HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 03-21-2002v
HRA STAFF REPORTS
MARCH 21;2002
AGENDA
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
THURSDAY, MARCH 21, 2002 7:00 p.m.
WHERE: Medicine Lake Room
Plymouth City Hall
3400 Plymouth Boulevard
Plymouth, MN 55447
CONSENT AGENDA
All items listed with an asterisk (*) are considered to be routine by the Housing and
Redevelopment Authority and will be enacted by one motion. There will be no separate discussion
of these items unless a Commissioner, citizen or petitioner so requests, in which event the item will
be removed from the consent agenda and considered in normal sequence on the agenda.
1. CALL TO ORDER - 7:00 P.M.
2. APPROVAL OF MINUTES
3. CONSENT AGENDA*
A. Plymouth Towne Square. Accept Monthly Housing Reports.
4. NEW BUSINESS
A. Plymouth Town Square. Discuss revisions to 2002 Budget.
B. Plymouth Town Square. Revisions to Admission and Occupancy Policy.
5. ADJOURNMENT
AGENDA.
J%V MOUni HOUSM AND NsDKVZLGPNWNT AUTINORITY
THURSDAY,. MARCH W. MR 700 p m.
Wmm moss o l+am Room
Cky na0
340P% --- bmbvaed
Pba, UNS5447
All Iamm lisped wiW m astaiat.(+): ata considned to be routine by the Hoag sWRedeselapmentAWhmiWandvrilleeenactedbiraaemotion. 7hete wR1 be no aepar meoftheseikmsuohnaCoopen, dd m oe.patidom so reouesm,. n ubm aaeot ihaitem willbeeemoved6casthecormavandaandaomidendisnormalsegmwontheegaodL
I. CAiLLiroomm.-7.00 m.
APRROVAL OF MINUTES
3 CONSENT AGENDA•
A. PbMWh Towsa SgUM Accept Its m ft Hmi ag Rq=tiL
A. MON Teves SWAIL Disness wvid= tD 20M. & da&
IL >rbmaipt+ Taws SQNM ReauWm m A* mtion and OoeupaoW pdky
L ADJOURNMEN'1"
r
NOUTES
1 PLVKOUM ROUSM AND RBDRVZLOpta MI' ALgMop I7r
Fiebroaq 21;.na
Chau Wi n' Commismoaers Stm. LuivduvA Tim Bibboq and LeonWWhWACh
AUNT.- Comobdow Std Hewitt
STAFF PRSSWM lbo w&m Diieator Awe Hw&m% Houdng lNaoaget Sm garaM HRASreeialistMe[isaa.CamioelH and OMoe Support ve Cmb pdum
OTHRR.4 Pah Jodi. ®ommoamm. areae bkuvuml % Wel Vn% IMM LhrPdd* RawM MM &Peas, Dave Mmj*W. F ib RVe. IAMY Nelvosb YMCA
I. CUL TOORM
A meetkg of *a Pbtm u& Haug wd Redr-+dgm= Awhaibr vms.ee" to alder by ChairHermonanFeseaey21, ZDOQ at 7;04 pm.
1 A"WVAL OF MDq7SS
MOT= by Dommisdow Soho% aeconded by ow to veoommeadapprovaloftheDeomsber2% 2001 mimom
Voce, 4 AYE*• Malian qpproved om dmomly.
A CONMT AGRNDA
Man= vm made by Goner MkWb* sxanded by Commissioner Bildeoe; approvingIMCommentAmbtoindukthefollowingitML
A.. pbraanib Timm SIWS Maw R
e• Bluest Lxvenw Fhab rW Harrel um Derdo pmeM 1FA Apptlnlisa
Q IOCP MHFA AppEwAbm Provide kUw of =PPort Rn appticaioo. mvolvn ase of thetaco* Rad 101 pgjm b wn
Q Apprtmve the Seaham 8 Ma.gplI.l Arse MMM peagna (SLX&nCama M
VOLSobmbdmL
4 Ayes, Motion adopted mmoiodo *.
J
a.
Pt -WA Homing and RedaMdop rAuk Atethemty
Febnamy 21, 2001
Page 2
dA. CIO ofPb m dL Pathic hearing on allooaaao:of funds fordo 20M Community
Development Block Grant
HRA Specialist C rnicew eapladned the process of die pabiic lancing. She &tamed tam the HRA
conducts We public hearing Nat the City of PbvwA approves the CDBO Action Plan end Vial
dating. Staff r-aoronreade I Ode m no change to the OzAng kv fn We First I me HoodoVer
and Hooft Rebnhilitatian ban progemna with a deeeesea in Wes fm .nag for administration
because tone will be sem mnreed fimh Som 2001 in cover administrative coat. Staff
reconhmmded inmeasing toe finding hr Affoadable Horsing Dee,lopaeeam m 3107,830: These
funds would be available year wand on a pipefin bossy. HRA Specialist Cookelli explained tea
Wit services" activities, and she stated lost the HM sbffde WV*d a now application and
instroaion fam that clarified dee evehanion criteria to bout toe applitmam and die sta& DA
application won no to 13g - Ap 1
woiab are con eptly reoe+v ung Unlara meal s these n enae
an of
all of loam. The gwfica ions were canoed by the eft-ia listed on the fawn. HRA Specialist
Caroi=M state' mat tea a belt N meopolis. Daily Cmc b mot -w Pip mfid.
but aepreased their gisdarde to toe HRA and City for their coodowd stag w
Chair 11md-son ope ed toe Pudic Hearing.
Chair Hende11011 hit rodnoed Michad Vres. woo a Is - -,ntad HOME -Lime. ' . Vrm atamed that
HOME Line talks with thousands of tewanes rosy year rg - their right. 7bey also go to
NO schools and peeseatt serosinats about becoming sueee ss id reset -s. He said they wee fooled
but year and appreciate the continued fimdmg. Chair Headman asked if the progtanh is citywide. _
Mr. Vran stated that it is statewide.
Chair Heodeeson introduced Lorry Nelson, re- — -' YMCA. Mr. Nelson said dory awe beer
to request 37500 in support for the Point NadmM program. He explained that talky have
also stained a transitional living pwV= for yo mb ages 1620. which provides aceto --'site
hox>sing in ire area. He doenked doe Board for door support
Chair lend -son introduce' Ptd Moot wbo wepreseota Famibr Hope. He stated.ew shay awe
the only group not an the Use to receive fending. He requested abaft the fid to incbde Weir
ado. Their regnest was for 38000. He said Wry have worked with Plymouth, since the
earl 80'3 and War office is on Fanbrook Avenue Narth in Pl moath. They provide services for
01-dSk teen&, inchodueg teaaspoeI i
Is and fian dye , granh. He provided emv tea of the
types of mom dky handle such as suicide, eompmodve 4 ls& eating d13oad-s, etc. He said
Wqy do not collect any data when first meeting with team because of omrRdemMy rlasOns
They do require dace firm the powenI otter the teen has been aneuding a few sesdooL Between
Nov. 1, 2001 and Feb 6, 2002 the progeem s-ved 22 teens fiom Plym ouW. Fran twenV
households they lore received 12 dam fames back. Of thane 12, 8 are income e6ga'ble. Mr.
Mmplyr apoNgizeed for not filling out the line on the application form w **dog biegmphies of the
staffand stated Wart they have far ihll time staff members. Tbey cry to kap teens from ending up
in juvenilebones, eaWest is very costly. He suggested putting the 1396 we are holding buck iwhto
their program. Commissioner Bddsoe stored dat he was disgp uated to we that Family Hope
was not funded and reoorommdea Wit the HRA do so at Wis time. Commissioner IAdovisde
asked about the concerns sniff had regarding Family Hope. HRA Specialist Cmai`dli stated that
Pby=Wh Homing and Roodow ftmaat AV*Aft
Feb=721, 2001
P01113
itis doe kg lima Ghat' Uttur io pl e' log ado tepottir g iolbemetiaa we:tieed a env re
compliance with the CDBO regulations. Wbm we rqm dam at the ed ddoe yeas we don't bave
all their std. Mr; Mugft said the pr
Al
is the eaafdemiolity of aha program.
CI
Ioser LudwAssis asked about the pmslties incurred if the moue. is net all. used and HRA
Spashot Qaroicdli sated Family Hope would need to retina the MAL Mf. Murphy stated Gass
his mWaknot is drat the program 6 Minded at tae back ed. HRA Spedolist Camicdli said tial
Family Hopedoes submit 1r3rmea1 for oasts incurred drouuabout the) ser.
Chair Henderson boodaced t'aAck Raman re meoft PRISM. He doskad the Board for tae
fandiaggWesindisput. Tbds hub are used p limy lior driving people tD doctors
appoiahrreats, etc. FGDft drives is Gbdf biggest.aupaalitme.
chair"i clamed the public keening.
i utdovi m %gmvd about spending the reserve to suFamily Hopds
request. HRA Spedahst Caasicdti soid.t o HRA has new allocated dye maximum allowed for
public savioes. Wbm HUD reviews the year end.nport they are kod ft to vain that the HRA
did not allocate mors: then ISA of acad CDBG funds apeot toward4 nodal services. Chair
IVeesm asked born mndt is usually unexpended. HRA Speaali:t CuWAdH stated that it vaAa
quite a bit. HUD does eat womb the HRA or sulnuiepiams to carry burgs bobn oto
Commudona Bildsoe made a motion a direct staff to review agsadium and bind Family Haps
Services. Receiving so sowed do motion died. Commissiotaw Ludovb* sorted that be rdks on
staff and if staff Rrh that because of tau: timing issue day should act find them he is fore with
their dads as. Chair Heedason asked what is different this year with the funding than last year.
HRA SaMist Comicdli said dot TRAILS did not receive any Grading last) w, but they will
seed aditmd Grads this year. GMDCA bed carryover from 2000, but tky will not have my
carryover at the end of the FY 2001. Commissioruer LudwAsde admd if Family Hope Services
would accept a smells amount of funding, Housing Manager Bums said the Board can look at
adding the 15%of program income butt Ghee is risk in doing so. Duector Hu dburt said that if the
Board wishes to no adw priorities an rather tees due ones recommended is the repot, they could
chop them Comommonar Biline said he would rather tole the most;• Boa adter
aegaoi>atio IL HRA Specialist Comiedli askd for a wooammen6don. Commissioner BiMm
made a mesion to tabs 54000 out ofthe AffbrdMe Housing Developmem omov a. Clair
Hendoson seconded. CumminionerLudomvissie dot we kook at Family Hapds
reporting atatas again in die Gare. Commbdomr Ludovissie expressed his cancan that the
Board will beve to main ha ding eels or sea funding reoomm mdado s in the future and Ibis
AMM sot set a peoedmI
AMON by Commisswner lfiddits* saeade 'by Commissiasa Ludovissk. eecasuaAnding
that dye Board adopt tea oneclred resobdon, as once 1e 1 to Wdwk adding 54000 for Family
Hope Services and reducing the Affordable Housing Development awwy to 5103,85% pov&ng
a reeommau I - to tt . City Council Guy allocation of the 2002 CDBG pograa funding.
Vote. 4 Ayes
Pb=Wh Homing ad Rodevelopumo Asttb0ft
Febnm y 21.2001
Pop`
4B. ftmottAh Tows Squ mo Request Hbr waval and fineadel mad aoco hr kitebm
cobweb.
Tea Resident Bond at PbmAwh Tawo a Squme requested ms usuame Poe three new ahima a the
common kitobm. Hiotts' WMW Bmnes =himc th of the cobimets willboa permanestt pmt of
the bonding and Wad if the Bomd wanted than to be prolsimooil ivsale&
MOTION by Domrmisdoner BtOdsoe, nomad by Goner Mieblitsch reoommendiag that
troee latcbm abioats be p ahmicaft.irutmlted at PWw A Tbwom Sgtore, vat to rraaed
SIOKOa
VOL 4 APm Motion oppaved u ndoma tsly.
4G Pb mowtb Tants Sgms HbtmI% Bot Sabddk% Btr IV% Oavop—M PWft m d VJdft
LINIt
Oiteemr H orbO said Od the sniff reoommaodamim wm to build an 60 discussion that wm held
lost Jubr. At that tuna the Bamd agreed with Satf reooromendmvaaa io move "ddl revots" m01e m
hne with Section g " hir moW mcrap The Bond also agreed to mate towmd ams lave! of
tmrbaAr Por all Unsg% mad to consider ami6ties in ommot rem aleuledms, Director Hbmlbtmtstamed
thadmassooll bas am ohm over at 8 1 of Ptymalgh Towne Squme,
the dine Sam the Jahr pact hat has updated and Ikea are ecady m intro reoomtveahim s to the
Bond an the issues Itease I in *a report Director Hbmlbrttt said that She mld lla mag ildaaager
Dam apohe vOA C mover Hewitt, wbo wm amble to attend this meeting, and have her
commend b Share wade Bond
Commissiaaer BildSme Statad that ai a reading the report be wm umwe what dee mission for
Pb'matvh Tama Squme is ad what are we trying to occompiiab, He said that once he has a
dimer um&m aodiag it wea'`d answer the gjmdm shout how to suatto a aha renes. Chair
Headersmn asked if there is a W.Shnion Smum far Pbwoudh Towne Sgam & Director. H WOW
said these is mot a foramol:teme omen ow that ice mission win demft to provide atfadoble hausiog
Por smimrs. Tbat led to peRrmees for bw mad vay lar income tensors. Director Hurlburt said
that when the sobiddies were fist set, soma units were teamed to people who could amt atfad dee
rem at their smignd level of atter, berg of rami famfies were willing to pick up dee
diff comm above the mi -1 ft revel. ser dee Bomrd allowed residents with very low incomes to move
in and u* receive a low stdesW m tang m they did not pay more dna 40% of their irwonhe
tehword tem.
Cavmmismi,
aar H v&Msda amid teat at dee time Pbma nb Tawme Squme was built they could have
used a sabaidiad program t n%b the federal gove maws. bin dee HRA chose to get awey from
dee 0eeml rgpkdmes to assist the ddabr people living in Pb1m ak Commissioner WwAsde
stained tat the Dowd abmo hat as obligation to the tamers to heap dee rasa in line with tenlity
while them mHardabe to the smiara.
Disconion wm bold g
I
singles living in two badioom ansa. Dimetor Hutlburt said when
this imine bas previou* been brought up before the Bomd, they chose not to require a single
paean, residing in a two4edtamm unit to move imo a me bedroom unit. Director Hurlbmt stated
Pbmanb Hooft amd Redmlopment Athotid
Ftbnaay 21.2001
Page S
1 mamma HRA may bave ban &4 m11re aboutummoftmapartmembuildiv&md was
hvmn8 de t=wAs rasher dam making mm d bmom docb=s. Tire Board sh a fklt if amts
were raised, we would have to aerial datum of r dimms of Pbym u& She maimed drat rets
do mot meed to be mind to g do' nonan vee need, but vee and to mob Bare ma people
6viag Brae me paints tnamloet amt if dray can affold iL blarbet nate does mat dctamime de
amotmt of sd midy for the prgjem
Du mor Haulbaat stated.daatCa mmasdoner Hewitt had it aged dm shebdi wed Plymouth
Towne Sgaere should aaasia a mom& d buildbW Ifthe boDd m' g a opened to
amI
name a am
it may be perceived as aI of the goof to provide oflbtdble bouft Commisd ner
LudaAuk add do lad convol was vary imps mat at the time dk building vtm built. He stated
dam submidift aha building has always been oft- 1. , a iaapomtaatx. Tire question is baw lao% lr
vAddi ed It seeds fa be. Ditemor Hurban pouted of mat the aabsidin have not ban wised
timer.
Commisdiomer Bildsot stated mere. ore some people living m Fly=& Towne Sgeme dam should
mot, becons tbey bane wAOMM assts. Chair -11
I su6Besoed On da HRA dmuld
provide bousIag for maniocs them tabes ho aeootmm all of their income. AD oc=pams are under
a% of madism booms: tight no - - Commbaianer Wd&oe said dam people vt a snob a lase
amousm.afassets dkwdd not be 6vimg in a sd bmikb& Commisdomer Ludovisde said be
wouldnR have a paobfem wilb 1096 of units being at msmbet rote. Direeso: Halbert said the abiliq
to use a Pbmoth t IdAMq pmt is aataaly limited. Chair lteders I stated tam if
people cam Mad umalm tete amm they should live is a senior ttaar. rete apartment. Dinner
Mulbutt said that dare are a lot mate options for maim living in Plymouth m"time dam
robes Plymouth Towme Square was bail.
Dneesor Hw% m acid toes the Board cads to addles da question of aeddeom`s rivets. She said
dem UrAft mbsi mere not gamed tovard people rola have base omoums of mamas, bmam, a
bags p men age of de res" i Gving of Pbuoum Tonere Square but considerable asset9.
Director Hbtle mt gnmdomd vft we would subsidise trots with ptopertty tams so dm ts" , I,
eon beep Mair assets to one toward musing bums costs or leave to Mair 8unilim Comndssioner
Ladmissia said he admggled with the 33% vem s 40% of bom*AM incomes to use far cdnmlaft
mems. Maw HmM mt said team is why we meed to take de risco into swam wbem 6gnriag
uommt terns. Cam' ioner LadwAide said we and to mdm moves at dim time to heater dbm
da praperp firm a quindsl stamadpaiat for the Ram Housing Mmmger Banes said we need to
bob m aha amtoaemm of subsidy we wast to use and hater we ate going to treat assets.
Director Mulbwt mWested dont the Baud go duough the reooaonaaadatiosa amde by staff.
1. Adopt tsar" to sent` Por PTS cut wld Seetiot, 8 FAM (Optioa 2a
Dimector Mutbmt said rants are below de temeleet level, specially for the two bedroom mails. She
acid dm in July we tapped about using the Section 8 air market taco, which is Will a modest met
j for Plymouth; She also kdkomed that Section 8 does not mcogaae diffetenaes in sire of
apmhnets but Sea by mmmber of bedrooms. Staff j , , two optiom Director Hudbatt said
the closer we gat i o the mabr rate the better. if tenants don't cooperate withincome verificodo o
day would mad to pay full markea resat. Chau Headman a dad if we could make a dLvnw: m
Pbrmaath Housing and RakVdopmeat Au*Aft
February 21.2001
Page 6
IM , P - the bedroom sins for Section 8. Director HtPAP add we can, hoarser, all ails 1
bedroom units would have to be below the FMR of 5781 Commissioner LudwAssia asked if it
world affect our aocuponey criteria. Director HwIant mid it wouldn't. Hong Manager Bones
aid that evenif we cluon to use prgject awed Section 8 tubsidia, which mes the voucher
would stay %v:,1 the building, it would be treated the some. As HUD adjusts rhes FMR's so would
Plymouth Townie Sure an a reguar basis. Commisdonar Bildsoe wain firvor of Option 2.
Hou , Nlemger Barnes stained rho Gommigsioaer Hawiu was alio in ftvar of Section 8 Fair
Mather Rema. The Board deeded to select option 2, which would adjust Section 8 FMR's.
carentl7 SM tar one bedrooms and 51,001 far two bedrooms after utility adlenwa0ces.
2, Adopt naw mioimom rents of= hr saabedrooaa sportments and 53001br two
badnoaa epwrtmeaft (Option 2)
iknm rent means the absoNte lowest rem the teams could pap. Director HuAant
recommends ant distiagWsbing between aiparI I sins but going by mmsber of l el nom
Under Option I all oxunms weld pay 5150 lar a oen l -1 a a and 5250 Por a two bedroom.
Option 2 would raise the amou sto to 5200 and 5300 vespeotivebt. Director Horlbmt avid tha
mioimmffi aflha the cost to sehu&= Pbmaatb Towne Sgnme and h dbft the teas of the
people paying thelowest aMWJRI. 0017 one I ' ' tans would have m pay the fidl $50
increase. She also said that do' in thio two I , I can units could be offiet by people
movatg into a ateabedroam unit. Choir Henderson asbed bow that is determined. If the ienome
calculation shows the omma could ody pay 5150, they would bavc to pay 5200 if tha midmnnn is
raised. These am=% would be good randidemes for Section 8. Chair Hendaso0 asked whet a
Section 8 wow %%mM pay. Director Hanlbaat aid it would be 3011 of income including uWities.
and assets would o* be counted at 296, with a minimum payment of 535. Director Hurlbort said
that staff recommended Option 2 and that was also the consensus of the Boand
2. Adopt 23% as the "a ft sdadasd" Por ededdlog neat Poral tenets.
Director Hudburt said the asod affadabiliq standard is that people should pay 30% of their
income for honing casts. The HRA varied flan that when they set up PbmwA Towea Square.
3091, is the Federal standard, and 4096 is thio top end tot we on probably go in keeping with
Many standards. At 3346, ones utilities aro calculated, even the very low' people would
come out about even. A number of residents get decrenses at 33% Only two would end up
paying over 4096 ofthan income. Some are singles in two bedroom units that could move to a
one bedroom. Staff recommended 33% in keeping with do philoso ft of provid'mg affordable
housing. Housing Monega Heroes said it becomes an inns with the very lowest income levels.
Commissioner Ludnvissia said be is co0carue I with the concentration of very low income tenands
in the building. He feels dust a senior could adapt to a 40%' easier tired a Pomily could, but
be would Dat wane to go over 409L Director Huribunt aid at 33% the HRA will subsidise Wrote
tenams at a deeper level. She said if we could get even 10 tri an Section 8 over a period of
lima, we would main up the Memomo in subsidy. Housing Manger Dames cwhined the
proposed user of u=Uocuod reserves and the toot levy to uhddise PTS. Chair llenderson asked if
these are capital improve sow reserves. Housing bdoo fter Bum said this is - - — nuoruay orer a
period of time tbo bas accrued. Cbav Henderson asked wbere the revenues came fiam. Director
Htxlant sad shay made money in the earlier years when operating expnnes were lower.
Plymouth Hooft adRedeiwelopmedAV*
Fdomy 2l, 2001
Page?
1 Commissioner Bildsoe asked about the eeladonahip of Rost dtxreaaes end assets. Coamsisaioner
biliichh'tcb add be feels 33% vwuld be good but we d=M aunt taking the assets into a000umt.
Commiwiner i udovissie would like 35% and do look at the assets. The other aammbdomers
was in favor of then. Chair meson asked Eby the next meeting staff cold look at the rents
based on whet decision is made for the asset atlocetiatn Director Hudbuht said tact could be done
but cau oad ulnae were manly dues that came to light ween Grace Maawgiahent tools
over. Ccmmisaianer Bildsoe inquiRd as to when the Roords much pason will be cIoe I
DiRctor Hadbuat said they ate proposing to review rents for dl of the resident atone time rather
than waiting for thdr annual moetifisatim time. The Board came to the ca<veaws fret we should
adopt a policy of umag 3596 of income as the affardsbitity awAard.
L hued the near seat and subsify waetaro hee iatebr f rr naw ub and Duos• •
IbraamerA period bglsmleg Aopd 1, 2M far addingtaut.
Dbertor Hurlbuat stated that staff is suggesting recertification for a third of the tenants at a time
and doing it by loamy. at by Boor. Commiesiooer Ludovissie said be does not agree with using a
loamy and thinks it needs to be implemented acwta the bond at once. Qommissloner Biddsoe bad
a comoen that the residents who are first will convey tha information to other tenems and it may
not At *A& showdon. Houaiag Manager Hames sapted addressing the resident in person to
tell them went is going to happen, and teen take two months or so to do the tecatifications and
implement the change for all resudent on tea same date, Commissioner Ludowissie said we need
to give tea rarest enough lendotime m p epee fnancift or to move. He suggested that we try
for September 1.2002 with evemme having the some effnu%v date. The Bond agreed with this
Roomnhend L
L Give staff dbw dao an the preihnod approub to teatmmt resat stet io teat
alcalatie Adopt, at a mhdomm, a.dandand u13% of asselo to be h aged as Income to
lbdt uncial hopnet an PTS and naddeat. Consider rakes the standard to S96.
Director Hudburt recommended chwaing to policy to count at least 3% of assets as income.
Right now we am !bellowing the Section 8 guidelines and shay an at 21C C.ammissioner Bildwe
acid hethinks it shouts be a least 59L Chair Henderson said it should be mate than that. Housing
Meoeger Barnes said the redox de for using a dower peronnma is that you don't know what the
person is going to need *weir assets foo in the 0mdtre.. Jodi Boedigbeimersaid we don't require
review aft= return at this time, but suggesud we should. Commissioner Bildsoe said red estate
shaurdd be included as assets. Housing Manager Baron,. auggeted imp the mmeme
gedw*. such as 5% this year and 7% tat ye+a 7be Board dcdde'do tax ratans should be
used as vaifi adon9 and if they are not wilting to share that information they have the option to
pay markt ram or move. They also decided to implement a S% standard and review it annually.
A Direct alae to draft a Polo regdit shoo ocerpyhag two bedroom stirs t maws darn
aae4m droom omit, as they become awald&
Director Hudburt asked how the Board fdtabout helping people move, or such things as paying to
have their phones hooked up or utility cI get. She suggested using a lottery far the people who
sue thee now to detera a the order they now Chau Henderson suggested letting people sign
up. Commissioner Ludovissw asked if the Board would wast to put a cap an the amount of
PlynoulbHomdagainditedavelopmestAulbaft
Feb msy 21, 2001
Pqpg
finudd assiauoeo we would povide. Director Hudbmt deo emphasised the ata theot people
meed to bmw fty an have a nuounooe and atop in the two I p Inn - as bag as dity most do age
gniddms. Commimnioner Bihlsoe said we used to have two people in two bedtoosma m meet the
effavdabb housing goal. Me Board agreed that we should pwAde assistance in helpag
opus.
7. 1levitw the wdlbtg 11011 10 sad give deft ectlsm am map cbalgp dbI A
Csaaider a 1 .01 -a ar tmeah wpb Inmos aapponihmg to umrbd reefs.
Director Hudbort said it will be a bag time before we have a pohlem with one bedroom
vacancies if sisgks in two bedrooms are required to move. She sold we may not meed to open the
waiting list iauadia * 10 6111110 amrwam two bedroom vmaegr if the Went stnrelme is dteaged
Beane opening the waiting list ser two t , a M M - we need to a da see dre prethences are ehmr.
Commissbaer Lnrdavissis mWated tabling this item until a femme dale when the Went shncuse is
Snalised.
L Bhred def is pvgp a plan In open the wailing lister 21moaa bouswbolds a*.
lbs Board decided not to open do wilting list at this dame but to de&r this discussion undl a
farm meeting.
26 the PTS uaaBoamed reservws to bdomee the 21U bumdgd and phase is the mew cent
aabddl pdkkL
Director HmRM said the budget will need to be re^alculated based on the decisions the HRA
made tonigbm. She recommended that changes :s expenses come out of reserves and would not
propose a tax inaeeaae soon. Commissioner Ludovissb said the building is aging sed expenses
will iacu!es se. Housing Manager Banes said we need to be envious with the reserves and will
recalcubme the %pres and puss- them at &e Mmcb board mating.
Daactor Hnrlbmt stewed them this eonchrdes discussion of the oine items on This staff report. She
said that cuff will be revising the Admission and Occupancy Handbook for Pbrmoumb Towne
Squme and
presenII
the mevisiooa at do Much bond mewing.
FebrAW 21.2001
md
Page 9
41L plb Tow" Sgwe 2u R. b 0 Befta
Diiecmor *Mbuet aged *a rew=meraled tl msk from reserves to subsWm mft vrm based onBre33% soonario using 3% of asoft Dhaaw Huribmt steed r until fAe next m
to discuss ft alter the r mkukierwa a dose. 7bb isem eras mbW unW Marek.
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at at 9:4S.
QUOS
J
MEMORANDUM 14 202
To: Ane Huribuit & Jim Barnes
From: Ka ft Boer Managing Dhwlor, PIVm Towne Sgnare
Date: March 136 200
RC: PTS Moo for Report for February I=
Marden Newsletter (attached)
March Calendar
Monthly Finandal
January financials attached
February began with 96 units occupied in addition to the two caretaker units. We
still have apartment 114, a two-bedroom unit, available. We are waiting. for
direction from the HRA, before proceeding further. One of our residents, George
Miller passed away. His wife Mary seems to be doing well. We received notice
from two residents who will be giving up their garage parking spaces as of March
1". That leaves as with 9 available garage spaces.
Phmt Operatlens
Root-0-Matic Sewer Service was here to give us an estimate nn water jet cleaning
all kitchen lines, in hopes of eliminating the back ut of suds in several lu floor
resident's apartments. They will be here in March 5 for service. The vinyl
flooring in the Beauty Shop was repaired at a cost of $100. Jim Barnes and Joe
Gum the City were here to inspect the roof leak in apartment 313.
Resident Sam
The residents had their monthly Noon Lunch on February a and their
Get Together dinner an February 2&. The dinner was changed to the 2& because
of Ash Wednesday. The breakfast on the 23`d was an egg strata bake rather than
pancakes. These events were reported to be profitable for the resident fiord. Their
Valentine's Day Party was on the 141° with dessert served and Ruth Johnson
entertaining us on the piano. Washburn McReavy presented a pmogram on funeral
planning along with question and answer time.
The HRA has given their approval to install lockable cabinets ander the counter in
the Party Room, provided they look like the original cabinets, are built and
professionally installed and do not exceed $1,000.
Administrative
We continue processing resident rent re -certifications so they can sign their yemly
leases.
im
l i i l i l lflff
8t. Patrick"'s Dag Par"
Fufaay, Manch 1S`"
Loo p.m
1: FR to ent y,nbm GuVFfo
on the guttan.
St.. Patrick's Day is a, religious holiday in Ireland, celebrating the. Ufe of Ireland's patron saint. The
Irish do not celebrate this day by drinking green beer, wearing shamrocks, or marching in parades,
unless they are humoring tourists. The first secular celebration held In honor of St. Patrldk was held
In Boston in 1737. The first St. Patri k's Day parade (an American invention) was held. in New York
City in 1766 when ,.platoon of Irishmen recruited. to serve in the American colonies marched through
the streets of the city. St Patricikt Day parades have became a welcome tradition for many cities,
towns and communities in the country and have spread all over the world.
JOSeRhine"
sMonday,, March 25thrJ
I7
1 12:00
in the dining • •
DID YOU KNOW?
Aq*&
The May Month T-shirt order form is in this Towncrier. Please return to the
Office by March 311 Sample shirt and color will be hanging by office. 0 GROCERY CARTS NEED TO BE RETURNED TO THE GARAGE
LOBBY WHEN YOU ARE FINISHED WITH THEM DO NOT LEAVE
THEM SIT IN FRONT OF YOUR APARTMENT OR SEND THEM DOWN
THE ELEVATOR BY THEMSELVES.
0 From space, the brightest visible man-made place is Las Vegas, Nevada0InShakespeare's time, mattresses were secured on bed frames by ropes and
when you pulled on the ropes the mattress tightened. Hence the phrase "gam
night, sleep tight."
0 There are many washcloths missing from the kitchen. Please wash and return
thein if you have. them.
0 The most popular snack in America is potato chips.
0 Staying calm is the best way to take the wind out of an angry man's sail! 0 The City of Plymouth HRA approved the building of new cabinets under the
counter in the Party Room/Kitchen area;
O Honey is the only food that will not spoil.
0 There are about 70,000 Centenarians (a person who has lived over a 100
years) in the United States,
O In English pubs, ale is ordered by pints and quarts. So in old England, when
customers got unruly, the bartender would yell at them "mind their own pints
and quarts and settle down." Hence the phrase "mind your P's and Q's. 0 I really appreciate everyone who helped in any way for the Valentine's Party. THANKS A BUNCH!
0 It is extremely important that those of you who park in the garage, STOP as
you enter and leave the garage to see that no one is entering through the
garage door as you drivee in or out. THIS BUILDING IS ONLY AS SAFE ASYOUMAKEff!
0 The office is open from 9-4:00 p.m. Monday — Friday and if you need.
assistance please call the office first before you call Brent on his cell phone.
He is in class every morning until 12:30.
YOUI
Thanks to John Hackett for the donation of kitchen utensils and for the
hand mixer. The FTS Cookers really appreciate it.
NEED -ED - V VlPM
As most of you know we have a donated computer for E-mail in the
Activities Room. ibis computer is quite old. if you hear of anyone
willing to donate one, please contact Fat Michels (577-0256). h could
possibly replace the one m the Activities Room. Also if you are in need of
private E-mail lessons, Fat is willing to instruct you. Just give leer a call.
CREATIVE ME MORIE S
PRESENTATION
Terri Neby, daughter of Helen Thompson
Will host a Creative. Memories Presentation for yo:i on
March Ir- at 1:00 in the Activities Room.
Create Memories is about preserving your family photos that are sitting in a
box, drawer or falling out of your album, .
Please feel free to bring a family member or friend. There will be a sign up or,
the bulletin board so Terri knows how many to plan for.
GetwTomether.
March 13*
5:30 p.m.
Tickets $6.00
Mena.
Co'n Beef and Cabbage
Potatoes, Carrots, Rutabagas
Pistachio salad:
i1rish Soda Bread°
oessert - Blarney stones
coffee
Tickets will be on sale March 60 70 & 81%
i
THE GOLDEN: RULE OF MtNDSHIP IS TO
L.,LISTEN TO OTHERS AS YOU WOULD HAVE
I THEM LISTEN TO You.•
II REY iirROHG Y APL220
JOANflpt. SOY
MARGARRY.4 APL. SYO
RHODA Y6 APLI27
GAMb. NORMAN IS ApL 204
AI-NOOK LUNCH
Wednesday, March 6*
12:00
Tickets $.5.00
Menu,
Grilled Hamburger
Cheese, 4AAWc%, Tomato, Onion.
Baked Beans
French. Fries
Cream PtIfs
Coffee .
T-,--"- -
9s AMca11a11
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March 2002
Monthly Planner
4 S 6 7
100 PM RCHWANS
9•.30
1000 AM Bibb Resly IMAM Raidpq
NO PM OINQO
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1taDO PM Rrs.000 Coffer
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0:3030 A Clab NOON I.tINCII 700 PM OINCO
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SENIOR MONTH ORDER FORM
Forms must be turned in with your money by March 31.
Make checks ,payable to MHHA.)
Name Apartment. =
T-SHIRT (Khaki) $8.00 for sizes smell to XL
Size Quantity Amount.
T- SHIRT (Khaki) - $8.75 for sizes XXL to3XL
Size Quantity Amount
CAPS (Khaki with logo) - $6.00
Quantity Amount
TOTE BAGS (Natural canvas, 10" x 1.3" with logo) $6.40 "
Quantity Amount
COFFEE MUGS - $4.25 (white, 14 oz. with Gd and logo)
Quantity Amount
SWEATSHIRT (Khaki) - $14.00 M - L - XL
Size Quantity Amount
XXL - $15.00
POLO SHIRTS (Burgundy) - $12.00 M L - XL
Size Quantity Amount
XXL - $13.00
TOTAL CHECK OR CASH AMOUNT
1
Passover has always been one of the happiest and, busiest seasons of the Jewish years. Not
only does it celebrate the Israelites' exodus from Egypt, it also brings the. promise of spring.
It usually occurs in the month in the Jewish calendar, which generally falls sometime In
April. This year, Passover comes early, beginning on the evening of March 27th.
Preparing for Passover begins long before the actual date. Some families see to it that
everyone has at least one item of new Nothing to wear. The home is thoroughly cleaned; all
the cupboards in the kitchen are emptied and dishes, pan and silverware are all replaced
with a set exclusive to Passover. Some families re -kosher kitchen items by placing them in
boiling water, while others use disposable eating utensils during the eight day of Passover.
Easter is the Sunday that celebrates the resurrection of Christ and is one of the most holy
days in the calendar of Christian churches. The Easter message is one of hope and victory
over death, for it recalls that Christ rose from the dead on the third day after his crucifixion.
Easter symbolizes the love of God and the promise that men's souls are immortal.
The name Easter is from Tostre," the Anglo-Saxon goddess of spring. A. festival was held
In her honor every year at the vernal equinox. Some Easter customs have come from this
and other pre -Christian spring festivals. Others come from the Passover feast of the Jews,
observed in memory or their deliverance from Egypt. The word "paschal' comes from a Latin
word that means belonging to Passover or to Easter. Formerly, Easter and the Passover
were closely associated.
The resurrection of Jesus took place during the Passover. Christians of the Eastern church
Initially celebrated both holidays together. But the Passover can fall on any day of the week,
And Christians of the Western church preferred to celebrate Easter on Sunday, the day of
the resurrection.
PLYMOUTH TOWNE RWJARE.
SA1.ANCE SNEET
JANUARY 31, 2002
ASSET8v.
CURRENT ASSETS
CHECKIN0 - OPERATIONS 39,5PREVIOUS -MN OPERATIONS
PREVIOUS -SECURITY DEP CASH 35,207PREVIOM-PETTY CASH 1,255A/R - TENANTS 15). INTEREST RECEIVABLE 2,007PREPAIDS - OTHER 207
TOTAL CURRENT ASSETS
N
95,814
FIXED ASSETS
LAND
LAM IMPROVEIQ mn 459,247
57,648BUILDINGS5,652,876FURNITURE & EMI 175, IM
FURNITURE 8 EQUIP+-HSKP'O 1,015
EOUIP"ENT-CONFUTER 7,.658ACCUh-IL.ATED DEPRECIATIONS
A/D FURN & EQUIP- 10510,581)
TOTAL FIXED ASSETS 4,$42,992
NOWCURRENT ASSETS
INVESTIM NTS-CONSTRUC FUND 13,375INVESTMENTS-MORKINB CAPITL 449,520
INVESTMENTS -DEBT SERV FUND 589,043INVESTMENTS -CAPITAL IMPRV 190,190UMORTIZEDSTART-UP COSTS 2,930UNMIORTIZEDORGANIZCOSTS' 155,167
ACCUM AMORTZ-OROANIZ COST 90,,173).
NON-CURRENT ASSETS
1,,320,050
TOTAL ASSETS
6,.25ap856
gin
1
PLYMOUTH TOME SQUARE
BALANCE SHEET
JANUARY 31, 2002
IiABILITIESa
CURRENT LIABILITIES
ACCOUNTS PAYABLE TRADE
ACCRUED INTEREST
ACCRUED REAL ESTATE TAX
ACCRUED MISCELLANEOUS
ACCRUED SALARIESOMAGES
CURRENT MATURITIES-L.T.
TENANT SECURITY DEPOSITS
TOTAL CURRENT LIABLITIES
LONG TERM LIABILITIES
MORTGAGE. PAYABLE
BONDS PAYABLE
TOTAL LONG TERM LIABILITIES
TOTAL LIABLITIES
wR
ERUI.TYa
CONTRIBUTED CAPITAL
PARTNERS' DEFICIT
RETAINED EARNINGS
TOTAL EQUITY
CURRENT YEAR INCOME (LOSS)
TOTAL LIABILITES & EQUITY
A
7,917
71,034
31,636
15,542
697
112,750
33,.414
9,187)
4,766,750
4,757,563
1,000,000
185,267
33,664
272,990
51030,553
1,218,9322
9,371
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ACCOUNT NUNWR 104759"4164
BALANCE PER BANK STATEMENT CHECK= 41.758.53
LESS OUTSTAWNG CHECKS 2.172.04)
BANK BALANCE 386586.59
BALANCE PER GENERAL LEDGER 04.048.59
BANK BALANCE 04.588.59
IXFFERENCE too
LESS RECONCILING ITEMS
OUTSTANDING CHECKS OUTSTANDING CHECKS OUTSTANDING CHEM
1011 2.172.04
PUB TOTAL 2.172.04 SUB TOTAL 0.00 TOTAL 0.00 2.172.04-
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Tow ill i chwla laic : . o5a w%
I JuR 18
E+it4BaAu Osb 8a ae
Jon, 29 449.292.14 Am 41.75069
Plymouth TowneSquare
Monthly Income and Expenses as of January 31, 2002
70,000
60,000
50,000
40,000
30,000
20,000
10,000
0
Jen
Prepared by Grace Management, Inc:
InoOme
Operating F.xp.
J
Plymouth Towne Square
YTD Income 8t Expenses as of January 3192002
70,000
60,000
50,000
40,000 J--
30.00030,000
10,0001
0
Adusl MAN
18M3
Prepared by Grace Management, Inc.
MACWW
OaudgeW
RMIll um 41141 at 101141 MUM= at Im111wn am*
Uallra a Ral a 821111=1 411 1
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Is Ria MK1: 333.5 0
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4
Owm
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alp. oo
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802-1 AN DEBT SERVIc, 31542.13
I1S41.
2rzam -QacK TOTALS,
PAT
nn
0,
1L 80UAW -
VWA,t
go U 6=0
a**xx„Sax DOLLARS AND 13 CENTS
1.1541.13 11541.13':11
c AV%w
meow
a t,q. N vctto,.
r
024'-R/02 001048 PLYMOLKA1
a rnesiwo rr. .. ,
a%Rxx,aRi.15
ally Of PLYIJOUTH 1FINANCEDEP-1
3400 PLYPIOUTH BLVD
F`LYFOUTHs MN 55447
FGRGnqmunVIWY:
f-
400
CM OF PLYMOUTH
3400 PLYMOM BOULBV"A PLVMOUM. MN 59447
DATE: Felonry 2C MM for Housing and Redevelopment Atnhority Meeting of Mach21,2002
1110: Plrmoht6 Housing ad ROdral0pumat Authority
a 10
MK-- rim Bamea. Harting MWAW, tnahelh Are a, Exectitive. Director
SVBJWP Pl m "Tbw" Sgahatra 2= RnW salts
BACKGROUND
At the Febnrsry 2002 MCOW& ataffpresented m aW mas ming the almadona, of pbmwhTowneSquarefortheHRABoardtohider. Mast notably, issues corheee mg rents, anbudia
and. assets Asa nub of the diserhssim the Board tabled amending the 2002 operating budgetsostaffoouldWoorporatethereeormmc .,led c =VL
DISCUSSION
Staff has made the necessary changes based an. the direction provided by to Board ad has
prepm e a revised budget for 2002 (attached} The revisions include some drat wilt need to be
made regardless of any policy ar procedural chaages to the way resident rents are determined atFMTheseNOWstab`s review of the budget and changes rhes bave occurred at PTS
since Grace ManWneat bas tarn over management responsibilities eft the &dlity.
On the e%andibm side, gaff has made adjushneats to salaries in the amount of (SUt 114) refla ft the reduet W of she full -tine employee. Staff has also made two adjustments in the
Add Bask Nan -Cash hens category. The first a4ustmem was correcting an error in the ReserveReplacementUseitem. The memo presented to the Board an November 13, 2001 indicated an
urease in the amount set-aside for this lime item, however the adjustment was not made ea the
p UMeet. Staff bas made this adjustment and the 549,900 indicated in tle WW is nowConner, The second adjustment in this category is a reduction in Capital bnprovemuft After
ng the recommended capital improvements for 2002, staff removed item 44 (Replacefimutsidewalkthatisdeteriorating), im the amount of S 10,000. Repairs were made to the
sidewalk, which will allow this improvement to be completed at a later date,
Alan, m &a memo presented at the November 15, 2001 meeting staff ince rally reported theamamtoffiordsthatwouldneedtobetransferredfromreservesinordertohaveabalanced
bdget. de Sd mtamo staff indicated them would be a sbmttA m tea overall budget of
SI3.8SS Ager Gutherreview. staff discovered that tea sbarW would be higher than
aspected. Talong into coaddendan the above changes in expendianes. staff is now prtgecft a
smmeGtll of approtsimeo * (541.466). The now 8gate represents an iaerease in.the annum of
27.611 needed Goma the reserve accomat. It should be noted that the reserve acooums curtea y
have an excess balance of 5418.116. which is cats* sufficiect to cover the dddL
In addition to the above d mgt the Baud's direction on changes to the way rents mbs* and
assets we calculated will result in the following changes to the budget.
The prayected revenues would chapp based on using a 35% standard for determining tea" - I
no levels; and the phasing in of this new no stmctum.in September. Staff is estimating that
rents will decmase by approximst* 52.000 Gtr the 2002 bdgat year. For the 2002 budget. suff
proposes that the decmrsL Q residaat van be made up by using the exons balance carre aq m
tea reserve aceormts. The Board should be aware test them are mm W variabhw that could effect
the budget once staff has mcerti6ed &a residem's income basad on the policy change.
When all.ofthe mvidom are taken into acoa n% the 2000 PTS budget would have a prgjectd
shortGtll of approxi ostab (543.466). As mentioned above, the reserve sooana has an excess
bahmce of 5418.1 l6 sad s>affproposes dent the budget ba balanced by using ibis exons.
I sreeamma d so the Pbrmsalh Howdeg and Redehdopaemt AsIbe r Bond at
Commimoaas approve do a-1 1 ' .Revb d 2000 Opp Bafor P4 mems Towate
squam
AT[ACHl1 MM
I. Revisod 200a Plymouth Towne Squam Operating Budget (with a change in rem subsidy
calculation and asset determination)
WAFER :rwaaoaUM a.wea adW "142*c
OPTION 01 REVU*A. AM PT8 BUDGET
l6/1002e i1
YMOUTNTOINNESaWiE
OPERAT0IO SUOGET Fii 17M 0Z -
EST01ATE0
ACTUAL _
F1!E 127NA11
SUOGET
iYE 126141
PROPOSED VARM ICE
BUDOET02
V9. EST_ACTUAL _
7i
VARIAI E
VMOIINCE
MUDOETs _
Vs, sftwKGET OT
7i
EIAGET
M 12MUM
BUD==
Ve. oL xw of
REOMMUTREUTS -
VACARCVFACTOR • RE6f0ENTRENT
EUPSIDYMMENT
VACANCY FACTOR. S1MVV PVW
CARETA AAVARTMHAs
BFAUT7!SHOPRFMAL__ _
GARAGE
GUEST 80011 _ -
LAIAIORY01COA4E
olUE811ENfINCOME . _
MIBC.INCOME
GROSBREVEIIUEB:, _ _._-- _
OPERAT01O EXPENSES: _
ACTAATIEB AND _ ENT BERVICEs:
NES ENT,PROORA1o388EMONRB
BUPPIJEB•GENERAL -
LLAMEOUB
TOTAL A4:TIVRIE8AiE8OENT SERVIM
eALAREB . _._ . . _
awns
PURCHAMSERVICES
REPAIRSANDMMNTENANCE
BUPPIAEB-GENERAL
FAL NOUSEKEEPWO EXPEN4SES
SWA12
261400
016AN)
f1,20o
21.120
140
410,000
71467
160
11070.071
t
62461
SIAN
sm
WAX
sm
120
12.700
sm
12,8 0
Is.=
4AN
2Se,M
2.116
46AN
1400
MAN
2400
f0A00
e7.717
100
An
2"A00
lm
45M
2
26A00
Om0
1QOA
Z
0
1a e7Z
0
1.100
720
Z11100%
0.0071
48AM
AA P%
1 .0D
4A0%
GAO%
AM"4
Y
1e
1e
0
100
44{10
0
o
1
oAnj
0
omw
adosi
0AM
g000
r1M
A92
40
41AM
AM
t_717
0
fe7I.116 fe70,eN
r
0.00% e 4
SIA90
it60
2;160
1,771
100
IS
ea
X160
SAM
a.001i
42=11 4e0
NAA
slid
200
12.700
600
2Ae0
617.=
NA2a 0101 0.00% 4110)
1100
m
1s=
e10
2400
1,000
170"6
ISO
2,200
0
120
N.200
110.00%
Isom%
2640%
IA07 k'
214
fa
0
2,200MAMd
120
1$420
1
10
OPTION 01 REVISED 2M PTs BUMPT
MOM "I EBTWTED PROPOSE° j!?1n HTOWNE89LAW_..__ ACi{
111L1.
VAlnwm vApMA1C i
TuioSUCOETiYEItrJflOz -- PYE19g1A11 iTE12U7fA11
EYOOET
P1rE12171Al2
KWU02
VB EBT.ACTIIAL
7i B pETp e11D0ETOZ
VARIAfICEVs, BM10ET01 VB BUDOET01
PI w taTKW& 4WTEWJCE;
IEafB soars s92.u6 tf 9Y7
APARTMW RB A WATION
6.180
1,800
617 t6 710 700X m
i
VA00 Sm 777.00!7, CARETAIERALLOWANCEB ___ t80D
1
PIRICM_6ERVICEB BU0.001OIORp1118 - - -
600 000 0 OAOlr,
i10A17 7 M6
TSm
OAOK
0
2Ar6REVAOiBMIDMAMIEMAAICE
27,. 7/Ae6
BUPPLEB. AL
i27A00 f1 11A S ti 110
TRABN REMOVAL. — -
iA00 P
AK 600
AEIlAIE0U8 ao66
1.700
x,000
11100
7
0 DAN 0 0
AL PLANTOPEfbIrgl __--
Saso=
m
SfO6A96 tl6aii 1122 i16A66 11A0!< 127A06 27
UTOJTEB• -- -. _ _ .._ . _
OABANDOIL
70.000 ti0A00 s1A00 4A0X itA00
WATERANDBEWER ._• _- ----
i70A00
A67
Bf6 0 OAOli 2pp B611.776 17,700 6610 100AOfr; 710 i
TOTAL UMJTIE8 E7(PENBE
1100MASSp10 p;710 6
RELATED•
OEPMMTION --- itf6,0 S 210.106 21SA07-
10 OAOfi t0 B
ia9 OAft
OfrENEBT E7PEJf8E BOI®8 NOTE111262,071
OAOfi 11 B262,81 970A60
2/A10
1X071 100lj X01/ EPILOTNrLEUOFPROPTAXI521A1i21.960
470
TOTAL PROPERTY AND RELATED t6Q8.710 M'iAN 4AOK
OPTION 01 REVISE.. AM PTS SIX)=
r.
GWORUI ESTMTOD PFWO VApW07E __ VAN_ _IANCE - 9i
VMOUMTOWNE BGUARE ACTWIL BUDGET
BUDGETE0 _
011 GETQt Xr BUDQE7Q0_ 6UDOET02 -
OPERATING BUDGET FVE 124110 FIVE 121JIIM FVE 12.01111 FVE 127J1A11 VS. EST. ACTUAL VMBANCE VS. BUDGET O1 VS. BUDOET01
GENERAL APO ADMINISTRATIOM
SAARIES•AIANAGER _ SJDA50 WAN 610000 gQ55 4A0% Nf!_ 4016
SALOOM-AOMp08TRAT1VE0114ERS Min 19160 0.---
7
40100-' 4OOAOlIr 40,JW _ 4
eENI siTs . -- _ •---_. .. fasra 2Ae1 6.0Ma ea_co+r
Al105 lr000 00nnoADyERrISOiG=v_ENBo1WEL ___----- _._ . - o m
420
AUDI 11.[00 200 AM
410AU70aNOTRAVEL6720
r
720 000 41M 41
100 475 44AM 4100627530o 47
COPIER! e — --'- •' " 1.00!01.116
SIAM
aAOMr 4m
705 _ 350 300WESANDBGINS1,100 ztpox 2low
INTEREST EXPENSE4E(%I1M DEPOSIT 1555 IAM1,000
66
105 12A01i 0
LEGAL 60 6500
650 10
OIVAN
20%
0
oLICENSESANDPERMRS26101650
MANAGEMENT FEES 51o26o 10JoO 16000 7 SOD 1000% 10
1!11 NG6 5 BEWNAAB _ _ _ _ _— f—M 612[0 2.000 710 56.00% 710
M7 27 OA m 467POSTAGE _ _ _ 4t- N/0 1500 40
2O0PRINTWGCOMMUNICATIONS00600 50.0016 0 0PURCHASEOSERVICESSIAMIAA1.015 ZM 15.00% 201 _ 10'
owREPAIRSANDMAINTENANCE - 1500 w
V475
So 100 20.00% 100 20_-----
425 rTAO% Iii0-A6EVE-Wi--.. _ .- 1175 150 416 17
4r-
160SUPPLIES- OFFICE SIA76 IA75 1,610 10.00% 150lowd
232. TELEPHONE 55.570 5.525 SAN 2722 1.00% 4AM
WORKERS COMP. CLAIMS EI(PENSE 10 So 0 0 owim 0 omm
658CELLANEOUB 1875
f
5675 26 1A0% 25 1
TOTAL GENERAL AND ADMOI 125.010 li $126.791 MOl.006
X.
IiteANl 4-,4—m% 016.726) ISAM
GR_AND_TOTAL•_OPERATo1GEXPENSEB: _ _ 64:65.07/ i0"= 56,11 MA60 1AD% 611,562
OPTION 01 REVISED 2002 PTO BUDGET
2/18/1002891
PLY810UTN TOY81E 80UARE
TRIG BUDGET iYE 17A1/02FYE
ESTR ATED
ACTUAL
12R1AH
BUDGET
RE 12/3141
PROPOSED
BUDGET
RE 17A/Al2
VMIAIICE _. -
BUDGET 02 %
V8. EST. ACTUAL VARIANCE
VARNNCE_
BUDGET 02
VB. OLF)WT 01
BUDGET 02 _
VB; O1BUDGET
EXCEMMMINVOMOVEIIIEWEIMS
r
T-
FROMOPERATIONS _ f/0A27 57 7 f10.bD M 002) 40.00% IOWA= 41AM
ADD BACK NON CABN ITEMS:.• - - -__
ION - AMORTIZAT. -_ -
DEPRECIATION
SNELTERTAXACCRUAL•PLOT
OTWRCASHREOUNNEMENTB—:-__-
T
f0
r
OAOli 5052,906 2.965. 2905
210MY
OAOli
2/6A26 210.103 bbl OAA 16902 3A0li
211818 21,160 21A10 420 4A0% 4.0051
46AN 46IOb_
41,851
0 OWN
7,607 40m%
f0
ffbb
WNA11
4A08DESTSERVICEONFBTMENTOICOMIE . -- -073AM_
BNELTFF AXPAY-MEIIT-PLOT
ACCRUED ST _ _ _ _
PROICIPAL PAYMENT ON BONDS
01TFREBT PAYMENT ONBONDS
RZ2.7b1)
f282A31
22MB
282,884 278 Q30
1A00 4A01i
4,071 4ms
f1A77 4A0li
bA71 4
5106 600)
0Ob2A31
700
513929)
0)8AI11
50
108,600
2b2As1
29.700
43900
f0
9189371
f0
112,760
27bd00
r9A00
41,232
0
531.201)
4200 b 0011
SA71 4.00%
13.800 67A00
28912 1870071_
0 . BDNAX
518.280) 573.20%
bA6
f0A71
419AOMb7
f0
baw
2 0045
177
IIDIVAII
RESERVE FIF.PUACEMENT - - --- -
CAPITALRF.NTB
CONSTRUCTION F1AOD E70?E DITUItEB
SUBTOTAL 7211) 8819071
TRAMM 0FROMRESERVE8 - _
f7A90 526,206 50 4860041 (533772BICREABENCNN • 472
6K
a
F I.,
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD; PLYMOUTH, MN 55447
DATE: March 6. MM for Housing ad Redevelopment Authority Meeting of March 21.
2002
TO: Plymouth Housing and Redevelopment. Authmt'tx
FROM: Jim Barnes, Housing Manager, through Anne Huriburt, Executive Director
SUBJECT: Proposed Changes to Plymouth Towne Square Admissions and.Otcopancy
Handbook R Transition Timeline
At the February HRA Board meeting, the Commissioners directed staff to revise the current
Plymouth Towne Square Admissions and Occupancy Handbook to reflect the charges
recommended concerning Rein, Rent Subsidies, Budget, Occupancy Policy and Waiting List.
Revised Admissions and Oocnpancy Handbook
Attached to this memo we a redlined version and a clean copy of the Handbook for review by the
HRA Board. Stall, akang with Grace Management reviewed the current Handbook and made the
necessary changes based on thedirection given by the Board. Staff feels that the changes
incorporated accurately reflect the Board's wishes and also stay within the original mission of
PTS.
The following provides a summary of the changes being proposed to the Handbook.
New tlrli remts and minimum rents
7771: -7—%T -1i1,7,17 1;erl:-77
e Beat payment standard — The new standard for determining the residents rent will be 35%
of their adjusted monthly income.
Pty ftp of asset for intome determination — PTS will now use a standard of 5% of the
total assets or the actual income earned, whichever is grater for determining income on
assets greater than $5,000. For assets totaling 55,000 or less, PTS will use actual income
earned on the assets.
unit film Mininmrn Rent UUMAllawancia Full Market Rent
I Bedroom $200 $a $782
2 Bedroom sm S33 $1001
GarNe Dental sm
e Beat payment standard — The new standard for determining the residents rent will be 35%
of their adjusted monthly income.
Pty ftp of asset for intome determination — PTS will now use a standard of 5% of the
total assets or the actual income earned, whichever is grater for determining income on
assets greater than $5,000. For assets totaling 55,000 or less, PTS will use actual income
earned on the assets.
Z
SIVO peraoas Meap rg "Maeavent Raft — Siogie residem oaatpyrog Webeftom
units will be required to move to the neat available aw+bedmo n unit based an either their
willingness to do so or then position on the waiting list, which will be eatabtiabed by lottery.
If they decline to move when it is their tum within tha N day time period and' no one else an
die list seloets to nave at that time they will forfeit any subsidy and their no will be
adjusted to the full marlm.rent for two-bedroom units.
Implementadca date— The new rent standard of 3596 of ad justed monthly income will
becoame efkctive for existing reaidenla an Septendw 1.2002. For new residents the rent
standard will be ethctive as of April 1, 2002.
Wafts Wt prefavotees —Mm will be no I S to tho waiting list preRrerrces at this
time.
I reeommand that the P"onth Haudpg Rad Rederdopmaat Anlhority Berard of
CbmmBdoners adopt We rev . Pbaoome Taarae Sgoare Adm sdo e and OKvpangr
Haadboob.
ATI'ACHMsM'S
1.. RedUnd verdm of the Poo atb Towne Sgaare Admisd= Rad kceap mq
Handbook
2. Main copy of revised ftmostk Towne Square Admissions and OccnpmM Handbook.
N-VWAUMb a+ OsoMv+MWAffREMw\tao.+ M-H=Qa* Raft= 3.214i ax
41
ADMISSION AND OCCUPANCY
HANDBOOK
FOR PLYMOUTH TOWNE SQUARE'
pt"math, Minnesota
JANUARY 12,1994
Adopted March 21, 2002
MWW bal PlymdWh HOwing and ROMWopm w Anthwily
Afangpd by iiWiw QMMAfanagemmt. Inc.
i
5
ADMISSION AND OCCUPANCY HANDBOOK
FOR PLYMOUTH TOWNE SQUARE
TABLE OF CONTENTS
AND PURPOSE....................................1
APMCAIIGN PROCESS ... ...............................:........ 2
ELIGIBILITY REQUIRENRNM................................... A
WAITING LIST.. ..S I.
INTERVIEW MOMS.............................................92
DIM .DE M M1NATIONE............................................I% I.
Lew k Wits
W-%li tiG' lalmr. e e r--r..r.r,—r.r..re . , e ... , e... , e .. s ... I
OCCUPANCY STANDARDS ........................ ................10
VERIFICATION REQUIREMENTS AND PROCEDURES ................I I
SUMPRESENTATION...........................................4919 I
RMI&W ANDkMKND11EN'-Ar. "^ n rc .... ..........
e W I
DEFIN IONS ................................................. I.
i
2
INTRODUCTION AND PURPOSE.
Tho @Philosoplw of Pb=u& Towoe Square IPTSI Ra m M qty is to povkle .
afPodabie bousing to ddaly pasoos living in the City of PbwAoft MiumesoaL The Facility is
owned by the Pbymou& Housing and Rednelopmmt Aa*mily (HRA) and subsidized by ft!e! IzofPlymouth. Minimum W Maoagmamt. Inc, has bus caateactad
to povide management savioes.
Pbvawith Towne Squaee is located on Plymouth BodwmK% 2 bkueka am& of due Plye mA City
C-eate d_I. R is a 99 -unit. 3atwy tct =cnt community WAffeensirmefetAlims
6 Tae building has a community morn with aljaan kitty guest room, bm dy slop
and 6840H tmdagmund parking.
jMR PURPOSE OF THIS HANDBOOK 15 TO PROVIDE POLICIES AND
GUIDELINES FOR TOWNE SQUARE STAN TO FOLLOW DURING THE
ADMISSION AND OCCUPANCY PROCESS. THIS HANDBOOK IS TO BE USED BY
STAFF ONLY AND NOT DISTRIBUTED TO THE RESIDENT COINMUNITY.
All duntgn to these policies wilmmus be approved by the Plymouth Housing and
Redevdap est Autbority (HRA) Boast of Directors and WulLw 4MWemented b
Managaaent. Inc. The Plymouth Housing and Redevelopment Authority. M• writtem direction
APPLICATION PROCESS
a
A written application is wired for admission to Plymanh Towne Square or ptacemm on the
waiting ub: To Wficadon inctudes meq prefuenceI
inI ukdon, soun*s) and estimate(s) of enbcgmW annual income and assets, and saeating
Tuft oration (prior ta lardlords and credit historyl
P. on who wish to receive an app4meion for occopmay may call or write to Plymouth Towne
Square and regaat as app4 t be sem to them. All applications will include the f allowing:
bbodlm tmy Getter
Application
U111101ft Brachia
Sel"Mkossed R &m Envelope (ace stamped)
App4catiams will be returned to:
Plymouth Towne Square
155371° Avenue North
Plymout4 MN: SS447
Atm:. Manager
Retuned applications will be date stamped as they are received. Applications that are not
completed in full will be returned to the trader with a. letter stating where it is incomplete. Staff
will net process incomplete opplicadoas.
The Mann= will conduct m ikdtial review of the application by the Mwftw
determine if the applicM qualifies for Plymomh Towne Square. is
am Is all M%MMIS Whm Read OF Newielold or speum 09 al IOM 60% vm and side
If an applicant DOES NOT qualify for housing, they will be notified in writing the reason for
ineligt' NW.
ff m applicant DOES qualify for housing helshe shall be assigned Map hop apkm on the waiting
list based on the date mid time of receip ol'thr agglication the following preferences:;.
10
1.01"N
PN6F RBNC&R;
1. AppUtat..s 62 y or okkr =4 a residue of Ppntt v& drat 'Withe
income fimrits established by the HRA.
2. 6stmediate Family five in Plymouta and applicant is 62 years or okkr sad n
io I limits as established by the HRA. 69w or Ww. Lew4ncomL
3. Appficant .is b etweeo SS and 61 yeans old and a resident. of PbwwAb and %r IieoomselimitsasestablishedbytheHRA
0. Immediate Family five in Pbuou& and applicant is between SS and 61 years old and
me c %v income limits as established by the HRA, lrew a — I
S. Olber applicants.
Pb=utb Towne Squane comphu with all Federal. Store and local Fair Housing and Civil
Rights Lawn. Pbrmoum Towne Square is as aqua) opportunity communityity and will not
diaaiminame based at rate. colm aced, rcfigieet, on, national aright, age, family :teens or
bmdm* Civil Rights laws and equal app runty mquirunem ariYr gplitadon m aht,
resident sdecI'm ar and unit assignuum
Plymouth. Towne Squmm is open to all individuals whom Had of HameboM or Spouse is at
heat SS years and older regardless of inane However. prt;titremce will be given to those
individuals and families whose Head of Household or Spouse is at hest 62 yeas or ohler, IAnnualbmwill; below the M" tow aml-Low inanelimits or is a resident of the idly of ,
P4nnatth.
Applicants detemined to be ineligible :ball be notified by hater within 30 dmys of the
determination by the Mamaer.' The letter sball atm Lbs
mason the applicant is ineligible. amd that the applicant has the tight within a reasonable time
specified in the letter) to request by the H
I& after the review. 't is deteemimed that the.
appliarr is still bw§S bk, the applicant shall be so notified in writing.
An applicant may be ineligible for participation in the Plynourb HRXs senior a8ordable
housing progam i(the applicant or another member of the family;
1. Does tot age qualify:
2. appliewt-yeas evicted for noupa)mam of hisRm shareof rent or for
damtages done to a unit sanewbere else and the coat required payment and
paytrtiwt-was tw made by appliartt; or.
3.—Oheapp{ieant emgsged in conduct at previously leased premises which;
a resulted in physical injury to other residents or other residents' guests,
b, endangered the life, satiety and welfare of other residers or other
residents' .finest, or,
C. caused substantial and extraordinary damage to the leased pretnises or the
property of other residents or other residents' guests at the leased
4. Has committed drug-trlated ctimiiutl activity, or violent criminal activity.
S. Has committed hriher?., fraud or any other corrupt or criminal act in connection
with anv fedeml. stats or local housit a pr umm.
EW
WArfING LJST
Applicam will be notified by mail and by tele:Q tW wbm a Wtebla trait become avaRable.
My, for which the MUM unaliBes. Towne Sangre will doettmtat the day. tints std type of
commmicatim teed m the etlbrt to math the appy and no* bkober of the available trait.
When an applicM bas tefusod the offer of a unit, it will be doamitstted: If arty eligt'ble applicant
refuses three time% they will be.tetnoved.from the waiting list.
Q,gWo with a disability.
If an RMlicant fails to nesMW to a mailing I'tam PT& the applicant wilt be pmnto%vd from the
waiting list. If the mmlicant did not MMEW to the PTS reattest_for information or updates
because of a family ms 's disability. the Manager will reinstate the applicant in the
applicant's lutmer position on the %%aiting list.
K an applicant is removed from the n siting list for failure to r Mm j they will not be entitled to
reinstatement unless the hlan.3W detemtines there were extenuating circumstances he.Lvnd the
person's control.
The Waiting List will heuguDa not more than one time each year by a ntailine to all applicants
to-mumthatthe waititte list is current and accurate. The mailine will ask for contimtation of
FMVAVSd OWN *10 "fm k%-Qaw the updating is complete, eppl emb will be n W&W in I
writing of their new position on the waiting.list..
It Is the eespwm bft a<ft appOmt to soft Town 3gaare of my address and pbane
dmgp&
i1V MVIEW PROCESS
When an appropriate unit will be available in the oar future, do Homing Manager will
interview the applicant and obtain cuum infiianation sham rho famibr'a circumstances. The
Housing MsneW may ask applicants to bring certain @e00rda and documents to the cattification
interview. At tbe interview, the Housing Manager will:
A. Confirm and update all information on the application.
IL EVIsin program requiremeata.. venficathm procedures and penalties for filae
infarmaticn.
C. Review do financial infamudon an the application and specifically ask Applicant
wbetber arty member of the bousebold:
1. Receives tbe types of incomes listed under income defnitien and if due applicant
is receiving a form of iacarK not reported an die application, ask the applicant
about due source of income and document die applicant's response in the file.
2. Has any assets.
D. Ask the Head of Household and/or Spouse to sign the release of information consent
portion of any verification request used for diem:
E Require the Had of Household "or Spouse to give a written certification as to
whether any family somber did/did nnt dispose of may assets for less than fbir market
value during the two years preceding the effective date of the cad ficmuodrecertificmion.
The certification will include a fist of all assets disposed of for less than fair market
value, the dates disposed, the amount reoaived, and the asset's .market value at the time of
disposition -
F. Require the Head of Household ander Spouse to disclose and document all social
security numbers or execute a certification when a social security mtmI has not been
assigned.
G. Tell the family then a final decision on eligibility cannot be made until all verifications
are complete.
H. Inform the (family that Federal laws prohibit Towne Square fiom discriminating against
indk iduals with handicaps. In summary, Towne Square has the responsibility for making
n aianable. acc' , ,dations in policies, providing auxiliary aids, making units and
facilities accessible and permitting handicapped persons to use assistive animals wben
the, provide Applicant with equal ham % appotumum
L Inform applicants of housing nda and amenities.
RENT DETERMINATIONS
The smctmt payabb ntonft by the Fwdly os trot % ft Homing ad Redevelopmo Au*mity
IRW is detemsined by their Amuai tacome. In all caeca, R+ are tesponsibb for then
phone and ebebic bill and garage trtnal addi>ian to
their motuhbr teat dtatge.
Existit g Residents through Ananst. 2002:
Rent fbr.Residems occoying PTS as of January 1. 3002 shall. be detemtined as follows, thmugh
the month of Aumst 22002.
Very Low b= me PwsW4 For those Families or persons receiving a of Very Low Inca=
Subs Residw Rent will be bond on 30 percent ofthe a4usted moaft ibut the
Subsidy Payment will no exceed $435 per amaath
ad emVle SWAM
Lowsv Incoma Persons). For those F4=hm or pewees receiving a wem Income
Subsift Residem Rent will be based on
requind le y-33 perem of 6* adjusted m=My income but the Subs* P07mmem wilt not
memaod Sl6S per month.
Minimum RentssA
Unit sitz Ym Low Ids Full
2 BR — 2 Bad 5305 S57S 740
2 BR —1 Bath 5255 $525 5690
1 BR —1 Barb (large) 5200 5470 5635
1 BR — I Bath (small) S I SO $420 5585
Garage Rental: S3%wnth
New Residents as of Match. 2002. and Existing Residents betiaping September 1.2002:
All families shall pay at ieust the minimum monthly rent for their units or 35% of their adiusted
monthly income for their rent and utilities. whichever is ta+eater, uo to the full marker rent:
Unit Size Minimum Rent Utility Allowance Full Market Rent
LS S200 SL6
BR S300 S1.001
Garaee Rental S30
8
Cosywtatbn of A=vW beame:
1. All. paymcm Flom all sources received by the family h`He ad .of Household (even
if ftMPaMdlY absent) and any additional member of the hu* hooseboM shell be
included in the atmualincome of a fatuity, (See ANNUAL INCOME ddaition)
2. I dMimtstenees arise where it is not :fessiMe to ands pate a level of income over
a 12: month period, a shorter period maybe used bat subject eo a. recertification at
the end of Much period;
DO NRA renerM Me rq* to a*w Watts based are hd&& g opera ft andOuseandannealchaxgwwaeedwnawwe, brtAe A*&a pliedne&q ban area., IasdcaarmiiwtbyMCIDfibrorimatorime
OCCUPANCYSTANDARDS
I
The housing Manager will tale into account &a need to avoid overcrowding with the need to
make the beat use of available apace and to avoid ummessary subsidy, the number of persona in
the household, and the relationship and sex of those pardons. Typically, unit determination will
be as follows:
Single applicants would have their choice of ene-bedr+eemone-bbedroom units, as
available.
2. Married applicants would have their choice of one or two bedrooms) units. as
available.
3,3. T%vo ULtmelated adults and persons of the opposite sex may occupy a two.
bedroom unit. separate4edteema:
4. Singlea gMlicants may be allowed to occupy a two-bedroom unit if a written
certification that a one -bedroom unit is insufficient to meet the medical needs of
the resident and a larger unit is necessary must be obtained fiom a reliable,
knowledgeable professional. Justification for the larger unit must also be
provided. _Assianment of a larger size unit is only to be made at initial occupancy
or annual recertification.
The Housing Manager will coacder the following liddelloes when determtoiag appropriate
Oak sites:
1. Every household member is listed on the application is to be counted.
2. No more than two persons can occupy a bedroom.
3. Unrelated adults and persons of the opposite sex may occupy separate bedrooms.
4. e.
34. Towne Square will not provide bedrooms for permanently institutionalized family
members
5d.. Effective April 1.200?. if the number of occuants in u to -bedroom unit is less
titan two and this situtudon is considered to be nennan:nt and not medically
necessary, the resident must do one of the following:
Find antimer "oualified" resident to move in with them.
Mow to the next available one -bedroom unit.
The Manager shall create and maintain a list of single occupants of two-bedroom units.
Available orwbedtoom units shall be offered to the residents on the list in the followine
preference order:
a. Residents who indicate in writing their willingness to move to a one -bedroom unit. in
the order that requests are received by the Manager.
k All other single occttpaQ of two-bedroom units in an order determined by lottem
A resident offered a one -bedroom units shall have no more than 60 days to complete their move
to the new unit, and shall MWrate with the manager to allow the occupancy of their current unit
as soon as gggible to avoid prolonged vacancies in the building.
Residents requested to more under this policy shall be tmermitted to refuse the offer of a one -
bedroom urdt. rtrovided that another resident on the list is willing to more to the unit. If the list
has been exhausted. and the resident. still refuses to mom am• rent subsidy shall he terminated
and rent shall be adjusted to full market rent at the next recertification.
Stafshall also provide reasonable assistance from caretakers and/or equipment to facilitate such
moves.
b.19 ate! obligated
in Would nal he vinva ' - gettte-es:
II
Seeark Dgmlts:
Prior to occupancy a Security Deposit will be collected: The Security Deposit will be equivalent
At the termination of the Lease. Manageament may keep a0 or part of due Security Deposit for (a)
damage go the opmomtemt beymd mtliaary war and tear 6om careful use and (b) for the rem or
other money owed to Managanent miler an agreement.
Interest shall be seed on the Security Deposit at the going rate and returned to the resident
vitltin (30) days after move -out.
Pet pow.
Pets will be allowed in Plymmilt Towne Square if the following et-heda-iscritcria are met:
e Applicant owns pet prior to application to Plymouth Towne Square.
Manageneat requires a pet lease be signed and a separate pet deposit of $100 be paid
prior to move -in.
e One Pet per apartment.
Pets may j&t exceed 20 pounds.
AU pets must be neuttmW for spaycM before moving into due aF lumens
e Pet must be an a leash at all times wbet our of the sp>wnent and never allowed to
freely roam the interior and exterior of the premises, nor shall pet be allowed to ewer
On indoor or oudoor amenities.
Residents must immediately clean -um oiler their rm.
12
Upon lease vammmd. all cram rs atoll be required to reregister dw r pOW and OpW
aU pet fhalariom m t as vain Whom and All uldabd infimmgiondullberetainedintheresident's file.
13
rw
VERMCATION REQUIREMENTS AND PROCEDURES
j
The Homing Manager will vert* all mcom% expenwai asset% household cdtractaiatics and
arewr the eligibility or nmideat tem: All veri6miom moat be documatmd Iintheappticamhesidmt61. wee methods of verdicabon we acceptable. They are, in
order of q k
A. Third-P attya ' 't
B. Third-Panv Oral
C. _Review of documentst a s abank , award letters m stu w-
2 forms, tax returns. receipts etc.l
6A. Certification! Self -Declaration. t ed
statement from the resident only when third patty verifications or review of
documents is not possible.)
Verifications an to be date stamped when tetnive6 and are valid for 90 days baa tho date of
receipt by Towne Square. Fordo text 30 days, management may update the veti6cauads, orally
with the source. If verifications are spate than 120 days old, am written verification must be
abtaiwd. Time limits do not apply to infamstion that does not teed to be revert
flied (
age, `°•
handical"Sability status, birth cerdfcate For interim recati6taum only those fhctors that
have daoged must be nevaified, even if depmvwn verifitxd are more than 120 days old.
Ut1ITIA1. cEKn (CATION
A. Anmlicanta signature is an acceNtahk form of certification for family comm- hion and
cunni residatce.
B. All ea ed income shall be verified at the time of admission or anmal r unmwti M
recertilication through employets, W-2 forms, annual federal irugme tax foram check
stabs or other means to assure accuracy.
C. Assets shall be vaifted by savings account passbooks and other, photostatic or carbon
copies of documents in the applicant's peawssien whieligmession,which substantiate
hie h statements. (United States Treasury checks will not be pbotocopied)
D. Unearned incomes shall be verified by viewi ter checks, eati6twtes of award or other
means to assure accuracy.
E. Applicants shall be required to famish proof of their statements when nequined by the
Hotmsimg. Manager to reasonably assure accuracy.
F. All determinations shall be fully documented in the applicant's file.
14
no following will also be verified and domomod in Resident's trot:.
Criteria providing the basis for denial ofeligibility.
AN treed eayin- kss than bO mubet rent shall have their incomes
mttnl r. Recatifioution of the hm0iWs oomnposiU^ iacome, and medical atpemes incurred
by tee &mify spank eombided by the housing Manager. At that dine. the amount of taidett
tent win be radetemined. Generally the receitifieation effective dente
d=U be the ammivamy of the Brat day of the. montb Resident ues admitted to the pr* t. for
example:
Re identwas 1 1 '-ted X12.
Recertification effective date is FAFAMMISLI.
metal reeerttlkatioe elRedva Sentember I. 2002. Normally, nwMitication will scour
annually on the anni i=n date. However. in order to implement my rent policies Idgew by
the Plymouth HRA all tenants shall undergo a sl}ccial tewtiiication of their elisibitity unci
income to be effective ftl=ber 1. 3002. After that. date, the noxt recertification shall he
eflecthyc on the anniivM= of the first day of thr month the R%Nident %us admitted to the
Wject. provided that the next rece"ilication shall not lw effectiL%, min r than Match
Maintain a tracking system to identify residents to be recenifted and monitor
sampled, k of an required activities, (ter be developed!
Notify Resident. 75-90 days prior to the effective date that the recatificatiaa is
due.
Interview Raident and obtain intoe Mon on income, assft family c
and allowances.
Provide written notice of any changes in rent resulting from recertification (at
least 30 Clays notice for increase).
blitial of remiification is amt 75-90 days in advance of the vam fication anmva rr. ,e N
The: untie, should amts that Resident. Aces to contact the ofi3e6 the ot6ce hours, what is to be
brought to the interview and who should be oarttaae'to make the appoint mart.
Folbw-Un Notice is sent within opptoximal* 30 dep of the initial usafice to residents who
have not responded. The Maw -W notice eouIn I the ocean inbrmation as the initial notice and
mast state that if Resident does not respond by the idh of the mo a p aw ttg the reoatificed n
dRctive daft their subsidy may be terminatedted and their rent may be imteased to the fill market
exon the tares ficafion eff adve date.
Final Notice of Intent to Taminate Assiataace is given on the first of the month P=efttg the
dRative date to residents who have not yet respooded. The Notice must state that Resident has
10 drys to respond. If Reddmt does not respond within those ten days, assistume-" be IFMbat ".he i d to market rate dfactive at the
rec;rdficafion dRetive date with no 30 day notice of increase. Exmrple:
Reeertificatian Et?axive Date Am4jMntctnb l
Initial Notice AANX44,lurnc t
Folbw-Up Nice April-1as 11
Final Notice of ham mav4 4u
Assistance Taminated MtW+l Auger 11
MmW Rata Rod begins AM94—swumbMil
New Resident Rem
Once resident rest is established. the rate shall remain in eRect until the tenet annual
recertification or moil cucumsta occur that warrant a special reat and income review
interim certification
W-- &M FM GO—MMA-M. eeesiftme-wft r -
Residents are to be notified in wriq of my cbaup In rent resulting hv=Hb&a rent
review.
A. An increase in rent requires a 30 day written notice to Resident.
B. A decreese is dfa dve an the next Rats paymeat.
16
A" N.
vettrtcartom errors for at teat cense an erten tee etaectnY ears or tee I
U'I'EBIM RECKFaMCAMON
Residents slimm K mmirtd to immediately repots the tbtlowing change:
A. Any household member moves in orout of the unit.
L The household's income cumulatively meteases or decreases by approxhaftly
S40 or mote per mouth.
Ummgememt most process an ble tto rawd1leaden if Resident reports 1) a change in
IheaselroNcomposition, 2) an increase in incomq_p 3) an increase in sloe — mc+lical
4) decease in income.
Maoa g ment may nftn to process as Interim voterdfkadom when Resident reports a
deaeale .in interne if the decrease will leu leas than as mot it or the dame was caused by
del bare t atelon of Resident.
The following steps we to be used in processing interim new fication:
A. Interview Resident to obtain new information an household composition, income,
asaft and.allowance.
8. Verify only those Wenss that have changed since or were not
verified at the last tecatificstion.
C. CWculae new resident tent
D. Send written notice to Resident of rent er wsimw*e-payme nt changes and their IetTactiveasfollows:
1. For rent increase: fust day of the month following the required 30 day
advance notice.
2. For rent decreases: first day of the month following the doteof the
change.
If Resident does not co nply with interim reporting procedures. notify Resident, in writing, of the
J mad to recatilj, giving 10 calendar days to respond.–tNtesidtwFrxn.{s-pweess-tt e-intewnr.
If Resident does not reword, require Resident to w market rate rent at the next rent period. As
17
soca as the required ighmwlm is provided, reduce do no to prevwm level, dkttive lite am r" 1
awn&
f
18
11 LURPRESENTMION
AppHcam and Residents are to be nodal in waiting of my mia— mtiam. ar k=
vicladm avealed through thaannual ieeadficanan or adm oacvn mm end my other.
macdve action enquired by the Pbuouth Housing and Redevekp rAnt Auftdty..
U Rddeat tstiom, atthedm of admission, anoaai nozembadom, or rent
ravkw, came a hmib to pay a borer rent eban calkd tbrt. Resident wM be ragttbred to psy
the dgk lbid , Do the tit pdd and what sbadd bm been PSK Any attemp by
RmddM m w8ff tlb dell ad Se (3v of Pbmseatb ar Pbrmootb HRA w® Tema In m
dvcstig tlon and dbpasitlbo as needed. .
19
20
I
DERNMONS
Adlasted laeogne; Annual Income las Medial Expenses m excess of three percent of
Annual Income for any Family (refer to definition).
A. Annual Lzcome is the anticipated total income frons all soueces
received by all Family mernbers, including net income derived
from assets, for the 12 month period following the efRctive date of
initial determination or reexamination of income, exclusive of
income that is temporary, nonrecurring or sporadic.
Annual Income includes, but is not limited to;
1) The full onuowd, before wA-mxja ro0 deduction, of
wages and salaries, overtime pay, commission, fem tips
and boomer, and alba compensation for personal senrica;
2) The net income ficrm operation of a business or profession
for this purpose, expenditures for business expansion or
amoutinfion of capital indebtedness and an allowance for
depreciation of capital assets shall not be deducted to
determine net income from a business);
3) Interest, dividends, and other net income of any kind from
real or personal property (for this purpose, expenditures for
amortization of capital indebtedness and an allowance for
depreciation of capital assets shall not be deducted to
determine the net income from real or personal property}
Where the Family has Net Family Assets in est of
SIQAAA9,,, M Annual Income shall include the greats of
the actual income derived from all Net Family Assets or a
five of the value of such net family
Assets
dewmined by the 111 me rA-1RA-,
4) The full amount of periodic payments received from social
security, annuities, insurance pr'kies, retirement funds
pensions, disability or death benefits, and other simil r
types of periodic receipts, including a lungmRan payment
for the delayed start of a periodic payment;
S) Payments in lieu of earnings, such as unemployment and
disability compensation, aorka's compensation and
severance par,
21
6) Welfare Assistance: If the Welfare Assistance payment /'-N
inch des an amount specifically designated for shelter and
Utilities that is subject to adjustment by the `.lelfate
Assistance agency in accordance with the actual coat of
shelter and Utilities, the amount of Welfare Assistance
income to be included as income shall consist of
L The amoum of the allawance or grant
exclusive of the amount specifically
designated for shelter or utilities, Plus,
b. The maximum amount the Welfare
Aloe agency could in fact allow the
Family for shelter and utilities. If the
Family's Welfare Assistance is notably
reduced fiom the standard of need by
aPPlYift a percentage, the amount
calculated under this paragraph bill shall be
the amount resulting 6om one application of
the Percentage;
7) Periodic and determinable allowance and regular
cNntribwions and gifts received from persons not residing
in the dwelling.
8) My earend income tax credit to the extent it exceeds
income tax liability,
Annual [tome does act intdade:
T001MMY, rtotuecunirtg or sporadic irxx me such asthe following;
1) Casual, sporadic or irregular sins;
M—Amount of educational scholarships paid directly to the
student or to the educational institution, and amorous paid
by the Government to a veteran for use in meeting the costs .
of tuition, fees, books, and equipment. Any amounts of
such scholarships, or payments to veterans, not used for the
22
J
purposes tial are available for subsistence are to be
included in income;
CD Groceries received as a gift on a regular basis.
Antmea f/5ubaidv
The difference between full market rent and tenant rent. RRA pertien-ef IfaN-Rear
affadke Date: The `affective date" of a certification or recertification refers to (1) in the
erase of an initial catification for aboission, the effective date of initial
occupancy, and (2) in the case of recertification of an existing residual. aha
effective date of the redetermined Total Resident Real, generally the
anniversary of the first day of the month lite resident was admitted to the
project.
FOAG Family marts two or more persons sharing residency whose income and
resources are available to meet the th=Vs needs and who are either
related by blood, marriage, or operation of law. or have evidence of a
stable family relationsbip.
SMOVIVI A family whose Head of Hemseheld eip Spam *9 at lem 66 years eF age
of QIdM
Elderk
Ramsebom: A family whose Head of Household or Spouse is at. least 55 y'eers of are
or older.One or mew eldet4y posen(O
Ii
MOM
eere And-4velllKi
MIend
HIS; The Head of Household is the person who assumes .legal and mesal IfinmKialresponsibilityforthebousehold.
Ekwft and
lNedevelonvaeo
Ant mft CMUI: This is the Plymouth Housing Authority which has decision making
authority as to changes or modificaticas in the Admission and Occupancy
Handbook for Plymouth Towne Square. This agency is under the
direction of five commissioners appointed by the Plymouth City Council.
The agency, itself is staffed by City employees. The agency staff head is
the Executive Director of the HRA.
Random Manager. The person hired by the Plymouth HRA or its management consultant, to
manage the day-to-day operations of PI)mmth Townt Square. This
person willhave an office in the bowing project and will approve
23
applicants based on the HRA's preference criteria and other regulations
outlined in this document.
Immediate Fimfw Includes brothers,. sisters, children. grandchildren, nieces and nopbew&
A Family whose Annual Income *a ymNeF dm SWA4vmloes not exceed
80 percent of median income for the area, as d ended
from time to time by the Depanmea of Housing and Urban Development
HUD) with adjustments for smaller and larger families.
edlalts toeeses• Inose medical out -of -podia esPmse. including medical . ...a .
premiums. that are anticipated during the period far which Amoralincome
is computed and are not covered by an outside source, such as insuuance.
The amount glowable as a deduction is the amount that exceeds three
percent -of annual income, as defied below).
A. If the household is eligible for a medical expense deduction, the
medical expenses of all family members residing at Plvmout
Towne kwwe counted.
a Medical expenses include, all exp-mes anticipated to be incurred
during the. 12 motuhs following certifcationlrecertifcation which
are not covered by an outside source, such as insurance. They -^
may include:
1) Services of doctor and health care professionals;
2) Services of health care facilities;.
3) Medical insurance premiums;
4) Prescripdan/non-prescription medicines;
S) Transportedon to treatment;.
6) Dental expenses:
7) Eyeglasses, hearing aids, batteries;
8) Live-in or periodic medical assistance;
9) Monthly payment on accumulated medical bills; and
10) i;iieed—iawfily
C. Medical expenses shall not include personai care items. groducts or
services not considered eligible for medical expense dedu^tions by
24
fn 1l. OLlY lenses from the DM*OUS
includedshallnotbeL=iwtimatinje medicalit
next lC
J
MautNv Adiusted
INICOMMIN One-tweltih of AUpated hxame.
Net ftmBN Assets• With respect to any person or family, the aggregate Market value of all
assets which are owp, v such person or family or by any entity which is
related to such rA,jL•• rr family, inchrding but not limited to cash,
securities, aceou...: .ivable, chattel paper and other intangibles,
other real of any
nature whatsoever, less the aggregate amount of liabilities of such person.
family or other entity.
In determining Net Family Assist staff shall include the value of any
assets disposed of by an applicant or resident for hss than fair marI
value (including a disposition in trust but noting a foreclosure or
banhuptcy sale) during the two years preceding the date of application for
the program or recertification. as applicable. in excess of the consideration
received thereof. In the cue of a disposition as part of a separation or
divorce settlement, the disposition will not beconsidered to be for less
than fair marltet value if the applicant or resident receives important
consideratirat not measurable in dollar tents.
Rent. Full Market: The full market rent for the unit. which shall be based an the, Section 8
Rents aggroved by HUD for Plymouth less utility allowances and
rod+ ved by the Plymouth HRA IlTom time to time.
Person(s) named on the lease for a given unit.
Resident
PhWMIh: Persons or families who have lived in Plymouth for at least 12 months
shall be deemed to be a Plymouth resident.
Resident RateRent: The amount payable monthly by the Fancily as rent to the Housing and
Redevelopment Authority (HRA), based onUse minimum rent or -35% of
adjusted monthly income for rent and utilitie& whichever is greater, up to
the full market rent. -In all cases, residents are responsible for their phone
and electric bill and garage rental (optional) in addition to their monthly
rent charge.
The husband or wife or parmer of the Head of Household.
25
Welhre Auk am, Welbm or other paymeats to fwWiies or individuals, Dared an need: that
we made under pop= fooled, sepnmtebr or jowbl by fedemk stm or
local pvammnts.
26
kil
ADMISSION AND OCCUPANCY
HANDBOOK
FOR PLYMOUTH TOWNE SQUARE
Pb%mth;. MhmesMa
JANUARY 1Z Iia
Adopted rue 21, 2M
Owncd by P{yaeor l No suQAkneedgmdRedneloprAtK
byGmv Af=WnmK 1w.
ADMISSION AND OCCUPANCY HANDBOOK r
FOR PLYMOUTH TOWNE SQUARE
TABLE OF CONTENTS
INTRODUCTION AND PURPOSE .......... 1
APPLICATION PROCESS 2
3
ELIGIBILITY REQUIREMENTS i
WAITING LIST s
IN7ERVMV PROCESS 6
RENT DETERMINATIONS T
OCCUPANCY STANDARDS ....... 9
SNCURITY DEPOSITS 19
PET POLICY 1p
VERIFICATION REQUIREMENTS AND PROCEDURES 12
U41TiAL CEKMCA71ON ..,.,,,. 12
ANNUAL RECERTIFICATION 13
INTERIM RECERTIFICATIO\ ..,, li
AT1ON 16
DEFINITIONS .--.—... 17
INTRODUCTION AND PURPOSE.
The philosophy of Plymouth Towne Squmc (PTS) Retncment Community is to provide r
affxdMe hoaft to elder persmts living in the City of Pbmo tk Minesom The Facility is
owned by the Pbwwh Housing and Rebvdapammt Authority (HEN and a bddmd by the
ugmym of Pbuouth. Minnesota. (have MwApmm% Int. has hem condatmed to provide
m00aglmint services. ?
Pbanouah Towne Squwa is locamed an Pbrmomh Boukvard, 2 Mocks north of the Pbmoudr City
Hall. R is a 99 -wit, 3 -story retutrrriart community. The building has a community room vhth
a*ww bWk% gum room bout dwP and 66,stA uedaVvwd Pwkl06•
THIS PlMPOSB . OF 77143 . HANDBOOK 15 TO PROVIDE POLICIES AND
GUHlEL> M FOR TOWNE SQUARE STAN TO FOLLOW WIRING THE
ADAMON. AND OCCUPANCY PROCESS, THIS HANDBOOK 13 TO BB USED BY
STAFF ONLY AND NOT DL-7tmnw TO THE RssinimT CommuNITY.
All I g, to these policies must be approved by the Plymoamh Housing and FbAevdopment
AWhodly (HRA) Board of Dhwtors and in0wowOed by Grace Manwmeru, Inc. The
Pbrmoumb Housing- a d Redrrdopmmt Authority, by vm m direction to the Housu% Managa,
map grant aioepdcns to these policies when ju dfred by special circwnsuaoeL
APPLICATION PROCIM eIN.
Th HRA maN fian time todme, autltorin the Ma»W to open applicolm for residency at
PTS. Applications will be acaeptc 'a* if duere is an at I ,-tat them may be a vacancy in
to building within a musettable bane; and the waiting On has been reftad to the pair.: to the
MeneW will not be able to fill vom units from the cement list
A weien application is required for admission to Plymouth Towne Square or pbmmmt an the
waiting list. The application includes family ebaracteristie iafaemWk% 1.1 A -ttoe in wn%dW
soutoc(s) and estimates) of wacipsted arcual income and assets, and weemag taf rmadon
peiorlandkoft and credit history
Paesoos who wish to receive an application for oeatpancy map call or write to Pfymou& Towne
Squme and request anapplication be sent tD than. All appCrmtioas will inettde tiro fes:
maoductory, Letter
Application
Marketing Brodane
Setf4h essed Return Envelope (not stumped)
Applications will be rew aed to:
Plymouth Towne Squme w
15500.37° Awnue North
Plymouth, MY 55447
Atta: Manager
Returned applications will be date stamped as they are reoeivtd Applications that are not
compkted in full will be cetmaed to the stir with a Icer stating where it is incomplete. Staff
will not process incomocte applicmdons.
The Manager will conduct an initial review of the application to determine if thelicant
qualifies for Plymouth Towne Square. If an applicant DOES NOT qualify for housing; dwy will
be notified in wzift the mum for ineligibility. If an applicant DOES qualify for housing belsbe
shall be assigned a plan at the waiting list based at the date and time of receipt of the
Mucation std the following pref Maces:
4
1. ApplicM is a years of age or older and a ees dent of
bmw Raftestabiisbed by the HRA..
mom fht low
2. k modiste Family h%V in Pbuouth nerd applicant is 62 years or older and meas the low
iWa se limits as esWisAed by the HRA. Income.
3. Applicant is between SS and 61 yews old and a resident of Pl)taoutb and meets the low
incomte limits as establisixd by the. HRA Income.
4. Immediate Famib live in Pbmwuth and eopliratft is btftven SS and 61 years oldand
MOM tha low income limits as established by the HRA, hfaome.
S. Other applioMIL
Plymotftb Towaa Sq we complier with all Federal. Stift and local Fair Housing aid Civil
Rights Laws Plymouth Towne Sgwe is an equal OPPOZON&Y community and will nat
dbMu imte based an root, oolM aced, whgwo, sex, natioml origin age, Emily statffs orhandicap. Civil Rights laws and equal apponunny tequieemaftscover applicasion intake,
tesideos selecdoa and unit MOPMCML
J
RUGUIlUMBE22—H—M—M.An 4011%
Plymouth TO%Me Squats is open to all individuals whose Had of Housebold at Sponse is at
las! SS years and older regardless of income. However. PreferaM will be given to loose
bAvidtmis and lendlies. wbose Head of Housebohd or Spouse is at km Q years or older,.
Annual Income tolls below the Low Income limits or is a resident of the City of Plymopo k
Applicants determined to be ineligible shall be notified by letoer within 30 days of the
dderminsdan by the MINWIRIM the letter shall state Sc reason the MPUCOM is ineligible; and
0 de applicant has the right within a reasonable time (specified in the letter to request areviewbydeeHRA's Housing. Program Manager. It after the review, it is determined Hest the
applicant is stfil 1111W'ble, the applicant shall be so, notified in wii ft
An applicant may be ineligible for participation in the Plymouth HRA's aetiar ofi'ordable
boushgpogrant iftheapplicant oranodwmendwOftbe
Does not ege qualify.
2. Was evicted for nonpayment of hisiba share of reef or for damages done to a unit
somewhere else and. the court required payment was not made by applicant; or,
3. Has engaged in conduct at previously leased premises which:
resulted in physical injury to other, residents or other reddeaW guests,
endratgered the life, safety amd wrltbre of other resideae or outer,
residents' guest. or,
C. quad substantial and a taaordbu" damage to the lased promises or the
propety of other residents or other residents' guests on the leased
lmmbm
4. Has committed drug-related. criminal activity, or violent. crimiml activity.
S. Has committed bribey, baud or any other corrupt or criminal. act in connection
with aqy federal, state or local housing program.
WAITING LIST
Applicants will be notified by mail and by telephone when a saitable unit become available.
The Manages will offer a vaunt unit to the first applicant on the waiting list qualified for the size
of unit available. based an the time and date of the application and in order of the pnef —m if
any, for which the applicant qualifies. Towne Square will document due day, time and type of
oonmmnmi ons used in the effort to tract the applicant and notify him&w of the available unit.
When an appiicmtt has refused the offer of a unit, it will be documented. If any eligible applicant
refuses three tithes, they will be removed from the waiting fust
Any amilinp to the applicant which require a response will state that failure to respond within
ten days will result in the applicant's name being dropped from the waiting list. An attansion of
ten days to respond will be grant4 if requested and taeded as a reasonable accomnnodadon for
a person with a disability.
If an applicant fails to te11 1 to a mailing fiom PTS, the applicant will be removed from the
waiting list. If the applicant did not tepond to the PTS request for information or updates
because of a imaily member's disability, the Manager will reinstate the applicant in the
applicant's farrier position on the waiting list.
If a letter is returned by the Pas. Office without a forams ttg address, the applicant will be
removed without further notice and the envelope and tetter will be maintained in the file. If a
letter is remhncd with a forwarding address, it wilt be re -mailed to the address indicated.
If an applicant is removed from the waiting list for failure to tespo 1, they will not be emitted to
rem unless the Manager determines there %%sere extenuating circumstances be)vW the
person's control.
The Waiting List will be purged not more than one time each dear by a mailing to all applicants
to easche that the waiting list is current and accurate. The mailing will ask for confirmation of
continued interest.
Once the updating is complete, applicants will be notified in writing of their new position on the
waiting list.
It is the noponsiblilly of the applicant to nosily Towne Square of any address and phone
04TERVEM PROCESS •
W'ben an appropriate unit will be available in die sear fnwne, the Homing Manger will
interview the applicant and obtain current information about the family's circumstances. The
Housing Manager may ask applicents to bring certain recce Is and documents to the certification
interview. At the interview, do Housing Manager will:
A. Confirm and update all information on the application.
B. Explain program requiremeols, verification procedures and penalties for Use
information.
C. Review the financial information on the applicatim and specifically ask Applicant
whether any member of the household:
1. Receives the types of incomes fisted under income definition and if the applicant
is receiving. a farm of income not reported on the application, ask the applicant
about the sours of income and document die applicant's response in the file.
2. Has any assess.
D. Ask the Head of Household and/or Spouse to sign the release of informarmn consent
portion of any verification request used for sem.
E Require the Bead of Household and/or Spouse to give a written certification as to
whether any family member MAN not dispose of any assets for less than fair market
value during the two )ean preceding the effective date of the artificationh ecertification.
Thecertification will include a list of all assets disposed of for less than fair market
value, the dates disposed, the amount received, and the asset's market value at the time of
dispositim.
F. Require the Had of Household andlar Spouse to disclose and document all social
security numbers or execute a certification when a social security number has not been
assigned -
G. Tell the family that a final decision on eligibility cannot be made until all verifications
are complete.
H. Inform the family that Federal laws prohibit Towne Square from discriminating against
individuals with handicaps. In summary, Towne Square has the responsibility for making
reasonable accommodations in policies, providing auxiliary aids, making units and
facilities accessible and permitting handicapped persons to use assistive animals when
they provide Applicant with equal housing opportunities.
Inform applicants of housing rules and amenities.
6
RENTDETERNMATIOINS
The amount payable moalbly by the Family as vett to the Housing and RedevelopmentfAuthorityMWisdetnmifAdbytbdrArcuaLome. 10aUeaesR aer orhear
phone and electric bill and garage rental in addition to their monthly no dwge.
nth g Ruldwb through August, 2N2.-
Ron
082:
Ron for Residents oa t"ing 97'R as of January 1, 2002 shall be determined as follows, 6rough
the mouth ofAugust 2002.
Vary Low Income Ple son(s): For those Fwailies or persons receiving a Very Low income
Subsidy, Resident Root will be based on 30 percent of the adjusted mo nhly inaomre but the
Subsidy payment will not axaed $435 per mtsath.
Low Income. Person(s): For those Families or persons receiving a Low Income Subsidy,
Resident Rest willbe based an 33 percent of their adjusted monthly income but the SubsidyPaymentwillnotexceed $165 per month.
Minimum Reals
Unft Sirx Ven; Low Lover Full Reset
2 BR — 2 Bath 5305 5575 5740
2 BR— t Batt $255 5525 $690
1 BR —1 Bath (huge) 5200 $470 $635
1 BR -1 Bath (small) 5150 5420 5585
Garage Rental: $30e'ntonth
New Residents as ofMarsh, 2002 and Fakting Residents beginning September 1, nU.
Ali families shall pay at hast the minimum monthly rent for their units or 35% of their a4usted
aconin income for their vert and utilities, whichever is greater. up to the fall market rent.
Unit Size Minimum Rent Utility Allowance Full Market Rest
1 BR $200 $26 $782
2 BR 5300 533 54001
Garage Rental $30
7
Omp bdan of Ann=l Income:
L All payments .from all sources received by the family Head of Household (even if
lempunwily absent) and any additional member of titre 8mily bw=hoid shall beincludedintheannualincomeofafamily. (See ANNUAL INCOME ddmition)
2. if ci 'Cumstences arise where it is not feasible to anticipate a level of income over
a 12 month period, a shorter period may be used„ but sjim to a tec d&a* r attheendofsuchperiod.
1hs HRA reserms the right to ataw rsift based on bari dgg aperarft espmw and
Ovahcadand awwd deranges in median iwa t fw the J*Le pad seetropolUan MtasdeterminedbyHUDfnosrtimetotime
r OCCUPANCY STANDARDS
The .dossing Manager will taloa into a000ant the need to avoid overcrowding with the need to
mike the best use of available space and -to avoid unnecessary subsidy, the mtmber of prions in
the household, and the relationship and sac of those persons. Typically, unit determination will
be as follows.
1. Single applicants would have their choice of one bedroom units, as available.
2. Married applicants would have their choice of one or two bedrooms) units, as
available.
3. Two unrelated adults and persons of the opposite sex may occupy a two-bedroom
unit.
4. Single applicants may be allowed to occupy a two-bedroom. unit if a written
ceet.6 .ion that a one -bedroom unit is insufficient to meet the medical needs of
the resident and a huger unit is necessary must be obtained from a reliable,
kaowlodgable professional. Justification for the larger unit must also be
povided. Assignment of a larger sinunit is only to be made at initial occupancy
or annual recta ficadon.
The Hoeft MAnW will. consider the following gale- when deter ailoing appropriate
umu sins:
1. Every household member is listed on the application is to be counted.
2. No more than two persons can occupy a bedroom.
3. Unrelated adults and persons of the opposite sex may occupy separate bedrooms.
4. Towne Square will not provide bedrooms for permanently institutionalized family
members.
5. Effective April 1, 2002, if the number of occupants in a two-bedroom unit is less
than two and this situation is considered to be permanent and not medically
necessary, the resident must do one of the followinW.
Find another "qualified" resident to move in with them.
Move to the next available one -bedroom unit.
The Manager shall create and maintain a list of single occupants of two-bedroom unit.
Available, one -bedroom units shall be offered to the residents on the list in the following
preference order.
a. Residents who indicate in writing their willingness to move to a ore -bedroom unit, in
the order that requests are received by the Manager. J b. 411 other single occupants of two-bedroom traits in an order determined by lottery.
A resident offered a one4ndmom units shall have no more than 60 days to maplew their trove
to the new unit, and shall cooperate with the manoW to allow do occupancy, of thtdretarent unit
as soon as possible to avoid pm!onged vacancies in the building.
Residents requested to move under tins policy shall be permitted to refine the ober of a one-
bedtoom unit, provided that another resident on the list is willing to move to the unit. N tie list
has 6, t exhausted, and the resident still refines to move, any rent subsidy shall be terminated
and rem shall be adjusted to full market rent at the next recertification.
Single residents moving voluntarily from mv-bedroom to one -bedroom units shall be eligible for
assistam from PTS for their incidental moving cgmn:xs such as utility hook-up charges.
Request for payment of such expenses shall be accompanied by copies of bills or receipts for
expenses paid, and paid by the Manager subject to the limitations of the approved PTS budget.
Staff shall also provide reasonable assistance fiota caretakers and/or equipment to facilitate such
moves.
Seew ty Deposits:
Prior to occupancy a Security Deposit will be collected. The Security Deposit will be SS00.
At the termination of the Lease, Management may keep all or part of the Security Deposit for (a)
damage to the apartment beyond ordinary wear and tear fiom careful use and (b) for the rent or
other money owed to Management under an agreement. w
Interest shall beearned on the Security Deposit at the going rate and returned to the resident
within (30) days after move -out
Pet Policy:
Pets will be allowed in Plymouth Towne Square if thefollowing criteria are met:
Applicant owns pet prior to application to Plymouth Towne Square.
Management requires a pet lease be signed and a separate pet deposit of S 100 be paid
prior to move -in.
Ons pet per apartment.
Pets may not exceed 20 pounds.
All pets must beneutered or spayed before moving into the apartment.
Pet must be on a leash at all times when out of the apartment and never allowed to
fieely roam the interior and exterior of the premises, nor shall pet be allowed to enter .r
the indoor or outdoor amenities.
10
e"N • Resideems must iamsediem ly dam -up after Ow pet.
m
Upon leas$ renewal, all ownaes shall be mquhal to regegi w thrix pets and upddte
all pat infer aW= aub as verifi=fm of shots and weight. All updrml Wftmfim
shall be retained in the resident's fil&
11
of d
VE111MCATION REQUIREMEMS AND PROCEDURES ./0-%
71e housing Manager will vertu all income. expert I I assets, household characteristics and
circumstanceii that affect eligibility or resident rent. All verifications most be doctmsented in dne
applitaMai eat file. Few methods of verification are acceptable. They me, in ander of
acceptability:
A. Third-Pmy Written
B. Third -Party Oral
C. Review of documents (such as bank statements, av atd letters, pay stubs, %v-2
fonnsa tax returns, receipts etc.)
D. Certification/ Self -Declaration. (a notarized statement Som the resident, only
accepted whin third party verificatim or review of documents is not possible.).
Verifications are to be date stamped when received and are valid for 90 days Som the date of
receipt by Towne Squme. For the next 30 days, management may update the verific dos, wally
with the source. If verifications are more lien 120 days old, now written verification must be
obtained. Titin limits do not apply to information that does not need to be reverified (age,
hatdicaphlisability status, birth cetificat* For interim recertification, only those factors that
have changed must be teverified, even if the previous verifications are time than 120 days old
INMAL CERTIFIZATION
A. Applicants signature is an acceptable form of certification for family composition and
current residence.
B. All earned income shall be verified at the time of admission or annual recertification
through emplo);es, W-2 forms, annual federal income tat fours. deck stubs or other
nems to assure accuracy.
C. Assets shall be verified by aaviags account passbooks and other photostatic or carbon
copies of documents in the applicant's possession, which substantiate hislber smteneats
United States T mury checks will not be .photocopic4
D. Unearned incomes shall beverified by viewing checks, certificates of award or other
neons to assure accuracy.
E Applicants shall be required to furnish proof of their statements when requited by the
Housing Manager to reasonably assure accuracy.
F. All determination shall be fully documented in the applicant's file.
G. Tho following statements will also be verified and d,)cumetted in Resident's file:
1. Age of family members and Sociai Security numbers.
12
r,.
I Criteria providing the basis for denial of eligibilby.
ANNUAL REC MTIFICATION
All residents prgrhrg has Man hill esnn W rent shall have their iaeoves recartif3ed amuw.
RwauBcation of the fbriVs composition, income, and medical expanses incurred by the
family shall be conducted by the Hoosiag Manager. At that time, the amount of resident tent
will be natetetmiced. Generally the recertification effective date should be the anniver.mvy of
the first day of the month Resident was admitted to the prgject. For exomple:
Resider was admitted Mach 12, 2002
Recertification ef&:tive date is March 1, 2003
Spatial r+ta eriiRation WhLI&O Septembce 1, 2062. Normalkir, recertification will occur
amually on the anniversary date. However, in order to implement new rem policies adopted by
the Ply=wh HRA all tenants shall undergo a special recertification of dear eligibility andiometobeeffectiveSeptember1, 2003. After that. date, the arm recertification shall be
efRt tive on the anniversary of the first day of the month the Resident was air im-d to the
prgjec% provided that the am recertification shall. not be effective snorter than Mw-& '003.
TiM* COMPledan of 1100rdfitatIOU processing regoira Mat maoABMWntt
Maintain a traclung system to identify residents to be reccefified and monitor
rompletion of all required activities.
Notify Resident 75-90 days prior to the effective date that the recertification is
due.
Interview Resident and obtain infatuation on income, assets, family composition
and allowamces.
Verify all information in accordance to guidelines.
Calculate Resident's rent.
Provide written notice of any changes in rent resulting from recertification (at
least 30 days notice for increase).
Recerti8ntion Notices to Residents
Initial notice of recertification is sent 75-90 days in advance of the react fidat on anniversary.
The notice should stain that Resident has to contact the office, the office hours, what is to be
brought to the interview and who should be contacted to makethe appointment.
FollmW Notice is scat within approximately 30 days of the initial notice to residents who
have not responded. The follow-up notice contains the same information as the initial notice and
must state that if Resident does not respond by the I& of the month preceding the recertification
13
effective date, their subsif+ may be unnineW and their rent may be iocteamed to the fill tnmdeet
rate on the I eatif cation elfective date.
F'mal Notice of Intact to Terminate Assistance is given on the first of the month preceding the
effective date to residaas who have not yet eesponded. The Noticemust atmos that Resident has
10 days to tespotd. if Resident does not to 11 r I within those ten days, the. tent shall be
iumeased to market rate effective on the tecatificatioo effective date with no 30 day notice of
increase. Example:
Rece dfication Effective Date September 1
Initial Notice June 1
FollovwUp Notice July 1
Final Notice of Intent Avgost 1
Assistance Terminated' August I I
INarket Ratelimt begins September 1
New Rcaident Rust and Payment
A. Once tesideat teat is establisbed, the mte shall remain in effect until the next
annual recertification or until chcumstances occur that warrant a spaial teat and
income review, (interim attifieaion).
Residents an to be notified to wwkbg of ao change In red resulting from a tent r wiew.
A. An increase in tent requires a 30 day written notice to Resident
B. A dme= is effective an the next Rent payment
P"onth Towne Square will maktaft all certlSca documentation of an
varulcatioo Marts for at last am years atter the dkedre date of the
certitiatioo/tece dom
1NTER1M
Residents are required to immediately report do following changes:
A. Any household member moves in or out of the unit
B. Tae household's ince cumulatively increases or deweases by approximately
S40 or mote per month.
C.
Management most process an interim recudfieadoo if Resident reports 1) a change in
household composition, 2) an inose in income or assets, 3) an increase in medical expanses, 4)
deme in interne.
14
ro N
ewN Management mq+ set to proeone an Intett. newdlitallos what Resident eepowts a
decease in income if the demo will last less than ate month or the dectea9e v= cawed by
deliberate action of Resklen.
OP
The following steps an to be used in processing interim iecatificatim
A. Interview Resident to obtain new information on household composition, income,
assets, and allowance.
13. Vaify only those factors that have changed since or %ere not verified at the last
rem.
C. Calculate new Maid= teat.
D Send written aortia to Resident of rent payment dtmgp old their effective data
as follows.
1. Fer rent increase first day of the month following the -squired 30 day
advance notice.
2. For rent deaeases: frost day of the month following thedate of the
If Resident does not comply with interim repotting procedures, nodh Resident, to writing, of the
need to reoci ft giving 10 calendar days to respond.. If Resident does not respond, require
Residentnt to pay abet rate real at the next real period. As soon as the regoired information is
provided, adu ce the tent to pravioos level, effective the next month.
15
If
MMUM"MMATION `
Applies and Residents are to be notified in writing of any mis epI.Sentations or kose
violations revealed tbrougb the wmud mcatifica m or other ooa:rtences and any other
corrective action required by the Pbrmaph Housing and Rakvekpment.Aadt city.
it.Restdent to
s. at the throe of admission, =and mum&adoik or rent
m few, caws a .Auft to pevy a lower not that abed. Por,. RaMent will be required to pay
the dif a eaca between the rent paid and what ahaold have been paid. Any attempt by
Resident to wW hft dd=d the City of Pbrmoath or Pbrawtob RRA wM rant In at
favestigatiioa and disposition as needed.
16
D FWITIONS
Annual Income less Medical Expenses in access of three percent of
Annual Income for any Family (refer to definition).
Annual hmme: A. Annual Income is the anticipated total income from all sources
received by all Family members, including net income derived
horn assets, for the. 12 month period following the effective deft of
initial determination or reexatihination of ionone, exclusive of
income that is temporary, aameeurring or sporadic.
IL Annual Income includes. but is not limited to:
1) The full amount, before any payroll deductions, of wages
and salaries, overtime pay, commissions, fees, tips and
bonuses, and other compensation for personal services;
2) The net income from operation of a business or profession
for this purpose, expeaft s for business expansion or .
amortisation of capital indebtedness and an allowance for
depreciation of capital assets shall not be deducted to
determine net income horn a business);
3) Interest, dividends, and other net income of any kind from
teal or personal property (for this purpose, expenditures for
amortization of capital indebtedness and an ollo%%vice for
depreciation of capital assets shall not be deducted to
determine the net income horn real or personal property).
Where the Family has Net Family Assets in excess of
5,000 Annual Income shall include the Scatter of the
actual income derived from all Net Family Assets or five
percent of the value of such net family Assets
4) The full amount of periodic payments received horn social
security, annuities, insurance policies, retirement finds,
pensions, disability or death benefits, aid other similar
types of periodic receipts. including a lump -sum payment
for the delayed start of a periodic payment;
5) k%ments in lieu of earnings, such as unemployment and
disability compensation, worker's compensation ad
se%v.mnee pay;
1) Welfare Assistance. If the Welfare Assistance payment
includes an amount specifically designated for shelter and
utilities that is subject to adjustment by the Welfare
Assistance agency in accordance with the actual cost of
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At '•.
shelter and utilities, the amount of Welbre Assistance
income to be included as income shall consist of-
IL
f
a. The amount of the allowance or grant
exclusive of the amount specifically
designated far shelter or utilities, plus,
b. The maximum amou at the Welfre
Assistance agency could m fact allow tint
Family for shelter and utflities. If the
Family's Welfine Assistance is natabkv
reduced faro the standard of need by
applying a percentage, the amount
calculated under this pm aph bill shall be
the amount resulting from one application of
the perce nage;
n Penadic and determinable allowance and regular
contributions and gift received from persons not residing
in the dwelling.
8) Any eomedincome tact credit to the extent it exceeds
income tar liability;
Annual Incomee don not inteinde:
Temporary, nonrecurring or sporadic income sock as the following;
1) Casual, sporadic or irregular gifts;
Amounts that are specifically received for, or in reinbunsementof the cost of Medical Expenses;
Lump -sum additions to family assets. such as inheritances, insurance payments (including
payments under bealth and accident insumem and worker's compeasauon capital gains, and
settlement for personal or property losses;
3) Amount of educational scholarships paid directly to the
student or to the educational institution, and amounts paid
by the Govermnant to a veteran for use in meeting the costs
of tuition, fees, books, mud equipment Any amounts of
such scholarships, or payments to veterans, not used for the
purposes that are available for subsistence are to be
included in ineomue;
3) Groceries received as a gift on a regular berms.
Assishace
Pmrmeot/Subsidv
vt The difference between W. market no and tenant rent.
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The VIbctive dace" of a certifiationor nxettificatioo refers m (I) in the
case of an initial certification for adminion, the dfwdve date of initial
occupancy, and (2) in the case of recertification of an existing resident, the
effective deft of the redetermined Total Resident Rent, generally the
anniversary of the first day of the month the resident %%as admitted to dc
project.
Family; Family mans two or mese persons sharing residency otiose i and
resources are available to meet the family's needs and who are either
related by blood, marriage, or operation of law, or have evidence of a
stable family relationship.
FAderb
aQg ; A haft whose Had of Household or Spouse is at last SS years of age
or older.
Head
The Bend of Household is the person who assumes legal and financial
responsibility for The household
BMIXhWIInd
agiffimbmmmt
Authority MRAk This a the Plymouth Housing Authority which has decision making
authority as to changes or modifications in the Admission and Occupancy
Handbook for Plymouth Towne Square. This agency is under the
direction of five commissioners appointed by the Plymouth City Council.
The agency itself is stalled by City employees. The areency staff bead is
the Executive Director of the HRA.
Riotiduu Mannen The person hired by the Plymouth HRA or its management consultant, to
mmmge the day4oday operations of Plyanoath Towne Square, This
person will have an office in the housing project and will approve
applicants basal on the HRA's crcference criteria and other regulations
outlined in this document
Immediate FamRw Includes brothers, sisters, children, grandchildren, nieces and nephews.
Law Income: A Family whose Annual Income does not exceed 80 poem of median
income for the area, as determined and amended from time to time by the
Department of Housing and Urban Development (HUD) with adjustmems
for smaller and larger families.
Meffied Exile tits• Those medial out-of-pocket expenses, including medial insurance
premiumrs, that are anticipated during the period for which Annual Income
is computed and are not covered by an outside source, such as insurance.
The amount allowable as a deduction is the amount that exceeds three
percent of annual income, as defined below).
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t
h
A If the household is eligible for a medical expanse deduction,do
medical of all family members residing at Plymouth
Towne Square are counted.
8. Medical expenses include all expenses anticipated to be incurred
during. the 12 months following certiti afteo ffmition which
are not covered by an outside source, such as insurance. They
may include:
1) Services of doctor and health case professionals;
2) Services of health care facilities;
3) Medical hmmince premium-:
4) PrescriptionhionVenription medicines;
3) Transportation to treatment
6) Dental expenses:
A Eyeglasses, litming aids, batteries;
8) Live-in or periodic medical assistance;
K
9) Monthly payment on accumulated medical bills; and
10)
C. Medical expenses shall not include personal care items, .products or
services not considered eligible for medical expense deductions by
the QtS. Onetime, nom -recurring expetim from the previous year
shall not be included when estimating medical expanses for the
next year.
Monthly Adiusted
Income: One4weeft of "j, • ted income.
Net Famih Assets: With respect to any Person or family, the aguegatc market value of all
assets which are owned by such person or family or by any entity which is
related. to such person or family, including but not limited to cash,
securities, accounts receivable, chattel paper and other intangibles, and
other real property of any nature whatsoever, less the aggregate amount of
liabilities of such person, family or other entity.
In determining Net Family Assets, staff shall include the value of any
assets disposed of by an applicant or resident for less than fair market
value (including a disposition in trust, but noting a foreclosure or
20
F
bankruptcy sale) during the two years preceding the data of application for
the program or recertification, as applicable, in excess of the coasidetatim
received thereof. In the case of a disposition as part of a separation or
divorce settlement, the disposition will not be considered to be for less
than fair maxim value if the applicant or resident receives important
consideration not measurable in dollar terms.
Rent:Fall Marrk The full :gado rent fm the unit, winch shall be based on the Section 8
Rents approved by HUD for Plymouth less utility allowances and
approved by the Plymouth HRA from time to time.
Person(s) nand on the ire for a given unit.
ReAkut of
phrmouth.. Parsons or families who have lived in Plymouth for at least 12 months
shall be deemed to be a Plymouth resident.
gsMent Ranh Me amount payable monthly by the Family as rent to the Housing and
Redevelopment Authority (HRA), based on the mnhmum no or 35% of
adjusted monthly income for rent and utilities, whichever is greater, up to
the full market rent. In all cases, residents we responsible for their phone
and electric bill and garage rental (optional) m addition to their monthly
reat charge.
SOMMIM The husband or wife or partner of the Head of Household.
AMMIRCIM
Sohsidv/Assistance
The Merennce between full market rent and tenant rent.
Welfare Assure Welfare or other payments to families or individuals, based on need, that
are made under programs funded, separately or jointly, by federal, state or
local governments.
I% -r1 LI1CL Onelopme tOJIGt 36MUVAVCO NL%%PISA & O ftudb=k UU tis eW tt dw
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