HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 06-19-199712611
AGENDA
A FMOU7N HOUSDVG AND REDEVELOPMENTAUTXOR177
Jaw 19,1997AT 7.-M PiL
MOM= CalOMNRoo^ Pyr N1h Civ Ad/
1. Call to Order
2. Approval of May 15, 1997 Minutes
3. Approval of T.R.A.I.L.S. 1997-98 Budget. Extension of Program Agreement. and Use of
Section 8 Reserves
4. a. Plymouth Towne Square Monthly Housing Reports
b. Authorization to Amomd Management Agreement with Walker Management, Inc.
S. Status of Shenandoah Townbomes Housing Improvement Area Proposal ••
6. Other Business
7. Adjournment
z The CAW Comtdl wHi be bolding a pablk bearfagand esasUfffag 9heShenWdWb
Xessbrg lmpommxtAorta at itr Jaw IS& aetdlag at 7:O8Pae.
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4. 6
MR iUTEB
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
May 1s,199:'
A meeting of the Plymouth Housing and Ra:-velopment Authority was called to order by Chair
David Crain on May 15, 1997, at 7:05 pm.
PRESENT: Chair David Crain, Commissioners Pat Pelstring, Brad Brown,
Brian Helnken, and John Edson
ABSENT: None
STAFF PRESENT:. HILA Supervisor Ed Goldsmith, Senior ClerWPypist Barb Peterson
OTHERS. PRESENT: Council Member Virginia Black, Melody Burnham of Wafer
Management, Jon Thompson of Hamner Residences and former
HRA Commissioner Marjie McFarland
RECEPTION HONORING MARME MCFARLAND
Chair Crain honored Merjie McFarland with a presentation of a plaque in recognition of her
service w the HRA and the City of Plymouth. After the presentation a reception was held in her
honor.
APPROVAL OF MINUTES
M0710N by Commissioner Edson, seconded by Commissioner Pelstring to recommend
approval of the March 20,1997 minutes.
Vats. 5 Ayes. MOTION carried unanimously.
ASSISTANCE TO HAMMER RESIDENCES, INC. FOR THE BLACK OAKS HOME
HRA Supervisor Goldsmith explained that Hammer Residences operates the home at 2611 Black
Oaks Lane North for four developmentally disabled adults. The home is now in need of.
renovations. They need an .additional $6,000 which they have requested from the HRA. The
staff recommended approval of a loan from the HRA's Fox Forret Affordable Housing account.
Commissioner Brown asked if it was an overrun of the project. Executive Director of Hammer
Residences, Jon Thompson, replied that the bathroom needs to be enlarged and the fire sprinkler
system has caused a problem. The water pressure is not great enough Som sheet to building.
This was an unexpected problem.
Commissioner Helmken asked what is the current fumd balance. Supervisor Goldsmith
responded that $34,000 remains for this year. Commissioner Brown wanted to know if anything
else was waiting to compete with this. 3uupamsor Goldsmith replied there is nothing at this time.
of
RY0WWh Hmslog and Redmbpomd AWhorky
May 15, 1997
Page 11
Motion by Commissioner Hehnken, seconded by Commissioner Brown to approve the use of
4000 from the Fox Forest Affordable Housing account in the HRA General Fund for a loan to
Hammer Residences, Inc.
Vote. S Ayes. MOTION carried unanimously.
SHENANDOAH TOWNHOMES HOUSING IMPROVEMENTS FINANCING
ASSISTANCE
Supervisor Goldsmith presented the report. Property owners S • .i the Shenandoah Townbomes
have petitioned the City to create a Housing Improvement Area under Minnesota Statutes 429A
to finance residing and relates! improvements for their development. The cost can be levied
against the individual property goners and collected along with property taxes. A mrmber of
options were presented and discussed by the Commissioners:
1. Establish the Housing Improvement Area and (mance the improvements with either City
funds or by sdit bonds. This would add to the City's debt, but this is so low that it would
not affect the City's AAA credit rating.. Establishing a precedent was of some concern.
2. The City could provide a direct loan which would require the City to come up with the full
amount for the improvements, which are estimated to be approximately $1.2 to $1.4 million.
3. The City could provide a loan guarantee or debt service reserve pledge. Staff has met with a
bank and they were very interested. If the homeowners association could not make the loan
payments. the debt service reserve would begin to -make payments.
Commissioner Brown wanted to know what recourse the City would have if the association were
to fail. Supervisor Goldsmith replied that the City could take over the management of the
homeowners association or levy fees against all of the properties under the Housing
Improvement Area statute to recoup the City's costs.
Commissioner Brown wanted to know if the bank was one which the City does business with. It
is not.
Commissioner Brown asked what is the average home value in the area It ranges between
approximately $60,000 to $98,000 with an average of approximately $75,000.
Commissioner Pel mug wanted to know how bad the siding really is. Chair Crain replied then it
is in very bad shape.
Commissioner Edson stated that the City would do better to assess the owners for the
improvements, similar to street improvements. That opened some discussion regarding issues
that the City has had with the private streets in this development. Commissioner Edson stated
that he is not against providing financing to make housing improvements, but prefers to do it
ti
101psa th HmW% and Redeni mmt Authaiey
May 15, 1997
Ps®e 12
under a direct loan from the City to maintain control of ft whole process. He commented that
the lien foreclosure process would be very expensive and very drawn.
Commissioner Pelstring asked if anyone had looked at the delinquent tax situation. This had not
yet been done. 16 of the 219 properties (2.7%) wen delinquent in paytaent of the first half
1997 property taz Alio, approximately 75% of the properties have their taus eserowed by
a mor!pp company.j
Commissioner Edson stated that this area is important as Plymouth does not have much housing
in this price range and we need to take care of it and not let it get run down.
The first buildings were built in 1971 and the last building in 1981. They did not hire their first
management company until 1995. A new management company was hired in December. 1996.
Previously they had boom self -managed. They have not had adequate homeowner assessments to
pay for these improvements. Their collection history had also been poor.
Commissioner Pelstriog said that bringing a bank into this would be unnecessary. The City
would be responsible in the long nm anyway. He thought a fair interest rate would be 8% and
that it would be a good deal for the homeowners. This could be reduced on a cele by case basis
depending on income. He said to keep it simple if it can be done and do it as a straight
assessment.
9` Commissioner Edson said to look down the road and make sure the City has a way to aecure it's
money with as little publicity as possible. No City action is required if the loan payments come
through the property tax per•
Motion by Commissioner Pelsbw& seconded by Commissioner Brown that:
The HRA recommend to the City Council that the City finance this project through the
Housing Improvement Area statute.
2. That the City add administrative costs up front.
3. That the interest rate be set at 9% and any return in excess of the city's investment rate be
returned as a fund for HRA affordable lousing.
4. The City should seek to establish a reduction of interest rates based upon need on a case to
case basis.
Commissioner Filson offered an amendment that the City develop criteria for establishing future
housing improvement areas The amendment was accepted by the maker and the seconder of the
original motion.
Vote. 5 Ayes. M07ON carried unanimously.
J
lymouth Homft and Redevelopment Aulbor"
Mor 15, 1997
Pegs 13
APPLICATION FOR 1997 COMMUNITY AC1T1V1TY SET-ASIDE PROGRAM (CASA)
Motion by Commissioner Edson, seconded by Chairman Crain that the Board approve the staffs
action in submitting an application to the Minnesota Housing Fine= Agency for the
Community Activity Set -Aside Program for the City of Plymouth for 5400,000 in.loan authority
for first time homebuyer mortgages.
Vote. 5 Ayes. MOTION carried unanimously.
PLYMOUTH TOWNE SQUARE MONTHLY HOUSING REPORTS
Melody Burnham gave her report of Plymouth Torwori Square. lnspec, Inc. has not yet issued its
report on the water infiltral an problems. A Mbmgpsco energy audit clone as part of Input's
investigation was very favorable. Plymouth Towne Square is at 100% occupancy.
MANAGEb[ENT PROPOSAL AND AGREEMZNT FOR PLYMOUTH TOWNE
SQUARE
Supervisor Goldsmith explained that the proposal reeoznved from North Ridge was unsolicited.
They understand that this is simply a prelimhnary proposal. The Management agreement with
Walker will renew automatically at the end of this year unless either party notifies the other by
July 3 to allow the Agreement to terminate.
Commissioner Brown wanted to know if we are thinking of looking at other proposals. At this
time we are not unless Walker does not satisfactorily resolve the issue of the roof, attic and other
water infiltration problems.
Discussion followed regarding the July 3, 1997 renewal date. We need more time beyond July
31 to give notice of termination. It was suuggestN::hat we extend this time until September 3rd
because of the unresolved roof issues.
Motion by Commissioner Pelstring, seconded by Commissioner Edson that the HRA request that
Walker agree to an amendment to extend our notice of termination option until September 3rd.
They will have until June 15 to reply to this amendment
Vote. 5 Ayes. MOTION carried unanimously.
STATUS REPORT ON THE COMMUNITY HOME PROGRAM
The Program has repaid the $23,997.05 loan from the HRA plus $4,336.25 in interest. They
have closed on their financhng and had a groundbreaking on their first home in April. The
Plymouth home is expected to begin construction in the Spring of 1998.
Plymoal6 Honb* and ReenvkpmeM A06orky
May Is, 1"7
Pap 14
TRAILS FUND RAISING REPORT
Stab' has begun private fund raising for the program. Donations have bean received from
Marquette Bank (6500) awl Tmck, Inc. (6500). Some potential contributors indicated that they
give towards the end of the year. Staff will follow-up with them at the appropriate time. staff is
also Preparing.a request to Honeywll, Inc. Commissioner Brown asked if we had lookea at to
McKnight Foundmon. Carol Bode would be the contact person (The McKnight FooadMm's
Welfare to Work project h to fund new hddn m As an eslating hMmdv% TJLA.LL.S.
don not. gnaBfy. Staff is atteading Planning meetlogp with other west Bleaaepia ageneles
and McKnigt:: regarding this projeetl General Mills was also mentioned as well as the new
Riverside Bank.
CORRESPONDENCE TO STATE LEGISLATORS
These memos were included as general information
OTHER BUSINESS:
SHENANDOAH WOODS APARTMENTS PROPOSED DEVELOPIIINNT
Concern was mentioned regarding the lower number of rental spaetments that would be
developed on a site that had been domed and provided with public facilites to support higher
densities: A motion was made to recommend to the City Council and the Planning Commission
that the density be between 84 and 105 units for de site.
Vote 4 syn. (Commissioner Helmken abstained)
M
3
MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOW"ARD. PLYMOUTH. MN 35447
DATE: June 6, 1996 for Housing and Redevelopment Authority Mating of lune 19. 1997
TO: Aone W. Huriburt. Exawive Director jjr
FROM: Melissa Carnicel casing Technician mraugh Edward J. GoMud&,`HILA Supervisor
SUBJECT: Resolution Approving the Budget and Use of the Section 8 Operating Reserve for the
T.R.A.I.L.S. Family Self -Sufficiency Program and Exiension of the Program Agreement
In July, 1993, the HRA and the St. Louis Park Housing Authority initiated their joint family self-
sufficiency program known as Training and Resmuces to Attain individual Long Term Success
T.R.A.I.L.S). The program is operated by the nonprofit Employment Action Cemex under an
agreement among die du+a agencies that will need to be extended for up to twelve months. The 1996-
1997 goal for the program was to enroll sixty participants from among the Section 8 and Public Housing
clients of the two housing agencies. This goal was met during November, 1996.
The program currently has 26 participants from Plymouth and 42 from St. Louis Park. Over half
34%) of these participants are currently employed. with the remainder in die process of looking for
work, in a vocational or educational program. or in a service assessment. Thirty-=- of die participants
have seen an increase in their incomes that has qualified them to have the corresponding decrease in
their housing assistance from HUD contributed into an escrow account that they will be able to use for a
home purchase or costa related to their continuing advancement. Two participants (both from
Plymouth) have suilly completed the program. A recent survey of program participants is
attached for your review.
For the year starting July. 1997, the proposed program budget of $32.677, a copy of which is attached,
proposes only a 2.85% increase over the current budget of 31,213. Based upon a continuing 40%
participation by Plymouth clients, die HRA's abate of the budget would be $21.071. With $6,000 in
CDBG bunds already allocated and $750 in private contributions to T.R.A.I.L.S., the HRA nods to
allocate an additional $14,321.
Funds are available in die Section R Operating Reserve to support T.R.A.I.L.S. for soother year. I am
recommending that the Section 8 Operating Reserve again fwd the program for its third year. For the
year ending December 31, 1996, the Reserve balance increased by $5,894 to $116,293. The projected
June 30, 1997 balance in die Section 8 Reserve Account is estimated at approximately $110,000. A
reduction to approximately $96,000 would leave an adequate balance for the operating reserve. Staff is
continuing to work on fundraising efforts. Staff has submitted a grant application to Honeywell
Corporation and is currently preparing a proposal to Pnidemid Insurance. Any funds received will be
applied to the 1997-1998 program WOW.
I recommend that the HRA Board adopt do attacbed resohrtlan approving the budget, use of the
Section 8 Operating Rexene for the T.R.A.I.L.S. Finally Self4 dfldenry Program and estenshn
d the program agreement.
J
Attachments:
1. Proposed T.R.A.I.L.S. Budget
2. Draft HRA Resolution
3. T.R.A.I.L.S. Participant Survey results
rlftseLlKro.rY-
TRAILS
Budget
July 1, 1997 - June 30, 1998
Full -lima case manager 25,355
2096 supervisors salary 6,963
3% d rectWe salary 1,873
Fringe BeneAts 5,883
Adirdnistradve Costs 6,803
total RESOURCE cost to operate
contracted ovsrtcead for payroll,
accounting, audit, etc.)
Local travel 400
Subscriptione/publicatlons 150
Job Link,newspapers, etc. for job search)
Stsff trdning!Organisatlon Dues 275
Postage 250
Program, Office. and Meeting supplies 700
Printing 150
Participant trawl,daycars. emergency 875
needs
Educational assistmwAHmMelpants 300
Other. 100
GRAND TOTAL: $52,671
This budget supports case management services to a maximum of sixty
continuous participants.
HRA RESOLUTION 9746
APPROVING THE BUDGET AND USE OF THE SECTION 8 OPERATING RESERVE IN
AN AMOUNT NOT -TO -EXCEED 514,321 FOR THE T.R.A.LLS. FAMILY SELF-
SUFFICIENCY PROGRAM FOR THE 1997-98 PROGRAM YEAR AND AUTHORIZING
EXTENSION OF THE AGREEMENT FOR OPERATION OF THE PROGRAM
WHEREAS, the Plymouth HRA and St. Louis Park Housing Authority have cooperatively worked
together to initiate T.R.A.I.L.S., a joint Family Self -Sufficiency Program to provide social services,
education and job training to help Section 8 and Public Housing participants in the two cities reduce
dependency on public assistance and reach individual goals; and
WHEREAS, a budget for the program year starting July 1, 1997 for $52,677 has been proposed to
serve a total of 64 program participants, 26 of whom are to be HRA clients; and
WHEREAS, the HRA's proportional share of the propused budget is $21,071, less $6,750
contribution of CDBG foods and private donations;
NOW, THEREFORE, BE IT RESOLVED BY THE HOUSING AND REDEVELOPMENT
AUTHORITY OF THE CITY OF PLYMOUTH, MINNESOTA, that it approves the proposed
Budget for the T.R.A.I.L.S. Family Self -Sufficiency program for the program year starting July 1,
1997; and the use of Section 8 Operating Reserves in an amount nowo-exceed $14.321 towards
funding of the budget; and
BE IT FURTHER RESOLVED. that the HRA Chair and Executive Director are bereby authorized to
execute any documents necessary to extend the Agreement among the Plymouth HRA, the St. Louis
Park Housing Authority and Employment Action Center dated July 15, 1995 for the operation of the
T.RAI.L.S. program for a period of up to twelve months, consistent with the approved budget.
Adopted by the Plymouth Housing and Redevelopment Authority on June 19,1997.
J
Enclosed is the response from a survey that was mailed to TRAILS
participants in May 1997. Sixty surveys were mailed and twenty-five were
returned and the results reported in this evaluation.
The general response from TRAILS participants is that we have provided
services that have me their needs and have been a great source of support
in helping them to achieve thier economic and personal self-sufficiency
goals.
If you have questions and/or concerns regarding this survey and/or the
results, please feel free to contact me.
erely,
Pow
Tracy 61son
TRAILS Case Manager
924-2195 or 509-5415
rZ
J
TRAMS
SURVEY EVALUATION
The following questions were asked and were rated on a scale of 14
one being poor and four being excellent.
1. Were you treated with respect from all TRAILS staff?
Excellent: 100%
2 Was TRAILS clearly explained to you at enrollment?
Excellent: 94% Good: 6%
S. Were questions answered in a knowledgable and courteous manner?
Excellent: 99% Good: 1%
4. Was TRAILS helpful in developing training and/or employment goals?
Excellent: 97% Good: 2% Fair. 1%
5. Did TRAITS provide ongoing support during training and/or job search?
Excellent: 97% Good: 3%
6. Was TRAILS staff accomodating to your schedule and met appointments on time?
Excellent 97% Good: 3%
7. Did TRAILS staff take and return calls promptly?
Excellent: 96% Good: 2% Fair. 1% Poor. 1%
8. Please rate your overall satisfaction with services provided by TRAILS, Excellent 95% Good: 5%
9. Would you recommend TRAITS to someone else?
Yes: 100%
Icon+ couM TRAITS serve you better?
provide more advanced training opportunities
more staff
more help with First Time Homebuyers information
volunteer and mentoring opportunities
TRAILS is doing fine -I wouldn't change a thing. "
The'%Mowing is in response to Emplyment. B CentWo Undoing Racism Policy. ParNeipants were asked U they felt treated diilerently based on the followingquestions.
Race: No 100% Financial Status: No 100% Children's Race: No 100% Marital Stave: No 100% Age: No 100% Sexual preference: No 100% Gender: No 100% Disability: No 100% Religion: No 100% SWII Level:- No 98% Yes 2%
Comments anWor concerns based on the previous questions?
The answer is simple, respect was given and respect was received. "
I have never heard and racist or derogitory comments from anyone at TRAM',
I feel I was treated differently because of my skill level. TRAMS should support
you financially to advance training needs even if you are in STRIDE. "
J
Additional Comments:
Thank you for not too many fonans to fill out! "
I think that TRAILS is perfect for people who are trying to become self.
sufficient. In addition, I think that Tracy is a very nice woman. "
111 have enjoyed this program. It has been rewarding and has helped me
considerably. I really think this program should continue to be there for
us. "
My counselor, Tracy, is very resourceful and always acOnWW tin to
my schedule and needs. She is also very pronpt at returning mycape and
is very friendly. Not once have I ever felt she was talking down to be or
making me feel like i wasn't as good as other people bemuse I was
receiving assistance, which is a common feeling I've had from other
Programs. Thanks so much for Tracy and TRAILS. "
I feel that the program speaks for it's self. I also feel the need for
TRAILS will grow with the new Welfare Reform laws in place. TRAILS is
great for me as a support system. Being able to verbally express what you
are gig through is equally as important as getting on your feet on off
assistance. Tracy and TRAILS has been one of my best support systems. "
1 am very happy with Tracy, my Case Manager. She is always verypleasanttomeetwithandhaslotsofhelpfulideas. "
Keep up the good work! Thank you. 11
R.R.A.I.L.S.
MAY, 1997 Outcome Report
PY 096 ( July 1,1996 - June 30, 1997)
current Cummulative
Ibnth Py 1996 PY96
l1s18 !iOSlS
Plymouth 0 26 .24
St.Louis Park. $ 94
1 2 70 60
um11aA rtiie iea•M•r• ULMILIL
Employed
Vocational *raining
English as a Second Language
Job Search
Assessment
EOOs
Rum am
38 15 23
12 5 T
1 0 1
13 4 9
A 2 4
70 26 44
18-24: g1
0am +
E
African American
1A=
19
25-30 11 15 European Americani8 25
31-40 11 22
41-50 1 5
50+ 2 2
ffirtic nantm l7m tributing to
Magwou • P23M A=
16 19
Cummulative) P23M A=
Not Self -Sufficiency Goals 1 1 0
Withdrawal by Participant 4 3 1
Administrative termination 4 1
Sec.8 portability transfer 4 1 3
J
am
Female
PI= A=
39
Male 1 5
WALKER MANAGEMENT, INC. 440
MONTHLY HOUSING REPORT
s %port is to be completed by the Housing Manager and submitted to Geoff Kau6nen4 Chief Operatiog of
V sr Senior Servioea at 3737 Bryant Avenue South, Minneapolis. Minnesota 35409; by the 10th of the
following the report month.
COMMUNITYNAME: PLYMOUTH TOWNE SQUARE
NUMBER OF UMTS: 99 Indcaendent Living Units
0 Ambled Living Units
REPORT MONTH: May 1997
Name of Person completing this report Melody Burnham, Housing Manager
OCCUPANCY
A. Total Number of apartments leased (including caretaker units) at beginning of month: 99
Total Number of apartments leased (including caretaker units) at end of month: 99
B. Occupancy Fount at end of month: 100%
C. Attach Monthly Marketing Report for detailed informaticm.
D. Vacant apartment(s) for MAY: 0
Vaunt apartment(s) for JUNE: 0
E. Movemin's Anticipated for JUNE: 0
F. Move Out anticipated for JUNE: 0
II. FOOD SERVICE: Not Applicable
M. RESmENT SERVICES
D.! A Attach copy of report math's newsletter and activities calendar.
B. Attach copy of report month's minutes from Resident Council Meeting .
C. Resident Issues:
Coffee for 90 year olds
Salad Luncheon
Tournament every Wednesday
Plymouth Police - Senior Safety
Holy Name Chou
Line Dancing
Plymouth Creek Elementary School concert
Resident Meeting - Lifetime Fitness Attending
IV. BUILDDIG AND GROUNDS ISSUES
Answer one residents concerns about outside lighting
Two pieces for fascia came off building in wind storm
Greg Oppegard out to site to fix small roof problem and portico
Received Inspec report
Get. esdmatea of r infordag the valeting fascia and fixing what came down
V. HUMAN RESOURCES
Nothing to report
List any Account Receivables over one month past due and action taken: None
Plymouth Paper interviewed 90 yr. old residents
Met with resident who pays rent late
Called 10 aluminum siding companies
Managed k istics for large groups coming into building during month
Held 19raltormado drill
Scheduled Lifetimes fitness to come talk to residents
VIII GOALS FOR UPCOMIIriG MONTH lige)
Finish Waiting List
Mail letters to Wailing List people with new numbers
Have siding issues closed
Order ash trays for outside
Order benches for elevator lobbies
Get estimates for repairing water damage
MONTHLY OCCUPANCY REPORT
PLYMOUTH TOWNE SQUARE
9y 1887
1997 JAN FEB MAR APR MAY JUN JUL
macnING:
PtbmA'oems 1 0 0 S 4
APPLICATIONS:
APARTMENM
Rm"ed 11 ol 0
1 1 11 0
97
87
@xdudss cwmker spwunsntWosnps spwn
1
E; Fl -j ?,Tq
NA
is
NA
NA
NA
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TCOA/ml CRIER
Vol. V, Issue No. I May 1997
IN -
MAY ACTIVITIES
May i - KICK OFF FOR MAY MONTH! We will give tribute to our residents
who are going to be 90, come join us at 10:00 in the Dining Room.
May 6 - Salad Lunch! Please bring a salad that serves 8-10 oeoole. Wear a hat, (old or new)!
Beverage and rolls provided. There will be a table to display any extra hats you may
have. Time 11:30. Sipa uo sheet will be on the bulletin board!
May 7 - Skipo at 1:00. Sign un on bulletin board!
May 11-17 - Home for the Aged Week! Coffee every morning at 10:001
May 13 - A children' choir from Holy Name will be performing at 10:30. The Plymouth
Police Department will be here to speak on "Senior Safety" from 1-3 p.m.
Plymouth Creek Strings at 7:00.
May 14 - Bunko at 1:00. Sign uR on bulletin board!
Yy 15 - BBQ (Iib -eye steak, potatoes, salad, bread, beverage and dessert.) Tickets are
6.00 for adults and $3.00 for children. Proceeds will go 'to the Resident Fund.
Time 6:00. Sipoy2 sheet will be on the bulletin board!
May 16 - Plymouth Creek Band and Choir at 10:00 coffee.
May 20 - Bake Sale, Jewelry Sale and Wbite Elephant Sale. Time 1:00, in; ...ling room.
Proceeds will go to the Resident Fund! Sin MR for the bake sale on
the bulletin board!.
May 21- Cribbage Tournament at 1:00. Students from Plymouth Creek Elementary will be here
to join us. Popcom available in dining room. SjgZno on the bulletin board! Line dancing
at 7:00.
May 24 - Special Brunch, 9:30-11:00. Price $3.50.
May 28 - National Fitness Day! 500 Cards at 1:00.
may 29 - Plymouth Rockers at 3:15 in the dining room.
EVERY THURSDAY WILL BE T-SHIRT DAY. FEEL FREE TO WEAR YOUR SHIRT
FROM LAST YEAR! ALSO COME AND GUESS THE M&M'S IN A JAR EVERY
MONDAY. WINNER GETS TO EAT EMI Winner to be announced at 1:00. every Friday.
eiA I iIII . ¢.Ie -
Once again, Plymouth Towne Square invites the resident community to join in this
year's celebration of Older Americans Month in May. This year's theme is
Powered by the Heart" plays tnbute to the wisdom and knowledge of Plymouth's
senior citizens.
Plymouth Towne Square is a member of the American Association of Homes and
Services for the Aging (AAHSA), a national association of more than 5,000 not-for-
profit
otfor-
profit providers of aging services and Minnesota Health & Housing Alliance
IV HHA), a state-wide organization of more that 460 not-for-profit nursing homes
and senior housing providers in Minnesota. Both AAHSA and M10A members are
dedicated to providing quality care to older persons and to helping older persons
live as independently as possible.
There is a whole month hill of activities planned for you. So sit back and put your
feet up and read your Newsletter very carefully. You won't want to miss out on any
Of the fim.
Our new administrative assistant Kathy Bosen came at just the right time of year.
Someone knew that I needed some extra guidance during this special month. We
huly hope that you eWoy all that we have planned.
FLOOD VICTIMS RELIEF Thanks to your generosity, $193 was collect and
sent to the Flood Relief Account. Your thoughtfulness will be greatly appreciated.
MAY BIRTHDAYS
Elizabeth Quasi May 2
Lorraine Owson May S
Patricia Micheals May S
Melva Campbell May 6
Alice Heine May 14
Bouekh Plotkin May 17
Pauline Milner May 19
Mary Disch May 20
Ted Solle May 21
Lillian Ronneberg May 23
Irving Nelson May 24
Stefanie Dusk May 26
JIIST A REMINDER
PLANTS in the Activity Room should all have your name on them. Vi Soucy will
take care of them. Please open the shades when leaving.
O
Please remember that the on-call staff om the weekends,
1s only for Emergencies!
e
FREE BLOOD PRESSURE CHECKS will be the 3rd Monday of the month.
The nurse will be here May 19 at 9:00. She will also be discussing
Blood Pressure" - What the numbers mean - Guidelines - Diet
Come with questions
BIBLE STUDY is held every 1st, 2nd and 3rd Wednesday at 9:30, in the Meeting
Room on 3rd floor. 1st and 3rd will be conducted by Nells and the 2nd will be
conducted by Don. This is open to all residents.
J
SENIOR.MONTX RICK-0FF Come join us in du dining room as we pay
special tribute to a group of ladies who live in our building who are in their 90's and
still living independently. We will have a special presentation and coffee and
donuts for everyone.
GET-TOGE O - There are so many other activities planned that we are
canceling for the mouth of May. Remember - we are still Joel ft for a ehairnum
The Get -Together can be every month, every other month or whatever the chairman
wants it to be. A committee is also needed. Please contact the office.
As spring approaches we look ftWard to seeing all of our gardeners hard at work.
There is still one plot left. Please contact the office if you wish to purchase it. The
price is $10 for the season. A reminder to those who have signed up for a spot,
don't forget to pay. Contact Barb Buchholtz if you have any questions regarding
rule for gardening.
TOURNAMENT DAYS: During May every Wednesday will be a Mama
toiunament in the diming room. Sign-up are on the bulletin board. We have people
to be in charge of the 500 day and the Bunko day. We are sal looking for people to
help up with Skipo and Cribbage Day. On May 21 there will be 26 students from
Plymoudi Creek Elementary School to play cribbage with us. Please sign up for this
day even if you aren't an expert. It will be such fim to play with the children.
I'm Okay Ammm Thank you for the wonderful response to the request for more
checkers. Now we want to mention that maybe your want to participate in the
program. To belong to I'm OK stop by the office to be put on the list. You will
receive a doorknob card to be placed on your door by 9 PM and removed by 9 AM.
Tire checkers walk the halls and checking on the cards to make sure your are OK. If
your card is not on your doorknob when it is suppose to be, the checker will knock,
then call, if they still do not contact you then they contact the office. This program
is in effect to ensure your well-being. Please join in.
r
MOVIE MADNESS FOR MAY
Agr FRIDAY EVENING 7:00 PM
1W ACTIVITIES ROOM
MAY 2. 101 DALMATIANS -Disney Movie. Adventure and comedy takes place
in a London flat dealing with the arrival of 15 puppies. Gleet Close, Jeff Daniels,
Joely Richardon and Joan Plowright.
MAY 9. PHILADELPHIA STORY - 1940 Comedy, centers on a Main Line
society family's preparing for a wedding and a bride getting cold feet. Katharine
Hepburn, James Stewart and Cary Grant.
MAY 16 - SPEED -1994 L.A. police have a nasty problem: there's a bus on the
freeway rued with explosives set to go off. Keamu Reeves, plays a SWAT officer
on die case. Also stars Dennis Hopper, and Sandra Bullock.
MAY 23 - FATHER OF THE BRIDE - Hilarious comedy of a befuddled father
who has a hard time letting go of his young daughter when she announces her plans
to wed. Steve Martini, Diane Keaton and Martin Short.
MAY 30 - STEEL MAGNOLIAS =A waw and witty celebration of friendship,
Southern -style. Sally Field, Shirley MacLaine, and Julia Roberts.
Dear PTS Residents,
I want to thank those of you who have come to the office to introduce
yourselves and welcome me. I can't tell you how I appreciate your warmth and
your kindness. You are a wonderful PTS family and I already feel very at home
here. I look forward to meeting those of you whom I have not met, so please stop
down and introduce yourselves.
I thought maybe I would tell you a little bit about myself First, "I can't spell,
so be patient with me"! Actually I have been in Advertising all my working life and
for the last 2 years have been working at St. Therese Home in New Hope. (I was the
token Lutheran). ::ere is really where I found my real love. SENIORS! So that's
why I feel so blessed to be here amongst all of you. Thanks Melody!!!!
I actually grew up on Schmidt Lake in Plymouth while in high school and
have been back in Plymouth living since 1992. I married my Jr. High sweetheart
almost 30 years ago. He is a Deputy Sheriff and works for Hennepin County. We
have 3 children, a son who is 25, and plans to be married next year. Two girls, who
are 14 and 16 and in 9th and 10th grade at Armstrong High School. Some of my
hobbies are craft, needlepoint, baling, spending time with family • and friends. Well
I've bored you r.wug% thanks for listening. I look forward to meeting all of you.
J
EMERGENCY PROCEDURES REVIEW !
FIRE DRILL A Fire Drill will be held on Tuesday, 5/27 between 2:00 p.m.
and 4:00 p.m. If you exit the budding during the drill, Please wait by the &Wle
umil the "All Clear" is given. Remember that in the event of a real fire or an
evacuation, you must move away from the building and proceed to the corner of
37th Avenue and Plymouth Boulevard.
ML Remember that Plymouth Towne Square has a state-of4haart fire and
smoke detection system and also a full fir sprinkler system which protects the
building. The Plymouth Fire Department responds to all apartment building alarms
with equipment and a complement of experienced firefighters in rescue and fire
control operations. This force will promptly respond to confine and control the fire
and ventilate smoke from the building.
Management provides a list to the Plymouth Fire Department of residents who have
handicaps or disabilities and may need additional help in the event the building
needs to be evacuated. If you wish to be on the list, please notify Melody or Kathy
in the office.
It is critical that you become well acquainted with all stairwells and alternate means
of escape in your building in addition to fire emergency procedures that you are
recommended to follow in case of a fire. Please become familiar with the
procedures which are located in your Resident Handbook. If you are unable to
locate your handbook, copies of emergency procedures are available in the office.
TORNADO: Just a reminder that it is tornado season. If the National Weather
Service issues a "Tornado or Severe Thunderstorm Watch" it means that the
weather conditions we right for a tornado or severe weather. This gives us time to
prepare and to watch the developing conditions. If a "Waning" has been issued, it
means that a Tomado/Severe weather has been sighted. If you are in your
apartment, pull your drapes and take shelter immediately in your bathroom.
If you are in the common area of the building, move to an interior hallway or lounge.
Always stay away from windows. Do not enter the garage area as it is not secure
due to possible pressure on the overhead doors and the danger of flooding.
May 1997
Monthly Planner
Pihlled by Cdw dw Phm on 425. i7
1 2 3
s YET IW TTi IM *I t.7 IOMAUCoffsKM I000 AM ENE"
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4 5 6 7 8 9 10
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Pihlled by Cdw dw Phm on 425. i7
MEMORANDUM
TO: ANNE HVRLBURT
ED GOLDSMITH
FR,: Donor Fleets, Regional Direetr- of Operationa.sa
Dale: JUNE 1997
RE: PTS Monthly Report for APRIL 1997
Monthly FhUMW:
April FinancW Statements (sea attached).
Laundry - Reflects timing on emptying machines
Readw ServicedSupphes - Ordered more paper products for aff activities during May
i Housdceeping/SuppGes - Reflects purchasing new vacuum clesim
PO/Ceretaker Allowanced - m6ects missed payment
GAIMeadngs & Sminars - AHM Occupancy Workshop
0 0:
i • GAIPostage - Extra postage to read out Waiting List
1GAMeinted Communications - Reflect Latterbead ordering
GM Mw - Reflects May month t -shirts ordered for staff
Overall below profected budget
Oeeupaoeymorkedog:
Monthly Occupancy Report for April (in attachad),
97 units leased phis 2 caretakers.
AprU Houft Report: includes April Resident Newsletter
Plant Operations:
Mailed out Waiting Iasi update lettere
Eked New Assistant
Windows were washed
Apt
i.
MAHA orientation .
Resident Sawkw:
Remdent Councd chosen
Set up programs for May Mouth Awwtes
0 Sola hn valances were mstdled
Plan ordered for frond porch
r 'f
If you have any questions, please contact me at 8274363
CC: Geoff Kaufmann, Melody Burnham
I .D
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900.61 5.51LOO 114.90/.19) 90.000.10 10.000.00
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UNITY b 0141 05.00 1211.01 LBO 0.00 501.00 501.0 0." 0.0 I.S"."
MR MO1 ORALO 101.01 105.00 0.00 0." to." 115.0 35.00 20.00 1.015."
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IIISCILLANM 15.01 10.10 5.00+ t3." 135." 130.00 5." 11.15 311."
Taman IONS 69.61 1.96." I,S06.75• As M.611 r.3a.O 7.943.311- 6.01 21.101."
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OISCELLAR 15.24 20.01 4.16- am 45.24 01.0 36.71• 43645 260.00
01st1EOt p01 10." 1"." 11.0- 2." 303.10 401.0 6.30 I,316 1,7411.00
SUPPLIES • Otlw 1411.40 95.01 1111.611 53.36 1151* 310.01 127..• 11:.46 1.1100.01
TOTAL OEs10E11 =ft 51.03 ITS." 0.01 20.45 693.59 A".01 1116.41• 0.12 3.401.01
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WAL Wigg vee 1.002.% 1.001.0. 2.107.06- 73.61 4.024.02 1.140." 4ju.le- 50.56 10.611.00
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1M1IME;O Au1N1rtES W.75 50.0 159.72 260.46 210.92 168.68 10A2
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Mill PEES 0.00 0.68 0." 9.00 0." 0." 6.68
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smut 41.71 100690 50.10 51.11 374.0 40m 23.113- 431 I.2a:OG
tnel 421.40 450.00 17.69• G.0 1.03.0E 1.000.69 1x.11- s.::, 5.4410
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ma Guam 640111. 7.769.Q 1.21.33 1100.71• 6.8 3I.W.40 33.161.32 1.119.14- 3.41 10.011.00
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VA
iUMINOLIMAMPLYi1ii6UTB,'MN
DATE: June 12,1997 for Housing and Redevelopment Authority Mating of June 19,1997
TO: Anne Huuiburt, Executive Director
FROM: Edward Goldsmith, HRA Supervisor .
SUBJECT: Authorization to Amend Plymouth Towne Square Management Agreement with
Walker Management, Inc.
At the Board's May mating staff was directed to request that Walker Management agree to an
amendment of our Management Agreement to extend the MRA's option to terminate the
Agreement until September 3, 1997, for this year only. This was requested in order to give the
HRA additional time to evaluate Wallfer's performsnoe in responding to ongoing construction
issues at Towne Square, before needing to make a decision regarding allowing the Agreement to
automatically renew for an additional year.
Walker staff have indicated that they will agree to an amendment to the Agreement as specified
by the Board. I have instructed the City Attorney to drab the indicated amendment
Recommendation: That the Beard of Commissioners amthorke the Chair and Executive
Dhrector to execute an amendment to Section 9A1(b) of the Martag ment Agreement
between the BRA and Walker Management, dated March 1,19% In order to extend until
September 3, 1997, the BRA's option to terminate the agreement at the end of its current
term.
J
MEMO .
CITY OF PLYMOUTH .r.
r3400 PL'tMOTI'H BOIJLBVARiD, ;PLYMQVI', : SS4A7.
DATE: June 12. 1997 for the Housing and Redevelopment Authority Mating of June 19, 1997
TO: Amis Huriburt, Community Development Due=
FROM: Edward Goldsmith, HRA Supervisor 4
SURMCT: Status of Shenandoah Townhomes Housing Improvement Area
The City i ;ouncii's Public Hearing to consider creation of the Housing Improvement Area has been
scheduled for the Council's mating on June 18. 1997, at 7:00pm at City Hall. The Council will be
asked to establish the Housing Improvement Area with the staff directed to pursue the use of a
private thud party loan backed with a debt service reserve or loan guarantee provided by the City as
the preferred method to finance the improvements within the Housing Improvement Area. The
specifics of the financing is to be determined after further discussions with the Shenandoah
Homeowners Association and third party leaders. The Council will also be asked to establish an
advisory board for the Shenandoah Townhomes Housing Improvement Area consisting of residents
of the area recommended by representatives of the Shenandoah Homeowners Association.
Since the Hoard discussed this proposal at its May mating. I have obtained additional information
regarding the possibility of private financing for the improvements. One local bank has indicated
that tiny would consider a loan that included a debt service reserve of 10% to 20% of the loan
amount with an interest rate of 9.396 to 10.3 % over eight to ten years. The reserve would be in
the form of a revolving fund with payments from the Horsing Improvement Area replenishing the
fund after any required disbursements. Also. the bank is looking into the possibility of a grant from
Me Federal Home Loan Hank to subsidize the cost of the improvements for qualifying low income
homeowners.
This scenario world require that the City pledge up to $280.000 on a $1,400(1.000 loan. The
proposed interest rates would result in monthly payments of approximately $83 to $90 per housing
unit for a ten year loan. This is $S to $12 per month more than a ten year loan at 8%. the estimated
rate for a direct City loan to the homeowners association. The recommendation to the Council is
based upon the smaller amount of finding that the City would have to provide sed the reduced risk
to the City with a maximum 20% reserve. After the specific financing terms have L -mm determined,
a final recommendation will be presented to the City Council. A copy of the City Council Report
for the June 18" meeting is attached. I will provide a verbal report on the June 18m Council
meeting at the Hoard's June meeting.
J
Agenda Number:
TO: Dwight Joh='XnSunpauviwrdn=&AnwHuriburtConvnwdtyFROM: Edward (iol
Development Director
SUBJECT: Adoption of an Ordinance Establishing a Housing Improvement Area for the
Shenandoah Townhemes, Shenandoah First and Second Additions and
Creation of an Advisory Hoard for the Housing Improvement Area
DATE: June it, 1997 for the City Council Meeting of June is, 1997
1. PROPOSED MOTION: That the City Council adopt the attached resolution adopting an
ordinance establishing Housing Improvement Area for the Shenandoah Townhomes,
Shenandoah First and Second Additions under Minnesota Statutes 428A, duccung staff to
pursue the use of a private third party loan backed with a City guarantee or debt service
reserve as the preferred method to finance the Housing Iadpmvematts, and creating an
advisory board for the Shenandoah Townhomes Housing Improvement Area
2. BACKGROUND: On June 4,1997, the City Council received a report regarding a proposal
to establish a Housing Improvement Area for the Shenandoah Townhomes under Minnesota
Statutes 428A for the purpose of facilitating the residing of the buildings along with related
improvements and approved a resolution establishing June le as the date for a public
hearing on an ordinance to establish the Housing Improvement Area Tice report outlined
five options for the City to facilitate financing of the housing improvements. Option 0 1
would establish the Housing Improvement Area with the City fording the full cost of the
improvements, estimated to be $1,400,000. A fee would be levied on each property to be
billed and paid with flair property taxes over a specified member of years to repay the City,
with interest. Options 0 2, 3, and 4 would have the City or Housing and Redevelopment
Authority provide a direct loan, loan guarantee, or debt service reserve, respectively, to the
homeowners association. The association would be responsible for repaying any funds
provided by the City. Option 4 S would establish the Housing Imlmovememt Area as a back-
up to a City loan guarantee or debt service reserve for a private third party tart to the
homeowners association. If the association was unable to make its debt service payments to
a private lender, the City would make the payments. If the association was unable to re -pay
the City for its payments, the City would recoup its fimds by levying fees through the
Housing Improvement Area A copy of this report, dated May 28,1997 is attached.
3. DISCUSSION: Since the June 4° Council meeting, staff have had additional discussions
with a local bank regarding Option # S. a Housing Improvement Area to back-up a loan
guarantee or debt service reserve pledge utilizing City funds to secure a private loan to the
homeowners association. These discussions indicate that a debt service reserve pledge of
from ten to twenty percent of the amount of the loan would be required. The reserve would
be a revolving fund with Housing Improvement Area Fees replenishing the reserve if
withdrawals were necessary to cover debt service payments. A debt service reserve pledge of
up to 3280.000 would be needed for a loan of $IA million. The beak has discussed a ten
year loan with an int rate of approximately 9.5% to 10.5% that would result in a
monthly payment of approximately $83 to $96 per housing unit for a loan of $1,400.000.
Option # 5 appears to be the best alternative for the City. It avoids the need for the City to
provide the full fimding for the improvements and shares the risk of a loan with a private
left Under this option the City's ultimate risk is 3280.000 plus interest or less compared
to up to approximately $1 A00,000 plus interest without the participation of a private lender.
This option provides the maximum benefit with the smallest risk to the City.
Representatives of the Shenandoah Homeowners Association have indicated that they
would Woe to proceed to negotiate a third party loan with a City provided guarantee or
reserve. The negotiating process would be facilitated by the adoption of the ordinance
creating the Housing Improvement Ares by the Council. This would also start the statutory
43 day waiting period before the ordinance can become effective. The waiting period
gives owners and residents the opportunity to object to creation of the Improvement Area
or for owners to object to the inclusion of their property. Implementation of the ordinance
can be stopped by 35% of the owners or 35% of the resides of the Area fling objections
with the City before the enactive dates of the ordinance or the resolution approving the
improvement fns. During this waiting period staff will work with representatives of the
Homeowners Association serving as an advisory committee to the City (as provided for in
the statute) and a bank to determine the details of the loan and the debt service reserve.
These details would be brought back to the Council for its review, prior to its approval of
the Housing Improvement Fees. •
The Housing Improvement Area statute provides drat the City may create an advisory board
to advise the City in regards to the planning and construction of the Housing Improvements
and imposition of the Housing Improvement Fees in the Shenandoah Housing Improvement
Area In appointing the bard, the statute provides that the Council consider for
membership, members of any condominium association in the Housing Improvement Area
and give the advisory board an opportunity to review, and comment upon any proposal to
provide the Housing Improvements prior to its adoption by the City. Representatives of the
Homeowners Association, which qualifies as a condominium association referred to in the
statute, have recommended a list of persons, attached as Exhibit A to the draft Council
resolution, to be appointed to serve as members of the advisory bard.
6. BUDGET IMPACT: Under the statute all costs of the Housing Improvement Area are to be
charged against the affected properties. However, the City could have some short term risk
to cover any delinquent debt service payments that exceeded the amount factored into the
project costs. The City could recoup these costs from either the homeowners association or
through the Housing Improvement Area fees charged against all of the properties. Continued
deterioration of the property would adversely affect property values and property tax
revenues from this area The assessor's market value for the area is approximately
2
15,500,000. Property taxes payable in 1997 are approximately $240.000. Approximately
31,200 of this is City property tax. The potential dwit tam risk to the City of providing
assistance would be offset by preventing the inevitable declines in property values that would
occur if the improvements were not made. Preventing a 10% to 20% decline in values would
save approximately $24.000 to $48.000 in local property tax revenues annually.
Approximately $3.1,20 to $6,240 of this would be City property tax. In the long tang the
proposed ming unproverments would preserve and possibly jtitwase property tax revenues
for the City and other local taxing jiuisdictioas.
7. R;ECOMMIDATiON: It is recommended that the attached resolution be adopted which
adopts the attached ordinance creating the Shenandoah Townhomm Housing Improvement
Area. directs staff to pursue the use of a private third party loan backed with a City guarantee
or debt service nasus as the preferred method to finance the Housing Improvements (Option
0 5 from the May 286 Council Report): and aeon an advisory board for the Area and
appoints membere thereto.
A7TACifHYl ZM:
1. Draft Council Resolution
2. Draft City Ordinance
3. June 4,1997 City Couacil Report
CITY OF PLYMOUTH
RESOLUTION 97 -
RESOLUTION TO ADOPT AN ORDINANCE TO ESTABLISH A HOUSING
IMPROVEMENT AREA FOR THE SHENANDOAH TOWNHOMES, SHENANDOAH
FIRST AND SECOND ADDITIONS, DIRECT STAFF TO PURSUE CERTAIN
SP!CIFIED FINANCING OPTIONS FOR THE AREA AND CREATE AN ADVISORY
BOARD FOR THE HOUSING IMPROVEMENT AREA UNDER MINNESOTA
STATUTES 428A
WHEREAS. Minnesota Statutes 428A authorizes the City to establish by ordinance a Housing
Improvement Area when housing improvements aro made and the cost of such improvements
are paid from fees imposed within the ares upon petition of a minimum of 23% of the
homeowners within the area for the City to held a public hearing for the purpose of adopting the
establishing ordinance; and
WHEREAS, the City has received petitions from the owners of 47% of the Shenandoah
Townhomes in the Shenandoah First and Second Additions to hold such a public hearing; and
WHEREAS, the petitions and the conditions in the area warrant the creation of a Housing
Improvement Area in accordance with Minnesota Statutes 428A;
WHEREAS, The Plymouth City Council on June 18, 1997, conducted a public hearing
regarding adoption of an ordinance establishing a Housing Improvement Area for the
Shenandoah Townhomes in accordance with Minnesota Statutes 428A.13; and
WHEREAS, representatives of the Shenandoah Homeowners Association have recommended
members of their organization to serve as members of an advisory board to advise the City in
connection with the planning and construction of the housing improvements and imposition of
the housing improvement fees in accordance with Minnesota Statutes 428A.17;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PLYMOUTH, MINNESOTA, that the City Council hereby adopts the attached ordinance to
establish a Housing Improvement Area under Minnesota Statutes 428A, to be known as the
Shenandoah Townbomes Housing Improvement Area, for the purpose of facilitating the re -siding
and related improvements for the homes in the Shenandoah First and Second Additions and
directs staff to pursue the use of a private third party loan backed with a debt service reserve or
Icon guarantee provided by the City as the preferred method to finance the improvements within
the Housing Improvement Area; and
BE IT FURTHER RESOLVED dud the Plymouth City Council does hereby create the
Shenandoah Townhomes Housing Improvement Area Advisory Board for the purpose of
advising the City in regards to the planning and construction of the Housing Improvements and
imposition of the Housing Improvement Fees in the Shenandoah Townhomes Housing
Improvement Area and appoints those persons indicated on the attached Exhibit A to be
J members of said Advisory Board.
Adopted by the City Council on June 18,1997.
EXHIBIT A
APPOINTMENTS TO THE SHENANDOAH HOUSING DIITROVEMENT AREA
ADVISORY BOARD .
I. Nancy Shop" 2612 SM=doah Lane North
2. Bud Chu y, 15620.27° Avenm North
3. Jerry Maley, 2656 Shumulah Lane North
4. Darien Jenna, 2748 Tera rA w Court North
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i
r
s
TO: DwightJohnson,=
SupavisorPROM: Edward Ooldsmi through Ant:e'Hini. CommunityDevelopmentDirector
SUBJECT: Setting the Date for a Public Hearing on the Establishment of a HousingimprovementAreafortheShenandoahTownhomes, Shenandoah First andSecondAdditions
DATE: May 28,1997 for the City Council Meeting of June 4. IM
I. PROPOSED MOTION: That the City Council adopt the attached resolution establishingJune18, 1997 as the date for a public hearing to accept input regarding petitions fomhomeownersintheShenandoahFirstandSeconalAdditionsrequestingthattheCityCouncilestablishaHousingImprovementArraforthepurposeofw.spd M the homes in theirdevelopmentunderMinnesotaStatutes428A.
2. BACKGROUND: The City has received petitions with 131 nen•dupliceted signatures thatvalidlyrepresent102 (47%) of the 219 hones in the Shenandoah Townhomes requesting thattheCityholdapublicheatingtoadoptanordinancetodesignateShenandoahTownhomesas
a Housing Inipivvement Area under Minnesota Statutes 428A for the installation of new
siding on the buildings. Copies of the petitions sre-attached. Shenandoah Townhomes arelocatedatthesoutbeastcomerofVicksburgLaneand28° Averts in Ward 1. TheOwnhomeswereconstructedbetween1971and1981. These are modest cost homes with
meows market values of from approximately $60.00010 $98,000 and an avenge value ofapproximately $72,800.
The 36 buildings were originally sided with plywood panel siding that has been subject to
separation of the plies and weathering that has ceased paling of the paint that cannot be
reasonably corrected by nlWn ing. The condition of the siding is unsightly in phuces and
without replaeement of significant repair will continue to deteriorate. Photographa of theseconditionsareattached. The Homeowners Association has hired an architect to evaluate the
coalition of the siding. The architect's mon is to reside the buildings and paint
remaining wood trim and doors at an estimated cost ofjust under $1 A million (spy6,200 per home). Additional work recommended by the architect is not included in this
estimate and would be financed separately by the individual owners. A copy of thearchitect's evaluation is attached.
Other improvements, including repaving of the private drives, re•roofiog of the
and replacement of retaining walls and sidewalks, are being done with the reserves curraWyJbeingsetaddsbytheHomeownersAssociationHowever. the Association's mum areinadequatetopayforthereaidingofthebuildings. The Association has provided a list of
over 60 financial institutions that they boo contacted in an uosuoees:l efft to find private
fbiancing for this improvement. Written documentation from four institutions indicates that
the primary d0culdes in fmancing these improvements aro the multiple ownerships of the
units, the difficulty incl ;%ming security to cover the loan, the inability of the Homeowners
Association to meet undwAriting standards, and the huge increase that would be required in
the monthly assessments paid to the Association by the owners. Copies of this
documentation is a#wJw&
The Housing Improvement Area legislation was adopted in 1996 and become effeetive
August 1, 1996. This legislation is modeled after special legislation that had been passed for
the City of Hopkins in 1994. Under this legislation a minimum of 2PA of the housing
owners in an area of the City may petition the City C6tmeil to hold a public hearing to
consider adoption of an ordinance to establub a Horsing kiprovement Area within which the
City may impose fees on the housing owners for the east of certain housing improvements,
including any City administrative costs. This is the first petition received by the City under
this statute.
The City can use any of its unencumbered or non-0eaignated funds or sell taxable private
activity bonds to cover the front end cost of the improvements. The City can provide
financial assistance to the homeowners association to do the work or contract directly for the
impsovemems. The fees imposed on the property owners would be used to wpay the City
for Its costs and to make any bend payments associated with the improvements, According
to state statutes, the fees charged against the individual properties would be applied and
collected the same as property taxes levied by the City.
The ordinance must describe the basis for the imposition of the fns and the number of years
drat the fees are to be in effect and must include findings that without the housing
improvement area, the proposed improvements could no be made by the condominium
association or housing owners and that the improvements aro needed to maintain and
preserve the homes in the Area Any time after adoption of the ordinance establishing the
Arca, a second public hearing is required before any applicable fees can be imposed upon the
properties. Before a resolution approving the fns can be adopted, any condominium
association located in the Arca must submit to the City an acceptable financial plan that
provides for the future financing of maintenance, operation and capital improvearents of the
common elements of the properties.
3. DISCUSSION: The holding of the public heating and the adoption of an ordinance
establishing a Horsing Improvement Arca are solely at the discretion of the City Council. If
either 35% of the residents, or owners represeming 35% of the residential tax capacity in the
area file an objection to the ordinance with the City before its effective date, the ordinance
does not become effective.
The proposed improvements are necessary to maintain and preserve the homes in the arca
and prevent further deterioration of the property. The improvements would preserve modest
affordable homes in the City that are in short supply, preserve property values in the area and
Vomit blight. Because of the nature of the siding as a common element of the structures it
is not practical for the individual homeowners to undertake the wsWiug. The Homeowners
Association would be tho logical entity to undertake the raaitsg, but it has did
that it does not have the ability to finance the impn vements without outside assistance. The
Homeowners Association has indicated a willingness to work with the City to accomplish
this work and follow the statutory requirements regarding the Associsdon's responsibility for
future maintenance and capital improvements.
Without some form of City assistance, the improvements could not be adequately made by
the individual homeowners or the Homeowners Association at this time. While it is possible
that the Homeowners Association could obtain the 2/3's vote of the owners necessary to levy
a special capital assessment, it would take an inordinate amount of time for them to raise the
fiords necessary to do the required m k. Dumig such time the siding would comimm to
deteriorate and contribute to deterioration of other structural elements of the buildings.
4. ALTERNATIVES: Staff has been evaluating the Shenandoah homeowners' request and
considering alternative responses. Alternatives to the establishment of a Housing
Improvement Area (Option 01) include a City or HILA loss to the homeowners association
Option # 2), a guarantee of a third party loan to the homeowners association (Option 03). or
pledge of a debt service reserve to be used in the event the homeowners association fails to
make loan payments to a third party leader (Option # 4). An Option # 5 could also be
considered which would combine Option # 1 with Options # 3 or 4. The mayor distinction
between use of the Housing Improvement Area statute (Option .# 1) and a direct loan, loan
guarantee, or debt service reserve (Options # 2. 3. & 4, respectively) is the method for
repayment.
Option # 1. Under the Housing Improvement Ara each individual property owner would
be billed by the County for their share of the improvements as part of their semi-annual
property tax payment. Failure to pay would result in a tax delinquency that could lead to a
tax foreclosure of the property. Any tax foreclosure would be undertakers by the County and
at the earliest would be completed within six years of the first delinquent payment. Any
delinquencies in excess of the amount factored into the financing for the improvmems could
be included into the total amounts due from all homeowners in the following year to
minimize the City's exposure for delinquencies. In addition, since these payments would be
part of the property tax payment, most mortgagors would include the payment as part of the
owner's mortgage escrow and would require payment by the owner to prevent the property
from becoming tax delinquent.
Under the Housing Improvement Area loan option. the City would provide the entire amount
of the loan from either existing fund balances or bond sales. If a bond sale were the source of
fiords, it would be a general obligation of the City. City financing of the improvements
would provide a lower interest rate for the homeowners than would private financing. The
lower interest tate would slightly reduce the financial burden on the homeowners. A 2%
difference in interest rates would amount to a difference of approximately $7 to $8 per month
S110 to $95 per year) for lams of $6,200 per unit for from ten to twenty years respectively.
Option # L Under the direst loan option, the City (or HRA) would .provide the entire
J amount of the loan either through existing fund balances or bond sales. This would be the
same as Option 0 1 except that the homeowners association would be directly responsible for
payments on the loan rather than the individual property owners. This is similar to Options 3
4 more fully discussed in the next paragraph.
Opdoas N 2, 3, & 4. Under a ban, ban ; oraaty, or debt service reserve, the
homeowners association would be responsible for loan payments. The association would
assess the individual homeowners for their portion of the payment. This would require a
2/3's vote of the property owners to increase their association asapnems. 1f the oasociation
was- unable to get the 2/3's vote, a loan to the association would not be possible. The only
option, if that occurred, would be use of the Housing Improvement Area statute.
If a homeowner failed to pay assessments to the association, it could file alien against the
property and tape legal action against the owner. Such action can include, as a last resort,
foreclosure on the property by the association. At the earliest, a foreclosure action could be
completed approximately eighteen months from the date of the first delinquent payment. If
the association failed to take appropriate legal action against delinquent owners and as a
result failed to make its loan payments, the City or HRA could take control of the
management of the association to force such action. The City or HILA should also regularly
monitor the operations of the association to be certain that the association is able to make the
loan payments in a timely fashion.
Option M 3. Under the ban guarantee, a source of City fiords would have to be identified to
either pay-of the balance of the loan or make debt service payments in the event of a loan
delinquency or default, depending upon the terns of the guarantee. The homeowners'
association would be liable to the City for any payments that the City was required to make
under the guarantee or reserve options.
Option N 4. Under a debt service reserve, the City would provide or pledge an amount less
then the amount of the loan that would be available to cover delinquent loan payments to a
third party lender. The amount of the debt service reserve could be capped at an amount less
than the total amount of the loan. This could limit the City's exposure to an amount less than
in Options q 1. 2, or 3. The homeowners' association would be liable to the City for any
payments that the City was requited to maks under the guarantee or reserve options.
Option a S. The use of a Housing Improvement Ara to back-up a ban guarantee or
debt service reserve utilizing City fiords to secure a private loan to the homeowners
association would also be possible. Under this approach the City could minimize the funds
that it would have to make available and it would not have to issue bonds. This would
require that the homeowners association obtain a 2/3's approval of the property owners for an
assent to cover the debt service on the loan. In addition, to get the most favorable loan
terns, each of the property owners would have to give written permission for the lender to
obtain a credit report on each of them. If the homeowners association became delinquent on
the loan payments, the City's loan guarantee or debt service reserve pledge would be
aincised by the lender. If the City were unsuccessful in collecting the delinquent amount
fivm the association, the City could either take over management of the association to collect
the delinquent amounts directly through property liens against the delinquent properties or
levy fees against all of the 219 individual properties under the Housing Impmovement Area
statute to recoup the delinquent amount.
4
This would be contingent upon the City and homeowners association being able to negotiate
a loan with a third party leader. An initial discussion with a local bank indicates that this
may be possible. If it were not possible to negotiate such a loan, the Housing Improvement
Area designation could be used to make a City loan for the improvements. The loan
guarantee, debt service reserve and Housing Improvement Area loan proposals would require
City Council review and fuel approval at a later date.
S. HRA RECOMENDATION: At the Housing and Redevelopment Authority's (HRA)
meeting on May 13, 1997, the Board Members conducted a lengthy review and discussion of
the Shenandoah homeowners' request. In a unanimous vote the Board adopted the following
recommendations:
That the City provide Lmncing for re -siding the Shenandoah Townbomes through the
Housing Improvement Area statute.
That the City add its administrative cost up -front to the cost of the proposed work.
That the City establish an interest rate of Wo to be charged to the property owners, except
for financial hardship cases which could receive a reduced interest rate.
That any interest collected in excess of the City's terse of funds be contributed to an
affordable housing fund for the City.
7%a the City establish approval criteria to be applied to any future Housing Improvement
s .w aviluests.
The HRA made these sec omnundations based upon the following discussion:
A loan guarantee or debt service reserve would likely require that the City assume a large
proportion of the risk and would be more complex than a direct loan.
Charging the City loan payments directly against the properties to be paid with their
property taxes is preferable to assessments through the homeowners association.
The Housing Improvement Area fees would be superior to any other liens or indebtedness
on the property.
The homeowners' interest costs would be less with a City loan and the City could offer
reduced interest costs in hardship situations.
This is modest cost affordable home- 'hip housing within the City that must be
Preserved.
The Housing Improvement Area statute ..ds that the homeowners association develop
a plan acceptable to the City that provides for the long term financing of maintenance,
operations, and capital improvements of the common elements of the property.
The Housing Improvement Area mechanism for financing the improvements and
collecting the foes through the property tax system would be simpler than a loan
guarantee or debt service reserve involving a third party lender.
6. BUDGET IWACT: Holding the public hearing has a minimal budget impact for the test
of advertising and mailing. Under the statute all costs of the Housing Improvement Area are
to be charged against the affected properties. However, the City could have some short term
risk to cover any delinquent debt service payments that exceeded the amount factored into the
project costs. The City could recoup these cerate from either the homeowners association or
through the Housing Improvement Area fees charged against all of the properties. Continued
deterioration of the property would adversely affect property values and property tax
revenues foom these properties. The assessor's market value for the area is approximately
15,500,000. property taxes payable in 1997 are approximately 5240.000. The potential
short term risk to the City of providing assistance would be offsot by preventing the
inevitable declines in property values that would occur if the improvements were not made.
Preventing a 10% to 209A decline in values would save approximately $24.000 to 548.000 in
Iced property tax revenues annually. in the long term6 the proposed housing improvements
would preserve and possibly mcmase property tax revenues for the City and other local
taxing jurisdictions•
7. RECOMI ZNDATION: It is recommended that the attached resolution be adopted which
provides for a public hearing to be held on June 18, 1997 at 7:00 p.m. This will allow the
Council to take public testimony on the request from the property owners and residents of the
area before discussing the various options proposed to address the conditions at Shenandoah
Townbomes. By the time of the public hearing, staff will have additional information
regarding the possible terns of a City assisted third party loan to the Shenandoah
Homeowners Association for the Council to consider.
ATTACHMENTS:
1. Draft Council Resolution
2. Site Map
3. Petitions from Shenandoah Townhomes
4. Doer from Shenandoah Homeowners Association
S. Letter from Luken Architecture
6. Photographs of Siding
7. Documentation from Financial Institutions
6