HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 05-15-1997STAFF REPORTS
MAY, .1997
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1. Call to Order
2. Approval of Manch 20,1997 Minutes
3' motion for Former HRA Commissioner Marjie McFarland
4. Loan for Hammer Rcssidences
S. Shenandoah Townbomes Housing Improvemetrts Financing Assistance
6• APPlicAtion for 1977 Community Activity Set.Aside Program (CASA)
7. Plymouth Towne Square Monthly Housing Reports
8. Management PMP0W and Agreement for Plymouth Towne Square
9. Status Report on the Community Home Program
10. TRAILS Fund Raising Report
11. TRAILS Monthly Report
12. Correspondem to State Legislators
13. Other Busies
14. Adjournment
y
MINUTES
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
March 20,19!7
A mating of the Plymouth Housing and Redevelopment Authority an,s called to order by Chair David
Crain on March 20.1997, at 7:00 p.m.
PRESENT: Chair Crain, Commissioners Pet Pelstring, Syed Brown, Brim Helmken, and John
Edson (arrived 7:30 pm.)
ABSENT:
None
STAFF PRESENT: Executive Director Anne Huriburt. HRA Supervisor Ed Goldsmith, Housing
Specialist Milt Dale. and Housing Technician Melissa Camialli
APPROVAL OF MINUTES
MOTION by Commissioner Felstring, seconded by Chair Crain to approve the February 20,. 1997
minutes.
Vote. 4 Ayes. MOTION carried unanimously.
RUOLIMON HONORING FORMER HRA COMIYIIRSIONIiM MAR= WCFARLMAX97.0!
MOTION by Chair Crain to adopt IBCA Resolution 97.05, seconded by Commissioner Brown honoringMadiMcFarlandforfinerserviceasanHRACommissioner.
Vote. 5 Ayes by roll call. Resolution 97-05 adopted unanimously.
PLYMOUTH TOWN SQUARE MONTHLY HOUSING REPORT
Housing Manager Melody Burnham presented the end of year fuumcial report for Plymouth Towne
Square. The repot showed rev ands $20.000 over budget and expense $12,000 under budget. A
question was raised on the trensfa of $76.000 from operations to the constructiontion food. This was the
unexperided balance from the initial operating deficit amount that was part of the construction budget.
When the construction fund is closed -out by the city, themoney will be applied to the bond principal.
In spite of higher costs for removal of snow and ice dams on the roof in January, toW expenses were only
slightly above budget. inspec, Inc. has been hired to evaluate the water leakage problems in the building.
As part of the evaluation Minnegasco las done an energy audit of the building. Building is at 100%
occupancy. A now beautician has leased the beauty salon.
Commissioner Edson asked if the waiting list is regularly reviewed. Housing Manager Burnham
mepended that the waiting list is updated by mailings to the applicants every April.
Housing Manager Burnham announced that she had begun the process to hire a new administrative
assietmt for PTS.. Her current assistant, Barbara Peterson has been hired by the City to be the new HRA
y
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Plymouth Huusing and Redevelopment Authority
March 20, 1997
Page 7
PLYMOUTH HOUSING ALLIANCE (PHA) FUNDING REQUEST
HRA Supervisor Goldsmith briefly described the request explaining the ata(Ts objection to the parcel
proposed to be purchased by the PHA. The parcel is guided for multiple unit housing and would not be
appropriate forthe proposed single family home. Staff las advised the PHA that the lot is not appropriate
for single family use. The PHA would litre the HRA to commit fimdng for a lot to be determined. at alaterdate.
Jay Nelson, President of the PHA, gave a brief description of the PHA and the difficulty of finding
affordable vacant land in the City on which to develop inexpensive housing. The person that they are
currently working with is a quadriplegic. He does not qualify for calathrg housing programs because he
is just over the income limits. The proposed home would be totally haodkipped aoreasible. Mary
Bildsoe, PHA Boasdmember and Realtor, will try again to find an appropriate 1 7mdable lot. They amhopingtobeabletoprovidethehomefor8om$95,000 to $125,000.
Commissioner PaharinS questioned whether c.• ant the employer was approached for finding. NSP was
contacted but the response has been rather negative.. The previous house developed by PHA was done by
raising funds from a number of different sgenciesloompanies. They have many offers of volunteer labor
to build the borne. Funding is needed for the land.
MOTION by Commissioner Pelatirm& seconded by Commissioner Edson to approve the use of $25,000
from the Fox Forest affordable housing fund to assist the PHA and Interfaith Outreach and Community
Farmers (TOCP) in the purchase of a single family lot in a location to be determined within the next six
monde, subject to Board approval of apecific development and fimnring plans; and that discussions be
held with the PHA and TOCP to determine the appropriate ownership and mortgage mechanisms for this
type of development to assure the long term affordability of the housing..
Vote. 5 Ayes. MOTION carried unanimously.
At this point Supervisor Goldsmith asked the Board to allow Jay Nelson, who was the architect for
Plymouth Towne Square, to make an announcement of the honorable mention award for design of
affordable senior housing that was recently given to PlymouthTowne Square by the National Council on
Senior Housing. Mr Nelson's firm will be issuing a press release on the award.
SUBURBAN HENNEPIN FAM HOUSING INITIATIVE
HRA Supervisor Goldsmith presented Hennepin County's request for f ceding to Goad .nue the Fair
Housing Initiative through 1998. HUD requires arnidemem communities to undertake fair housing
initiatives to continue eligibility for CDBG funds.
Chair Crain commented that it would cost more for the HRA to provide time services on their own. The
county uses then funds first before requesting fimds from Plymouth and Bloomington.
Supervisor Goldsmith reported that funds have been budgeted for this activity.
Motion by Commissioner Pelstring, seconded by Commissioner Helmken to authorize the HRA's
participation in the Hennepin County Fair Housing Initiative through December 31, 1998, including
annual expenditures of up to $1,700 from the Consultant Services Account of the HRA General Fund
W
Vote. 5 Ayes. MOTION carried unanimously.
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Plymouth Housing and Redevelopment Authority
March 20.1997
Page 8
STATE LEGISLATIVE PROPOSALS
HRA Supervisor Goldsmith presented a report on a proposal at the state legisladue to reduce economic
assistance by $100 per month per client if the client receives housing assistance. This would mean that
housing agencies v. ould have to pay more in housing assistance. In Plymouth, 21 Section 8 clients would
be affected. It could mean elimination of assistance for 2 families and a reduced administrative fee of
1.200 per year. For the State as a whole the impact is much larger. Less funds for public housing and
privat:;ly subsidized buildings will reduce maintenance and other services. /This prepwal ares adiapad
by the ksmstame wpm 4rWW rWfam/
Another.propoaal would eliminate housing agencies discretion in establishing housing subsidy occupancy
standards. The proposal is more liberal tram Plymouth HRH's current standards. In Plymouth this would
require a significant change in the standard that would result in fewer families being assisted because of
higher per family average subsidy cost. Under this proposal opposite sex children, unless very young,
would be required to be given separate bedrooms and living rooms could not be used as sleeping rooms.
i>t[spgwml wear not considered at the legistatme.J
Arothcr ism which has been previously identified by the HRA may be raised by the Minnesota Chapter
of the National Association of Housing and Redevelopment Officials (NAHRO) at the legislature. The
State. Depsrlmant of Human Rights has ruled that giving a homing program preference to applicants
employed in the jruisdictim is a violation of the State Human Fights Act. [No action has ocewred an
thts Use: at the leglalorare]
J Considerable discussion of the first proposal followed.
MO'T'ION by Commissioner Pelstring, seconded by Commissioner Edson to authorize the HRA Chair and
Executive Director to take such reasonable steps as they deem necessary to advise the State Legislators of
Me HRA's opposition to the proposed $100 reduction in cash payments to families receiving public
assistance without taking into consideration the impacts of such action on the budge of local housing
assistance programs and the proposal to restrict local housing apricics' discretion in adopting housing
subsidy occupancy standards and its support of legislation that would permit local housing agencies to
implement housing preferences for persons waking in a community. That the Board supports welfare
reform that hwasses efficiency. but this proposal does not increase efficiency it only reduces the
effectiveness of existing housing resources. That welfare reform must be coordinated with horsing
programs so as not to reduce the effectiveness of :'lose programs
Vote. S Ayes. MOTION carried unanimously.
NOMINATION AND ELECTION OF OFFICERS
Motion by Commissioner Pelstring, seconded by Commissioner Edson that Dave Crain be re-elected as
chair. John Edson be reelected as Vice Chair and Pat Pelstring be elected as secretary.
Vote. 3 Ayes. MOTION carried unanimously.
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Plymouth Housing and Redevelopment Authority
March 20.1997
Page 9
1996 BRA ANNUAL REPORT
Comment Was made that it looks impressive and is a good information piece to respond to iogWries
regarding the City's effort in Support of affordable housing.
TRAILS MONTHLY REPORT
TRAILS Program continues to operate smoothly with 24 Plymouth dmaa participating
SUPPLEMENTAL MMRMA77ON FROM CDBG GRANTEES
Additional infomretion was received from the Greeter Mianespolis. Day Care Association and WaCao
regarding their 1997-98 CDBG applications.
OTHER BUSMESS
Board members received information on the NAHRO spring emtdrogioml conference, a hear from a
Section 8 participant thanking the HRA for the aubtsnce that had bene provided, information provided at
the Commute West lob Fav by the HRA. The City Council is interested in doing another job fair as soon
as possible.
The meeting was adjourned by Chair Crain at 9:00 pm.
fe
MEMO
UrY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MN '•53447.
DATE: May 7,1997 for HRA Mating of May 15, 1997
TO: Anne W. Hydbu t, Executive Director
FROM: Milt Dale, Housing Specialist through Ed Goldsmith, HILA Supervisor
SUBJECT: Assistance to Hemmer Residences, Inc. for the Black Oaks Home
VVVV
Hammer Residences operates the Black Oaks Home at 2611 Black Oaks Looe North as a
group home with 24 hour per day on-site services fo: four developmentally disabled adults.
In order to mat the needs of existing and future residents, the home is in need of
renovations to remodel one bathroom and add a lavatory and stool adjoining one bedroom,
rake the entry to the house more accessible as well as modify the central hallway.
The HRA approved a $10,000 loan at 3% interest last fall as matching non-federal funds
for the Garland Home and now Hammer Residences is requesting a $6,000 loan to make
necessary improvements at its Black Oaks Home. A copy of the request is attached.
Interest rete and terms will be the same for both loans. The HRA does have available
30,000 in local funds as part of the City's fa for issuing tax-exempt housing revenue
bonds to re -finance the Fox Forest Townhome Development that could be used to provide
the $6,000 loan requested by Hammer Residences.
Earlier this year, the HRA recommended and the City Council approved, the use of
26,000 in 1997 CDBG funding to be used to make renovations at Black Oaks. Hammer is
also receiving $4,000 in Hennepin County Adaptive Modification fumds. Total funding for
this project will be $36,000. The use of HRA funds for this purpose is consistent with the
City's Housing Plan and the objectives of the HRA.
I therefore recommend that the HRA Board approve the use of 56,000 from the Fox
Forest affordable bowing foods account in the HRA General Fund for a loan to
Hammer Residences, Inc. and authorize the Executive Director to execute the
necessary loam documents on bebalf of the HRA as indicated In the forgoing report.
Attachment
WinemoM0561hammer
i
r; t;Y :; 1997
Hammer Residences, Inc.
I WJ East VV%Mta Blvd. • W21y7.ata, Mh11X (1a SSi91 - 612.473-
BOARD MEMBERS
WILLIAM r• BIL•BER
ALLEN MGM May 7. 1997 . 4 Mrwdeni
ONALD M NICI IOLSON
1•Pi9•i V• Mr. Mill Dale, Housing Specialist .
aL;aReY sc.luut Cit, otplymout6
3400 Plymouth BoulevardMARGARETARGALI.
BRAD GAINEY Plymoutb,MN 53447-1482
MARGARET A. BARRETT
NANCYBERG Dear Milt
ROBERT W. BURMASTER, M:O.
ROBERT G. GUNDERSONG. GUNDE
We Would like to reg your SnpPafi Ofa S6r000 k10n from the City of Plymoutb to wmPkte theE.
ARNEBERT
SEN, D.M.D.
ROBERT P. LARSON flailing for this Black 08:5 project. Tbm With the VA OW Community Development Block GrM
ARTHUR LEHMANN ftm the City of Plymouth and the ,$4.000 from Hennepin County through their Adaptive ModificationGREGRYEwouldallowY5tomoveforwardwiththerenovation.
MICHAEL A. LIRBANIC
REV.. ARNOLD WEBER. O.S.B.
Suppa"8 dDeOa:Wa IS included herewith: E.O.
Jt7 1!102APSON Signed contract with the builder;
Specifications for the bathroom remodeling and exterior ranip;
Corresponding blueprint; and
Detailed description and photos of stew of Black Oaks home to be renovated.
If you have questions, please call me at 473-1261, Extension 309.
ineerely,
V.
tef Execis iva Offacer
JT:je
An Equal Opportunity Employer
IT.
MEMO,
CrIYIM PLYMOVIII
34 0 PLYMOUTH. BOULEVARi), PLYMOUM MN SW7
DATE: May 8, 1997 for Housing and Redevelopment Authority Meeting of May 15, 1997
TO: Anne Hurlburt, Executive Director
FROM: Edward Go.'!anuth, HRA Supervisor V
SUBJWT-. Shenandoah Townhomes Housing Improvements Financing Assistance
In 1996, Minnesota Statutes 428A, Housing Improvement Area, was enacted modeled after
special legislation that had been passed for the City of Hopkins in 1994. Under this legislation a
minimi n of 75% of the housing owners in an area of the City may petition the City Council to
hold a public hearing to consider adoption of an ordinance to establish a Housing Improvement
Aron within which the City may impose fas on the housing owners for the cost of eeetain
housing improvements, including any City administrative costs.
The City can use any of its imencumbered or non -designated finds or sell taxable private activity
bonds to cover the cat of the improvements. The fees imposed on the property owners would be
used to repay the City for its costs and to make any bond 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 fees and the number of yeses that
the fees we to be in effect and must include findings that without the housing improvement area,
the proposed improvements could not be made by the condominium association or housing
owners and that the improvements are needed to maintain and preserve the homes in the Area.
Any time after adoption of the ordinance establishing the Area, a second public hearing is
required before any applicable fees can be imposed upon the properties. Before a rr.3olution
approving the fees can be adopted, any condominium association located in the Area must
submit to die City an acceptable financial plan that provides for the tature financing of
maintenance and operation of the common elements and capital improvements of the
condominium.
The holding of the public bearing and die subsequent establishment of a Housing Improvement
Area is solely at the discretion of the City Council. If either 35% of the residents, or owneee
representing 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 City has received petitions that validly represent 102 (47%) of the 219 homes in the
Shenandoah Townhomes requesting that the City hold a public bearing to adopt an ordinance to
designate Shenandoah Townhomes as a Housing Improvement Area under Minnesota Statutes
428A for the installation of new siding on the buildings. This is the first petition received by the
City under this new statute. Shenandoah Townhomes are located at the southeast corner of
nVicksburgLaneand2rAvenueinWard1. The townhomes were constructed between 1971
and 1981. They are modest cost homes valued at $80,000 to $90,000.
The 56 buildings were originally sided with plywood panel siding that has been subject to
separation of the plies and weathering that has caused peeling of the paint that cannot be
reasonably corrected by rapaintiag. The condition of the siding is unsightly m places and
without replacement or significant repair will continue to deteriorate. Photographs of these
conditions are attached. The Homeowners Association has hired an architect to evaluate the
condition of the siding. The architect's recommendation is to reside the buildings and paint
remaining wood trim and doors at an estimated cost of just under $IA million (approximately
6,200 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 the architect's
evaluation is sundied.
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 re -siding. The Homeowners Association would be
the logical entity to undertake the re -siding, but it has demonstrated that it does not have the
ability to finance the improvements. The Homeowners Association hes indicated a willingness
to work with the City to accomplish this work and follow the statutory requirements regarding
the Association's responsibility for future maintenance and capital improvements.
Other improvements including repaving of the private drives, re -roofing of the buildings,
retaining walls, and sidewalks are being done with the reserves currently being set aside by the
Homeowners Association. However, the Association's reserves are inadequate to pay for the re-
siding of the buildings. The Association has provided a list of over 60 financial institutions that
they have contacted in an unsuccessful effort to find private financing for this improvement.
Written documentation from four institutions indicates that the primary difficulties in financing
these improvements are the multiple ownerships of the units, the difficulty in obtaining security
to cover the loan, the inability of the Homeowner: Association to meet underwriting standards,
and the large increase that would be required in the monthly assessments paid to the Association
by the owners. Copies of this documentation is attached.
The proposed improvements are necessary to maintain and preserve the homes m the area and
prevent further deterioration of the property. The improvements would preserve modest
of ridable homes in the City that are in short supply, preserve property values in the area and
prevent blight. Without the City's designation of a Housing Improvement Area as requested, 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 de owners necessary to levy a special capital assessment, it would take an
inordinate smote t of time for them to raise the funds necessary to do the required work. During
such time the siding would continue to deteriorate and contribute to deterioration of other
structural elements of the buildings.
City and HRA staff have been evaluating the Shenandoah homeowners' request and considering
alternative responses. In addition to the establishment of a Housing Improvement Area the City
or the HRA could also directly loan funds, guarantee a third party loan of finds to the
homeowners association, or fund a debt service reserve to be used in the event the homeowners
association fails to make loan payments. The major distinction between use of the Housing
Improvement Area statute and a direct loan, loan guarantee, or debt service reserve is the method
for repayment.
Under the Housing Improvement :&-ea each individual property owner would be billed by the
County for their payment as part of their semi-annual property tax payment. Failure to pay
would result in a tax delinquency. Delinquencies in one year could be factored into the total
amounts due from all homeowners the following year to minimiin the City's exposure for
delinquencies. In addition, since these payments would be part of the property tax psyment,
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 a loan, loan guaranty, 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 incase
their association assessments. If the association 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 a lien against the
property and take legal action against the owner. If the association failed to Was appropriate
legal action against delinquent owners and as a result failed to make its loan paynents, the City
or HRA would have to take control of the management of the association to force such action.
The City or HRA 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.
Under both the Housing Improvement Area and the loan options the City or HRA would have to
provide the entire amount of the loan either through existing fund balances or bond sales. If a
bond sale were the source of fimds, 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 nate could slightly reduce the financial burden on the homeowners.
Under the loan guarantee, a source of funds would have to be identified to either pay-off the
balance of the loan or make debt service payments in the event of a loan delinquency or default,
depending upon the teems of the guarantee. Under a debt service reserve, the City would provide
or pledge a much smaller amount that would be available to cover delinquent loan payments to a
third party lender. 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.
Discussions among HRA and City staff have been leaning toward creation of a Housing
Improvement Area to back-up a debt service reserve pledge utilizing City funds to secure a
private beak loan for the improvEments. This would require that the homeowners association
obtain a 2/3's approval of the property owners for an assessment to cover the debt service on the
loan. In addition to get the most favorable loan terns, each of the property owners would have -)
give written permission for the bank to 4+ ,Wn a credit report on each of them. If the
homeowners association became delingten On 1.1io loan Frmymcnts, the City's debt service reserve
pledge would be exercised by the bank. A' W W tempthV 4v,;ollect the delinquent amount from
the association, the City could either take over ran apw at of the association to collect the
delinquent amounts directly f oni the delinquent owners through ptvperty liens or IM treesagainstallofthe219individualpropertiesundertheHaftImprovementAreastatntetorecoupthedelinquentamount. Also being considered is a requirement that 7094 of thehomeownersmustsignpetitionsrequestingthepublichearingtoconsidercreationofftheHomingimprovementArea.
Witbin the oa:; 30 days the City Council will likely be coasiaaling the petitions from the ownersoftheShmandoahTownhomes. Since the issue involves the renovation of existing affordablehousingintheCityandthepossibilityoftheHRA's involvement as a lender, the Hoard maywishtoconsidermakingameommendationtotheCityCouncil.
I recommend that .the Hoard review the hllowing b>fnes regardlmg the pefigom hum the
Shenandoah Homeowners and consider developing a parhbm to Present to the CityComa:
Wonld aalehnce to Shenandoah Towrohomes be oo aPProprba ChyMRA activity? Whit should be the criteria Under which the ChyMRA woom provide sash aobtamee?
Sb0UM the Mistanee be In the form of a Man, loan gmarontee, or debt eerviee reeve?
U a Iwo, should the assistance be through the Housing Improvement Area 1601ndonoraMOMloanprogram?
If dome as a ChyMRA bran Program' should the HRA or City sdmiub ter the hmm orhamguarantee?
Sh"M the HRA property to hrvy, City Ponds, or Chu bonds be used to Pond a bran, hum guarantee, or debt service reserve?
ATTACHMENT'S:
1. site Map
2. Letter from Luken Architecture
3. Photographs of siding
4. Documentation from Financial Institutions
4
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Q tt4cil pteot- Ole
21 April 1997
ri
Mr. Jerry Maley. President
Shenandoah Homeowners Assoclatum
28011 Terraceview Lam
Plymouth, MN 55"7
Dear Mr. Maley:
The following comments and observations are in response to your inquiry regarding the condition
of the existing wood siding and trim on the buildings at Shenandoah. The attached photographs
representing over two-thirds of the buildings perhaps best demonstrate these observation.
Most obvious, the paint is peeling away on beth the siding and trim in multiple locations
indicating moisture in the wood siding panels and trim.
Also, the wood trim boards, fascia. etc. is rotten in many locations and needs to be
replaced.
However, not so obvious. there is evidence of the siding material is curling. This is most
noticeable at the joints and seams where it appears uneven or wavy. This would indicate
surface shrinkage from weather exposure.
You will remember from our conversations that the existing building construction is a
single layer exterior wall system made from sheets of plywood sheathing with a 'siding'
appearance. The product is not repairable and no longer manufactured. Mane importantly.
today's construction practices would require a second 'back-up' layer of exterior sheathing
for both rigidity of the structure and surface material as well as energy efficiency.
Plywood is made of sheets of wood glued together with the grains of adjacent layers set
either perpendicular or at wide angles. It appears that the surface layer of the plywood
sheathing on the buildings at Shenandoah has broken down over much of the surface area
as seen by the discoloration. different 'finish', uneven surface texture, cracking and/or
peeling. This makes the inner more porous plywood layers more susceptible to water
saturation which further accelerates the deterioration.
Some of this has occurred from water splashing off the decks and roofs. However, most
has once again occurred from longterm exposure to sun, rain, wind, freadthaw, etC.
Continued water infiltration may result in damage to the interior insulation and other wall
components.
Luken Mchitecave, P.A.
5350 Dupont Avenue South, Minneapolis, INN 55419 (612)850-7116
The wood fireplaces are perhaps the bean example of the worse conditions. All the 'siding'
and flashing caps need to be replaced and any damage that has occurred behind the wall
needs w be repaired.
In addition. many of the lower garage door panels need to be replaced. Consideration
should be given to replacing all garage doors with pre -finished insulated aluminum doors.
This would both improve the energy efficiency and appearance of the doors as well as
reduce the longterm maintenance.
Pre -finished storm/screen doors should also be installed at all the unit entries for the same
reasons.
Certainly, the Association can continue to maintain the plywood siding panels and trim as you have
in the past with re -staining and replacement of trim boards. However. I wish to remind you that
these buildings are 30 years old and have well exceeded the life expectancy of the material on many
of these buildings.
The wood fireplaces are the best indication of what you should expect in the future. With the
surface layer of the plywood sheathing failing over the majority of the buildings, the deterioration
process will accelerate and your maintenance efforts will increase an a annual basis.
With the addition of the vinyl siding and aluminum trim, you will stop this process, be able to use
the existing siding asthe back-up sheathing board, have a maintenance free exterior and both
improve the appearance and value of the buildings as well as that of the Shenandoah development.
Should you have any questions, need further clarification or information. do not hesitate to call. If
you wish to conduct a more technical condition survey, 1 would recommend a testing and assessment
agency independent of my firm.
Sincerely,
Ellen A. Luken. AIA
Copies: Bud Greeley, Vice -President SHA
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P- _ '--.._.___ r
Im
AP;
I
Attd,c me•cr- *Y
ebruary 26, 1997
MORUFF
Shenandoah Homeowners Association
Bud. Greeley
15620 27th Ave. N.
Plymouth, MN 55447
Re: Association financing for residing
Dear Sirs:
Nordic Mortgage Company is pleased to be representing the Ammanon in its endeavor
to arrange approximately $1,300,000 in 10 year term financing for the residing. Wehavecontactedseverallendersandarocontinuingtodoso.
However, you must recognize that this financing is proving extremely difficult. There
aro a couple of reasons for this.
First, this financing does not fit into the standard mortgage or real ea w lendingformat, as a first mortgage position is not available to secure the loan. Although, by
state statute the Association can pledge a security interest in the dues and therebyattachtheloantotheindividualunits.
Second, while the Association is a legal person, it is not viewed by the lendingcommunitythesamoasindividualloanguarantorswouldbe.
This financing would am to be a natural fit for an area bank that wants to meet
neighborhood lending goals, but they do not understand the necassary structuring.
An example is Northwest Bank's mortgage delmment that does finance multi -familyproperties. They have reviewed this request, and expressed interest, but could not
determine an acceptable vehicle by which to handle this financing. It is too involvedforthesinglefamilyfinancingarea, which relies on standard documentation.
This type of situation is handled in some cages by a strong financial guarantee, which
is absent here. Or, it may be arranged due to a strong banking relationship, whichMainismissing.
We are continuing to work on this financing. If you have further questions at thistime, please call die undersigned.
Sincerel
erren P u , CPM
Presid
4570 WEST 77TH ST. 0 SURE 150 0 EOINA. MN 55435 0 FAX 612-697-3724 0 TEL -612-897-3622
K46.
National Catpenti.e Ratak
August 30, 1996
Mr. Richard Lilja
Shenandoah Homeowneta Association
P.O. Box 16433
Plymouth, MN 55447
Dear Richard:
I would linea to thant you for your interest in the National Cooperative Bank ('NCB"). I have had
the opportundy to review, your loan package submission on Shenandoah Homeowners Association,
and unfortunately it appears that we will not be in a position to provide financing at this time.
A decision was made based upon the ultimate increase in monthly fees that would N."!Ompany afinancingproposalfromNCBforaloanamountof51,000,000 and the de" .t- :y levelsdemonstratedintheassessmentincomeoftheassociation.
A loan amount of 51,000,000, based upon today's interest rates would require an ir. - -.1,z in the
assessments of 85% as opposed to our standard maximum of 15%.
Furthermore, the historical deWlquenq ratios are much higher than would be acceptable to NCB.
NCB1s standard criteria does not permit delinquencies to exceed 5% of the gross budgeted income
for the year since repayment of the loan is premised upon your members ability to pay ast,-.isments. Our review ofyour property information indicates historical levels to be approximately 11%. The
1995 notes to the financials also indicate that the homeowners association may not be -as aggressive
as they need to be with their collection policies which would also cause us great concern.
1.1111 1Ete street. \.W.. 111111' 7011
Washiugtun. D.C. $111111;1
1211:13311.7 7110
Fur 4 Y0.11 3311.7622
bk., Richard.Lflja
August 30, 1996
Page Two
Both of the above issues would prelude NCB from Providing financing under our current loan
Program.
We appreciate Your consideration of NCB in this regard, and regm that we will not be in a positiontoassistShenandoahHomeownersAssociation.
Sincertl ,
National ive Bank
Kathleen IL Luzik
Vice President
AMERICANA SANK
September 26, 1996.
Bud. Greeley
Shenandoah Homeowners Association
15620 27th Avenue No.
Plymouth, Mn. 55447
RE: Approximately $1,300,000 term loan request for improvements for Association
Dear Mr. Greeley,
Thank you for applying to us for the above referenced credit. We have given your requestcarefulconsiderationandregretthatweareunabletoextendcredittoyouatthistime.
The primary reason. for the credit denial is the percentage increase:in monthly association duesforeachmennberishigherthanourunderwritingguidelinesallow.
Uwe can be of further assistance or if you have any questions, please feel free to contact me at928-2234.
Sincerely,
IJoe . Arend
j
s
Vi President
5050 FRANCE AVENUE SOL`"1'1.1 F-DINA \I\ 55410 612/020/0126 1 --AX file. J20/7149
Shenandoah Twonhouse Association
Bud Greely, Vice President
15620 27th Ave N
Plymouth, MN 55447
tta'ita"i.,' -.m wcrotoaxo. •.;°;,•.:;,r
OamlpOar of Action Taken:
Denial
1,300,000.00 loan for siding
STATEMENT OF
CREDIT DENIAL,
TERMINATION, OR
CHANGE
225197 1 2/25/97
L PRINCIPAL REASONS FOR ADVERSE ACTION
PYbtelpaN natan(s) to. aedit denial, tannlrwtlolt a cow notion tdren oon wft oredil. in complWbe with pagination V (Equal Credit OPPorWnrlyAog, you w advNed dtet ynur NOW application far an exbrwbrt a anewal of 000 Ms Men declined. TM decision to deny your appocavon wasbadonedbwlnoreseon(s):
A. CREDNTAPPIJCATION/EXPERIENCE C. R4.SIUENCY/OTHER
Credit Application nwomplets Too 6110e a Period of Reeldenee
Nb Creditne Temporary Residence
IrqulpeNnit Nw ter of Credit Rots -noes Provided M Unable to Verily Residence
IfwRlaleM Credit RN Value or Type of Collateral Not SuNlclent
TWw of Credfl References YYe Do Not Grant Credit w any Applicant on the Terms and111- CreditFxpaMnce Condition You Requssiad
unable to"Credit Relerences Other:
Delinquent Past or Present Obligations
y G Plow Credit Performance VAlh us
7 owdmuplcy (Past or Present)
Gandehmem, Attachment. Foreclosure, Repossession, Collection
Action or taw Suh
L EMPLOYMENT HISTORY/INCOME
EWA
NOW
d' • , nom, ,. bb(".."
r'h:.i.'..
nOi+Y • V ., rt.K•yE;i't'f;+.r{a.
b c '?. ::.: J .:
090 .• ., .•:.
a. M r .y .? l . •"{•
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r
DATE: May 8,1997 for Housing and Redevelopment Authority Meeting of May 15, 1997
TO: Anne Hydbpt, Executive Director
FROM: Milt DREWIng Specialist through Edward Goldsmith, HRA Supervisor
SUBJECT: Application for 1997 Community Activity Set -Aside (CASA) Funding from the
Minnesota Housing Finance Agency (MiB'A)
Recently HRA staff meds application to hWA for 5400,000 in low interest loans employing a
consortium of six mortgage lenders for first time homebuyers in Plymouth The current interest
este on time 30 year mortgages is now at 6.75%. In the spring of 1996, sthff made application to
MHFA for an initial set aside of 5400,000. An additional 5600,000 was made available by
MHFA in the summer of 1996 after the • initial 5400,000 was expended. $919,467 of the
1,000,000 set-aside has been committed as of April 300. Attached is a summary of CASA loans
approved since the alert of the program in the spring of 19%.
The six lenders are Norwest Mortgage, Family Mortgage, Residential Mortgage Group, Nand
Mortgage, Bell Mortgage and CTX Mortgage. The fust five were involved in the application for
finding in 19% while CTX Mortgage asked to be a part of the consortium late last year. The
mortgage money would be available June 1, 1997, through February 28, 1998.
After reviewing our application, UWA staff indicated that under their guidelines, CASA loans
needed to include criteria that limited eligibility to specific neighborhoods or target populations
in the City. We have revised our application for 1997, to limit eligibility for the program to
families with dependent children or disabled individuals. This is the same eligibility criteria used
in the MWs First Time Homebuyer Program. Persons who do not meet these criteria would be
eligible to apply for similar mortgage assistance through the MHFA's Minnesota City
Participation Program (MCPP) for Suburban Hennepin County.
The application was necessary without prior Board approval to maintain PlymotWs
participation in the CASA program. If necessary the application can be withdrawn before the
start of funding on June V. I am requesting that the Board confirm stab's action in submitting
this application.
I re•ommend that the Board approve the Mrs sedan in submitting an spplketion to the
Mim esots Housing Finance Agency for the Community Activity See-AaMe Program for the
City of Plymouth for 5400,000 in loan authority for first time homebuyer mortgages.
J
Attachment
HmUrmoak=a1"7
AV
I-)
III01100111
IIAIIIIIIIA
eooeeoee000
ItIII II E
VCP f E EEEE
ICIEEo01001
WALKER MANAGEMENT, INC.
MONTHLY HOUSING REPORT
This report is to be completed by the Housing Manager and submitted to Geoff Kaufmann, Chief Operating Officer o
P° Iker Senior Services at 3737 Bryon Avenue South, h inneapoG0. Minnesota 55409, by the 10th of the moat)
Hollowing the report month.
COMMUNITY NAME: PLYMOUTH TOWNE SQUARE !+~
NUMBER OF UNITS: 99 Independent Living Units i
0 Assisted Living Units `) 1991 ;
REPORT MONTH: April 1097
Narver of person completing this report Melody Burnham. Housing Manager + Py
I. OCCUPANCY^
i
A. Totes Number of apartments leased (including caretaker units) at .beginnatg of month: 99
Total Number of apartments leased (including caretaker units) at end of mon•' 99
B. Occupancy Percent at end of month: 100%
C. Attach Monthly Marketing Report for detailed information.
D. Vacant apartment(s) for APM: 0
Vacant apartment(s) for MAY. 0
E: Move-in's Anticipated for MAY: 0
F. Move Out anticipated for MAY: 0
II. FOOD SERVICE: Not Applicable
M. RESIDENT SERVICES
A. Attach copy of report month's newsletter and activities calendar.
B. Attach copy of report month's minutes from Resident Council Meeting
C. Resident Issues:
Meet with committee to decide on May Month Activities
Count ballots for Resident Council and announce outcome
Can= Plymouth Creek Elemastary for possible get-togethers
Potluck Get-together
Shirt order for May month
IV. EMLD YG AND GROUNDS ISSUES
Put "Not An Exit' signs in garage and stairways
Schedule window cleaning
Maet with b(innegasco for Energy Audit results
Meet with Inspec with regard to the leaks
V. HUMAN RESOURCES
Hired new Administrative Assistant
New Assistant started April 14
Vacation coverage for myself
VI. BUDGET CONTROL-
List anY cWc unt Receivables over one munth past due and action taken: None
VII. -- REPORT MOMMIA20
May month planned
e Met with hfinegasco and hupec
Eked new assistant
Scheduled window washing
e Had on hands Lows treining
Coubmw ummnng new Assistant
Keep May Activities going smoothly
Have Re DdU
Keep worlaog on roof issnm
Older plants for outside
Get more volunteers for various Committees
Make calls to Waiting List Appkents who did not retum card
Resident Council Meeting
Thursday, April 3
Council was called to order by Ben Kelley. Those prenrnt were Barb Buchholz,
Bettie Allison, Ben Kelley, Arnold Seppa, Stella Krout and Melody Burnham
Minutes of March meeting were mad and approved
Financial Report was given by Melody and approved.
Garden Committee - Plots are printed and participants need to place their names
on the plots they wish to have.
By-laws = They were approved and will be followed by the Resident Council
OldBusiness
Melody is still aware that the clock tower is not running
Electronic dart board - This was discussed and Ben will bring some literature on
them for the joint meeting with the new council next month.
Sidewalks - Melody made some calls and they have been swept
Election of new council members is due by Friday. April 4
New Business
A meeting will be held on Tuesday, April 8 at I 1 am. for anyone interested in
helping with May Month activities
Bettie Allison asked that.supplies be checked over really good to make sum that
them will be enough for the pancake breakfasts and the special May Month
activities.
It was suggested that Lee Smoots be contacted to see if she wishes to remain on
the Council due to health issues.
Bettie asked if we could order a soap and paper towel dispenser for the
Activities Room. Melody will order one.
Meeting was adjourned
TOVME CRIER -
VOL. IV, Issue No. 4 April 1997
P 0
rm NOT OLD. :.JUST MUM
Today at the drug afore: the duk was as pW
From my Wrdmw. Wb dmP' - 'took of' ten pwmd
I asked for the cause' wmmn----- -1 the Seniors DismiCAndheanr*wc%
I went to j&Don" for a burW and MOS
a ompftAndthemonceMPhgd.9d:McbThedeckparedmmcofte be haMed to MO.
Sudors. an coffeell, bee.lHesaid. OF" you
ft-Irm old — rm Mer* malUm
Ur,derswd
But dbp',w
smaller ea Asy
solbarr
jimft Mai WWAnd
tNy feet!; are my own: p Dave the receipt) - 1
0mygimm-.
rvi A*e4, a Obt a K I On SM
You
The =In my. b* has beenbleached sun
You qe6:iM ' ' " ' Vitt cMW" has ddm - the'damage..
w..hine vvvW heir has turned.lt,,dl vote. ..
IF
my;b0iom
Yet. a IN Y, jet -on of
not rich a dent
TA ."
Rue
tat vInvegotv&acter MWO "Wrinkles . .tint .., . im
dld.. d- -bist ed me matins. But dont cmR En
tbe, in OW houses theyti+e biandiri8 today :: #' steps
Aid. the 'streets
WombAreJiD'00; W_
ld-
wt. I" toy. AA OORWI
dowThatshould6WWqWhy. IU)i..*ddngb' .,.
But. rm Meph4 UP on whats hip and w166 new"'.
And I &M I can dM dance a mm b*194100
I'm dM!n the nmdagi. A ddi Tai
1-m not many old.-. Sm OdY =dUm
ecww lop of ac. MWOW4 W-Rame- mfts-
M
ka
Happy"duel Too
activities mouth and trying
spring Is Just NVOINud thecosja est. Pm busy p annin6
stay sane. A special thank You to everyone for befog patient
during the changes in the office. It has been a real oLallenV
fns me to sit at two desb wear two bats, but withen YOW
support it has gone very The good sews is than we will
have a sew person in the offioe. Kathy Boson will be joining my
staff on Aprll 14. Please come down and show hes a big PTB
weloome. I wnl be on vaostioa April 10 - 15 but the office win
stln be open as usual and April wnl be sitting in for me.
SING -A -LONG - Come and join us on Monday the 28th. This will be the last time
we get-together to sing until September. Helen and Ruth are taking a well deserved
summer off. Don't forget to thank them when you we them for the wonderfitl job
they have done and the fico we have all had because of their hard work.
Several residents have expressed a desire to learn more basic computer knowledge.
If this is something that you are interested in, please leave your name at the office .
we will try to put something together for you.
New Fire Safety Siesta
Have you noticed any new segos in the building. There have been several "Not An
Exit" signs posted in accordance with OSHA rules in case of fire. In the garage
these signs are at ON- clevators (which in case of a fire are not to be used as an exit).
If you are in the garage proceed to the staircases on the ends of the building and
take one flight of stairs which will lead you directly outside. If you have any
questions with regards to these signs, please see Melody.
The by-laws have passed. The committee counted all of the returned votes. There
were 76 ballots returned, 72 voting for the by-laws and 4 against them. A big thank
you to the By-Laws Committee for all of their work.
RESIDENT COUNCIL
Ballots are out and need to be back in the office by April 4. Aren't you impressed
by the number of residents who ran for a position on the Council? This shows how
much each of you care for the building you live in and want to fouls an active role in
keeping it a wonderful place to live.
The following article was submitted to me by a resident:
Volunteers
Many will be shocked to Sad,
When the day ofjudgment nears.
That there's a special place in heaven
Set aside for volunteers.
Furnished with big recliners,
Satin couches and footstools,
Where there are no committee chairmen,
No yard sales or rest area coffee to service,
No library duty or bulletin assembly,
There will be nothing to print and staple.
Not one thing to fold and mail,
Telephone Hsu wig be outlawed.
But a finger snap wig bring
Cool drinks and gourmet dinners
And rare treats fit for a king.
You ask, "Who'll serve there pnvgeged flew
And work fin all they're worth?"
Why, all those who reaped the benefits,
And not once vohnteemd on Earth.
Volunteer Oanorhmides
We are looking for a new chairman and new committee for our Wedne- lay night
get-togethers. Nyou we at all interested it could be a co-chair position. Please let
the office know.
We need help on clean-up for all of our fimctions. If you would like to be on a
clean-up committee, notify the office.
I'm Okay Checker Program - We are looking for more helpers here too. We
need people to help walk the halls in the morning or evening to check on people in
the program. This is not very time consuming and very helpful. We have some
wonderful checkers who have been very faithful, but they need a vacation.
Don't forget, the more people Hutt volunteer, the quicker the job gets done.
Actually, it is a wonderfW way to meet people and it's a lot of fim.
Postcards of our building are still available in the office. The are still $.SO each and
come with an envelope.
MAY MONTH MEETING
C
POWERED BY THE HEART" a celebration of age is the slogan for this year.
This is a very special month for PTS as it is Senior's Month. We will be planning
all sorts of special activities and would love to have your input. We will be having a
planning meeting on Tuesday, April 8 in the Dining room. Come with your ideas
and help this celebration be the best ever. Once again we will be selling T-shirts
and sweatshirts. A sample is available for viewing in the office. Prices are T-shirts
7.00 and sweatshirts - $14.00. There aro also caps, tote bags and coffee cups for
sale. The forms are on the bulletin board and in the office. We need to have our
order places by April 7.
Sip and Stitch". Have you heard about the Craft Group that was just started?
Everyone is welcome, women and men. alike. They are meeting during Thursday
morning coffee hour., This is a very informal group with lots of ideas. There is talk
about putting together a quilt to be raffled off at a possible bazaar in the fall.
Anyone can help with this project. They shale ideas and ask each other questions
about projects they are working on. Wouldn't it be fim to have a PTS quilt. Come
see what this group is all about.
CFWU 1. iNV7'AAYON:
APDL 20, 3 P.1M.
e_OUNi'Y RD 6 A ion
PLYMOUN 2OCKE25 CONCEIZr
1MUNC OP ALL VA 06x,66
F2.EE MILL OPPEON6 MILL 56 TAKEN
r rim_ • • .
XMf- 5 -.i ANZV7 lE MOO)V-1991 Touching tale of young
Goulslana girl's love for neighbor, and her older sister who charms him
away from her - IR - Sam Waterston. Tess )Yarper, Gall Strickland
AM412 -aTD=IU VLOVVEE -1986 - ,lifter escorting a
reporter around Australian outback, guide )4ogan heads to New York
City where w11d11fe a distinctively different look. Enormous box office
his - PG -Paul J%gan, Onda Xodowski John Nelllon.
TML 19 - MCE LAIVNA pe 1.W - 1992 - Comlc cast together
In Europe to scream, run around, and try to solve the murder they find
themselves mired in. John Candy, James Selushl, C0111 Shepherd
APRIL 26 SWR O.R,itVMOMWILL S)fO r- Detective Joe
mowskls mom is In town for a visit. She did the laundry, washed the
windows and scrubbed the floors. Now shin gonna clean up the
streets. Sylvester Stallone, Estelle Getty
APRELBIItTHDAYB
Ardis Pander, Apt. # 107 April 8
Marguerite Lueas, Apt. #224 April i l
Perie Snaith, Apt. #209 April 18
Melody Burnham April 14
Lois Christenson, Apt. # 126 April 16
Stella Rrout, Apt. #807 April 16
Donna Rulsley, Apt. #804 April 18
Dorothy Tell. Apt. 21
Kathryn Lents, #888 April 22
Ethel Larson , Apt. #118 April 24
Phyllis Lambert, Apt. #219 April 28
Bill Lambie, Apt. # 18^ April 26
Clarice Severson, Apt. # 110 April 28
NEW ADDITION IN THE ACTIVITIES ROOM
The activities room had a new addition. We have received a new treadmill, that was
donated to us by Stella Krout's sister-in-law. Hens are a few directions that
everyone should follow before using this machine.
Check with your Dr. and get an okay before using a treadmill.
Read all of the directions, which are hanging on the machine.
Never exercise a cold muscle - Warm up fust.
Wear proper rubber soled shoes
Hank Napolitan (Apt #207) is our resident "expert". If you have any questions
regarding the operation of the treadmill atter you have read the directions, please
contact Hank or the office.
Also, just a note with regard to the bicycle. Please be careful in adjusting the
settings. You have to remember to shut the bicycle off when you are done. It runs
on a battery. If the battery goes dead the bicycle will not work for the next person.
These two items are not toys and always need to be operated properly. Thank you!!
NEXT PANCAKE BREAKFAST
APRIL 26, 1997
8:30 A.M.
2.50/PERSON
Walker's Spring Senior Series
Grieving Today, To Live Tomorrow
How to asainton heath d doff aims oflass
There are all kinds of grief in lite; we can't M*:pr www it in order to lessen it. But, we can
allow grief its time, and know that',. as bereft es we feel, we will heal
How often do we suppress our true feelings when wegrieve or crpetiam loss? Knowing how to
recover when loss hits our We can make a difference in our health and well being. This special
presentation will focus on loss, why we grieve, how to manage our grief; and the special aspects
in dealing with death and dying.
Speaker: Kathy Martin
Licensed clinical social worker and associate of Dr. John Brose's Associate Clinic of Geriatric
Psychology.
April 29, 1997 2:00-3:30 p.m.
Walker Southview Health Can Center
6130 Lyndale Avenue. South, Mortespolis
May 1, 1997 2:00-3:30 p.m.
Walker Elder Suites
7400 York Avenue South, Edina
This Walker Senior Series is a See program offeaing education and enrichment for older adults
and their families.
For more information or to RSVP, please call 827-8303.
a.
PDT-LVCK GET-TOGETHER
Web"e0a si. April 9
s•3o P."
Sig" up sheet on buffed" boa ra
IM"O A bis% to sha'l'e or bu" a tkket for $4" in ogee
APRIL RESIDENT MEETING
THURSDAY, APRIL 26
1 PAL IN DINING ROOM
To My Friends at PTB:
Thanks so much for the wonderful party, cards, and gifts. I
will buy something special. with the money as a remembrance of my
days at Plymouth Towne Square. I feel like I've made so many
friends in such a short time and will miss all of you. It was a
fun job and all of you helped to make it that way. Thanks again!'
T 1 1. 1i
govf C'O SGW CLEANING
Window cleaning is scheduled.for
the week of APO 21. We are going
to have the inside and outside of your
windows washed. Mark your calendars.
Details will follow as the time gets
closer.
April 1997
Monthly Planner
PWM by Calendar Creator Phos an 3126197
2 3 4 S
L to a iMMTF IQUD A!1 MaD Cm6(DM BAD A!1 Mqu%Dwy U)0 AM Caffae(DR) ION AM Fmose 7:00 PM The
Is n ii ; i u
a 'a'
7:00 PM Ga=KAR) 1000 AM Emdfe 1:00 PM RCddW 2. PM GAMES Man in the
a a s n a
ss s
8
pyS&mmxm Caines Mt& MOOS
6 7 9 10 11 12
190 AM Daylight smri- IOAo AM Fmos IOAo AM McDa cLacDR) say IMAMrma+a10:00 AM CdCa(DR, '
ogs Time 790 PM Bkw 1190 AM MAY
t
790 PM Bm®D 2:00 PM GAMES
990 AM Church MOKM Ng3rF ' 5:30 PM Gd Tqpdnr
Service 790 PM Ga KAR)
13 14 15 16 17 18 19
9:00 AM "
Servim
100D AM Fseom
790 PM Bingo
IOAO AM Mem CWDR)
790 PM Game1(AR)
BAD AM MeyeA Dairy
1000 AM Eaeide
10.90 AM CaMMM) IOAD AM Fmos. Rk Once 11)1aa a290PMGAMESClime
IAD PM sarnwhon) go
490 PM Hymn Sing 7A0 PM Boge
20 21 22 23 24 25 26
990 AM Church
Saviae
2MAM Wdb=Cole
10AD AM Fm®
1000 AM M®Cbd (DR)
790 PM Gamea(AR)
LAD AM Meye ti Davy
IOM AM Emcee
1:09PgR tOAD AM Bina ss 8:30 ANProetle
NB m 290 PM GAMES offedAd
790 PM Bingo 7,ODPMBkw Fib ShLIQmy
ND A.M. CORFFA W171
Sheat
27 28 29 30
990 AM Church t0A0 ° IOAO AM Mem Clah(DR) R00 AM McydY Deny
mqr
L Y
smi a 790 PM Sing Alma 790 PM GamaKAR) 990 AM FOOD BANK s a s a a a
1000 AMFmme
IAOPMS h(Olq
a aaanaa
D a a a a a as
7At1 PM MW
uasasssoss
PWM by Calendar Creator Phos an 3126197
FJ
DATE: May 8. 1997 for Housing and Redevelopment Authority Meeting of May 15, 1997
TO: Anne Hurlburt, Executive Director
FROM: Edward Goldsmith, HRA Supervisor Of
SUBJECT: Management Proposal Received from North Ridge Management and Status of Current
Management Agreement With Walker Management
North Ridge Management is a division of North Ridge which provides a variety of care services for
seniors and owns and operates residential and adult daycare facilities for seniors located along
Booed Avenue in New Hope south of Bass Lake Road. North Ridge has submitted the attached
proposal to provide management services for the HRA's Plymouth Towne Square senior
community that is currently managed by Walker Management, Inc. This is an unsolicited
preliminary proposal that North Ridge would expand upon, if the HRA were interested in
considering new management proposals.
Under the teems of the Management Agreement between the HRA and Walker Management, Inc.
the Agreement is scheduled to be automatically extended for one year from Dccembcr 31, 1997,
unless either party provides notice by July 3, 1997 of its intention to terminate the agreement at the
end of its current teem. According to the City Attorney the HRA could proceed with airy of the
following actions relative to the Management Agreement:
Allow the Agreement to automatically renew for another year under the same terms.
Re-eegodste the Agreement at any time, but notice must be given by July 3rd in order to
preserve the right to terminate the Agreement if re -negotiation is not successful.
Give notice to terminate the Agreement at the end of its term by July 3rd and solicit for now
Proposals•
Lau year we undertook a comparison of the services provided and costs under the HRA's contract
with Walker. From this comparison we concluded that the services provided by Walker
Management were among the most comprehensive available and that Walker's costs were among
the lowest surveyed. A copy of last yew's report is attached.
I an currently working with Walker Management to resolve the issue of the roof and attic problems
at the building. A significant factor in whether or not to renew the Management Agreement will be
Walker's performance in this ares. I do not anticipate that this issue will be resolved by the July 3n°
J
deadline for termination of tbe Agreement. if this is not resolved, I would recommend that the HRA
give Walker Management the required termination notice by July 3n0. By doing this the HRA would
hold open the option of negotiating a new contract with Walker or a renewal of the current contract
or soliciting proposals from other management firms, including North Ridge. In order to exercise
the n0n4aWwal clause in the Aomemau, the Bawd would have to do so at this mating or a
meting held prior to My Yd or authorize the Chair and Executives Director to do so beton July Yd, at their dimedom Based upon the Board's udon, I will advise North Ridge of the MWs
intentions regarding the solicitations of new p opoaelL
I secommewd that the HRA Board of Commbdonen joludy authodu fts Cho& and Executive
Dlnsetsr, at their dbwahm , to glue wviBeu nellAeat en to Walker Maua®ement of the HRA-s
istendn to termluate the Mansgemmt Agreement betwoeu the HRA and Wslker in
sa daces w ilh $eetfou 9.01(b) of the Apuem=L
Attachment
I
DATM June 13,1996 for Housing and Redevelopment Authority Meeting of June 20,19%
TO: Anne W. Hurlburt, Executive Director
FROM: Edward J. Goldsmith, HRA Supervisor
SUBECT., Menege:ment Agreement for Plymouth Towne Square
Under the teems of die Management Agreement between the HRA and Walker Managenad, Inc. the
Agreement is scheduled to be automatically extended for one year from December 31, 1996, unless
either party provides notice by July 3,19% of its intention to not renew the ageeennent. Walker has
indicated an interest in having the Agreement renew. According to the City Attorney the HRA could
proceed with airy of the following actions relative to the Management Agreement:
Allow the Agreendrm to automatically renew, for another year under the sane tam.
Re-uegodate the Agreement at any time, but notice must be given by July 3rd in order to preserve
the right to terminate the Agreement if renegotiation is not successful.
Give notice not to renew the Agreement by July 3rd and solicit for new proposals.
As previously discussed with the Hoard, staff has been compiling the following information in order
to evaluate continuation of the management agreement with Walker Mamsgemend.
Services and other benefits provided by Walker Management as part of their management fee,
over and above services paid for directly fi+om the mahegenent budget.
0 Financial Services: rent collection; record keeping and reconciliation; preparation and
monWring of financial statements; payroll processing and purchasing procedures.
0 Administrative Services: development, implementation, and ovmigbt of staff and
building procedures and operations, including: Human Resources, Computer Services,
Public Relations (including crisis communication), and Legal Services.
0 Quality Imaovemeat: periodic satisfaction surveys given to residents; incorporated into
building action plan
0 Plant Ooastions: access to backup maintenance services, 24 home emergency call
number, scam to maintenance and environmental services consultation.
0 Community Services: consultations for staffon addressing individual resided and
building wide issues. Specific services for residents are provided on a fee-for-service
basis. Walker also contracts with Hennepin County to provide in-home services to
County clients at PTS.
J
A comparison of Walker's services, budget. and management fee to those of similar senior
housing complexes.
To evaluate time items, data was collected from different companies managing comparable
senior housing in the metro aces and the Minnesota Housing Finance Agency (NREM and
compared to data from Plymouth Towne Square. A total of 18 senior housing management
company's and owners were contacted for information. Nine companies agreed to participate and
were sent requests for iofoemadon. Of these nine companies, four replied with enough
information to compare with Walker Management. This data was than compiled and put on the
attached spresdsbm for easy comparison. hWA provided the standards it uses for Twin City
metro area senior housing. no MHFA data was used to compaw the reasonableness of the
management companies' responses. The companies whose senior housing data was used in this
comparison are: Boisclair Corporation, LaSalle Cncu1, Pn *ywdm Homes, and Shelter
Corporation. The Wallce Mymouth Towne Square data compered favorably with the information
from the other properties and MHFA.
In comparing Walker Management with the other management companies. its fee is the lowest
and within the standard used by MHFA (see attached Senior Housing Compariaon spreadsheet).
Even with the lowest fee, Walker provides a greater assortment of services that emphasize the
aging in place" of residents and red&mt involvement in activities at the building.
An estimate of coats and a review of issues related to direct HILA management of the property.
For the HRA to assume direct responsibility for the day to day operation of the property, the City
would need to hire a staff to provide administrative%verbead, on -situ management, and
maintenance services. A comparison of an estimate of the City's cost to provide stating
essentially equivalent to the current Walker staffing is as follows:
There costa include salaries, fringe benefits, value of apartment provided and overhead allocations
and fees asaw fated with the direct stating costs. The estimate of City costa assumes that there
would be essentially no change in positions at Towne Square. Dwissions among City staff have
indicated that the estimate of City testa could be decreased if the City substituted the use of City
work crews, off-site III& and contracted services to perform some of the work currently done by
oro -site staff. Although a detailed analysis of the costs related to such a change in the delivery of
services was not done, it was assumed that the City could provide such services at a cost at least
comparable to the cost associeW with Walker Management's services.
In addition, direct HRA management would require that executive staff have a greater
involvement in the day to day supervision and operation of Towne Square. With executive staff
cURNMY &CUMS a significant portion of its attention on issues and activities related to
Welker City of
Management Plymouth
lam bwfgnt) estimate)
AdministrativeiOverhead 38,457 529,800
On." Management 48.724 59,000
On-site Maintenance 1 41.627 53.400
Totals 128,808 5142200
There costa include salaries, fringe benefits, value of apartment provided and overhead allocations
and fees asaw fated with the direct stating costs. The estimate of City costa assumes that there
would be essentially no change in positions at Towne Square. Dwissions among City staff have
indicated that the estimate of City testa could be decreased if the City substituted the use of City
work crews, off-site III& and contracted services to perform some of the work currently done by
oro -site staff. Although a detailed analysis of the costs related to such a change in the delivery of
services was not done, it was assumed that the City could provide such services at a cost at least
comparable to the cost associeW with Walker Management's services.
In addition, direct HRA management would require that executive staff have a greater
involvement in the day to day supervision and operation of Towne Square. With executive staff
cURNMY &CUMS a significant portion of its attention on issues and activities related to
implementation of the Metropolitan Livable Communities Act, greater involvemait in the
management of Towne Square could detract from these efforts.
Review of Walkers management of Towne Square.
Since the opening of the building in 1996, we have found Walke, a management staff to be
extremely competent and very responsive to issues horn both the HRA and building residents.
The high ratings in the 1993 Resident Seth xion Survey are indicative of residents• satisfaction
with management at the building. In addition their expertise in the fold of senior housing and
aeras has been an additional asset in the management of the building. Their ability to make
additional services available for residents of the building has been an extra benefit. Their concern
for providing services for "aging -m -place" residents has been particularly significant. Altbough
there have been some mon issues that have not yet been adequately resolved, these do not
reflect upon the management of the property. Currently there are no outstanding management
issues that are not being adequately addressed by Walker staff. In addition we have no need to
revise any of the terms of the agreement.
The Pra edtng infoanation tmdtcates that the management fee and costs at Plymouth Towne Square
are within industry standards and competitive with fees and costs at other senior housing in the
metropolitan area. Walker Management also provides a level of service at the building at a
reasonable cost that is not available at many other similar buildings. Also, by contracting for
management of Towne Square, executive staff is able to pay greater attention to other issues and
HRA activities. Given these conclusions, it would not be in the best interest of the HRA to undertake
the expense and effort to not renew the contract and solicit for new proposals for the management of
Plymouth Towne Square or to consider direct management of the property at this time.
I therefore recommend that the Board allow, the Management Agreement to aotomisda ty
remew for one year atter December 31,19% by hldeg no action at this time.
Attaehmemt:
Senior Homing Comparlsom spreadsheet
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MEMO
CITY OF PLYMOUTH
33400 PLYMOUTH BOULEVARD, PLYMOUTH, MN SS447
DATE: May 7,1997 for HRA Meeting of May 15, 1997
TO: Anne W. Hurlbur% Executive Director
FROM: Milt Dale using Specialist through Ed Goldsmith; HRA Supervisor
SUBJECT: Status Report on The Community Home Program
In late 1993 the Plymouth City Council, on recommendation of the Plymouth HRA,
approved the reallocation of $37,950 of 1993 Community Development Block Grant
CDBG) to The Community Home Program for the purchase of property at the northeast
corner of County Road 9 and Fembrook Lane. This property was to be developed for a
duplex with five bedrooms per unit to house and serve lower income adult foster care
individuals who were physically disabled.
i
In May, 1995 The Community Home Program was in danger of the loss of its property
because of a lien from the IRS. Stsff informed the HRA Board of this imminent loss and
the Board authorized a loan from the HRA General Fund to The Community Horne
Program to pay the $23,99715 IRS lien. The property was saved and in October, 1995,
the HRA received a check for $18,700 as partial payment on this loan. The balance of
9,633.30, which included principal and interest, was paid April 1 Sm to the HRA. The
original loan of 23,997.05 plus $4,336.25 in interest has been repaid to the HRA General
Fund.
Indications are that The Community Home Program now has sufficient funding to
proceed with construction on its County Road 9 and Fernbrook site. Construction in
Plymouth is scheduled to began in the Spring of 1998. Groundbeealticg was held in
Minneapolis in April for the first of its homes on East 33e° Street and 256 Avenue South.
V
4.
D.
L MEMO
CITY OF PLYMOUTH
3.400 PLYMOUTH BOULEVARD, .PLYMOUTH, MN . 35447
DATE: May 5, 1997 for Housing and Redevelopment Authority Meeting of May 15, 1997
TO: Anne Hurhburt. Executive Director
FROM: Melissa Carnicelli%ous, Technician through Edward GoSupervisor
SUBJECT: Report of Frindrahsiog Activities for the Training and Resouured to- AttainIndividual, Long-term Success (TRAIM program .
HRA stats bas begun to actively solicit funds to offset the expease of operating our fam;lyself -A ffrcienc) program. For the past two Years, the program has been ihoded mainly throughSection8OperatingReservefordswithaportionfundedthroughCommunityLkvelopmemBlockGrant (CDBO) funds. In an effort to reduce the program's de eadenoe on our
operating reserves. we are attempting to find alternaoe funding sources.
We expect the TRAILS program budget for the July, 1997 through June. 1998 fiscal year to be
approximately $51 SW; of which Plymouth's responsibility would be $20,600. Of thisamount. $6,000 has been allocated from the 1997 CDBG grant and tip mdn tely $3,600shouldbeavailablefromthe $10,000 allocated from Section 8 Operating Reserves to the 1997HRAbudget. A minimum of $11,000 will be needed to complete Plymouth's portion of the1997-98 TRAITS budget.
Staff has worked with die -TRAMS program Coordinating Committee to draft and submitfundraisingletterstoareabusinesses, banks and religious organizations. Tbe "pup donssolicitedtodatearo:
Audw9w*
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Oirrently. staff is contacting a number of the organizations to follow up on the request
low. Stasi is also putting together a grant request to Honeywell. Inc. Staff has contacted r -
local Honeywell staff. who may be willing to endorse our request prior to submitting it to
their corporate office.
To date, we have received donations front Marquette Bank ($25M and Turek, Inc. (SM.
Staff will send aback you letters to these companies as well as on-going correspondence to
keep them informed of the programs progress. Staff hopes that by keeft in contact with
and exhibiting the programs success and stability to those businesses that contribute or
express merest in TRAILS. continued support for the program will be fostered.
Daring this solicitation, some companies indicated they are interested in the TRAIM
program but, only review funding requests at certain times. usually in November. Staff
will follow up and make individual funding requests to those companies within their time
fzames. Staff will also contime to identify organizations that have formal giving programs
and submit grant proposals at the appropriate times. Staff also plans to extend the list of
potential contributors in Plymouth and solicit those organizations for the 1998-1999
program year through ager mass solicitation in early 1998.
WVAIJKeI'dJA14L' h CA4 1 191 K4 4 L' 114
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No. Ckmcm
MwIton TOLA ITFA
L i 1997
May 8, 1"7
Mr. Edward L Goldsmith
SupervisorHouft BW RoWitelopmenil: Audiorky
CRY of Pbymuth
3400 Plymouth Blvd.
Plymouth` Mn. SS447
Deer Ed:
Enclosedis 00 MoutcomeY CUUmreport for the TRAILS. Programfor March.
As the report dwws. Tracy h" 68 pamaligata amm* enmbd, and we will be
continuing Our mauhmam efforts in Plymouth to replace pairtidpiants that moomfidlyCompletetheProammorleaveforotherfeum.
As EAC begins our staffing plan for nog year, I would 8PROCiAts it if you OW I couldtalkAboutPlymouths' 1116" to Contirm the TRA.I.L.S. program in PY'97.
Thak you OW Plmn 0001ad me at 9241272. Tracy and I will be meeting withLotf&M On May Ift if you have any time that day, I would be happy to mV in sothatwecantalkinpersonaboutnextyear.
Kovin T. Meehan
Program Dhvdw
1)6715 Minnetonka Boulevard, Suite 212
Minneapolis, Minnesota 55426
6121 "S."All FAX 924-1295 TDD 924-1297
An Equal OmorhAtylAffimmon Action @ *bye
T-R.A.I.L.S.
APRIL,1997 Outcome Report
Py 096 ( July 1,1996 - JMIM 30, 1997)
Plymouth 1
St.Loule Park g
Mau 3
Employed
Vocational Training
English as .a Second Language
Job Search
Assessment
AQa
15
A
18-24
5
25-30 11 15
31-40 11 20
41-50 1 5
50+ 2 2
BGCS
Cumulative
Py 1996 PY96
AM"s ala
26 . 24
A 2A
Pita am
37 15 22
12 5 7
1 0 1
12 4 8
A a 4
68 26 42
African Americann a Ris
European Americanl8 24
ative
Wet Self -Sufficiency
Withdrawal by Participant 4
Administrative termination 4
Sec.8 portability transfer 4
zin A=
16 15
P = A=
3 1
3 1
1 3
an
Female
PUM A=
Wale 1 5
eIN
i
a a .
The following message was e-mailed to State Senator Warren Limmer by HRA Chair Dave Crain on April
30,1997:
To:
r
sen.warren.limmer@senate.leg.state.mn.us
From: 'davec132@ao1.com'
Subject: Housing Appropriations Conference Committee
Senator Limmer.
Congratulations upon being appointed to the Housing Appropriations Conference Committee. The Plymouth
Housing and Redevelopment Authority (HRA) is extremely active in promoting and supporting the development
and maintenace of affordable housing in the City of Plymouth. We conservatively estimate that approximately 900
low and moderate income families in Plymouth are in need of affordable housing. In addition to persons living in
Plymouth, there is also a need among persons who work, but do not live within the City. Area employers have
brought to the City's attention the difficulties that they have had in attracting and retaining low and moderate
income workers. During the past year we have worked with the MHFA and several private developers to increase
the availability of affordable housing in cur City.
A major difficulty in meeting this need is the limited amount of resources that are available to support affordable
housing at the local level throughout the state. As a member o} the Housing Appropriations Conference
Committee you have a unique opportunity to influence the availability of state funding for housing over the next
biennium. I would urge you to support the higher funding levels for housing that are in the House Omnibus Bill in
the deliberations and voting in the Conference Committee.
Both the Senate and House housing appropriation bills include a $1 million special appropriation to the
Community Rehab Fund that could be used to acquire and demolish housing. Because of the significant need to
develop additional and maintain existing affordable housing, I do not believe that limited state funding should be
used to demolish rental housing that could be renovated or maintained, without some requirement that the
housing be replaced, unit for unit. 1 beliove that if necessary local communities should use their own funding for
such, activities. The $1 million proposed for this activity should be used for renovating or replacing such housing,
not demolishing it. I would hope that you would support eliminating the use of this funding for demolition related
activities.
Your consideration and support of my views on these issues would be greatly appreciated. I wish you the best of
luck with the committee's deliberations. Please feel free to contact me at 559••5821 or the HRA Supervisor, Ed
Goldsmith at 509-5412 if you need additional information. Thank you.
Sincerely,
H. David Crain, Chair
Plymouth Housing and Redevelopment Authority
cc: Mayor Joy Tierney
HRA Board of Commissioners
Dwight Johnson, City Manager
Anne Huriburt, Director of Community Development
Ed Goldsmith, HRA Supervisor
Page 1
Ia. 6
The following messaoe was emailed to Representative Ron Abrams by MRA Chair Dave Crain on May 6, 1667:
From: VMV&l aW-WW
a" Fdit. lYlar 06, 11997
To: rep. ron. mahouse.legg.state.mn.us
auGlsat: COnlbnnOs fm Omnibus Tax Big
Representative Abram.
MConfnkdations balm eppointel to the Conference Committee for the Omnibus Tax Bill. In the Senate
vers an of the Omnibus Tax BIII there is a provision that would require that in order for properties to quality forareducedlow -Income rental property tax rate, the property owner would have to make a portion of the units20% In the mebo area end 10% in rester Minnesota)) available to tenants with Section 8 rent assistance. This provision would provide a much needed additional incentive for property owners to participate in the
Section 8 program. It would be good public policy to tie the reduced low4noome property tax rate to theavailabilityofunitsfortheSection8program.
The Plymouth Housing and Redevelopment Authority (HRA) Is extrem3r, active in ppromotinngg and supportingBredevelopmentandmaintenanceofaffordablehousingintheCilyomoulh. VVe wrrently operate aSection8RsntAssistanceprogramthatprovidesassistancetofamiliover160privaterentsunitsnitsinmouth• In fro past several years as rental vacancy rates have fallen below 2%. we have seen fewer
rental owners willing to oarlicipate in this program. This has made it more difficult for persons with
8 rental assistance to find private housing, even with this assistance.
The ability far Section 8 clients to find properties that will participate In the program is Important to persons
who live and work In your dlahicL Area employers have brought to the City's attention the difficulties fret fret' have had in refalnin low and moderate income workers. Lack of afordable housing in the areacontributestothisTheHItAandCityhavebeenworkingtoIncreasetheavailabilityofaffordablehousingInourONW11ofthereferencedprovisionwouldassistusInthiseffort. I hope that that youwouldsupportthis
my
from tre
uS
enate Billin the deliberations and voting in the Conference Commitee.
rate provisionIn
treour
mmSenate version of -the Omnibus Tax END woub begreatlyral alantin
I
the
wishhlow-
Income
youthrebeeat off luuc k wwNh
the commltWs deliberations. Please feel free to contact me at658-5621 or our HRA Supervisor, EdGoldsmithat608.8412 If you need additional ln1brmatkhn. Thank you.
uicerery,
H. David Crain, Chair
Ply mull Housing and Redevelopment Authority
oc: Mair Joy Tlemey
HRA Board of Canmiseloners
Dwight Johnson City Manager
Anne H~ director of Community Development
Ed Goldsmith, HRA Supervisor
Page 1