HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 05-11-2017MEETING AGENDA
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
THURSDAY, MAY 11, 2017 - 7:00 p.m.
WHERE: Medicine Lake Room
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
CONSENT AGENDA
All items listed on the Consent Agenda 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. CONSENT AGENDA
A. Approve HRA Meeting Minutes for March 23, 2017.
B. Plymouth Towne Square. Accept Monthly Housing Reports.
C. Vicksburg Crossing. Accept Monthly Housing/Marketing Reports.
3. NEW BUSINESS
A. Discuss Housing Market Study scope.
B. Plymouth Towne Square. Window/siding project Change Order #1.
4. ADJOURNMENT
DRAFT MINUTES Pi. A. PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
March 23, 2017
PRESENT: Chairman Jeff Kulaszewicz, Commissioners Katie Black, Michelle Soderberg, Bob
Huddleston, and, Marty McCarthy (Arrived at 7:04 p.m.)
STAFF PRESENT: HRA Manager Jim Barnes, Support Services Manager Denise Whalen
OTHERS: Grace Management Representative Jody Boedigheimer
1. CALL TO ORDER
Chairman Kulaszewicz called the Plymouth Housing and Redevelopment Authority meeting to
order at 7:02 p.m.
HRA Manager Barnes added two items to New Business: 4B. — Update on 2018 Budget
Funding and 4C. — Update on Plymouth Towne Square windows and siding project.
2. CONSENT AGENDA
A. Approve HRA Meeting Minutes for January 26, 2017.
B. Plymouth Towne Square. Accept Monthly Housing Report.
C. Vicksburg Crossing. Accept Monthly Housing Report.
D. Approve Joint Powers Agreement between the Bureau of Criminal Apprehension and
Plymouth HRA.
MOTION by Commissioner Soderberg, seconded by Commissioner Black, to approve the
consent agenda. Vote. 4 Ayes. MOTION passed unanimously.
3. PUBLIC HEARING
A. Community Development Block Grant. Consider 2017 Action Plan.
HRA Manager Barnes gave an overview of the staff report.
Commissioner Soderberg asked what happens to funds that aren't expended from the previous
years. HRA Manager Barnes replied that unexpended funds would be reallocated as is the case
with the $5,064 unexpended 2014 CAPSH allocation. Those funds are being reallocated to
different activities for the 2017 program year.
Draft Minutes
Plymouth Housing and Redevelopment Authority
March 23, 2017
Page 2
HRA Manager Barnes stated that the 2017 CDBG program funding is based on an estimate of
funding. He added that the funding for 2017 has not yet been released by HUD. Once the
funding is known, adjustments will be made accordingly.
Chairman Kulaszewicz asked if the funding for the public services has ever changed based on
the actual funding received from HUD.
HRA Manager Barnes replied that if an allocation change occurs, adjustments are made to the
HRA administered programs rather than the public services.
Chairman Kulaszewicz opened the public hearing.
Five organizations were present: Christa Troup representing Tree House; Megan Reuwsaat
representing People Responding in Social Ministry (PRISM); Ellen Timmerman -Borer
representing Hammer Residencies, Inc.; Jon Burkhow and Bethany Sapp representing Senior
Community Services (SCS); and, Beth Kodluboy representing HOME Line. Each representative
gave a brief overview of what services their agency provides and thanked the HRA for their
continued support.
Chairman Kulaszewicz asked what the percentage of rental versus homeownership is for
Plymouth. HRA Manager Barnes responded roughly 70 percent homeownership versus 30
percent rental.
Chairman Kulaszewicz closed the public hearing.
MOTION by Chairman Kulaszewicz, seconded by Commissioner McCarthy to approve two
resolutions: Resolution approving reallocation of prior -year CDBG funds; and, Resolution
approving the application and allocation of fiscal year 2017 CDBG fund.
Vote. 5 Ayes. MOTION passed unanimously.
4. NEW BUSINESS
A. Election of Officers. Chair, Vice -chair, Secretary.
MOTION by Commissioner McCarthy, seconded by Commissioner Black nominating
Chairman Kulaszewicz as HRA Chair. Vote. 5 Ayes. MOTION passed unanimously.
MOTION by Commissioner Black, seconded by Chairman Kulaszewicz nominating
Commissioner Soderberg as HRA Vice -Chair. Vote. 5 Ayes. MOTION passed unanimously.
MOTION by Chairman Kulaszewicz, seconded by Commissioner McCarthy nominating
Commissioner Black as HRA Secretary. Vote. 5 Ayes. MOTION passed unanimously.
Draft Minutes
Plymouth Housing and Redevelopment Authority
March 23, 2017
Page 3
B. Update - Budget.
HRA Manager Barnes stated that there was a memo leaked to the Washington Post stating the
Trump Administration considers a $6 billion cut to the HUD budget. He stated that all housing
program funds are proposed to be cut; with CDBG funds being eliminated completely. HRA
Manager Barnes stated it would be more realistic that CDBG funds would be cut 10-15 percent.
Commissioner McCarthy asked if Low Income Tax Credit funds were mentioned. HRA
Manager Barnes responded not specifically; however, the number of tax credits being made
available may be reduced.
C. Update — Plymouth Towne Square Windows and Siding Project.
HRA Manager Barnes gave an overview on the window and siding project for Plymouth Towne
Square. He stated that water intrusion was discovered on the sheathing and he added that certain
areas will be replaced. The additional costs will be partially offset with deducts/saving
elsewhere in the project.
5. ADJOURNMENT
Chairman Kulaszewicz adjourned the meeting at 8:00 p.m. Vote. 5 Ayes. Motion approved
unanimously.
PLYMOUTH
TOWNE SQUARE
MEMORANDUM
To: Jim Barnes
From: Jeff Lelivelt
Date: April 21, 2017
RE: Plymouth Towne Square Monthly Report for March 2017
April Calendar is attached
MIUVRE
• �
Rentals:
As of February 28th we have 97 occupied apartments. We have a deposit down on one apartment and are
showing the other, giving us a total of 1 apartment available to rent.
Apartment
Type
Occupied
Vacant
Deposits
Est'd Move in
1 Bedroom
58
2
0
2 Bedroom
1 -Bath
20
0
2 Bedroom
2 -Bath
19
0
Totals i
97
2
Move-Ins/Move-Outs:
We had two residents move in during the month of March..
Marketing
The wait lists remain open with 40 names on the 1 -Bedroom list and 23 names on the 2 -Bedroom list. We
have many inquiry calls each day. Applications are sent to those who want them until the wait lists are
closed.
15500 37th Avenue North - Plymouth, MN 55446-3250
Phone: (763) 550-9525 - Fax: (763) 551-0144
Owned by Plymouth Housing and Redevelopment Authority
Resident Services
Our monthly birthday party and resident meeting was on Thursday, March. 16th. 34 residents attended.
Building Issues
The windows set in siding were started to be installed. The windows set in brick were returned and
reordered. All were mismeasured.
Balance Sheet
PLYMOUTHRE
As Of March 31, 2017
ASSETS
CURRENT ASSETS
PETTY CASH -US BANK
US BANK OPER ACCT
US BANK SEC DEP ACCT
INVESTMENTS - WORKING CAPITAL FUND
INVESTMENTS - NEW DEBT SERVICE
ACCOUNTS REG -TENANTS
DUE FROM CITY OF PLYMOUTH
INTEREST RECEIVABLE
PREPAID PROPERTY INSURANCE
PREPAID WORKERS COMP INSUR
PREPAID OTHER
TOTAL CURRENT ASSETS
FIXED ASSETS
LAND
SITE IMPROVEMENTS
BUILDING
BUILDING IMPROVEMENTS
FURN, FIXT & EQUIP -GENERAL
FURNITURE & FIXTURES - HOUSEKEEPING
COMPUTERS/OFFICE EQUIPMENT
ACCUMULATED DEPRECIATION
TOTAL FIXED ASSETS
NON-CURRENT ASSETS
TOTAL ASSETS
LIABILITIES
CURRENT LIABILITIES
ACCOUNTS PAYABLE -TRADE
ACCRUED PAYROLL
ACCRUED COMPENSATED BALANCES
ACCRUEDINTEREST
ACCRUED REAL ESTATE TAXES
BONDS PAYABLE -SERIES 2011A ST
ACCRUED OTHER
TOTAL CURRENT LIABILITIES
LONG-TERM LIABILITIES
SECURITY DEPOSITS
BONDS PAYABLE - SERIES 2011A LT
BOND PREMIUM
TOTAL LIABILITIES
EQUITY
RETAINED EARNINGS RSRVD FOR DS
RETAINED EARNINGS
NET INVESTMENT IN CAPITAL ASSETS
TOTAL EQUITY
CURRENT YEAR INCOME/(LOSS)
TOTAL LIABILITIES & EQUITY
Ending Balance Total
500
366,516
61,156
995,062
(241,142)
384
100,000
5,546
5,772
547
3,981
459,247
174,696
5,767,619
286,292
395,283
8,696
13,060
(3,970,887)
19,141
3,546
2,067
34,093
8,128
270,000
1,035
60,314
1,875,000
56,869
(90,171)
1,245,091
904,162
1,298,322
3,134,005
4,432,327
338,001
1,992,183
2,330,185
2,059,082
43,061
4,432,327
Profit and Loss !Variance
Through March 31, 2017
MTD Actual
Budget
Var.
YTD Actual
Budget
Var. Year Budget
INCOME
APARTMENT RENTAL REVENUE
52,641
53,479
(838)
157,829
160,437
(2,608)
641,743
HRA INDIVIDUAL
14,167
14,167
0
42,501
42,501
0
170,000
TIF
6,667
6,667
0
20,000
20,000
0
80,000
GARAGE RENT
3,187
3,050
137
9,127
9,150
(23)
36,600
GUEST ROOM REVENUE
0
195
(195)
130
585
(455)
2,340
LAUNDRY REVENUE
864
847
17
2,603
2,641
142
10,164
APPLICATION FEE REVENUE
0
52
(52)
105
157
(52)
630
TRANSFER FEE REVENUE
0
0
0
500
0
500
500
INVESTMENT INCOME
1,250
1,250
0
3,751
3,750
1
15,000
MISCELLANEOUS REVENUE
3,286
100
3,186
3,339
300
3,039
1,200
TOTAL INCOME
82,061
79,806
2,255
239,964
239,421
544
958,177
EXPENSES
ADMINISTRATION
MANAGER SALARIES/WAGES
4,258
4,292
34
12,363
12,876
513
51,500
PAYROLLTAXES
670
904
234
1,934
2,711
777
10,846
HEALTH INSURANCE
1,566
1,535
(31)
5,494
4,605
(889)
18,420
WORKERS COMP INSURANCE
145
88
(57)
435
264
(171)
1,056
MAINTENANCE SALARIESNVAGES
4,319
4,316
(3)
12,789
12,948
159
51,792
EMPLOYEE COSTS
80
80
0
240
260
40
1,120
SEMINAR/TRAINING
0
200
200
0
200
200
200
BANKFEES
71
96
25
214
288
74
1,150
DUES, SUBS & MEMBERSHIPS
0
0
0
0
0
0
100
LICENSE & PERMITS
0
0
0
220
0
(220)
934
MILEAGE REIMBURSEMENT
34
68
34
114
204
90
816
POSTAGE/OVERNIGHT EXPRESS
49
0
(49)
49
0
(49)
110
PRINTING
0
60
60
0
180
180
720
MANAGEMENT FEES
4,700
4,700
0
14,100
14,100
0
56,400
PROFESSIONAL FEES-
65
225
161
94
675
581
2,700
TELEPHONE EXPENSE
559
610
51
1,668
1,830
162
7,320
EQUIPMENT LEASEIREPAIR
54
100
46
158
300
142
1,200
OFFICE SUPPLIES
17
90
73
227
270
43
1,080
TOTAL ADMIN EXPENSES
16,587
17,364
777
50,099
51,732
1,633
207,464
LIFE ENRICHMENT
RESIDENT PROGRAM/ACTIVITIES
134
200
66
295
550
255
5,676
TOTAL LIFE ENRICHMENT EXPENSES
134
200
66
296
550
255
51876
Profit and Loss Variance
PLYMOUTH TOWNE SQUARETOW
Through March 1, 2017
MTD Actual Budget Var. YTD Actual Budget Var. Year Budget
HOUSEKEEPING
CONTRACT LABOR
1,474
1,536
62
4,377
4,608
231
18,432
CLEANING SUPPLIES
78
127
49
130
381
251
1,524
TOTAL HOUSEKEEPING EXPENSES
1,552
1,663
111
4,507
4,989
482
19,956
BUILDING & GROUNDS
CABLE TV EXPENSE
61
61
0
182
183
1
756
UTILITIES -ELECTRICITY
2,046
2,300
254
6,332
6,500
168
29,600
UTILITIES - GAS
2,258
3,000
742
7,852
9,000
1,148
21,600
UTILITIES-WATER/SEWER
1,035
660
(375)
3,857
1,980
(1,877)
9,130
WATER SOFTENING SERVICE
586
455
(131)
1,223
1,365
142
5,460
DOORS, KEYS & WINDOWS
160
400
240
1,247
1,200
(47)
4,800
FIRE SYSTEM SERVICE
209
600
391
1,021
1,800
779
7,200
LAWN SERVICE/LANDSCAP/SNOW RMVL
860
1,500
640
4,330
6,100
1,770
23,500
PEST CONTROL
145
160
15
145
160
15
730
TRASH REMOVAL
569
540
(29)
1,894
1,620
(274)
6,480
UNIT TURNOVER REPAIRS
3,016
3,417
400
10,747
10,250
(497)
41,000
ELEVATOR -REPAIRS & MAINTENANCE
616
600
(16)
2,268
1,800
(468)
7,200
REPAIRS & MAINTENANCE
328
2,950
2,622
4,420
8,850
4,430
35,400
BUILDING & GROUNDS SUPPLIES
1,430
1,225
(205)
3,725
3,675
(50)
14,700
HVAC - REPAIRS&MAINTENANCE
236
1,050
814
1,748
3,150
1,402
12,600
MISCELLANEOUS B & G EXPENSES
0
834
834
0
2,500
2,500
10,000
TOTAL BUILDING & GROUNDS
13,556
19,752
6,195
50,991
60,133
9,142
230,156
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE
2,631
2,677
46
7,892
8,031
139
32,352
PAYMENT IN LIEU OF PROPERTY TAX
2,622
2,638
15
7,897
7,913
15
31,650
TOTAL OTHER OPERATING EXPENSES
5,253
5,315
62
15,789
15,944
155
64,002
TOTAL OPERATING EXPENSES
37,082
44,293
7,211
121,681
133,347
11,667
527,453
NET OPERATING INCOME / ( LOSS)
44,979
35,513
9,466
118,284
106,073
12,210
430,724
DEPREC, INTEREST & OTHER EXPENSE
DEPRECIATION EXPENSE
16,042
16,042
0
48,126
48,126
0
192,500
AMORTIZATION EXPENSE
527
527
0
1,580
1,581
1
6,320
RESERVOREPLACE CAPITAL EXPENSE
5,185
300,000
294,815
9,608
607,200
597,592
708,452
INTEREST EXPENSE
5,395
5,257
(138)
15,909
15,771
(138)
63,087
TOTAL DEPREC, INTEREST & OTHER
27,149
321,826
294,677
75,223
672,678
597,455
970,359
NET INCOME / (LOSS)
17,831
(286,313)
304,143
43,061
(566,605)
609,665
(539,635)
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Vwksburg Crossing
MEMORANDUM
To: Jim Barnes
From: Sara Paquette
Date: April 11, 2017
RE: Vicksburg Crossing Monthly Report for March 2017
April Newsletter and April Calendar is attached
Rentals:
As of March 31 st we have 94 occupied apartments with 0 vacant apartments, and we have 3 deposits at
this time, giving us a total of 0 apartments available to rent. We have 3 deposits for apartments that we
have received notice from the current resident. The affordable apartment waiting list now has 36 names
and we have been adding interested people to the list. We have 29 people on our moderately priced 1
bedroom wait list and 34 people on our moderately priced 1+ and 2 bedroom wait list.
Style (Total #)
Square Feet
Bedrooms
Occupied
Vacant
Deposits
Est'd Move in
Style A (23)
850 Sq Ft
1 Bedroom
23
0
0
Style C (8)
884 Sq Ft
1 + Den
8
0
0
Style C2 (8)
950 Sq Ft
1 + Den
8
0
0
Style D (8)
1187 Sq Ft
2 Bedroom
8
0
2
5/1/17 &
G/1/17
Style D2 4
1281 Sq Ft
2 Bedroom
4
0
0
Style E (7)
1055 Sq Ft
2 Bedroom
7
0
0
Style E2 (3)
1055 Sq Ft
2 Bedroom
3
0
0
Affordable
(33)
725 Sq Ft
1 Bedroom
33
0
1
5/1/17
TOTALS 1
1
194
10
13
3155 Vicksburg bane N • Plymouth, MN 55447 • Phone (763)559-1877 • Fax (763)559-0144 • www.ci.plymouth.mn.us
Owned by Plymouth Housing and Redevelopment Authority �*
EQUAL HOUSING
OPPORTUNITY
Move-Ins/Move-Outs:
No residents moved out or in during the month of March.
Marketing
We are fully occupied at this time. We have waiting lists for all the various floor plans. Traffic and
inquiries have increased significantly in the past month.
Resident Services
On Friday, March I& the residents had a social hour and we ordered sandwiches from Potbelly.
We had a St. Patrick's Day lunch. We served Cub fried chicken, mashed potatoes, corn and cookies for
dessert. We did not have entertainment for this event.
Our monthly birthday party was on Thursday, March 16th. We decorated with balloons, festive napkins
and plates. We listed the birthday people on a balloon poster and sang Happy Birthday. We also give each
resident a card on their birthday.
Building Issues
We did not have any building issues this month.
Balance Sheet
VICKSBURG CROSSING
As Of March 31,2017
Ending Balance
Total
ASSETS
CURRENTASSETS
US BANK PETTY CASH
500
US BANK OPER ACCT
1,486,617
US BANK SEC DEP ACCT
67,843
INVESTMENTS - WORKING CAPITAL FUND
496,247
INVESTMENTS - DEBT SERVICE
(700,229)
ACCOUNTS REG -TENANTS
(999)
INTEREST RECEIVABLE
6,169
ACCOUNTS REG -OTHER
1,401
PREPAID PROPERTY INSURANCE
5,956
PREPAID WORKERS COMP INSUR
439
PREPAID OTHER
3,627
TOTAL CURRENT ASSETS
1,367,570
FIXED ASSETS
LAND
874,593
SITE IMPROVEMENTS
238,793
BUILDING
9,025,427
FURNITURE, FIXTURES & EQUIP -GENERAL
355,033
COMPUTERS/OFFICE EQUIPMENT
8,680
ACCUMULATED DEPRECIATION
(3,723,537)
TOTAL FIXED ASSETS
6,778,990
NON-CURRENT ASSETS
TOTAL ASSETS
8,146,560
LIABILITIES
CURRENT LIABILITIES
ACCOUNTS PAYABLE -TRADE
10,223
ACCRUED PAYROLL
3,366
ACCRUED COMPENSATED BALANCES
2,829
ACCRUED INTEREST
41,755
ACCRUED REAL ESTATE TAXES
14,205
ACCRUED OTHER
2,754
TOTAL CURRENT LIABILITIES
75,133
LONG-TERM LIABILITIES
SECURITY DEPOSITS
68,001
BOND PAYABLE -2012A
9,320,000
BOND DISCOUNT
(22,683)
BOND DISCOUNT -2012A
(22,110)
9,343,208
TOTAL LIABILITIES
9,418,341
EQUITY
NET INVESTMENTS IN CAPITAL ASSETS
(2,890,166)
RESTRICTED FOR DEBT SERVICE
441,699
UNRESTRICTED
754,788
RETAINED EARNINGS
357,635
TOTAL EQUITY
(1,336,044)
CURRENT YEAR INCOME/(LOSS)
64,263
TOTAL LIABILITIES & EQUITY
8,146,560
Profit and Loss Variance
VICKSBURG CROSSING
Through Larch 31, 2017
MTD Actual
Budget
Var.
YTD Actual
Budget
Var. Year Budget
INCOME
APARTMENT RENTAL REVENUE
97,847
95,789
2,058
293,442
286,067
7,375
1,139,933
APARTMENT RENTAL REVENUE -COUNTY
1,948
1,636
312
5,803
4,908
895
19,632
HRA SUBSIDY -TAX LEVY
1,500
1,500
0
4,500
4,500
0
18,000
GARAGE RENT
3,120
3,300
(180)
9,325
9,900
(575)
39,600
GUEST ROOM REVENUE
0
70
(70)
320
210
110
1,750
APPLICATION FEE REVENUE
105
35
70
105
105
0
420
TRANSFER FEE REVENUE
0
0
0
0
0
0
500
INVESTMENT INCOME
834
833
0
2,501
2,500
1
10,000
MISCELLANEOUS REVENUE
298
285
13
857
855
2
3,420
TOTAL INCOME
105,651
103,448
2,203
316,862
309,045
7,807
1,233,265
EXPENSES
ADMINISTRATION
MANAGER SALARIES
4,714
4,842
128
13,685
14,526
841
58,100
PAYROLL TAXES
605
860
255
1,699
2,579
880
10,316
HEALTH INSURANCE
1,287
1,559
272
4,971
4,677
(294)
18,704
WORKERS COMP INSURANCE
116
85
(31)
349
255
(94)
1,020
MAINTENANCE SALARIES/WAGES
3,353
3,346
(8)
9,657
10,038
380
40,147
EMPLOYEE COSTS
80
80
0
240
240
0
1,084
SEMINAR/TRAINING -
0
0
0
0
0
0
200
BANK FEES
46
46
()
100
138
38
550
DUES, SUBS & MEMBERSHIPS
0
0
0
0
0
0
60
LICENSE & PERMITS
0
0
0
676
676
0
911
MILEAGE REIMBURSEMENT
22
55
33
102
165
63
660
POSTAGE/OVERNIGHT EXPRESS
8
17
9
28
51
23
204
PRINTING
0
8
8
37
24
(13)
96
MANAGEMENTFEES
4,350
4,650
300
13,050
13,050
0
51,450
PROFESSIONAL FEES
77
278
202
77
835
758
3,340
TELEPHONE EXPENSE
580
695
115
1,740
2,085
345
8,340
EQUIPMENT LEASE/REPAIR
65
210
145
196
630
434
2,520
OFFICE SUPPLIES
20
90
70
247
270
23
1,080
TOTAL ADMIN EXPENSES
15,325
16,821
1,496
46,854
50,239
3,384
198,782
LIFE ENRICHMENT
RESIDENT PROGRAMIACTIVITIES
164
350
186
1,172
1,100
(72)
5,650
TOTAL LIFE ENRICHMENT EXPENSES
164
350
186
1,172
1,100
(72)
5,650
Profit and Loss Variance
VG CROSSING
Through h March 31,2017
MTD Actual Budget Var. YTD Actual Budget Var. Year Budget
MARKETING
ADVERTISING
0
0
0
410
375
(35)
1,500
TOTAL MARKETING EXPENSES
0
0
0
410
375
(35)
1,500
HOUSEKEEPING
CONTRACTLABOR
993
1,000
7
2,978
3,000
22
12,825
CLEANING SUPPLIES
82
130
48
391
390
(1)
1,560
TOTAL HOUSEKEEPING EXPENSES
1,075
1,130
55
3,369
3,390
21
14,385
BUILDING & GROUNDS
CABLE TV EXPENSE
152
172
20
455
516
61
2,064
UTILITIES - ELECTRICITY
1,804
1,600
(204)
6,424
4,800
(624)
22,500
UTILITIES - GAS
1,916
2,500
584
8,085
10,300
2,215
25,000
UTILITIES - WATERISEWER
950
950
0
3,691
2,850
(841)
12,400
WATER SOFTENING SERVICE
148
194
46
507
582
75
2,328
DOORS, KEYS & WINDOWS
402
36
(367)
402
105
(297)
420
FIRE SYSTEM SERVICE
53
155
102
158
1,570
1,412
3,600
LAWN SERVICEBANDSCAP/SNOW RMVL
705
2,000
1,295
3,010
6,000
2,990
22,900
PEST CONTROL
164
170
6
378
170
(208)
800
TRASH REMOVAL
801
800
(1)
2,403
2,400
(3)
9,600
UNIT TURNOVER REPAIRS
1,283
2,750
1,467
1,283
8,250
6,967
33,000
ELEVATOR -REPAIRS & MAINTENANCE
471
520
49
1,396
1,560
164
6,240
REPAIRS & MAINTENANCE
0
600
600
837
1,800
963
27,300
BUILDING & GROUNDS SUPPLIES
441
650
209
3,306
1,950
(1,356)
7,800
HVAC - REPAIRS & MAINTENANCE
225
232
7
1,350
696
(654)
8,784
MISCELLANEOUS B & G EXPENSES
0
834
834
0
2,500
2,500
10,000
TOTAL BUILDING & GROUNDS
9,514
14,162
4,648
32,683
46,049
13,366
194,736
OTHER OPERATING EXPENSES
PROPERTY & LIABILITY INSURANCE
2,728
2,712
(16)
8,185
8,136
(49)
33,159
PAYMENT IN LIEU OF PROPERTY TAX
4,894
4,892
(2)
14,681
14,676
(5)
58,700
TOTAL OTHER OPERATING EXPENSES
7,622
7,604
(18)
22,866
22,812
(54)
91,859
TOTAL OPERATING EXPENSES
33,699
40,067
6,368
107,353
123,965
16,611
506,912
NET OPERATING INCOME I ( LOSS)
71,952
63,382
8,571
209,499
185,080
24,419
726,343
DEPREC, INTEREST & OTHER EXPENSE
DEPRECIATION EXPENSE
27,417
27,417
0
82,251
82,251
0
329,000
AMORTIZATION EXPENSE
103
103
()
310
309
(1)
1,236
RESERVEIREPLACE CAPITAL EXPENSE
0
7,500
7,500
2,145
24,500
22,355
30,600
INTERESTEXPENSE
20,262
20,124
(158)
60,530
60,372
(158)
241,483
TOTAL DEPREC, INTEREST & OTHER
47,802
56,144
7,341
145,236
167,432
22,195
602,219
NET INCOME / (LOSS)
24,160
8,238
15,912
64,263
17,649
46,614
124,124
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Vicksburg C.'rassino
April 2017
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0 Volunteer Appreciation
0
0
National Volunteer Week, April 23-29, is about inspiring,
0
recognizing and encouraging people to seek out imaginative ways to
0
engage in their communities.
0
I hope that volunteering provides people with, a sense of purpose, a
connection with their community, and some personal satisfaction.
0
We have so many wonderful volunteers at Vicksburg Crossing and
0
everything they do contributes to the well being of our building!
To celebrate National Volunteer Week I would like to have a luncheon 0
to honor and thank all the volunteers at Vicksburg Crossing. There
are many ways that residents volunteer: planting flowers, helping at
0
parties, volunteering to organize activities, organizing books in the
library, decorating the building and community room tables with
flower arrangements, and some residents are kind enough to open
a
their apartments for tours. If you volunteer in any capacity large or
small you are invited to the luncheon.
We certainly have many volunteers in our building who have shared
their talents and knowledge to improve Vicksburg Crossing.
0
The luncheon will be on Thursday, April 27th at 12:00
in the community room.
a
Please sign up in the office if you have volunteered and plan to
attend the luncheon.
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Rent is due on or before
Wednesday, April 5th
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Resident Coffee and Meeting Minutes
Our next resident meeting will be Wednesday, April 5th at 9:00
in the community room.
Jim Barnes, the Housing Manager for the City of Plymouth, attended our meeting.
We discussed upcoming work we will be doing in the building this spring. You can
find information regarding this work in the Maintenance and Building Issues
section in this newsletter.
We also talked about the changes we are going to be making to the exercise room
and we asked for resident input. We will be getting new equipment, a new televi-
sion and a wall fan.
Hope to see you at the next meeting!
Attention Residents:
Please refer to the resident bulletin board outside my office for a notice from the City of
Plymouth regarding an IRS scam. Residents should be cautious whenever they receive an
unsolicited email or phone call—especially if the person claims to be from the IRS.
Itifin I
f" Friday Night Social
Due to the fact that this month Social Hour falls on Friday, April 16th
and which is Good Friday, and may contribute to a low turn out.
We will not order dinner however, if there is
interest, residents may get together for a potluck.
Maintenance and Building Issues
Maintenance would like me to remind residents who park in the underground
garage to please use caution when you are coming down the drive to enter the
building. If you see the garage door is open you still need to press the button on your
remote. The door has an 8 second delay and as you approach you do not know how long it
has been open.
We will be having the common area carpet, and carpet in apartments occupied for at least 3
years, cleaned on April 11th and 12th. There will be a flyer distributed with more
information as the date approaches.
• The garage will be cleaned on Tuesday, April 18th. If you have a parking stall a reminder
will be posted on your door a few days prior to the scheduled cleaning.
Window cleaning is coming up on Tuesday, May 2nd.
�' 1P ow
Fw1p
Move outs
We had some dear friends move out or pass away in March. The Russetts moved out in
March. Randy and Helen were wonderful neighbors and will be greatly missed. They
moved into Vicksburg Crossing November 1, 2012.
Ida Beltrand passed away on March 3, 2017. Ida moved in before I became the Property
VF Manager at Vicksburg Crossing, but I quickly got to know her. She had a very good sense
of humor and whenever I asked Ida "how are you today?" her answer was always the
same, she would reply, "fat and sassy." One thing many residents were unaware of was
the extent of Ida's travels in her life. She went to some quite exotic, faraway places.
V We will all miss her good nature and wonderful sense of humor!
If IV;
,:V T T IV IV V V IV V 1w, V IV V 1W IV V IV V V 9 V V IV 4w, V V V V V V V V V V V V V
Community Garden
1WIt is time to start thinking about warm breezes, sunshine and getting out in the
garden to do some planting! If you have never had a garden plot give it a try.
The garden plots are not huge so there is not a big commitment. This year our
tomatoes will be in the raised bed closer to Vicksburg Lane and our variety garden will be in
the original garden closer to the parking lot.
If you wish to have tomatoes, plus flowers and other vegetables, you will be assigned 2
garden plots one for your vegetables and/or flowers and the other for your tomatoes.
With 2 resident gardens it gives us the opportunity to rotate the tomato plants, which should
help produce better tomatoes and healthier plants.
There will be a sign up sheet outside my office. We have 16 generous plots available but if it
turns out that more people are interested we can make more plots. If we have more than 20
residents interested we will have a drawing at our May resident meeting.
Agenda Number 3./*,
PLYMOUTH HOUSING AND
REDEVELOPMENT
AUTHORITY
STAFF REPORT
TO: Plymouth Housing and Redevelopment Authority
FROM: Jim Barnes, HRA Manager through Steve Juetten, Executive
Director
MEETING DATE: May 11, 2017
SUBJECT: Market Study — Consider Scope of Work for Workforce and
Senior Housing Market Study.
BACKGROUND:
At the April 25, 2017 joint meeting with the City Council and HRA Board, the possible
completion of a workforce and senior housing market study was discussed. Based on this
discussion, staff was directed to solicit a proposal.
After review of comments received from the City Council and HRA Board and information
included in market studies prepared for other organizations, staff discussed desired market
analysis outcomes with a representative from Maxfield Research. Attached is the proposal
received from Maxfield Research detailing scope of work, time frame for completion, staff
biographies and costs.
RECOMMENDATION:
Staff recommends that HRA Board of Commissioners discuss the attached proposal
and provide direction.
Attachment(s):
1. Maxfield Research Proposal
Maxfoleld
May 3, 2017
James Barnes
Housing Programs Manager
Plymouth Housing and Redevelopment Authority
3400 Plymouth Blvd.
Plymouth, MN 55447
Dear Mr. Barnes:
Thank you for contacting Maxfield Research and Consulting, LLC to provide a proposal for a Comprehen-
sive Rental Housing Market Study for the City of Plymouth, Minnesota. The study would examine demo-
graphic and economic factors, current housing market conditions, and would determine the market po-
tential for developing additional rental housing products in the City. We would provide detailed recom-
mendations (number of units; unit mix and sizes; rent; features and amenities, etc.) for the housing
types identified as being needed in the short- and long-term.
Along with the proposal is a statement of qualifications for our firm which provides a company back-
ground, outlines our services and representative clients, and provides resumes of Maxfield staff who
would be conducting the housing study.
The work program for this housing market study is outlined on the following pages. The total fee for
staff time for the analysis would be $18,750.00, including expenses for outside data purchases, printing,
photocopying, etc. Costs are presented for each major component of the work program. Maxfield Re-
search and Consulting, LLC would be able to deliver a draft report of the housing analysis in approxi-
mately 120 to 140 days.
We welcome the opportunity to work with you on this project. If this proposal meets with your ap-
proval, please sign and return one copy of the contract. Please call me if you have any questions about
the proposed work program or if you need any other information. I can also be reached via email at
mmullins@maxfieldresearch.com.
Sincerely,
MAXFIELD RESEARCH AND CONSULTING, LLC
Matt Mullins
Vice President and Business Development
(main) 612-338-0012 (fax) 612-904-7979
7575 Golden Valley Road, Suite 385, Golden Valley, MN 55427
www.maxfieldresearch.com
Maxneld
Research & Cemfltir'
May 3, 2017
James Barnes
Housing Programs Manager
Plymouth Housing and Redevelopment Authority
3400 Plymouth Blvd.
Plymouth, MN 55447
CONTRACT FOR PROFESSIONAL SERVICES
Maxfield Research and Consulting, LLC proposes to provide market research and consulting ser-
vices to the Plymouth Housing and Redevelopment Authority (the "Client") to prepare a Com-
prehensive Rental Housing Market Study. The market study will determine the market poten-
tial for developing different types of rental housing (senior and general occupancy) in Plymouth
through 2030 based on an examination of demographic and employment growth trends and
current housing market conditions. Detailed recommendations (number of units; unit mix and
sizes; rents; features and amenities; etc.) for the housing types identified as needed in the
short-term (2017 to 2022) and long-term (2022 to 2030) would be provided.
DESCRIPTION AND BIOGRAPHY OF FIRM
Maxfield Research and Consulting, LLC has over 30 years of experience in assisting communities
to determine market conditions for planning and development efforts, providing demographic
estimates and projections, and analyzing county and municipal commercial and residential real
estate needs. Our thorough knowledge of market trends in the real estate industry allows us to
support our clients with valuable information that affects planning and development. We are
able to determine viable solutions to the issues that communities face. We are local, regional
and national with work completed in over 40 states.
Maxfield Research and Consulting, LLC provides research and analysis in the areas of general
market housing, student housing, senior housing, office, retail, hospitality, industrial, and finan-
cial institutions. Maxfield also has experience in organizing and conducting focus groups, pre-
paring and administering on-line and mail surveys, holding public forums for large scale plan-
ning documents, and organizing and making presentations to city councils, planning commis-
sions, and economic development authorities. Amore detailed company overview is located in
the Appendix.
(main) 612-338-0012 (fax) 612-904-7979
7575 Golden Valley Road, Suite 385, Golden Valley, MN 55427
www.maxfieldresearch.com
Mr. James Barnes May 3, 2017
Plymouth Housing and Redevelopment Authority Page 4
METHODOLOGY
It is our understanding that the primary objective of this analysis is to provide the Plymouth
Housing and Redevelopment Authority (HRA) with a market-based analysis that will identify
current and future rental housing needs in the City and help decision makers develop a greater
understanding of the City's rental housing market. Maxfield Research and Consulting, LLC will
provide detailed recommendations and an action plan for general occupancy rental and senior
housing development (both short-term and long-term) and recommend tools and policies that
will assist implementation. Our findings will provide a basis for community leaders, stakehold-
ers, and decision -makers to guide future efforts when addressing housing needs.
The hallmark of Maxfield Research and Consulting, LLC.'s approach to comprehensive housing
studies is a thoughtful, in-depth combination of primary and secondary research. Primary re-
search includes surveys of existing housing properties, one-on-one interviews with major em-
ployers, developers, builders, Realtors, property managers, city and government agency staff,
and others familiar with housing issues and the local housing market. Secondary research in-
cludes data obtained from reliable published sources including the Census Bureau, ESRI (a na-
tional demographics firm), State demographic centers and economic development agencies,
among others.
Secondary published data is always
reviewed carefully in light of other
local factors revealed through the
primary research that may have an
impact on the analysis. The result is
a custom report that provides the
Client with information that is timely
and locally pertinent.
Our work approach will draw on our
experience and expertise in con-
ducting housing studies on behalf of
public entities and private develop-
ers.
Maxfield Research and.Consulting,
LLC routinely completes over 100
housing studies annually and is a
market leader on housing research
and consulting in the Upper Mid-
west.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes May 3, 2017
Plymouth Housing and Redevelopment Authority Page 5
WHY MAXFIELD RESEARCH?
Twin Cities Metro Area will allow us to be on the ground immediately
information on multifamily properties across the Twin Cities
dedicated to this project have a combined 75 years of experience and have
completed nearly 30 Comprehensive Housing Studies over the past two years
practices from elsewhere
understand their barriers and opportunities, we know what they want, and they
will talk to us
advise both public- and private -sector clients
on market realities
combined with the analysis of the Census and other data to gain the most
information possible
we deliver action -oriented strategies
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes May 3, 2017
Plymouth Housing and Redevelopment Authority Page 6
RESEARCH STAFF
Mary Bujold, CRE, President, Maxfield Research and Consulting, LLC, will serve as principle -in -
charge of the project and serves as a consultant for the recommendations. Ms. Bujold has over
thirty years of experience in housing market research and is regarded as a market expert in the
field of residential real estate. Ms. Bujold has been involved in numerous housing and com-
mercial analyses for private developers and public agencies and is currently leading a multifam-
ily housing needs analysis for Duluth, Minnesota.
Mr. Matt Mullins, Vice President, will serve as the project manager and principal analyst for the
project. Mr. Mullins will oversee the project timeline and will be responsible for the execution
of the work program associated with the project. Mr. Mullins will work closely with junior staff
to complete all work tasks associated with the project. Mr. Mullins was the lead analyst on sev-
eral recent comprehensive housing studies, including projects completed for the Minnesota
communities of Hutchinson, Elk River, Grand Rapids, Owatonna, Waseca, and Big Lake. Mr.
Mullins is currently overseeing comprehensive housing needs analyses for Golden Valley, Min-
nesota, Franklin County, Iowa, and Kossuth County, Iowa.
Mr. Joe Hollman, Senior Research Analyst would assist Mr. Mullins on this project as a principal
analyst. Mr. Hollman would be responsible for completing a portion of the data gathering for
this project, including interviews, contacting housing developments, preparing the conclusions
and recommendations, and compiling the written report. Mr. Hollman was the lead analyst on
several recent comprehensive research studies that focused on the market demand for residen-
tial and commercial real estate, including comprehensive housing studies for the City of Austin,
Minnesota, the City of Waverly, Iowa, and the City of Red Wing, Minnesota. Mr. Hollman is
currently working on a market feasibility study analyzing the market support for senior housing
in Battle Lake, Minnesota.
Mr. Mace Wescott, Research Analyst, will provide data gathering services for this project. Mr.
Wescott will be responsible for compiling demographic and employment data, gathering base
market information, and providing GIS mapping. Mr. Wescott has assisted on several compre-
hensive housing needs studies during his tenure with Maxfield Research and Consulting, LLC,
including the City of Waseca, Minnesota and the City of Winona, Minnesota. Mr. Wescott is
currently working on a Comprehensive Housing Study for the City of Golden Valley, Minnesota.
Individual resumes of the project staff are included in the appendix.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes May 3, 2017
Plymouth Housing and Redevelopment Authority Page 7
SCOPE AND COST OF SERVICES — Comprehensive Rental Housing Market Study
A. Project Kickoff Meeting/Field Work
1. Meet with representatives of the Plymouth HRA and other stakeholders to review
project goals and objectives. Refine work program if required. This report will re-
quire some assistance from the stakeholders; data requests and other project assis-
tance will be discussed during this time.
2. Conduct a windshield survey of the rental housing stock in Plymouth.
B. Review of Past Studies/Planning Documents
1. Obtain information on past housing studies/planning documents, ordinances, or
other research reports/publications with information pertinent to the assignment.
Review these documents and identify information from these documents that is im-
portant for this analysis; identify how current conditions have changed.
2. Summarize information obtained from previous documents and their impact on the
current analysis; include conflicting information or document key issues and their
relevance to the current project.
C. Demographic Analysis (Data will also be provided for comparison purposes to other
Metro Area/Minnesota communities. Peer communities will be discussed during the
kick-off meeting)
1. Identify the primary housing draw area for the City of Plymouth, Minnesota.
2. Examine population and household growth trends and projections from 1990 to
2030.
3. Examine demographic information on:
a) Population age distribution
b) Persons per household (household size)
c) Household incomes by age of householder
d) Household incomes be tenure
e) Household incomes by census tract
f) Household tenure
g) Household tenure by age of householder
h) Household tenure by household size
i) Household type
j) Diversity/ethnicity/culture
4. Present information on mobility trends.
S. Summarize links between the demographic profile and housing demand.
6. Discuss the implications of the findings on rental housing demand in the City of
Plymouth.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes
May 3, 2017
Plymouth Housing and Redevelopment Authority Page 8
D. Employment Trends (data will also be provided for comparison purposes to peer com-
munities)
1. Examine local data on resident employment (based on place of residence).
2. Examine local data on covered employment (based on location of jobs).
3. Provide data on jobs by NAICS industry sector.
4. Identify major employers.
5. Identify commuting patterns of area workers.
a) Place of residence vs. place of employment
b) Wages
c) Demographic characteristics
6. Project job growth to 2030. Analyze any business expansions/contractions and their
effect on the local housing market.
7. Interview economic development specialists, major employers, and local officials re-
garding major employment changes and other issues that may impact long-term em-
ployment projections.
8. Discuss the implications of the findings on rental housing demand in Plymouth.
E. Housing Characteristics & Condition
1. Compile statistics on the age of the housing stock in Plymouth and the draw area.
2. Compile residential building permit data by type of housing to the most current
available figures for Plymouth and the draw area (2000 to present).
3. Analyze U.S. Census and American Community Survey (ACS) findings collected be-
tween 2011 and 2015 (most current data). Compile the following:
a) Renter -occupied units by contract rent
b) Housing units by structure and occupancy
c) Housing units by occupancy status and tenure
4. Conduct a windshield survey of rental housing properties in Plymouth. The wind-
shield survey provides a visual assessment of the general conditions of the rental
housing stock.
5. Discuss the implications of the findings on housing demand in Plymouth.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes May 3, 2017
Plymouth Housing and Redevelopment Authority Page 9
F. General Occupancy Rental Market Analysis
1. Survey larger (25 -units or more) general occupancy rental housing projects, includ-
ing subsidized (deep subsidy/extremely low income), affordable (shallow sub-
sidy/very low income), workforce housing (80% to 120% of AMI) and market rate de-
velopments in the City. Map locations of the multifamily housing stock.
2. Analyze data collected from the rental survey on year built/remodeled, monthly
rents, vacancies, rents per foot, unit types/sizes and features, common area ameni-
ties, and resident profiles.
3. Determine the number of naturally occurring affordable housing units among the
market rate rental stock. Summarize the rental stock by and adjust by unit type to
determine the number of naturally occurring market rates by AMI (30%, 50%, 60%,
80%, 100%, and 120%). Comment on older buildings that may be vulnerable to re-
development and/or repositioning.
4. Inventory pending rental developments in Plymouth and the draw area and assess
their potential impact on the market.
5. Interview owners/managers of rental housing in the area to assess rental trends and
the need for additional rental housing in the City. Identify appropriate rental rates
and the target markets for new rental construction in the community.
G. Senior Housing Market Analysis
1. Inventory existing senior housing developments in the draw area, including subsi-
dized (deep subsidy), affordable (shallow subsidy), and market rate developments.
Projects will include rental and for -sale active adult, congregate (independent living
with services available), assisted living, and memory care senior housing develop-
ments. In addition, collect information on skilled nursing facilities. Map locations of
the senior housing stock.
2. Analyze data collected from the survey on year opened, number of units, vacancies,
pricing, unit types and features, common -area amenities, services provided (if appli-
cable), and resident profile.
3. Comment on the senior housing supply of units in Plymouth compared to other sub-
urban communities in the Metro Area.
4. Inventory pending senior developments in Plymouth and the draw area and assess
their potential impact on the market.
5. Interview managers/sponsors of senior housing in the area to assess market trends
and the potential need for additional senior housing or skilled nursing care in Plym-
outh.
6. With assistance from the Minnesota Department of Health, Minnesota Department
of Human Services, Hennepin County, and other resources, discuss the number of
seniors in Plymouth that are receiving public assistance today (i.e. elderly waivers,
meal assistance, group homes, etc.)
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes
May 3, 2017
Plymouth Housing and Redevelopment Authority Page 10
H. Housing Affordability
1. Review and present income limits, maximum gross rents, and fair market rents by
household size in Hennepin County.
2. Based on income guidelines, present maximum rents based on household size and
Area Median Income.
3. Based on the average rents by unit type from the General Occupancy Rental Market
Analysis Section, present information on income -qualified renter households.
4. Identify the number of cost burdened households (i.e. households paying more than
30% of their income on housing) in Plymouth. Present cost burdened information
for renters and owners.
5. Discuss housing voucher program in Plymouth and present information on historic
housing vouchers; both ported in and in the City.
I. Conclusions and Recommendations
1. Quantify demand for general occupancy rental and senior housing (subsidized, af-
fordable, and market rate) in Plymouth through 2030 based on employment and
household growth projections, pent-up demand, turnover/mobility, and estimated
replacement needs.
2. Identify potential target markets for new general occupancy rental and senior hous-
ing.
3. Identify potential unmet market niches and discuss the primary deficiencies in the
current market situation.
4. Suggest an appropriate housing mix by product type (general occupancy rental and
senior) and price point and discuss the target markets for each.
5. Suggest appropriate development concepts in the short-term (developments
needed by 2022) and long-term (2022 to 2030), including number of units, unit mix,
sizes, monthly rents, and in -unit features and common area amenities.
6. Discuss the potential need for public/private partnerships to achieve housing devel-
opment goals and support economic development in Plymouth.
7. Provide recommendations on challenges and opportunities that relate to the hous-
ing stock and rental housing development in the City.
8. Generally discuss how the future aging of the population may affect city services in
the community decades as the baby boomers age and require assistance in the fu-
ture (i.e. transportation, first responders, health care services, senior centers, fit-
ness, etc.)
J. Meetings and Client Contact
1. One kick-off meeting with Client (in person or via conference call).
2. Review of the Draft analysis (in person or via conference call) that would address re-
port findings.
3. Formal presentation (in person) to appropriate governing body.
4. Report Preparation.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes
May 3, 2017
Plymouth Housing and Redevelopment Authority Page 11
Cost for Comprehensive Rental Housing Market Study $18.750.00
GIS MAPPING
Maxfield Research and Consulting, LLC will present key data visually and spatially through GIS
mapping. However, Maxfield Research will require assistance from the Client to obtain parcel
level data. We will provide a detailed data request list that will outline the mapping and data
needs.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes
May 3, 2017
Plymouth Housing and Redevelopment Authority Page 12
COST OF SERVICES
The work outlined under the Scope of Services will be performed for Eighteen Thousand Seven
Hundred Fifty Dollars ($18,750.00), including out-of-pocket expenses for printing, postage,
long-distance telephone, data purchases, an electronic version of the report. Work completed
on the assignment would be billed to the Client monthly as costs are incurred.
Any additional research or meeting time requested by the Client beyond that set forth in the
accompanying Scope of Services will be billed at our normal hourly rates for staff time ($55 to
$150). If the Client seeks bound hard copies of the report, copies will be billed to the Client at
our direct costs for printing (estimated at $75/copy).
The following fee proposal provides a detailed summary of staff hours needed to complete this
project. The fee proposal includes a breakdown of costs by project task and Maxfield Research
and Consulting, LLC staff assigned to the project.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes May 3, 2017
Plymouth Housing and Redevelopment Authority Page 13
WORK PRODUCT
Findings will be presented in an electronic PDF format. Bound copies are optional and would be
billed at our direct printing cost.
The Comprehensive Rental Housing Market Study is accepted by many lenders, limited part-
ners, investors or governmental bodies who require such documentation to satisfy their financ-
ing criteria.
COMPLETION TIME
The work outlined under Scope of Services will be completed in draft form within 120 to 140
days of the execution of this agreement unless delayed by unexpected emergencies, forces be-
yond the control of the parties, or by written agreement of the parties.
A final report would be issued within two weeks of receiving all comments and feedback from
the Client.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes May 3, 2017
Plymouth Housing and Redevelopment Authority Page 14
PAYMENT
All invoices are payable to Maxfield Research and Consulting, LLC within fifteen (15) days of
receipt of an invoice showing the work completed and the direct costs for expenses. A finance
charge of one and one-half percent (1.5%) per month will be added to the unpaid balance of
each invoice not paid within thirty (30) days.
All invoices are sent via email. A current email address needs to be supplied to Maxfield Re-
search for billing purposes. A final invoice will be sent with the release of the draft report.
DISCLAIMER
The objective of this research assignment is to gather and analyze as many market components
as is reasonable within the time limits and projected staff hours set forth in this agreement.
We assume no responsibility for matters legal in character. The property/land is assumed to be
free and clear of any indebtedness, liens or encumbrances; and good and marketable title and
competent management are assumed, unless otherwise stated.
If building plans or site plans are included in the report, they are to be considered only
approximate and are submitted to assist the reader in visualizing the property. We assume no
responsibility for the accuracy of any building or site plans.
Certain information and statistics contained in the report, which are the basis for conclusions
contained in the report, will be furnished by other independent sources. While we believe this
information is reliable, it has not been independently verified by us and we assume no
responsibility for its accuracy.
The conclusions in the report are based on our best judgments as market research consultants.
Maxfield Research and Consulting, LLC disclaims any express or implied warranty of assurance
of representation that the projections or conclusions will be realized as stated.
The result of the proposed project may be achieved, but also may vary due to changing market
conditions characteristic of the real estate industry, changes in facts that were the basis of
conclusions in this report, or other unforeseen circumstances.
In the event payment is not received on a timely basis, Maxfield Research and Consulting, LLC
shall be entitled to a lien against the subject property.
This agreement will be construed according to the laws of the State of Minnesota.
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes
May 3, 2017
Plymouth Housing and Redevelopment Authority Page 15
TERMINATION
This agreement may be terminated upon written notification of either party to the other. In
the event of termination, the Client will pay Maxfield Research and Consulting, LLC for staff
hours performed at the firm's normal hourly rates, plus all expenses incurred through the date
of termination.
If this proposal meets with your approval, please sign and return one copy to the offices of
Maxfield Research and Consulting, LLC.
The costs outlined in the Scope of Services shall remain in effect for a period of 90 days from
the date listed at the top of this contract.
Agreed to this day of 2017.
MAXFIELD RESEARCH AND CONSULTING, LLC PLYMOUTH HRA
Matt Mullins
Vice President
MAXFIELD RESEARCH AND CONSULTING, LLC
(Signature of Authorized Signer)
By:
(Print Name of Authorized Signer)
Its:
(Print Title of Authorized Signer)
Mr. James Barnes
May 3, 2017
Plymouth Housing and Redevelopment Authority Page 16
SELECTED HOUSING STUDIES/REFERENCES
Maxfield Research and Consulting, LLC
1. Comprehensive Housing Market Study for Golden Valley, Minnesota 2017
Client: City of Golden Valley
Contact: Jason Zimmerman, (763) 593-8099, izimmerman@goldenvalleymn.gov
2. Comprehensive Housing Needs Analysis for Winona, Minnesota 2016
Client: City of Winona
Contact: Lucy McMartin, (507) 457-8250, Imcmartin@ci.winona.mn.us
3. Comprehensive Housing Needs Assessment for Scott County, Minnesota 2016
Client: Scott County Community Development Authority
Contact: Bill Jaffa, (952) 402-9022, biaffa@scottcda.org
4. Comprehensive Housing Needs Analysis for Elk River, Minnesota 2016
Client: City of Elk River
Contact: Amanda Othoudt, (763) 635-1042, aothoudt@elkrivermn.gov
5. Comprehensive Housing Needs Analysis for Big Lake, Minnesota 2016
Client: City of Big Lake
Contact: Hanna Klimmek, (763) 251-2979, hklimmek@biglalce.org
6. Comprehensive Housing Study for Marshall, Minnesota 2015
Client: Marshall EDA
Contact: Cal Brink, (507) 532-4484, calb@marshall-mn.org
7. Comprehensive Housing Study for Red Wing, Minnesota 2014
Client: Red Wing Housing and Redevelopment Authority
Contact: Randal Hemmerlin, (651) 388-0397, randal.hemmerlin@ci.red-wing.mn.us
8. Comprehensive Housing Needs Assessment for Olmsted County, Minnesota 2014
Client: Olmsted County Community Services, Mayo Clinic, and Rochester Area Foundation
Contact: Paul Fleissner, (507) 328-6400, fleissner.paul@co.olmsted.mn.us
9. Comprehensive Housing Needs Analysis for St. Louis Park, Minnesota 2013
Client: City of St. Louis Park
Contact: Michelle Schnitker, (952) 924-2571, mschniticer@stlouisparlc.org
10. Housing Market Analysis and Demand Estimates for Owatonna, Minnesota 2013
Client: Owatonna HRA/Community Development
Contact: Troy Klecker, (507) 774-7316, Troy.Klecker@ci.owatonna.mn.us
MAXFIELD RESEARCH AND CONSULTING, LLC
Mr. James Barnes
May 3, 2017
Plymouth Housing and Redevelopment Authority Page 17
--APPENDIX--
MAXFIELD RESEARCH AND CONSULTING, LLC
Agenda Number 3. �.
PLYMOUTH HOUSING AND
REDEVELOPMENT
AUTHORITY
STAFF REPORT
TO: Plymouth Housing and Redevelopment Authority
FROM: Jim Barnes, HRA Manager through Steve Juetten, Executive
Director
MEETING DATE: May 11, 2017
SUBJECT: Plymouth Towne Square — Approve change order number 1
for the window and siding project.
BACKGROUND:
The Board approved the contract between the Plymouth Housing and Redevelopment
Authority (HRA) and Erickson Builders & Company on January 26, 2017 in the amount
of $663,574. In addition, the Board authorized the Executive Director to approve changes
up to 5 percent of the contract or $33,178.70.
Renovation projects that involve uncovering portions of the building that are not able to be
seen prior to the start of the project often times encounter unforeseen damage that requires
repair. Unfortunately this is the case for the Plymouth Towne Square (PTS) window and
siding project.
As of the writing of this report, 50 sheets of sheathing have been used to replace damage
caused by water intrusion to the existing sheathing that was most likely caused by poor
installation and lack of vapor barriers in many areas. The damage has been contained to
the outer sheathing and no damage has been identified in the wall cavity or insulation.
In addition to the sheathing replacement, the contractor has identified a list of additional
items to consider (list on next page). The first six items have either already been completed
or are underway in order to keep the project moving along.
Item
Description
Cost
1
Permits were anticipated, but City waived Fees.
($4,799.00)
2
Switch from Hardy Board to LP Smartside with Baked
($10,649.00)
Enamel, remove painting.
Remove and Replace water Damaged Sheathing. Originally
3
bid at $90/5F. Upon encountering vast areas to be
$34,560.00
replaced, repriced to $20/SF. Anticipating 1,920 SF needing
,
replacement
4
RFI 8, additional par, flashing and DuPont Flex Wrap under
$2,500.00
Windows.
5
RFI 1., Installing PVC Trim, replacing insulation damaged by
$2,485.00
mice along common room.
6
Add Tempered Glass to windows within 36" of doors, per
$1,921.00
building code.
7
RFI 2, Each AC unit needs additional J -Channel flashing and
$3,883.00
sealant
8
RFI 9, Repairing the "Eyebrows" on the roof where flashing
$3,085.00
is missing.
9
RFI 4, replacing the drop beams on the carport
$3,054.00
10
RFI 5, Replacing N.I.0 items around carport
$6,162.00
11
RFI 3, Rear Canopy soffit replacement
$2,522.00
12
RFI 7, Confusion around actual fascia vs what was drawn.
$3,090.00
13
RFI 10, White Cupolas vs white trimmed cupolas
$2,372.00
14
RFI 6, Replace metal above garage doors
$300.00
TOTAL
$50,486.00
• Items 1 through 6, totaling $26,018 with deductions, are within the Executive
Directors authority to approve.
• Items 7 and 8 will improve water resistance of the exterior where implemented.
• Items 9 through 14 will improve the aesthetics of the building and update the
appearance of the building to coincide with the new siding, soffit and fascia
material.
RECOMMENDATION:
Staff recommends that HRA Board of Commissioners review and approve change
order number 1 for the Plymouth Towne Square window and siding project.
Attachment(s):
1. Resolution
CITY OF PLYMOUTH
HRA RESOLUTION 2017-04
A RESOLUTION TO APPROVE CHANGE ORDER NUMBER 1 FOR THE PLYMOUTH
TOWNE SQUARE WINDOW AND SIDING PROJECT
WHEREAS, the Plymouth Housing and Redevelopment Authority (HRA) Board approved a Contract
between the HRA and Erickson Building Company to replace and install new windows, siding and
additional trim to Plymouth Towne Square in the amount of $663,574 ; and
WHEREAS, The HRA Board also authorized the Executive Director to approve change order
amounts at their discretion up to 5 percent of the contract amount or $33,178; and
WHEREAS, Erickson Building Company has requested a change in the contract to address items that
were not included in the contract.
NOW, THEREFORE, BE IT RESOLVED BY THE HOUSING AND REDEVELOPMENT
AUTHORITY OF THE CITY OF PLYMOUTH, MINNESOTA, that it hereby approves change order
number one and more specifically the items and costs listed below:
Item
Description
Cost
1
Permits were anticipated, but City waived fees,
($4,799.00)
2
Switch from Hardy Board to LP Smartside with Baked Enamel,
($10,649.00)
remove painting.
Remove and Replace water Damaged Sheathing. Originally bid at
3
$90/SF. Upon encountering vast areas to be replaced, repriced to
$34,560.00
$20/SF. Anticipating 1,920 SF needing replacement
4
RFI 8, additional pan flashing and DuPont Flex Wrap under
$2,500.00
Windows.
5
RFI 1, Installing PVC Trim, replacing insulation damaged by mice
$2,485.00
along common room.
6
Add Tempered Glass to windows within 36" of doors, per building
$1,921.00
code.
7
RFI 2, Each AC unit needs additional J -Channel flashing and sealant
$3,883.00
8
RFI 9, Repairing the "Eyebrows" on the roof where flashing is
$3,085.00
missing.
9
RFI 4, replacing the drop beams on the carport
$3,054.00
10
RFI 5, Replacing N.I.0 items around carport
$6,162.00
11
RFI 3, Rear Canopy soffit replacement
$2,522.00
12
RFI 7, Confusion around actual fascia vs what was drawn.
$3,090.00
13
RFI 10, White Cupolas vs white trimmed cupolas
$2,372.00
14
RFI 6, Replace metal above garage doors
$300.00
TOTAL
$50,486.00
Approved this 11"' day of May, 2017 by the Plymouth Housing and Redevelopment Authority,