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12/10/1992 JOINT MTG JOINT HOUSING AND REDEVELOPMENT AUTHORITY ANDN CITY COUNCIL MEETING THURSDAY, DECEMBER 10, 1992 7 :30 P.M. LYNNE SABA SECRETARY CITY OF FRIDLEY AGENDA • JOINT HOUSING & REDEVELOPMENT AUTHORITY AND CITY COUNCIL MEETING THURSDAY, DECEMBER 10, 1992 , 7 :30 P.M. Location: Council Chambers Fridley Municipal Center 6431 University Avenue N.E. CALL TO ORDER ROLL CALL APPROVAL OF MINUTES: November 12, 1992 ACTION ITEMS: CONTINUE DISCUSSION ON RECOMMENDED HOUSING PROGRAMS. . . 1. 1-1.10 CONSIDER APPROVAL OF CONTRACT 2 1-2 3 WITH CASSERLY LAW OFFICE, P A CONSIDERATION OF ENGAGEMENT AGREEMENT FOR THE 3 1-3 .5 AUDIT ACCOUNTING SERVICES FOR THE FRIDLEY HRA 4 1-4 4 CLAIMS AND EXPENSES INFORMATION ITEMS: RICE PLAZA UPDATE 5 OTHER BUSINESS ADJOURNMENT _ - • CITY OF FRIDLEY HOUSING & REDEVELOPMENT AUTHORITY MEETING, NOVEMBER 12, 1992 CALL TO ORDER: Chairperson Commers called the November 12, 1992, Housing & Redevelopment Authority minutes to order at 7:30 p.m. ROLL CALL: Members Present: Larry Commers, Virginia Schnabel, John Meyer, Duane Prairie, Jim McFarland Members Absent: None Others Present: William Burns, Executive Director of HRA Barbara Dacy, Community. Development Director Rick Pribyl, Finance Director Paul. Hansen, Accountant Jim Casserly, Consultant APPROVAL OF OCTOBER 8, 1992 , HOUSING & REDEVELOPMENT AUTHORITY MINUTES: MOTION by Mr. Prairie, seconded by Mr. Meyer, to approve the October 8, 1992, Housing & Redevelopment Authority minutes as written. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY. 1. CONSIDER SCHOOL DISTRICT #13 TIF TURNBACK: Mr. Commers stated that at the last meeting, there was some discussion relating to the fact that there had been some penalties assessed to the assessments in School District #13. Mr. Pribyl stated that staff is now recommending that the HRA approve the turnback to School District #13. He stated they still do not know what the County's position is going to be as far as the abatement of penalties or possible reduction in market value. But, in the past, staff has really not taken this kind of thing into consideration. This particular return will not hamper or impair any future debt service payments. MOTION by Ms. Schnabel, seconded by Mr. McFarland, to approve the agreement returning tax increment to School District #13 in the estimated amounts of $27,308.37 for 1992 and $26,564.71 for 1993. . 3 . HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 2 UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY. 2. CONSIDER APPROVAL OF PLEDGE AGREEMENT FOR THE ISSUANCE OF A GENERAL OBLIGATION TEMPORARY TAX INCREMENT BOND: Mr. Commers stated the HRA has received at the meeting from Mr. Pribyl a resolution approving and authorizing execution of a pledge agreement for the issuance of a general obligation temporary tax increment bond that is being issued to assist the HRA in the reacquisition of Lake Pointe. Mr. Casserly stated the bonds are temporary. because they are for no more than three years. They are general obligation bonds because the general taxing authority of the City supports them. The HRA has to pledge tax increment because the purpose of them is to assist with a redevelopment function. Mr. Casserly stated that all the agreements have been executed with Lake Pointe, and they closed earlier that day. Mr. Meyer asked if maybe the HRA should put together a generalized summary on the Lake Pointe acquisition to notify the public of what the HRA has been doing with this property. Mr. Commers stated there might be a positive way of informing the public that the HRA has acquired the Lake Pointe property and that the HRA intends to move ahead with a new development. Mr. Casserly stated it might be best to wait on the publicity until after all the bonds are closed and the deeds are transferred. MOTION by Mr. McFarland, seconded by Ms. Schnabel, to approve , Resolution No. HRA 7-1992 authorizing execution of the Pledge Agreement for the $4, 030, 000 Obligation Temporary Tax Increment Bond. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY. Ms. Schnabel asked if the HRA is going to continue to call this property "Lake Pointe" or if the HRA should consider a name change. Mr. Commers stated that is a good suggestion, and the HRA should give that some thought. 3. CONSIDER EASEMENT FOR ELECTRICAL CONTROL BOXES FOR NSP: MOTION by Mr. Prairie, seconded by Mr. Meyer, to approve the . easement for electrical control boxes for NSP and authorize the Executive Director to execute the easement. HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 3 UPON A VOICE VOTE, ALL VOTING• AYE, CHAIRPERSON COMMERS DECLARED THE . MOTION CARRIED UNANIMOUSLY. 4. CLAIMS: a. Check Register (2256-2265) MOTION by Ms. Schnabel, seconded by Mr. Prairie, to approve the check register dated November 6, 1992. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMERS DECLARED THE MOTION CARRIED UNANIMOUSLY. 5. HOUSING PROGRAM UPDATE: Ms. Dacy stated she will review the recommended programs starting with the overall budget amount, and she would welcome any questions the HRA members might have. Ms. Dacy stated the reason for discussing the housing program at this meeting is to receive some conceptual approval from the HRA on four of the five primary programs that staff recommended the HRA and Council consider earlier in the year. Those four programs. are: 1. Single family rehab program 2. Rental inspection program 3. Scattered site acquisition program 4. MHFA/HOME programs Ms. Dacy stated that for each of these four programs, there are a series of implementation steps and a checklist of what is needed to be done. Budget Ms. Dacy stated that in September 1992, they had looked at an amount of about $505,000 for the proposed housing program. That budget is as follows: Rehabilitation program $160, 000 Rental inspection program 110, 000 Scattered site acquisition program 225, 000 MHFA/HOME applications 10, 000 Neighborhood land use planning process -0- $505, 000 Since that time, staff has reallocated some of that monies in each program. For example, they reallocated monies so that they are putting more money toward the Fridley housing rehab program. The rental inspection program remained the same. The amount for scattered site acquisition was reduced. The MHFA/HOME programs remained the same. The cost for the neighborhood land use planning 3 , HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 4 process that was recommended will be absorbed in the Community Development. Department budget. Then, they created a line item • called "Administration" to which they allocated $85,000. Rehabilitation program $200,000 Rental inspection program 110,000 Scattered site acquisition program 110,000 MHFA/HOME applications 10,000 Neighborhood land use planning process -0- Administration 85,000 $505,000 Ms. Dacy stated about half the cost for "Administration" will be used to hire a housing coordinator on a contract basis. A staff person is needed to coordinate the four housing programs. A job description for the housing coordinator was included in the HRA agenda. Other administrative costs would include costs to administer the other programs. Ms. Dacy stated it is going to take people to conduct these rental unit inspections. Mr. Meyer asked how many units are inspected each year. Mr. Dacy stated that prior to this past year, the City did rental inspections on a complaint basis only so there was no proactive program. Then last year, Jon Thompson from the Engineering Department acted as a housing inspector during the winter season from January to April, and he inspected 13% of the rental units. There ,are 4, 000 rental units, so that amounted to about 520 rental units that were inspected. Mr. Meyer asked what kind of violations did Mr. Thompson find. Were the things he found things that would justify them going into a program that would inspect all units every two years? Ms. Dacy stated that on the average, most of the rental units did not have any significant problems and the property owners were able to comply. There were one or two units that were very bad. Mr. Meyer asked if staff feels the program of inspecting all units every two years is more for preventative maintenance, rather than for finding a lot of code violations. Ms. Dacy stated she would agree with that. However, there are problem buildings in Fridley. Mr. Meyer stated that of the violations that were found, were those tenant-caused violations or were they property owner-carelessness type violations? f HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 5 Ms. Dacy stated she did not know the answer to that question. She would have to ask Mr. Thompson. Ms. Dacy stated another aspect of the administrative budget under the rental inspections is that with the amount of inspection work proposed to be conducted, staff is recommending the setting up of a computer system (HTE software) to record the inspections, provide a tickler system for the next follow-up inspection, and be able to track the progress of the violations and infractions. Ms. Dacy stated that at the Council meeting, the Council questioned the cost of the HTE software. The Council has asked staff to research this in more detail and to come back with recommendations for alternative software and costs. Council prefers that the staff use a PC-based software system. Ms. Dacy stated that regarding the scattered site acquisition program, with a $100,000 budget, realistically they can only acquire 2-3 properties per year, so they estimated some potential costs based on actual cases they had in the last two years for appraisal, title, and legal costs. Ms. Dacy reviewed the goal, program components, budget, and implementation steps for each of the four recommended programs. Fridley Housing Rehabilitation Program • Ms. Dacy stated the Rehabilitation Program is broken into the following components: a. Fridley Middle Income Rehabilitation $150,000 b. MHFA Fix-up Fund -0- c. CDBG -0- d. Assistance for Non-qualifiers 50,000 $200,000 Ms. Dacy stated the intent of setting up the program into these four levels is to be able to use state money, MHFA money, and federal money. She reviewed a matrix for each of these four components in terms of type of assistance, borrower income limit, maximum number of units, owner occupancy, mortgage required, interest rate, maximum and minimum loan, and maximum term. Mr. Meyer stated that he is looking at the Fridley Middle Income Program and why is the HRA is worrying about the person who can qualify for a $120,000 loan and giving that person a loan break under this program? Ms. Dacy stated the purpose of the program is to update the housing stock and to do any type of code work that is needed. `<matmcpeofi}armocugg m424Hfik;BL;tii1;};j;a3:3::::i:i>8:;8Y3i?iit#? ::*:88i ::r?izt32i73 4*..44,88iRfi3i2stiz,zttti3r3t?t?88,, 0,48t?z",;4i?i?2Liaw888:?2.:881 0:8;Ritf ,Riri iornammnimemsom{} f;888mit • HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 6 Mr. Meyer stated here they are trying to help people who are of a lower income and whose houses are deteriorating and it is good to help them out. But, then they are worrying about the people who want to make improvements to their homes and have the money to do it by themselves, but are applying for public assistance. . It just doesn't make sense, and he wondered if it is a proper use of public monies. Mr. Prairie asked if this program was patterned after the Minneapolis program. Ms. Dacy stated it was. Mr. Prairie stated the homes in Minneapolis are a great deal older than Fridley's homes. Rehabbing an older home in Minneapolis is a lot different than rehabbing an older home in Fridley. Mr. Casserly stated that in this particular program, Minneapolis' emphasis was more on a middle income approach in order to rehabilitate the older homes and to have an attractive program to encourage people to stay in the city. This is one of the least expensive programs because the City of Minneapolis doesn't have to fund it themselves or sell bonds to do it. Mr. Meyer stated it is fine for the City of Minneapolis and St. Paul to help their middle income people rehab their homes. Minneapolis and St. Paul have terrible problems in their housing stock that Fridley doesn't have. Mr. Burns stated he and Ms. Dacy have been discussing something similar to the Minneapolis and St. Paul programs. That is that during the first six months of their programs, they earmarked two- thirds of the money for people who were at median income or below. So, during the first six months, only one-third of the money could go to people above the median income. In Fridley's case, that is about $50, 000. So, they could give people money in the $50,000- 76, 000 income range, but only one-third of the total money could go to that category of people. That is something the City of Fridley might want to do. Mr. Meyer stated that is an interesting concept. He stated they have to be frugal with this program. Mr. Commers asked if the HRA wants staff to look closer at income levels, size of loans, and eligibility improvements. Mr. Meyer stated he would like to see them establish a more precise priority system on how this money can be used under "Eligible Improvements". Then, he would suggest that they try to structure this so that the median income is lower than what is being proposed via a market eligibility benchmark of some kind. HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 PAGE 7 Mr. McFarland stated that under the Fridley Middle Income Program, the borrower income limit is 150% of median income or $76,500. He stated $76,500 seems kind of high, and maybe it should be closer to $50,000. Ms. Dacy stated Mr. Casserly is still doing some legal research on this. At some time, the HRA will need to approve a resolution that will formally adopt the program structure and there will be agreements that the HRA will have to execute with the banks to make sure the programs are administered to the standards that the HRA established. However, before this can be done, they have to find a bank or mortgage company that is willing to administer the Middle Income Program. Once that is secured, staff would like to finalize the job description for a housing coordinator, hire this person, and start the ball rolling to get the other three program elements, in place. Mr. Commers stated he did not think the HRA has any problem with staff trying to find a bank that is willing to administer the program. Maybe staff can come back with some suggestions and other options based on the HRA's discussions of these issues. However, in the meantime, there is no reason why staff cannot go ahead in looking for a bank. Mr. Burns stated before they can negotiate a contract with the bank, the HRA will need to define what the terms will be. Rental Inspection Program Ms. Dacy stated the goals of the Rental Inspection Program are to improve the quality of the rental housing stock, to avoid receiving displaced problem tenants, and to interrupt the cycle of deferred maintenance. She stated some of the adjacent communities are more aggressive than Fridley in inspections. Ms. Dacy stated one component of this program is to conduct inspections in 2,000 units per year. They are looking at two full- time staff people for rental inspections. One of the housing coordinator's first tasks would be look at existing Chapter 220 which requires inspections. They would like to adopt the HUD Section 8 minimum housing standards. Ms. Dacy stated the housing coordinator and the HRA would need to decide how the inspections would be conducted. Part of the $110, 000 cost would be for the equivalent of two full-time inspectors plus one full-time clerical person to input inspection results on the computer, schedule inspections, and follow-up correspondence. Ms. Dacy stated that for future approvals before the program gets started, staff is recommending that the housing coordinator meet with the rental property owners about the proposed program and HOUSING &REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 8 rental fee increase, the City Council will need to . adopt an ordinance to increase the fees as well as adopt any amendments to Chapter 220. Then, the housing coordinator would prepare the RFP for rental contract inspectors and establish the program. Staff would also like to acquire HTE software. Ms. Dacy stated the City Council inquired if some funds, either now or in the future, could be reserved by the HRA for multiple family rehab or, in some cases, multiple family acquisition to eliminate the problem of certain buildings in the community. It is an option for the HRA; however, the option is more costly. Ms. Dacy stated that staff's recommendation is that it is very important to start the rental inspection program first and, as they proceed, other options can be evaluated. There may be other agencies better able to acquire buildings than the HRA. Mr. Meyer referred to l.b. under "Goals" which states: "To avoid receiving displaced problem tenants. " He asked what that means. Ms. Dacy stated she recently had a meeting with the Executive . Director of ACCAP and two members of the police department. What they are finding is that problem tenants seem to be moving around from community to community. They usually end up in buildings where, because of high vacancy rates, the owners are not careful about screening the tenants and tend to negotiate leases that are very loose. So, what they are trying to do is impress upon the . property owners that the City is serious about this inspection program and that these units need to be well maintained. The other strategy is that they would like to form a coalition of rental property owners where owners get together and talk to one another. Mr. Meyer stated he did not think that phraseology was very appropriate under "Goals". This phraseology could easily be misinterpreted by someone. He did not think there is any relationship or link between (b) and the rental program. They are not going to keep out drug dealers, car thieves, etc. , because the rental unit's kitchen has a new coat of paint. Mr. Commers stated his objection is that this is far too aggressive a problem without a real solution. The fact that the City is going to inspect 2, 000 units every two years is not going to solve any problems. It is going to cause more problems than it is worth. - The City needs to know what kind of problems are out there, and if they find major problems, they need to have a solution for how those things are going to get done. The way the economy and market is today, those apartment owners are not going to be able to comply. When you have bankers running real estate, it is a deteriorating situation also. So, this really doesn't answer the problem. It is good to keep the buildings up so that you hope to get better tenants, but that doesn't solve the crime or drug problems. Those people can come in and pay the highest of rents. ' .afifi3#it2ftfitiSi}i}iTi1732fift!Z13faZ1itif2liZ; iiliasisisiliika31Z72121i>iK7Z5iHiYf25tfiWt>li2fi32r2 2?Zar52527.iF.+75?s:um.ii::aiin z. .2�z.:::...;,r.nnnnnrqr,7crusnnnzw.nr.na. nrcre.non,or,,.....r.r...,....,.,,<,.......,„....,..,,....,<.a ,>.,, HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 9 What it does is hurt the low income people that cannot find a • place. It is true that problem tenants do move from community to community. But, to spend $100, 000 for two inspectors to inspect every unit every two years does not make any sense to him at all. Staff doesn't even have an identifiable problem. If they have two or three units that are problems, then the Mr. Thompson should get over there and solve those problems. But, they don't need to spend $100, 000 worth of inspectors every two years to do that. Ms. Dacy stated that they also cannot wait until there are major problems. Mr. Commers stated that they should then spend the money on getting the coalition of rental property owners together and talk to them and educate them. That would be the positive approach. Ms. Schnabel stated she did not know that by doing that, they would be able to get the property owners to spend a lot more money to comply with violations unless they are forced to do it. Mr. Commers stated they will do it, but the City has to have a program in place to assist them, because the economics are such today that they cannot do it on their own. The economics today are that most of those buildings are financed far greater than their market values, and those people will walkaway from it. That is what is causing the deterioration in housing stock. Ms. Schnabel stated she did not know how they are going to know the problems unless they have inspectors who are looking for the problems. Ms. Dacy stated that maybe inspecting 2,000 per year is too aggressive. Right now, staff is inspecting about 13% of the City's rental units. But, maybe they can scale back the cost of the program by increasing the inspections to 25-30%. Maybe they should focus more on problem buildings and try to couple that with the MFHA programs or other programs; or, the HRA may want to allocate some of the $500, 000 for multiple family rehab. Staff feels strongly that it is not prudent to let go of the inspections entirely. They have to make more inspections than what they are doing now. Mr. Meyer stated he shared Mr. Commers' concerns about these inspections. He did not know if they need to inspect every unit every two years. Maybe it should be every six years. They should be more selective, i.e. , make random inspections. They should be hitting the. buildings where they know there are code violations. Mr. Commers stated usually a renter will complain, but not always. One of the problems today is that some of the newer units are in worse condition than the older units because of the poor quality • HOUSING &REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 PAGE 10 materials that were used to build them. There are major issues relating to multiple housing. • • Ms. Dacy asked if it is the consensus of the HRA to first meet with the multiple family owners and then restructure the inspection program for something other than 2,000 units per year. Mr. Commers stated that is his opinion. Mr. Meyer stated he believed they should be inspecting the buildings where they know there are code violations. Mr. McFarland agreed with Mr. Meyer. They should focus on the violators and not on the property owners who take pride in their possessions. Mr. Commers stated he believed they should certainly have some minimum housing standards. The ordinance does not provide for that now, but it seems reasonable to use the Section 8 standards which are public health and safety issues. There is no reason that any building should not meet those kind of requirements. If the goal is to clean up a lot of under code units in the City of Fridley, the City has to have some kind of solution as to how those violations are going to get corrected. The solution is going to have to be broader and larger than just an inspection; otherwise, they may be taking on a greater job than they think they are. Scattered Site Acquisition Ms. Dacy stated the goals of Scattered Site Acquisition are to remove blighted and abandoned homes and to provide new housing construction. Staff is proposing a budget of $100, 000 for property acquisition and about $9, 000 for administrative costs. Ms. Dacy stated every year the Council and the HRA would review a potential list of properties, and the housing coordinator would use a rating system to identify those properties that should be acquired first. They are looking at acquiring abandoned as a first priority, then vacant residential parcels and potential redevelop- ment sites. She reviewed the purposes of acquisition activity and approvals necessary for scattered site acquisition. MHFA/HOME Applications Ms. Dacy stated the goals of the MHFA/HOME applications are to obtain as much state and federal funds as possible to supplement the City's housing programs such as scattered site acquisition, rehabilitation, or redevelopment projects and to preserve local financial resources as much as possible. Ms. Dacy stated the $10,000 budget is for any type of application fees that might be necessary. Also, at this time, there is no bank • • HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 11 in Fridley that administers MHFA program. They would prefer to . have a Fridley bank, and Fridley State Bank is looking into it. Other Possible Program Additions Ms. Dacy stated other possible program additions are a Truth-in- Sale Ordinance, a Nuisance Abatement Ordinance, developing a local source of money for rental rehab, establishing a multi-family owner/ landlord coalition, preparing a "how to" rehab handbook, and adopting an ordinance on mobile home code requirements. Ms. Dacy stated that included in the HRA agenda were two memos from Steven Barg, Planning Assistant, one on the Truth-in-Sale of Housing Programs and one on Nuisance Abatements. Mr. Meyer stated a Truth-in-Sale Ordinance is very important. Mr. Meyer stated that in establishing a multi-family owner/landlord coalition, he thought the City and the HRA should be very careful so that the instant they feel this coalition is being used by anyone to practice exclusionary policies towards anyone or any group, the City and the HRA should get out immediately. Otherwise, the City and HRA could get involved in some lawsuits. Mr. Meyer stated that regarding the list of qualifications for a housing coordinator, in light of the discussion at the meeting and the fact that some of the programs might be reworked, staff might want to hold that in abeyance for now. They might want a housing coordinator who has a little more background and knowledge of what an inspector must know to do these inspections. Mr. Commers asked staff if the HRA could get some statistical information on what type of violations are being found in current rental inspections. Ms. Dacy stated she would be happy to get that information for the HRA. Her only reservation is that she did not think the PC software being used by the Fire Department tracks anything more than the building address and the property owner's address. She stated they might have to go to the hard copies to get that information. She will check into that. However, Jon Thompson and Dick Larson, Deputy Fire Chief, may be able to tell her what kinds of violations they have seen in their inspections. 6. RICE PLAZA UPDATE: This was an information item only. - HOUSING & REDEVELOPMENT AUTHORITY MTG. , NOV. 12, 1992 - PAGE 12 7. PROPOSED ADVERTISEMENT FOR JANUARY CORPORATE REPORT: Ms. Dacy stated this is an information item only The HRA authorized this half-page advertisement in Corporate Report at its April 8, 1992, meeting. ADJOURNMENT: MOTION by Mr. Meyer, seconded by Mr. Prairie, to adjourn the meeting. Upon a voice vote, all voting aye, Chairperson Commers declared the motion carried and the November 12, 1992, Housing & Redevelopment Authority meeting adjourned at 9:55 p.m. Re pectfully s mitted, Ly Saba Re rding Secretary 1.1 fl Community Development Department HOUSING AND REDEVELOPMENT AUTHORITY City of Fridley DATE: December 4, 1992 TO: William Burns, Executive Director of HRA FROM: Barbara Dacy, Community Development Director SUBJECT: Continued Discussion on Recommended Housing Programs A joint meeting has been scheduled to discuss the single family rehabilitation program and the rental inspection program. Of the four prepared housing programs, the City Council and the HRA had the most comments about these two programs. City Council Concerns The City Council identified the following: 1. The Council would like to prioritize lower income households as much as possible below $50,000 in income. 2 . The Council would like to establish some type of rehabili- tation program for multiple family units. 3 . The Council suggested that a pretest of the single family rehabilitation program components be conducted prior to initiation of the program. HRA Concerns The HRA identified the following concerns: 1. The HRA wanted to know if the rental violations we have experienced to date are due to tenant abuse or landlord neglect. 2. The HRA preferred the stratification approach on use of the HRA funds for the rehabilitation program. In other words, they would prefer that two-thirds of the money be used for people for low and moderate incomes below $50,000. 1.2. Continued Discussion on Recommended Housing Programs • December 4, 1992 Page 2 3 . The HRA is concerned about the intensity of the rental inspection program. The HRA wants staff to work with a coalition of owners to encourage them to maintain the buildings first prior to initiation of an intensive rental inspection program. Also, some type of rental rehab program should be in place concurrent with inspection program in order to assist the owners in complying with the ordinance. Single Family Rehabilitation Program At the meeting Thursday night, we will provide the results of additional research to address the above concerns. 1. We are now investigating with MHFA the possibility of coupling HRA assistance with the MHFA Fix-up Fund Program to make it more attractive and usable for low income households. The HRA may be able to fill the "gap" between what the bank will loan and what the homeowner needs. (The Council had inquired as to how many people had inquired or received MHFA Fix-up Fund assistance; 10 households in Fridley received assistance in 1990 and 1991. ) 2 . For households with incomes over $41,000, a loan program just for straight rehab loans could be established utilizing local banks. These loans could be financed by the local banks up to an agreed upon maximum (say $25,000) . We would prepare a request for proposal to local banks to give us a proposal for terms and conditions of a loan program forr households over the $41, 000 MHFA limit, but below $76,500. This option uses state money first and maximizes the HRA dollars for low income persons, but also provides an opportunity for middle income households to receive rehabilitation loans through area banks. The HRA would assist those loans as well. Maximum assistance limits like the 5% amount would have to be established. 3 . The Fannie Mae supported program would still be available for - the refinance and acquisition options. Fay Wegner from Miller Schroeder is confident we can find an approved lender to participate in this program. 4. In order to address the Council's concern for a pretest, we recommend that two focus groups be conducted. We are currently reviewing census data to pick two neighborhoods which closely represent the income range proposed in the 1.3 • Continued Discussion on Recommended Housing Programs December 4, 1992 Page 3 single family rehabilitation program. About twelve households would be chosen for each focus group. The City Manager and the Community Development Director could facilitate the group and create exercises for the homeowners to determine whether or not the programs would be useful to their situation. Based on the feedback from the focus groups, the program could be adjusted as determined by the Council and the HRA. Rental Inspection Program In response to the HRA inquiries about the types of violations that the City currently encounters during inspections, Dick Larson, Fire Marshall, will be in attendance at the HRA meeting to review his experience with the rental inspection program. Also, in attendance will be Pat Wolfe, Section 8 Housing Coordinator, who can also provide insight on the rental inspection process (see her memo dated November 24, 1992) . The Section 8 program requires administration of HUD's Housing Quality Standards. Staff is recommending that our current rental unit code adopt these standards as part of the rental inspection program. In response to the HRA's comment that the rental inspection program may be too aggressive, the program could be scaled to inspecting about 1, 000 units per year, which would only necessitate one full- , time inspector. The program costs would then be cut in half to approximately $50,000. In conjunction with the increased rental inspections, the Council would pass an ordinance to increase rental inspection fees. We have developed a potential schedule of fees which would cover a $50,000 annual expense. The City is currently conducting a fee study which we expect will verify the necessity to raise the rental licensing fees. Further, the ordinance should also provide for a fee for repeat inspections because of lack of attention to the violation notices. If the increased rental inspection fees pay for the rental inspector, the HRA has $110, 000 of the original housing budget to potentially spend on multiple family rehabilitation programs. We are investigating with MHFA whether or not the HRA could couple its money with MHFA programs to provide assistance to multiple family owners to rehabilitate the units. We have also arranged a meeting with three multiple family property owners representing small, medium, and large apartment owners to discuss a variety of issues. t , • ti 1.4 Continued Discussion on Recommended Housing Programs • . December 4 , 1992 Page 4 Housing Coordinator We strongly believe it is necessary to hire the housing coordinator as soon as possible. In previous presentations., we have recommended to wait until a Fannie Mae approved lender is secured. Given Wegner's assurance that . a lender can be found, we are now inclined to recommend pursuing a housing coordinator as soon as possible. Full time attention by one person will be more productive and implementation will occur faster. The City Manager and the Community Development Director will still pursue the concepts and tasks discussed in this memo, but the hiring process should be initiated to execute a contract as soon as possible. Recommendation Pending discussion on. Thursday night, we recommend that the HRA and City Council authorize staff to pursue the following tasks: 1. Conduct two focus groups of representative households to test the single family rehabilitation program. 2 . Pursue and finalize with MHFA any necessary documents to enable the HRA to provide gap financing as part of the Fix-up Fund or the rental rehabilitation loan programs. 3. Draft a request for proposal to area banks for a local single family rehabilitation program for middle incomes. 4. Draft appropriate agreements with a Fannie Mae approved lender to establish the refinancing and acquisition options of the rehabilitation program. 5. Prepare an ordinance to raise the rental licensing fees based on the recommendations from the fee study and necessary staff time for repeat inspections. 6. To hire a housing coordinator to administer the rehabilitation and housing programs. BD:ls M-92-733 _. . 1.5 / Community Development Department PLANNING DIVISION City of Fridley DATE: November 24, 1992 TO: William Burns, City Manager Barbara Dacy, Community Development Director FROM: Pat Wolfe, Housing Specialist SUBJECT: Comments from November 12, 1992 HRA Meeting After reviewing the comments from the November 12, 1992 HRA meeting, I needed to respond to some of the issues brought up at the meeting. John Meyer requested information about whether the rental violations are due to tenants abuse or landlord neglect. It has been my experience the rental violations I see are a combination of both. The buildings that have deferred maintenance are often the buildings with the most violations. These building attract a less desirable tenant due to lower rents, lack of a screening process, etc. Many of the tenants moving into an environment of this type have previously been evicted and have a higher percentage of neglect for their rental unit (see attached November 1992 move-in inspection showing the condition of a unit in the Hyde Park area). This is an example of a tenant who has previously been evicted choosing to move into a deferred maintenance building. The other issue I would like to comment on pertains to Larry Commers' concern regarding rental inspections not leading to a solution due to a lack of rehabilitation money available. I agree with Mr. Commers that this issue is important; however, I do believe rental inspections are a vital component to the City's housing strategy. The City of Columbia Heights has a fairly new housing maintenance code. I spoke with Evelyn Nygard, the Building Official at Columbia Heights. I asked Ms. Nygard how many owners were forced to turn their buildings back to lenders due to the rental inspections. Ms. Nygard stated none. She also commented that it was amazing how the owners who, in the past, have put little money into their buildings for maintenance were able to do so when the City began to enforce the housing maintenance code. Ms. Nygard t4 1.6 Comments from November 12, 1992 HRA Meeting November 24, 1992 Page 2 • informed me that there were approximately three owners who were unable to afford the cost of repairs mandated by the City. These owners were able to use the Rental Rehabilitation Loan Program through MHFA to enable them to comply with the City's housing maintenance code. I did verify with Greg Baron of MHFA that the Rental Rehabilitation Loan Program was still active. I agree with Mr. . Commers' suggestion to work with a coalition of owners to encourage repairs. I do believe this needs to be in conjunction with an already established inspection program. As we have discovered in the past, without an enforceable policy in place, we often receive little participation from owners. I strongly recommend the City of Fridley's HRA invite the Columbia Heights staff directly involved in the Housing Maintenance. Code enforcement to attend an HRA meeting. Many of the concerns I have read in the HRA comments are issues already addressed and enforced in Columbia Heights. This may make the rental inspection issue seem less complicated. PW/DN M-92-719 ' :::):):..t'"mq%,'N'";',".•- igiiit>sitMti-W4;8 "kt;:.tSi;ZiS:3;i:zz:5;;;3:i.zzizz::;:szk;;;;;;:::;ez•z44::.;R:443/bIk'sblaRMUIRMIARRARRW81311f*liblk438titRARRN.'qititit&3.SP,S14, 1431A51!tRagleig82811k, •• •Zs2;.1.;:::::::) bbbbht ... • -.et.1':;.•••!At s,,:l''''.''',-.-',..t.$*•*::(1WKW.AP--,4 pr.....'...i;,,,. •.---**W---1". • . • .• _ 1.7 ___. .. ___ _____ F.7- rq:30 INSPECTION FORM: SECTION 8 EXISTING HOUSING "f. CONTROL # • Rent$ A. GENERAL INFORMATION:,Requested by: _BITs 1 03 4 5 Type Inspection:Special Re-exam LIP Initial LIP* Initial MB* (-- e-ex=Nin Mb Lease Amend. Also complete move-in inspection on back page_..., -_, Type Housing:Single Family Duplex/2F "IlL4-21ex---' Apartment z Mobile Home Row House or Town Houle: ., Unit older 1978:Yes No_ Child under 7:Yes_ No (If both yes,check paint) .... renan --7------• - - #Adults( ) Owner --•.' I LI: fe Add s , toremk ..3 Address Z )0 ( - -2/I ti City Cakit Zip / '2 City Zip Phone # Work# Phone# Work# :.,..-...-',3i .:,- : , -.2....--;,,:;•-:-; .--'- Date of Request Lease Date i;-/'-.9Z" '''''''''-'; . '--*.,-7,1 :,-`4-5'..,.'-', ,..- J....-40 .rg,W,!,-4 B.CHECK LIST: 4.OTHER ROOMS 4 $., >., P-PASS .....pc,--,: . ....--.--;,,..- ..-:11.--.-vt,t,v.„,„,r-..., ROOM CODES I.Bedroom A •••.# F-FAIL ,---.-,, -7.,-,- ;• - --. ...'.t 2-Dining Room 5 1;.'--3-Second Livong Room I s I -INCONCUJSIVE 5-Other 1.UVING ROOM 1;,- I 4.1 Room code 7.HEATING/PLUMBING P F I c.:.. 1 4 - . I Living room present 4.2 Electricity ../ 4/ 7.1 Heating equipment(----1------ r;.".:,- .2 Electricity ''. 4.3 Electrical hazards r0 7.2 Adequacy and safety , a. of heating equiment -P- -, . 1.3 Electrical hazards 7 4.4 Security 7.3 Ventilationkooling ii ---- . •-: _ . .4 Security /..- 4.5 Window condition 7.4 Water heater,r__ .- ) ./ ' . 1.5 Window condition .. ... 4.6 Ceiling condition z.(ii 7.5 Water supply 1.6 Ceiling condition 4.7 Wall condition 1,. 7.6 Plumbing 1.7 Wall condition 7 4.8 Floor condition I/ 7.7 Sewer connection 1.8 Floor condition 7 4.9 Lead paint „ 8.HEALTH AND SAFETY. ....- --H. -. --:-.:' 1.9 Lead paint 7 5.SECONDARY ROOM P F I 8.1 Access to unit 2.KITCHEN • 5.1 None(go to pt.6) /\iiiiA" l / .......--.--- 8.2 Fire exits 2.1 IGtchen area present ../ 5.2 Security 0 V.V 8.3 Infestation-Evidence e•----- /-"-- 2.2 Electricity V 5.3 Electrical hazards .....-•-71 8.4 Garage/Debris ' 2.3 Electrical hazards 7'.- 5.4 Other hazards 8.5 Refuse disposal 2.4 Security . V - 6.BUILDING EXTERIOR 8.6 Stairs/Halts-Common /--- 2.5 Window condition / 6.1 Foundation condition •--7...- 8.7 Interior hazards .----- 2.6 Ceiling condition • / 6.2 Stairs/Halls/Porches ,---'' 8.8 Elevators NIA (r) 2.7 Wall condition /;)....0 6.3 Roof/Gutters ...---' 8.9 Air quality-interior ............-- , 2 8 Floor condition 6.4 Exterior surfaces -.7' 8.10 Site&Neighborhood _....--'--- - 2.9 Lead paint 6.5 Chimney ...7 8.11 Smoke detectors 2.10 Stove/Range/Oven Z, 6.6 Lead paint exterior surfaces 7- C.SUMMARY DECISION ON UNIT* . . - / 7 ,1 Refrigerator 6.7 Tie downs N/A ,4"/ ) PASS INCONCLUSIVE FAIL 2.12 Sink 7 EXPLANATION OF"FAIL"RATING OR COMMENTS ' Jr 2.13 Food storage/preparation 3-7--- i.. f91i(P61, rtIl $4-Z(n(-TAO ) ,A livr1, 4,vm ... 2.BATHROOM No.:72 3 ` A re)lk u vt •( cmcee d 4<A-a per • 3.1 Bathroom present il12 3?Electrcity V 113 (1\1j vc* i-tfook - /. - 3.3 Electrical hazards / 3.4 Security / i-1.<4 r-far \2pkvoK -6cKdoi,,A atle11 ak 014-104Q • 3.5 Window condition 1 3.6 Ceiling condition .., t I fOrt Le re& 1111 Wpfir jn)Piti tAw to:444) . . . 3.7 Wall condition / .7,9\ IT01.( a.vm-4 o .-or kvrt4 yawl "Apfr st • . •, a 8 Roor condition / 5-.8 q f Akilidig- ba)bkA 61/ ro061.1Akipt,) a...9 Lead paint 4.10 Flush toilet • / MAINTENANCE ITEMStlicAniOm *A A 0,i)V\ -ID Ise_ /Mild 1.11 Wash basin /I iig\*Li . . 12 Tub/Shower '•• _f-N t n li - 111 Al) • INSPECTION FORM:SECTION 8 EXISTING HOUSING SECTION D MOVE IN CONDITIONS Tenant -- __�����`` Owner - - rA a ,2111K Address. of _ _ 1 ? -) !}"r Addrs1` i s l: ? _ Zip .` - City Zip • ., ,•t`Phone # Wotk * Phone / Work i r ?ft of Request Lease Date 1 / 0-1 CONDITIONS:ORIGINAL ASSISTED LEASE DATE Living Room: Bedr No.1: � / _ _,4e. oor condition: _ .1,-. v !AA CQ r 4.111) p�1 ;415 ir (a d 6 r C kip Cti'. IllrfL A(1 . C AT-ill (li -k I �i .- 1 L��S SA ii t qL,;,,Tmb �, r(G.) ntlition: Gl t: -In Bedroom No.2 Ar L /1� . :Aki1 ��:ll�ok‘i. A.I 1k 5 2t( 1 7 t a1 la( q-- Ceiling icondition. i S-rlli 4 Ceti }-O, f(-, elek\- Imgk. f U /apt 11P6 4s ��t cp,�:�C � I _ Kitchen: 4a(� i2v I(,ail i . _ Refrigerat r-. Bedroom No.3: - Make: k 4,1 t e - Model • nditio - c t p /f t i (J i -iiz-rtt. ÷ 11C Rang e Make: (2�l1f 1 Model: 1 Condition( ed,,r Jl1OL 5 to (/( PO (niiJ f jqt, � �, Counter top conditionL :k v.IA /Sl v ` (? 0 i /�� jj 5n '. .(C�-((,,.ccdr s erg- (C, did(' r) La11tY4)10? 1'/GZAW of (rx,,,-k.r'. 5Grc icbcl (' Floor condition: cYk ) CraLW 4 LO� cel aneous: I • 1 4i,e.-ii) um-t- L.Atipat,,,,,,,,i,,,/ , . Wall/Ceiling condition: fY1t f roc` 4(6. 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'_- \ ''. 1- '.16? • ' - I Ill" :- 1980 VS 1990 CHANGE ' 11. 41 0 tr, ';•\ 3 IH , _ -'7.:,'Z''— -:.. il 1111 i IN HOUSEHOLDS -* v ....,.. . ,• -- 6 6 .4f'^3 '' ,,t '''- 51:771. E... iIA 0-'''•:: • 1-71'2if. Fif.:41. 1990 MEDIAN INCOME 1p ' '•'..• 1--- :5::_:---i:: _ t- E-24-.T1...1.1 E'S'Aff 4 Et-71.- lii / ,.-.(:,=,'::-.;',,-,,ii. .i ' --- :-,-,.:F.1.- 74 '-' ,'::•"E-.41f 4 ' . ' / • r. i., STREET MAP-CITY OF g :::: 1:;Y:t1'-El L L :::.. i ••,--,- _ / .,.; . i - ' FRIDLEY •YAM.MOM I L : ---I-- / ____..,6__ ......._.....,..__..._.... ...........44,0.,.....--- . -....-p. _ „, K ' A 1.10 1990 CENSUS INCOME FOR FRIDLEY HOUSEHOLDS Income Range Number of Households Percentage of Total < $15, 000 1,461 13% $15, 000 - $24 ,999 1, 690 15% $25, 000 - $34, 999 1,958 18% $35,000 - $49,999 2,275 21% $50,000 - $74,999 2,286 21% $75, 000 - $99, 999 855 8% $100, 000 + 386 4% 10,911 100% 1990 MEDIAN INCOME BY CENSUS TRACT Census Tract Income 511.01 $41,719 511.02 $48,437 511.03 $38, 667 512.01 $30, 026 512 . 02 $31,931 • 512. 03 $43, 317 512.04 $29, 688 512 .05 $30,203 City's 1990 Median Income - $36,855 t . 2.1 Community Development Department t 1 HOUSING AND REDEVELOPMENT AUTHORITY City of Fridley DATE: December 4, 1992 TO: William Burns, Executive Director of HRA FROM: Barbara Dacy, Community Development Director SUBJECT: Agreement for Legal Services with Casserly Law Office, P.A. Attached is the contract renewal for 1993 for Casserly Law Office, P.A. The proposed hourly rate remains the same from the previous contract. Staff recommends that the HRA approve the contract as presented. BD: ls � y 2.2 AGREEMENT FOR LEGAL SERVICES • BETWEEN THE FRIDLEY HOUSING AND REDEVELOPMENT AUTHORITY (HRA) AND CASSERLY LAW OFFICE, P.A. 1. Term of the Agreement: January 1, 1993, throughy December 31, 1993. 2. Duties and Responsibilities of Casserly Law Office, P.A.: A. Analyze subsidies requested by developers or offered by the City, including: i. Tax increment analysis; ii. Internal rate of return analysis; and, iii. Pro forma cash flow and balance sheet analysis. B. Assist with any tax increment work, including the following: i. Modify the redevelopment project area; ii. Establish the tax increment district and the tax increment finance plan, including impact analyses; iii. Prepare resolutions adopting the above; iv. Prepare notices of public hearings; v. Attend public hearings to provide support and background; vi. Prepare letters and notices for the School and County Boards; and, vii. Prepare letters requesting certifications and filing documents with the appropriate jurisdictions. C. Assist in the negotiation and preparation of contracts for private development, assessment agreements, special assessment agreements, interest rate reduction programs, revenue notes, and other contractual arrangements between the Fridley HRA and the developer. D. Assist with any debt issuance,including recommendations as to the size, maturity, form and sale of debt as they relate to project analysis. E. Assist with policy analysis and with the review and updating of the tax increment districts. r , - 2.3 3. Compensation: A. Compensation shall be at the rate of Ninety and 00/100 Dollars ($90.00) per hour. B. Casserly Law Office, P.A., shall submit an itemized statement that clearly accounts for the hours of service provided by Casserly Law Office, P.A. 5. Other Reimbursements: A. Casserly Law Office, P.A., shall be reimbursed for long distance calls and delivery services, as well as for any filing fees that it incurs on behalf of the Fridley HRA. All other expenses will be included as part of the $90.00 per hour compensation rate. Agreed and entered into this day of December, 1992. CASSERLY LAW OFFICE, P.A. By James R. Casserly • FRIDLEY HOUSING AND REDEVELOPMENT AUTHORITY By Lawrence R. Commers Chairman By William W. Burns Executive Director of HRA 2 • 4 3.1 > < LORAN. ::::::.:<::::: TO: WILLIAM W. BURNS, EXECUTIVE DIRECTOR HRA FROM: RICHARD D. PRIBYL, FINANCE DIRECTOR SUBJECT: ENGAGEMENT AGREEMENT FOR THE AUDIT ACCOUNTING SERVICES FOR THE FRIDLEY HOUSING AND REDEVELOPMENT AUTHORITY DATE: November 19, 1992 Attached is the engagement agreement for the 1992 auditing accounting services that relates to the upcoming year-end process. Since year-end is quickly approaching it is time to begin the preparation for the audit field work. Because of the extremely good service and product we have received in the. past three years we are once again recommending the use of Tautges, Redpath & Co., Ltd. as our auditing firm. The fee for 1992 is $75 in excess of last year's cost for the audit services. • RDP/me Attachment 3.2 AGREEMENT FOR AUDITING/ACCOUNTING SERVICES This agreement by and between the FRIDLEY HOUSING AND REDEVELOPMENT AUTHORITY,A COMPONENT UNIT OF THE CITY OF FRIDLEY,MINNESOTA hereinafter referred to as the "HRA",and the accounting firm of TAUTGES,REDPATH&CO.,LTD., hereinafter referred to as the "Auditors",WITNESSETH: In consideration of their mutual covenants and agreements as hereinafter set forth,the parties hereto contract and agree as follows: I. The Auditors agree to perform an audit of the financial statements and transactions of the City for the year ending December 31, 1992. The scope of the services includes the following: • Financial audit of all funds and account groups of the HRA of the year ending December 31, 1992 in accordance with generally accepted auditing standards as set forth by the American Institute of Certified Public Accountants and the standards set for financial audits in the U.S. General Accounting Office's(GAO)Government Auditing Standards. • Opinion scope to cover the general purpose financial statements with an"in-relation-to" opinion on the combining individual fund and account group financial statements. • The State Legal Compliance Audit is included in the scope of service. Such audit will include tests of the accounting records and such other audit procedures as are considered necessary to enable the Auditors to render an opinion on the fairness of the HRA's financial statements. It is not contemplated that the audit will be a detailed examination of all transactions nor that the audit will necessarily discover mis-conduct,should any exist. The Auditors will,however,promptly inform the HRA of any findings which appear unusual or abnormal. . 3.3 II. The 1992 Annual Financial Report of the HRA shall be prepared in accordance with generally accepted accounting principles and the"Minimum Reporting Requirements-City Financial • Reporting"prepared and issued by the Office of the Minnesota State Auditor. Should the HRA require assistance in preparing and compiling its financial data and records to meet these requirements,the Auditors agree to assist the HRA as required and as determined jointly by the Auditors and HRA Administration. Fees for such services(if required)shall be billed on the basis of the hourly rates contained herein,and shall be billed separate from audit fees. III. The HRA herewith engages the Auditors for the work specified and agrees to pay the Auditors on the basis of: Partner $88.00 per hour Supervisor $67.00 per hour Senior $55.00 per hour Semi-Senior $45.00 per hour Junior $37.00 per hour Statistical Typists and Report Processors $23.00 per hour Charge per Copy of Financial Statements $18.00 per copy The Auditors agree to complete the services described in Sections I and VII for a fee not to exceed$2,550. Additional services,if authorized by the HRA pursuant to Sections II and V, will be billed separately based on the above hourly rates. IV. The Auditors shall provide the HRA with detailed statements as to the classifications and hours worked. Payments of the Auditor's fees shall be made by the HRA within thirty days after submittal of an itemized claim correctly showing the amount due the Auditors. Claims for payment will be submitted for payment upon completion of the interim audit; upon completion of the final field work; and,upon completion of the entire audit and submittal of the Annual Financial Report. 3.4 • V. If any circumstances disclosed by the audit and examination call for a more detailed investigation than would be necessary under ordinary circumstances, such circumstances will be called to the attention of the HRA authorities before proceeding further with such investigation. If authorized to proceed further with an investigation in this area,compensation for these additional services shall be at the regular rates designated in this agreement. VI. The Auditors will expand the scope of the examination to comply with audit regulations as promulgated by the Single Audit Act of 1984(P.L. 98-502)if the HRA receives$100,000 or greater of federal aid during the year of audit. The audit scope will be expanded for compliance with said legislation unless the Auditors receive a written request to not expand the scope of the examination. Non-compliance with the Single Audit Act of 1984 will require disclosure in the Auditor's report and we will notify the HRA of potential sanctions for such non-compliance. At the request of the HRA,the audit scope may be expanded to include the Federal Single Audit Act provisions. This may be requested if the HRA receives greater than$25,000, but less than $100,000 of federal aid during the year of audit. Subject to the above conditions,we will expand audit reports issued to the HRA to meet federal reporting standards in the areas of: 1)our study and evaluation of internal accounting controls; 2) federal program identification; and,3)our findings(if any)regarding non-compliance with federal regulations. Auditor certifies that its officers are Certified Public Accountants,licensed by a regulatory authority of the State of Minnesota. Certificate No. Robert G.Tautges 4350 James S. Redpath 5846 D. Kenneth George 7601 David J.Mol 9129 Norman C.Longsdorf 8423 Steven J. Wahlin 8160 • 3.5 • The Auditor further certifies that it meets the independence standards as promulgated by the General Accounting Office(GAO)Standards for Audit of Government Organizations,Programs, Activities and Functions (1988 revision). IN WITNESS WHEREOF,the HRA and the Auditors have executed this agreement the day and year written below. TAUTGES, REDPATH&CO.,LTD. FRIDLEY HOUSING AND REDEVELOPMENT AUTHORITY Certified Public Accountants By: By: David J. Mol, Vice President Chairman Date: /®!Z6o%Z Date: By: Executive Director Date: /Ji c, is 2_ s'- . 7 4.1 1 P- C) 0 .4.< !.:3> DC I 0 0 0 C) C) 4 1 4 4 4 4 4 4.< CD .40 0 0 0 0 0 PO 0 0 N3 Cs 3 cr D.140 11-1 0 0 0 CO Lh. 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NS S Ss • at. 1;r: CD 0 C‘.1 CI CI • 4L LL ! v4 mi r4 L. • • 4.2 TO: FRIDLEY H.R.A. • FROM: CITY OF FRIDLEY RE: BILLING FOR OPERATING EXPENSES FOR NOVEMBER, 1992 AND NOVEMBER 1992 ADMINISTRATIVE EXPENSES ADMINISTRATIVE BILLING: NOVEMBER ADMINISTRATIVE PERSONAL SERVICES 13,631.00 NOVEMBER ADMINISTRATIVE OVERHEAD 252.25 TOTAL ADMINISTRATIVE BILLING 13,883.25 • NOVEMBER OPERATING EXPENSES: POSTAGE 40.29 MINNEGASCO - RICE PLAZA 3.28 NSP - RICE PLAZA 114.67 SNOW PLOWING - RICE PLAZA 200.00 LAWN MOWING - RICE PLAZA 63.60 1991 YEAR-END MICROFICHE 37.20 FURNANCE - RICE PLAZA 1,350.00 NSP - LAKE POINTE 7.09 OCT MGMT FEE KORDIAK- RICE PLAZA 374.83 PATCH WALLS&PAINT OFFICE - RICE PLAZA 355.00 NOV - INSURANCE ALLOCATION 929.00 NOV - INSURANCE ALLOCATION 40.00 NOV - INSURANCE ALLOCATION 52.00 TOTAL OPERATING EXPENSES FOR NOVEMBER 3,566.96 TOTAL EXPENDITURES 17,450.21 4.3 • a - REVENUES •, \.. I— . h i . t 4.4 .... L., • ;-- i'.. .Z i-. i•-• Z iii Z Z :3 C-1 >-• U'D ilt.. Lij ij... Z Z Z U.. 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