewable.
Chair Soderberg said I like a clean copy.
Commissioner Williams said send both.
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MOTION by Commissioner Kelner, seconded by Commissioner Whitfield, to approve
the proposed changes to the Housing Choice Voucher (HCV) Administrative Plan and to
submit HUD-50077-CR. Vote. 5 Ayes. MOTION passed unanimously.
Acting Chair Williams opened and closed the public hearing because there was no one
present to speak.
6. NEW BUSINESS
6.1. Discussion of Proposed Moderate-Income Housing Policy
Housing and Economic Development Manager Pohlman gave an overview of the staff
report. She summarized that direct financial assistance is what drives this policy. She
provided an overview of the policy changes that were made resulting from bond and legal
counsel review. She also highlighted to the HRA that the final draft policy was routed to
those who had previously commented on the policy and were invited to provide comments
on the final draft now, either by submitting written comments or attending and providing
verbal comments at the September HRA meeting. There was one attendee present to listen
to the discussion, but who did not wish to provide verbal comments, and one written
comment was received from Housing First Minnesota. A copy of this written response was
distributed to the Housing and Redevelopment Authority Commission. Housing and
Economic Development Manager Pohlman reviewed a summary of the written comment
receive. She also noted that long-term compliance with the policy has been contemplated
and the staff recommendation is for it to be managed by a third party to ensure adequate
expertise and capacity as it relates to affordable housing compliance which will provide
expertise in compliance oversight and the capacity necessary for this function.
Commissioner Larson stated his reoccurring concern is to be sensitive to balancing long
term supply and demand with short term solutions for affordable housing. He said we wants
to be sure that what we put before the Council is supportable and grounded in the context
of financial feasibility as it relates to development. He said he has asked the former Housing
Manager for information about this type of policy being used in other cities locally and
nationwide. He said he is unprepared to vote on this policy until more answers about the
effects of this policy related to the amount of government assistance and actual
redevelopment costs to the developer can be shown. He said adding an affordability
component may deter some developers from Plymouth. He said there needs to be
practicality to what we discuss and not just growing another department of the city.
Housing and Economic Development Manager Pohlman replied there are a number of
examples of communities in the Twin Cities that have adopted similar policies, often
referred to as inclusionary zoning, though many cities have adopted other naming
conventions associated with these policies, with some communities such as St. Louis Park
and Minneapolis who are tracking new affordable units created as part of online dashboard
work.
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Acting Chair Williams asked about the goal-oriented timeline the HRA had set forth to
consider this policy.
Housing and Economic Development Manager Pohlman replied by discussing the push
pull factors and stating there can be flexibility with regard to a specific timeline to bring
this policy to City Council. At this time, staff is weighing several redevelopment
opportunities in the works where this policy could be applied. She said that Housing TIF
projects require affordability, and that this policy would impact cases where
Redevelopment TIF is being considered. The timeline is driven more by potential
opportunity costs of pending redevelopment projects with direct financial assistance
requests to the City. However, that should be balanced with necessary due diligence
requested by the HRA to support consideration of such a policy. Currently the demand for
multi-family rental units is very strong in the Twin Cities metropolitan region, and the
rental market is moving significantly faster than the single-family market.
Commissioner Peterson said he appreciates Commissioner Larson’s point of view and
stated our discussion of this policy will benefit from considering his concerns. It is better
to look into these issues and delay bringing the policy to City Council to make sure people
are being well served and due diligence is conducted.
Commissioner Whitfield agreed further discussion will benefit all.
Commissioner Kelner expressed his consent to more discussion.
Mayor Wosje said there has been a longtime informal policy in Plymouth that if you ask
for TIF you are expected to bring affordability to the project. Recent developments have
resulted in expectations that 20% of the units are affordable because developers know the
City expects affordability. Mayor Wosje asked what the results of using this policy have
been, particularly in second tier suburbs. He said it is wise to understand what the HRA is
putting forward.
Acting Chair Williams said the intention was to bring this policy to City Council in early
fall. He asked if this information would be available in the next 30-45 days potentially.
Housing and Economic Development Manager Pohlman noted that staff could attempt to
provide additional information to inform the HRA’s recommendation yet this fall, likely at
an October or November meeting. Responding to an earlier question about compliance, she
gave a specific compliance model example of a 100-unit multifamily development with
20% of the units affordable at 60% AMI. In this case, the compliance cost that the City
anticipates incurring is about $1,800 and the owner/developer would be expected to take
on fees of approximately $2,300 in the first year for the annual set up (with fees decreasing
thereafter). She also noted that in reference to previous questions raised pertaining to how
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the minimum development size was set at 10 units, said typically the multi-family
development in Plymouth ranges in size, but on average, is approaching 100 units.
Housing and Economic Development Manager Pohlman added that the Federal Reserve
Bank in Minneapolis has been active on this issue and would potentially be a good place
to reach out to.
Acting Chair Williams asked for a motion to pause voting on the Moderate-Income
Housing Policy until a later HRA meeting.
MOTION by Commissioner Larson, seconded by Commissioner Kelner, to pause voting
on the Moderate-Income Housing Policy until a later meeting. Vote. 5 Ayes. MOTION
passed unanimously.
6.2 Tax Increment Housing District 7-10: Sands (Element Project) and Associated
Closing Documents.
Housing and Economic Development Manager Pohlman gave an overview of the staff
report.
Commissioner Kelner asked where the $459,000 came from.
Housing and Economic Manager Pohlman replied that the TIF District, as previously
approved by the HRA and City Council, provided financing in this amount for a portion of
the costs of the construction of the site improvements incurred by the developer in the
project.
MOTION by Commissioner Peterson, seconded by Commissioner Kelner, to pass the
HRA Resolution Approving Pledge Agreement for the Element Project. Vote. 5 Ayes.
MOTION passed unanimously.
7. UPDATES
HRA Updates
CDBG Program
Redevelopment projects of interest
Other
CDBG Update
Housing and Economic Development Manager Pohlman informed the Board that the
CDBG program grant for the 2022 program year was approved. The City Council also
approved advancing the CAPER which will be submitted to HUD next week. There is
80,000 remaining of COVID funding and we are prioritizing key COVID impacts such
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Housing and
Redevelopment
Authority
August 24, 2023
Agenda
Number:7.1
To:Dave Callister, City Manager
Prepared by:Grant Fernelius, Community and Economic Development
Director
Reviewed by:
Item:Staff updates
1. Action Requested:
Staff will provide an update on a couple of topics. No action is needed by the HRA at this time.
2. Background:
3. Budget Impact:
4. Attachments:
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