HomeMy WebLinkAbout11/10/1998BOOK
AGENDA
MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY
NOVEMBER 10, 1998
7:00 P.M.
CITY HALL
MAPLEWOOD ROOM
1. Call to Order
2. Roll Call
3. Approval of Minutes
June 10, 1997
4. Approval of Agenda
5. Communications
Commissioner Appreciation Dinner - December 2, 1998
6. Unfinished Business
7. New Business
a. Truth-in-Housing Ordinance and Forms
b. 1998 Housing Plan Update
8. Date of Next Meeting
December 8, 1998
9. Adjournment
c:HRAAGEND,MEM
MINUTES OF THE
MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY
JUNE 10, 1997
Prior to officially calling the Maplewood HRA meeting to order, Chairperson Lorraine Fischer reported
on the truth-in-housing disclosures being filed at city hall. It was her conclusion that many homes are
either not being inspected or the reports are not being filed in a timely manner. Commissioner
Whitcomb said the ordinance should either be enforced or eliminated. Ken Roberts offered to do a
mailing to remind the housing evaluators of the requirements. He also suggested calling the board of
realtors so they could notify the real-estate agents of Maplewood's ordinance. Ms. Fischer had a list
of homes now for sale in Maplewood that she had taken from the local newspaper. The
commissioners will each investigate a number of these homes to see if they have complied with the
truth-in-housing ordinance.
The commissioners also discussed the Habitat for Humanity housing program, the livable
communities program and affordable housing in Maplewood.
=
CALL TO ORDER
Chairperson Fischer called the meeting to order at 7:40 p.m.
ROLL CALL
HRA Commissioners:
Lorraine Fischer, Tom Connelly, Larry Whitcomb,
Joe O'Brien
Staff: Ken Roberts, associate planner
APPROVAL OF MINUTES
May 13, 1997
Commissioner Connelly moved approval of the minutes of May 13, 1997, as submitted.
Commissioner O'Brien seconded. Ayes-- all
The motion passed.
APPROVAL OF AGENDA
Commissioner O'Brien moved approval of the agenda as submitted.
Commissioner Connelly seconded. Ayes--all
COMMUNICATIONS
Ken Roberts, associate planner, reminded the commissioners of the annual Maplewood tour
which will be held on Monday, June 30, 1997, at 5:30 p.m.
Maplewood HRA
Minutes of 06-10-97
-2-
Mr. Roberts shared some additional information about the Metro HRA and an update from
Lutheran Social Service of Minnesota on the Share-A-Home program. He said that, since 1986,
27 home-share matches have been made from 69 applications. A total of $26,295 has been
spent by the city on the program. Mr. Roberts also mentioned the drop in participating
organizations since the program first began. Commissioner Fischer thought the single-parent
situation was ideal for home share. She also spoke about services that are now available for the
elderly that did not exist years ago. The commissioners felt that the share-a home program
provides a service to the community.
6. UNFINISHED BUSINESS
A. In-Fill Development Study
Ken Roberts, associate planner, summarized the staff report. Commissioner Whitcomb
said he was concerned with the preservation of the property owners' rights.
Commissioner Fischer thought the property owner should be allowed the number of lots
that he was previously assessed and had utilities provided for. Commissioner Whitcomb
felt that if the property owner, by virtue of the change in number of potential lots,
experiences loss in property value he should be reimbursed. The board discussed
refunding of assessment money if this number of lots was not allowed. Ms. Fischer and
Mr. Whitcomb asked that these concerns be reflected in the ordinance.
Mr. Roberts said one of the goals of the in-fill study is to provide more tools to help city
staff work with developers to make projects compatible and tolerable to neighbors.
Commissioner Fischer also felt that requiring a PUD (planned unit development) for every
site would do more to preserve the environment than the plat process.
Commissioner VVhitcomb moved the Maplewood Housing and Redevelopment Authority
recommend approval of ordinance which revises Subsection 36-69 (lot dimensions) and
Section 30 (subdivisions) of the city code with the inclusion in Section 30-5, A. 6. of
wordage to reflect the concern that single lots that have been assessed for more than one
unit should be considered as the greater number of lots and this should be reflected when
computing the neighborhood average lot size.
Commissioner Whitcomb also moved the Maplewood Housing and Redevelopment
Authority recommend approval of the ordinance which revises Subsections 36-438, 36-
440, 36-441, and 36-443 about CUPs and planned unit developments, and the
administrative policy about neighborhood meetings.
Commissioner Connelly seconded.
Ayes--all
The motion passed.
B. 1996-1997 HRA Annual Report
Ken Roberts rs-introduced the annual report. This item was on the agenda for the May
13, 1997, HRA meeting but was not discussed because the meeting was running late in
the evening.
Commissioner VVhitcomb thought the work program was huge and preferred to
concentrate on one or two items. Mr. Roberts pointed out that Item 3 --review of
Maplewood HRA
Minutes of 06-10-97
-3-
ordinances and policies that affect housing--was already reviewed at this meeting. He
also mentioned that participation in the Metropolitan Council and MHFA programs was on-
going. Mr. Whitcomb suggested the HRA review the cost benefit of participating in the
Met Council programs. Chairperson Fischer proposed considering options for marginal
deteriorating housing.
Commissioner Connelly moved approval of the Housing and Redevelopment Authority
Annual Report for March 1996 through February 1997, amended so that Item 4 (study the
issue of deteriorating housing and consider possible solutions) becomes Item 2, Item 3
becomes 4 and the remaining items are numbered accordingly.
Commissioner Whitcomb seconded.
The motion passed.
Ayes-all
7. NEW BUSINESS
Commissioner Whitcomb said he would not be renewing his term on the commission which will
expire this year. Ken Roberts will advertise for new applicants. The commissioners
complimented the city on the format for the board/commission appreciation dinner.
DATE OF NEXT MEETING
The next HRA meeting is tentatively scheduled for July 8, 1997.
9. ADJOURNMENT
The meeting adjourned at 9:08 p.m.
TO:
FROM:
SUBJECT:
DATE:
MEMORANDUM
City Manager
Ken Roberts, Associate Planner
Truth-in-Housing Ordinance and Forms
October 7, 1998
INTRODUCTION
Mike Moser, representing the Minnesota Society of Housing Inspectors, is asking Maplewood to
stop requiring the property owner's disclosure section on the truth-in-housing disclosure report.
(See his letter on page 3.) This request requires changing the truth-in-housing ordinance and the
disclosure report forms.
BACKGROUND
On July 9, 1990, the city council gave the truth-in-housing ordinance second reading. (See the
ordinance starting on page 4. ) They also reviewed and approved the three housing disclosure
reports that city staff had prepared. (Please see the existing Maplewood disclosure report form
starting on page 10.)
DISCUSSION
The housing evaluators want the city to drop the property owner's disclosure from the truth-in-
housing disclosure report for several reasons. They contend that having the owner's disclosure
section on the form implies that the housing evaluators have knowledge about those items. Of
course, the evaluators would not have information about sewer backups, pipelines, wells or
covenants. The evaluators often have a difficult time getting the information or getting the
property owner to complete the information so that the evaluator can file a complete disclosure
report with the city. In addition, the evaluators note that the real estate and lender disclosure
report forms cover some of the same information that Maplewood is asking the property owner
to disclose on the city form. For an example, see the ReMax seller's property disclosure
statement on pages 17 and 18.
By eliminating this section of the Maplewood form, it would simplify the disclosure forms and
would allow the city to have a form that nearly follows Saint Paul's current disclosure form. This
then would allow Maplewood to follow Saint Paul's guidelines for housing inspections and for
evaluator review on test houses. (See Mr. Moser's letter dated July 23, 1998, the proposed
Maplewood disclosure report form and the existing Saint Paul form starting on page 19.)
Since the city council approved the ordinance and the disclosure forms, any changes to the
ordinance or to the forms require council approval. This would include an ordinance amendment
for Section 9-238(b)(2) of the city code.
RECOMMENDATION
Review the proposed revised Maplewood truth-in-housing disclosure report form and make a
recommendation about an ordinance amendment and disclosure form change.
kr/p:/ord/tih-98.ord
Attachments:
1. 9-21-98 letter from Mike Moser
2. Truth-in-Housing Ordinance
3. Existing Maplewood Disclosure Report form
4. ReMax Seller's Property Disclosure Statement
5. 7-23-98 letter from Mike Moser
6. Proposed Maplewood Disclosure Report form
7. Existing Saint Paul Disclosure Report form
2
Attachment 1
847 19th Avenue No.
South St. Paul, MN 55075
(612) 455-5888
September 21, 1998
Community Development Department
Maplewood City Hall
Attn: Ken Roberts
1803 E. Co. Rd. B.
Maplewood, MN 55109
Re: Troth in Housing Forms
A vote was held and the general consensus of all voting professional evaluators was as follows:
We respectfully request the city of Maplewood to discontinue the seller disclosures as pan of the Troth in
Housing report.
Having this information as part of, or with the Truth in Housing report implies that the evaluator has
knowledge of any kind regarding these disclosures.
We feel it makes the form complex, and is ultimately confusing to the buyer.
By eliminating these items, which are already done by the Realtors and lending institutions (F.H.A., V.A.,
and private). The buyer can, without confusion, see the condition of the property they are purchasing. Please refer to
the letter dated July 23, 1998 and the enclosed suggested new form.
Sincerely,
Michae~J. Moser
Director at Large
Minnesota Society of Housing Inspectors
3
Attachment 2
§9-234 MAPLEWOOD CODE
future revisions, modifications or amendments thereto, are hereby
adopted by reference, except for fees which shall be established by
city council resolution. With regard to such rules adopted by ref-
erence, wherever the phrase "request for inspection" is used
therein, substitute the words "apply for electrical permit" and
wherever the words "the board" referring to the state board of
electricity are used therein, substitute the words "the city."
(Ord. No. 663, § 1, 4-23-90)
ARTICLE XHI. TRUTH.IN.S,~F,.OF.HOUSING
Sec. 9-235. Purpose.
The purpose of this article is to protect the public health, safety
and welfare and to promote decent, safe and sanitary dwelling
accommodations. To help accomplish this, the city is requiring
the disclosure of housing information and defects as a condition of
the sale of housing. City inspectors may use this information to
require the correction of code violations.
(Ord. No. 668, § 1, 7-9-90; Ord. No. 704, § 1, 6-6-92)
Sec. 9.236. Definitions.
For the purpose of this article, the following terms are defined
as follows:
Adequate water flow. Enough pressure to maintain at least a
one-quarter-inch diameter (pencil-sized) flow of water from each
of at least three (3) or more plumbing Kxtures at the same time.
Contractual agreement. An agreement, written or otherwise,
between a buyer and seller for the conveyance of, or the intent to
convey, all or part of a housing unit or residential building. A
contractual agreement shall include, but not be limited to, an
earnest money contract, deed or purchase agreement.
Housing unit. A aingle dwelling, a double-dwelling unit, a town.
house unit, a condominium unit (as defined by Minnesota Stat-
utes), or any other attached housing unit designed for the occu-
pancy of one family. A housing unit shall not include a
manufactured home.
Supp. No. 10 554
BUILDINGS AND BUILDING REGULATIONS § 9-238
Owner. A person having a vested interest in the housing unit or
residential building in question. This includes his or her duly-
authorized agent or attorney, before a sale.
Residential building. A building containing one or more housing
units.
Sale. The conveyance of a housing unit or residential building
to a new owner.
(Ord. No. 668, § 1, 7-9-90; Ord. Bio. 704, § 1, 6-6-92)
Sec. 9.237. Applicability.
This article shall not apply to any newly constructed housing or
residential building when the title is conveyed to the first owner,
except that no owner shall convey or contract to convey a newly-
constructed housing unit or residential building without first pro-
viding to the buyer:
(1) A list ofthe names, addresses and telephone numbers of all
contractors and subcontractors who constructed the
building.
(2) The items in section 9-238 fo) (2) a, b, c, e, f, g, h and i.
(Ord. No. 668, § 1, 7-9-90; Ord. No. 683, § 1, 3-11-91; Ord. No. 704,
§ 1, 6.6-92)
Sec. 9.238. Truth.in.sale of housing disclosure report.
(a) An owner shall not show a housing unit or residential
building to a prospective buyer without publicly displaying and
making available a truth.in.sale-of-housing disclosure report. This
report shall be at the housing unit or residential building at the
time of showing and within three (3) days of listing. A copy of the
disclosure report shall be issued to the buyer before the execution
of a contractual agreement. A copy of such report must be filed
within fifteen (15) days with the city to be valid. A double filing
fee shall be collected by the city if the report is not ~ed within
fifteen (15) days.
ih) A housing disclosure report shall be prepared by the city. It
shall include:
(1) An evaluation by a city-certified housing inspector of sp~
cific parts of the building and property listed on the housing
Supp. No. 10
555
§ 9-238 MAPLEWOOD CODE
disclosure report. This list shall include, but not be limited
to, items addressed in the housing maintenance, siding and
junk removal ordinances. The city shall be responsible for
determining whether there is an ordinance violation.
(2) A signed statement by the owner that includes the fol-
lowing information:
a. Any damage to the building or its contents by flooding
or sewer backup and any evidence of chronic water
seepage of which the owner has knowledge.
b. The nature, extent and cause of any water seepage or
flooding of any portion of the property.
c. Whether or not there are pending housing orders from
the city about the property.
d. Whether there is a homestead classification for real
estate taxes payable.
e. Any other known defects or problems that are not vis-
ible.
f. Any deed restrictions or covenants running with the
property.
g. Whether the property is subject to the city's pipeline,
shoreland or flood plain ordinances.
h. The location and status ofall known wells, including a
map, stating whether the well is in use or abandoned
i. Whether the property is next to a high-voltage trans-
mission line. If so, the disclosure form shall include the
following statement: "The subject property is located
near a high-volt~ge electric transmission line. Pur-
chasers should be aware that there is ongoing research
on exposure to a magnetic field generated by high-
volt~ge lines. At this time no risk assessments have
been made."
(c) A truth.in.~de-of-housing disclosure report shall be valid
for no more than one year from the date of approval by the city.
However, if there is substandard maintenance or subsequent
damage to the building, the director of community development
may require a new inspection.
(Ord. No. 668, § 1, 7-9-90; Ord. No. 704, § 1, 6-6-92)
Supp. No. 10
556
BUILDINGS AND BUILDING REGULATIONS § 9-240
Sec. 9-239. Limitations.
(a) In making a housing inspection, the inspector shall con-
sider any concealed facilities to be adequate. The inspector shall
base his or her evaluation on the functional operation of the
facility and the condition of the equipment that is viewed. No
other warrant is expressed or implied.
(b) No one shall consider anything in a truth-in-sale-of-
housing disclosure report to imply that a residential building or
housing unit meets all minimum building standards. In addition,
no one shall consider anything in the report to imply a warrant of
the condition of the housing evaluated. The inspector warrants
that he or she has used reasonable care and diligence in inspect-
ing and evaluating the building.
(Ord. No. 668, § 1, 7-9-90; Ord. No. 704, § 1, 6-6-92)
Sec. 9-240. Certificate of competency.
(a) No person shall fill out a truth-in-sale-of-housing disclo-
sure report in Maplewood without having a valid certificate of
competency or truth-in-housing evaluator's license from Maplewood.
The city must issue the certificate of competency or license.
Maplewood will only approve people as housing inspectors or
evaluators who are licensed as truth-in-housing evaluators in
Saint Paul or Minneapolis. The housing inspectors must submit a
copy of their truth-in-housing license and any certification papers
to Maplewood from the City of Saint Paul or Minneapolis.
Maplewood must license each housing inspector or evaluator that
works in the city. Maplewood will automatically revoke or cancel
a housing inspector's license if it is revoked or cancelled for
violation of law or violation of the housing evaluators code of
ethics in either Saint Paul or Minneapolis. The city may require
the passing of a test that shows the inspector's knowledge of the
housing code. The city may then issue a certificate of competency
which is valid for one year. The city may issue renewals of all such
certificates. If a certificate of competency lapses for one year or
more, the person who held such certificate shall reapply to
Maplewood for renewal of such certificate. No holder of a certifi-
cate of competency or license from Maplewood shall allow another
person to use said certificate or license.
Supp. No. 12 557
§ 9-240
MAPLEWOOD CODE
(b) The city council may revoke the certificate of competency of
a housing inspector for cause. At least ten days before the
hearing, the city shall send written notification to the mailing
address used in the inspector's application. The notice shall list
the date, time and place of the hearing and of the specific reasons
for the suspension. The community development director may, at
his or her discretion, suspend the certificate of competency of a
housing inspector pending a suspension hearing.
(Ord. No. 668, § 1, 7-9-90; Ord. No. 704, § 1, 6-6-92; Ord. No. 761,
§ 1, 9-9-96)
Sec. 9.241. Insurance.
(a) No certificate of competency shall be issued or renewed
without satisfactory proof of insurance insuring the applicant/
evaluator.
(b) The city shall be included as a named insured on the
required insurance and any additional cost for including the city
shall be at the expense of the applicant/evaluator.
(c) The appBcant's/evaluator's insurance shall remain in force
continuously thereafter and no certificate of competency shall be
deemed to be in effect during any per/od of time when such
insurance and proof thereof are not also in effect.
(d) Each applicant/evaluator shall have an individually-
named insurance policy.
(e) The insurance policy shall provide coverage of not less than
two hundred ffl~y thousand dollars ($250,000) per claim or five
hundred thousand dollars ($500,000) per year, aggregate, against
any and all liability imposed by law resulting from the perfor-
mance of the duties as a certified truth-in-sale-of-housing evalu-
ator.
(Ord. No. 668, § 1, 7-9-90; Ord. No. 677, § 1, 11-29-90; Ord. Bio.
704, § 1, 6-6-92)
Sec. 9-242. Housing evaluation fees.
The city council shall set up a fee schedule by resolution for the
6ling of truth-in-sale-of-housing disclosure reports.
(Ord. No. 668, § 1, ?-9-90; Ord. No. 704, § 1, 6-6-92)
Supp. No. 12
558
8
BUILDINGS AND BUILDING REGULATIONS § 9.243
~ec. 9.243. Violations.
Any person failing to meet and follow the provisions of this
article shall be guilty of a misdemeanor and shall be subject to
prosecution.
(Ord. No. 917, § 1, 12-13-93)
Supp. No. 12
559
{The next page is 589}
Address of Evaluated Dwelling:
MAPLEWOOD TRUTH-IN-SALE
OF SINGLE-FAMILY HOUSING DISCLOSURE REPORT
(Carefully read this entire report)
Attachment 3
Owner's Address:
Telephone: (w)
Listing Agent and Agency:
(h)
Telephone: (w).
Date of Evaluation:
(h)
~4PORTANT NOllCES
This report is not a warranty of the current or future condition of the building or any building component nor is it a warranty of compliance
with the building code.
The City of Maplewood does not guarantee the accuracy of this report.
The lender, FHA or VA may have different standards.
5. This report is valid for one year from the date it is issued and only for the owner named on this report.
6. Questions regarding this report should be directed to the evaluator, owner or the owner's agent.
7. Complaints regarding this report should be directed to the Community Development Department, Maplewood C~ Hall, 1830 E. County
Road B, Maplewood, MN 55109, (612) 770-4560.
8. Attention Buyers: You should check the City's land use plan and zoning maps at City Hall for the area near this property. These will show
you how property could develop.
PROPERTY OWNER/LEGAL REPRESENTATIVE'S DISCLOSURE
This report is NOT VALID unless the following declarations are signed on the original copy submitted to the buyer.
I, the owner or legal representative of the owner, declare, as of this date, the following information:
1. The following is a listing of the nature, extent, causes and damage of any water, seepage, flooding or sewer backup due to flooding of any
portion of this residential property: '
There are are not city code violations or pending housing orders from the City for this property. If there are any orders, list the
date and nature of these orders or attach a copy of the order(s) to this report.
This properly does does not have o current homestead classification os of
contact Ramsey County Taxation and Records, Administration Department.
.(date). For further information,
Page of
10
The following is a listing of the deed restrictions and covenants that apply to this property (attach a copy if nece~ary):
· This properly is is nat subied to the Maplewood pipeline, shoreland, or flood plain ordinances. If so, the City's Community
Development Department should be contacted for special development restriction information.
The location of all known wells on the propeR, the date the well water was last tested, if the well(s) are in use, or abandoned and sealed
(State law requires abandoned wells to be sealed under certain conditions by a licensed water-well contractor). Please contact the
Minnesota Department of Health for more information. The following is a description of where all known wells on the propeRty are located
(attach a map if necessary):
ThLs residential properly is is not connected to and served by municipal ~anitary sewer service. If the propeRty is not served by
municipal ~anitary sewer service, the following information is about the individual sewage treatment ~stem on or serving this propert?:
a. Description of m/stem (type and number of parts in system):
b. The system is or is not now in use.
c. The system is in compliance with applicable sewage treatment laws and rules.
d. The septic tank was last pumped on
e. The aflached map shows the approximate location of the septic tank, drain fields and other Parts of the ~stem on the properly to the
best of the owner's knowledge.
This properly is is not__ next to high voltage (69,000 volts or more) transmission lines. If the subject propeRty is located next to a
high-voltage electrical transmission line, purchasers should be aware that there is ongoing research on adverse exposure to a magnetic field
generated by high-voltage lines. As of May 1990, no risk assessments have been made by scientific or health officials to resolve the health
effects of long or short term exposures to magnetic fields. Purchasers with concerns about the exposures should contact competent medical
or health inspectors or agencies for current risk asse~ment information.
Please conrad NSP, Electrical Engineering Department, at 779-3100 for more information.
Signature of the legal owner or owner's designated representative:
Date
I'IOUSING INSPECTOR'S DISCLOSURE
Please note the followinq:
1. This report covers only the items listed on the form and only those items visible at the time of the evaluation. The evaluator is not required
to ignite the heating plant, use a ladder to observe the condition of the roofing, disassemble items or evaluate inaccessible areas.
2. The City of Maplewood or the evaluator are not responsible for the determination of the presence of oirSoorne particles such as asbestos,
noxious gases, such as radon or ather conditions of air quality that may be present, or the conditions which may cause the above.
3. Automatic garage doors should reverse upon striking an object. If it does not reverse, it poses a serious hazard and should be repaired or
replaced immediately.
4. If this building is used for any purpose other than a single-family dwelling, it may be illegally zoned. To determine your legal uses under the
Maplewood City Code, contact the Community Development Department at 770-4560.
Address: Date:
Page__of__
.Key: 'M' = Meets minimum housing code requirements, if applicable, or is in a safe, workmanlike condition, without an apparent deficiency.
'B' = Below minimum housing code requirements, if applicable, or has a deficiency that may effect its intended use.
'H" = Hazardous--the item may endanger the health or safety of the occupant.
'C' = Comments--the item cannot be adequately evaluated or it has some deficiency, but the deficiency is insufficient to make the item
below minimum housing code requirements or to effed its intended use.
'Y" = Yes
"N" = No
Any item marked "B", 'C' or "H" must have a written comment about the item. Additional comment sheets may be attached if
needed.
(*) = The items marked with an asterisk (*) are part of the Maplewood owner-occupied housing maintenance code for single dwellings.
EXTERIOR PROPERLY AREAS
'1. Sanitation .......................................................
2. Grading and drainage .....................................
*3. Evidence of noxious weeds ..............................
4. Foundations .....................................................
*5. Walls and siding ..............................................
6. Roof covering and flashing ...............................
7. Porches, stairways, railings and decks ...............
*8. Windows, doors and hatchways .......................
9. Door locks and security ....................................
10. Gutters and downspouts ..................................
11. Chimneys .........................................................
12. Electrical outlets, fixtures and
service entrance ..............................................
GARAGE(S) OR ACCESSORY STRUCTURES
13. Roof structure and covering ............................
'14. Walls and siding .............................................
15. Slab or floor condition ....................................
16. Garage doors .................................................
17. Garage door opener (See note No. 3.) ..........
18. Electrical wiring, outlets and fixtures ................
19. Stairs and handrails ........................................
20. Basement/cellar floor ......................................
21. Foundation .....................................................
22. Evidence of dampness or staining ..................
23. Structural members (beams, columns and
first floor system) ...........................................
24. Walls and ceilings ..........................................
Address:
Item # Comments
Dote:
12
Page
of
ELECTRICAL SERVICE(S) # of Se~ices. ................
25. Service size:
Amps: 60.__ 100__ 150..__ Other~
Volts: 115 115/230.__
26. Electrical service installation/grounding ..........
27. Electrical wiring, outlets and fixtures ..............
PLUMBING SYSTEM
28. Floor drain(s) ...............................................
29. Waste and vent piping .................................
30. Water piping ...............................................
31. Gas piping (all floors) .................................
32. Water heater(s) (installation ond venting) .....
33. Plumbing fixtures .........................................
34. Water flow .................................................
HEATING SYSTEM
35. Heating plant(s): Fuel:__ Type:
a. Installation and visible condition .................
b. Viewed in operation ...................................
c. Combustion venting .................................... __
36. Additional heating unit(s) Fuel: Type:
a. Installation and visible condition ..................
b. Viewed in operation ....................................
c. Combustion venting .................................... __
KITCHEN
37. Sink/water supply system ............................ __
38. Cabinets or shelves ...................................
39. Walls and ceiling ......................................
40. Floor condition and ceiling height ............. __
41. Evidence of dampness or staining .............
42. Eledrical outlets and fixtures .....................
43. Window size and openable orca .............. __
44. Window condition .....................................
Item
Comments
Date:
13 __ of
Item # Comments
BATHROOM(S) # of: Full Pc~al
45. Flush water closet ............................................
46. Lavaton/sink ....................................................
47. Bathtub or shower ............................................
48. Walls and ceiling .............................................
49. Floor condition ................................................
50. Evidence of dampness or staining ....................
51. Electrical outlets and fixtures ............................
52. Window or mechanical exhaust ........................
53. Condition of windows or mechanical exhaust...
lIVING AND DINING ROOM(S)
54. Walls and ceiling .............................................
55. Floor condition and ceiling height ....................
56. Evidence of dampness or staining ....................
57. Electrical outlets and fixtures ............................
58. Window size and openable area .....................
59. Window condition ...........................................
HALLWAYS, STAIRS AND ENTRIES
60. Walls, ceiling and floors .................................
61. Evidence of dampness or staining ...................
62. Stairs and handrails .......................................
63. Electrical lights, outlets and fixtures ................
64. Window condition .........................................
SLEEPING ROOM(S) No. of: __
65. Walls and ceiling ..........................................
66. Floor condition and ceiling height .................
67. Evidence of dampness or staining ................
68. Electrical outlets and fLdures ........................
69. Window size and openable area ..................
70. Window condition ........................................
Da~e:
Page__of__
Item # Comments
ENCLOSED PORCHES AND OTHER ROOMS
-'~Evaluator shall identify each additional room
· eparately and comment when necessary.)
71. Walls, floor condition and ceiling height ....
72. Evidence of dampness or staining .............. __
7:3. Electrical outlets and fixtures ......................
74. Window condition .....................................
ATTIC SPACE (V~ble Areas)
75. Roof boards and rafters ............................
76. Evidence of dampness or staining ..............
77. Electrical wiring/outlets/f~ures ...................
78. Ventilation ..................................................
INTERIOR AREAS
79. Sanitation ..............................................
80. Smoke detector(s) ..................................
Properly located .....................................
Any muclure bu~ bd'ore 1950 may have lead paint o~in iL
ENERGY INFORMATION
INSULATION
81. Attic insulation ............
82. Wall insulation ............
83. Kneewall insulation ......
84. Rim Joist insulation ......
85. Storm doors ................
86. Storm windows ............
Type of
Insulation
Approx. N._~V
Inches NA
WEATHERSTRIPPING
87. Doors ..........................
88. Windows .....................
NV = Not Visible
NA = Not Applicable
Address:
Date:
15
Page __
FIREPLACE/W~DSTO~
89. Dampers installed in
fireplaces ........................
90. Installation ....................
91. Condition .....................
Item # Comments
Evaluator Signature Phone number Date
Address: Date:
Page_ of__
fm\truth-s
August, 1994
Realty 100, Inc.
SELLER'S PROPERTY
DISCLOSURE STATEMENT
This form approved by the Minnesota Association of
REALTORS®, which disclaims any liability
anmng out o! use or misuse of this form.
1. Date
2. Page I of
Pages
5.
6.
7
8.
9.
10.
NOTICE: This disclosure is not a warranty or a guaranty of any kind by the Seller(s) or Agent(s) representing
any party(s) in the transaction. The information disclosed is given to the best of the Seller's knowledge.
INSTRUCTIONS TO BUYER: Buyers are encouraged to thoroughly inspect the property personally or have it
inspected by a third party, and to inquire about any specific areas of concern.
INSTRUCTIONS TO THE SELLER: (1) Complete this form yourself. (2) Consult prior disclosure statement(s)
and/or inspection report(s) when completing this form. (3) Describe conditions affecting the property to the best
of your knowledge. (4) Attach additional pages with your signature If additional space is required. (5) Answer
all questions. (6) If any Items do not apply, write "NA" (not applicable).
11. Property located at
12. City of .County of State of. .
13. A. GENERAL INFORMATION:
14. (1) When did you purchase or build the home?
15. (2) Type of Title Evidence: Abstract [--I Registered ~orrens) r~ Unknown r--}
16. Location of Abstract or Owner's Duplicate Certificate of Title:
17. Is there an existing Owner's Title Insurance policy? Yes [] No [] Unknown []
18. (3) Have you occupied this home continuously for the past 12 months? Yes [] No
19. If no. explain:
20. (4) Is the home suitable for year round use? Yes
21. (5) Is the 13roperty located ~n a designated flood plain? Yes
22. (6) Are you ~n possesmon of prior seller's disclosure statement(s)? (If yes, ~)lease attach) Yes
23. Are there:
24. ( 7 ) Encroachments? Yes
25. (8) Covenants. Restrictions or Reservations (non-governmental) affecting the use of the property?Yes
26. (9) Easements. other than ~Jtlity or drainage easements? Yes
27. (10) Comments:
[]No[--]
[] No [] Unknown []
[]No[Z]
[] No [] Unknown []
]~ No r~ Unknown []
[] No [] Unknown []
28.
29. B.
30.
31.
32.
GENERAL CONDITION:To your knowledge have any of the following conditions previously existed or
(1) Has there been any damage by w~nd. fire. flood or other disaster(s) Yes
If yes, give details of what happened and when:
do they currently exist?
[]No[]
33.
34.
35.
36.
( 2 ) Has the structure(s] Peen altered? (i.e. additions, altered roof lines, changes to toad bearing walls.) Yes [] No r'-]
if yes, please specify what was done. when anci by whom (owner or contractor):
38. (3) Soil Problems? Yes ~ No ~
39. (4) Diseased Trees? Yes r--i No [~
40. (5) Animal infestation? Yes [] No []
41. (6) InsectJPest Infestation? Yes I--) No ~
42. (7) Do you have or nave you previously had any pets? Yes [] No r~ if yes, indicate type__
43. ( 8 ) Comments:
and number
44.
45. C. STRUCTURAL SYSTEMS:To your knowledge have any of the following conditions previously existed or do they currently exist?
46. (Answers apply to all structures, such as garage and out-buildings.)
47. (1) THE BASEMENT, CRAWLSPACE, SLAB
48. (a) Foundation problem Yes r~l No [~ (e) Drain tile problem
49. (bl Flooding Yes l--] No ['--[ (f) Cracked floors/walls
50, (c) Wet floors/walls Yes [---'] No ~ (g) Sewer backup
51 (d) Leakage~eepage Yes [] No [~ (h) Other
52. Give details to any question answered "yes":
53.
Yes [] No [---]
Yes [---I No []]
Yes [] No []
Yes [] No []
55. (2) THE ROOF
56. (s) What is the age of the roofing material?
57. (b) Has there been interior damage from ice build-up?
58. (c) Has there been any leakage?
59. (d) Have there been any repairs or replacements made to the roof?
60. Give details to any question answered "yes":
61.
Yes [] No []
Yes [] No []
Yes [] No []
62,
64.
65.
66.
69.
70.
71.
72.
PRIVATE SEWER SYSTEM DISCLOSURE: (A Private Sewer System Disclosure is required by Minn. Statutes)
Check appropriate box
~ . The seller does not know of a private sewer system on or serving the above described real property.
r-~ There is a private sewer system on or sewing the above described real property. See Private Sewer System Disclosure.
PRIVATE WELL DISCLOSURE: (A Well Disclosure Statement and Certificate are reduired by Minn. Statutes) Check appropriate box
[] The seller certifies that the seller does not know of any wells on the above described real property.
[--'1 The seller certifies there are one or more wells located on the above described real properbj. See Well Disclosure Statement.
Are there any wells serving the above described property that are not located on the property?. Yes [--'] No ~ Unknown []
Date wall water last tested for contaminants: Test results attached Yes [~ No [--]
Comments:
73. Is this property in a Special Well Construction Area? Yes [] No I--] Unknown []
74. Contaminated Well: Is there a wall on or serving the property containing contaminated water? Yes 1'~ No ['--] Unknown r'-]
75. MN:SPDS-1 (E¢95} ORIGINAL COPY TO LISTING BROKER: COPIES TO SELLER, BUYER, SELLING BROKER.
Realty 100, Inc.
SELLER'S PROPERTY
DISCLOSURE STATEMENT
76. Page 2 of
Pages
77. Property located at
78. F. VALUATION EXCLUSION DISCLOSURE (Required by Minn. Statute 273,11, Subd. 16) Check appropriate box,
79. There IS ~/IS NOT E~ an exclusion from market value for home improvements on this property. Any valuation exclusion will terminate
80. upon sale of the property, and the property's estimated market value for property tax purposes will increase. If a valuation exclusion
81. exists, buyers are encouraged to look into the resulting tax consequences.
82. Additional comments
83. G. APPLIANCES~ HEATING~ PLUMBING= ELECTRICAL AND OTHER MECHANICAL SYSTEMS:
84, NOTE: This section refers only to the working condition of the following items. Personal property is included in the sale ONLY IF
85. specifically referenced in the Purchase Agreement. Cross out only those items not physically located on the property.
86. In Working Order In Working Order In Working Order
87. YES NO YES NO YES NO
88. Dishwasher r--I ~ Antenna and Cables E:::] [] Pool and Equipment []
89. Dryer [] E:~ Ceiling Fan i--] E~ Range Hood(s) ~ i--']
90. Freezer E:~ ~ Central Air Conditioning [] [] Security System [~] F-I
91. Garage Door Opener Controls(s) [-~ [] Central Heating System [] [] Smoke Detector (Battery) [-~ []
92. M~crowave [--I ~ Door Bells [] ~ Smoke Detectors (Hardwirs) [] []
93. Range/Oven [~ ~ Dra~n Tile System [] I---I Solar Collectors
94. Refrigerator(s) ~ I-'-I Eiectncal Systems [] E~ Supplemental Heater(s) [] i'-'"1
95. Sump Pump E~ [] Exhaust Systems F'--I [] Toilet Mechanisms [] []
96 Trash Compactor [---I [] Fire Sprinkler System E~ E~] Wall Air Conditioners
97. Washer [] [] Fireplace(s) [] [---J Water Heaters(s)
98. Window Air Conditioner(s) [~ [] Fireplace Mechamsms E~] [~ Water Treatment System(s) r~
99. Other [] ~ Furnace Humidifier [~] E~ Rented [] Owned r--]
100. Other [] ~ Garage Door Opener(s)(GDO) ~ I--I Windows [] I'--I
101. Other E~ ~ GDO Auto Reverse E~] ~ Window Treatments
102. Other ~ E~ Garbage Disposal ~ F'-q Woodburning Stove
103. Other ~ [~ Incinerator ~ [~1 Other [---i []
104. Intercom r--1 [] Other r-~
105. Lawn Sprinkler System [] [--) Other [] [~1
106. Plumbing [~] [] Other E:] []
107. Comments
108.
109.
110. H. ENVIRONMENTAL CONCERNS: To your knowledge are any of the following present on the pmpen'y?.
111. Asbestos? Yes ~ No F-"I Unknown I--'q Lead? (paint, plumbing, etc,) Yes [] No []
112. Formaldehyde? Yes [] No [] Unknown E~ Radon? Yes I---] No ~
113. H~.ardous Substances? Yes ~ No E~ Unknown [-'-I Underground Storage Tanks? Yes ~ No []
114. H~.ardous Wastes? Yes ~ No [~ Unknown F~ Other? Yes r--I No []
115. Give details to any question answered "yes'"
116.
Unknown ~
Unknown F'-I
Unknown []
Unknown ~
117.
118.
119. I. OTHER KNOWN DEFECTS:
120, Are there any other known defects in or on the property? If yes, explain below:
121,
Yes ~ No F--I Unknown
122.
123. J. ADDITIONAL COMMENTS:
124.
125.
126.
128.
129.
LISTING BROKER AND AGENTS MAKE NO REPRESENTATIONS AND ARE
NOT RESPONSIBLE FOR ANY CONDITIONS EXISTING IN THE PROPERTY.
130. K. SELLER'S STATEMENT: Cio be signed at time of listing)
131. The Seller(s) hereby states the condition of the property to be as stated above and authorizes any Agent(s) representing any party(s)
132. in this transaction to provide a copy of this statement to any person or entity in connection with any actual or anticipated sale of
133. the property,
135. L.
136.
137.
BUYER'S ACKNOWLEDGEMENT: (To be signed at time of purchase agreement)
lANe, the Buyer(s) of the property acknowledge receipt of the Seller's Property Disclosure Statement and agree that no representations
regarding the condition of the property have been made other than those made above.
138.
139. M.
140.
141.
SELLER'S ACKNOWLEDGEMENT: ('f'o be signed at time of purchase agreement)
AS OF THE DATE BELOW, INVe, the Seller(s) of the property, state that the condition of the property is the same, except changes
indicated above which have been initialed and dated.
142.
143. MN:SPDS-2 (6/95)
ORIGINAL COPY TO LISTING BROKER; COPIES TO SELLER, BUYER, SELLING BROKER.
(Dale)
July 23, 1998
Community Development Dept.
Maplewood City Hall
Attn: Ken Roberts
1803 E. Co. Rd. B.
Maplewood, IvIN 55109
M.J. MOSER
847 19th Avenue No.
South St. Paul, MN 55075
(612) 455-5888
Attachment 5
Re: Truth in Housing Form
The revised form as submitted would have great benefit to the city, the buyer and the evaluator. It is modeled after
the St. Paul City form, as is your program. By using this form you will accomplish the following:
1. A form that is all inclusive for all types of properties. If additional units are inspected you can simply use page
3.
2. The numbering follows the St. Paul Guidelines. This will allow you to use their guidelines which would be
continually upgraded by St. Paul and at no cost to the City of Maplewood. Any small differences can be
handled in memo form.
3. The evaluators are very familiar with the form and it is extremely computer friendly.
4. The Minnesota Society of Housing inspectors will at no cost to Maplewood include the form in our twice yearly
education seminars. These seminars will teach and point out the proper report writing based on Maplewood's
needs.
I realize that an ordinance change would probable be needed, since this revised form eliminates the 2 pages of
Disclosure that are now included.
Time has shown these items to be redundant and unnecessary, as FHA, banks and disclosure statements now supply
this information.
I would be glad to offer any additional information at a work session or council meeting. Please feel free to contact
me.
Sincerely, ~
Director at Large
Minnesota Society of Housing Inspectors
19
Attachn~ent
Disclosure Report P~e o~
Maplewood Truth-In-Sale of Housing
(Carefully read this entire report)
THIS REPORT IS NOT A WARRANTY, BY THE CITY MAPLEWOOD OR OF EVALUATOR OF THE FUTURE
USEFUL LIFE, OR THE FUTURE CONDITION OF ANY BUILDING COMONENT OR FIXTURE.
Notice: A copy of this Report must be publicly displayed at the premises when the house is shown to prospective buyers, and
a copy of this Report must be provided to the buyer ~ the time of signing a Purchase Agreement.o~ C>~k(gt' c~/./7'a,~:_ fL0 ~
Address of Evaluated Dwelling:
Owner's Name:
Owner's Address:
Listing Agent and Agency:
Type of Dwelling: Single Family Duplex Townhouse Condo*
* For condominium units this evaluation includes only those located within the residential units and does not include the common
use areas, or other nonresidential areas of the structure.
COMMENTS:
HOMEOWNER/REPRESENTATIVE DISCLOSURE STATEMENT: TO BE COMPLETED BY THE OWNER OR
THEIR REPRESENTATIVE.
I, THE OWNER OR AGENT OF THE OWNER, DECLARE THAT AS OF THIS DATE, THERE
__ ARE ARE NOT CODE VIOLATION ORDERS PENDING ON THIS PROPERTY FROM MAPLEWOOD,~6~2tL~
HEALTH OR ANY OTHER MAPLEWOOD CITY ~?~NC--I-F~.
I FURTHER DECLARE THAT, TO THE BEST OF MY KNOWLEDGE, THERE
DAMAGE, SEWER BACK-UP OR WATER SEEPAGE IN THE BUILDING.
HAS
HAS NOT BEEN FLOOD
Signature of the Owner or Representative
Date
This Report:
1. is intended to provide basic information to the home buyer and seller prior to the time of sale. Minimum standards for this report are as contained
in the Maplewood City Code. This report WILL NOT be used to enforce the requirements of the Code.
2. is not warranty, by the City Maplewood, of the condition of the building or any building component, nor of the accuracy of this report.
3.)co ers only the items listed on the form and only those items visible at the time of the evaluation. The Evaluator is not required to ignite the
--heating plant, use a ladder to observe the condition of the roofing, disassemble items or evaluate inaccessible areas.
4. may be based upon different standards than the lender, Federal Housing Administration (FHA) or Veterans Administration (VA).
5. is valid for one year fi.om the date of issue and only for the owner named on this report.
!
Questions re~qu~l~g this report should be directed to the evaluator/ Occ, l~e~ e~ 'T'~ ~u.~l~
Complaints PeG~ding this report sho.qld be directed to the Community Development Department, Maplewood City Hill, 1830~. County
Road ByMaplewood, MN 55109, ~f~l~t 7704560
EVALUATOR:
Date: REV 7~98
2O
Property Address:
"M' -- Meets minimum requirements - the item complies with the minimum Housing Code requirements.
"B' = Below minimum requirements - the item is below minimum Housing Code requirements.
"C' = Comments - the item cannot be ~equately evaluated or it has some deficiency, but the deficiency is
insufficient to make the item below minimum requirements.
"H' = Hazardous - the item in its present condition may endanger the health and safety of the occupant.
"Y' = Yes
"N' = No
Any item marked "B', "C" or "H" must have a written comment about the item. Additional
comment sheets may be attached if needed.
BASEMENT/CELLAR
1. Stairs and Handrails .....................................................
2. Basement/cellar floor ...................................................
3. Foundation ..............................................................
4. Evidence of dampness or staining .....................................
5. First floor, floor system .................................................
6. Beams and columns ...................................................
Item #
Comments
ELECTRICAL SERVICE(S) # of Services .......................
7. Service size:
Amps: 30 60 100 150 Other
Volts: 115 ~ 115/230
8. Electrical service installation/grounding ..............................
9. Electrical wiring, outlets and fixtures .................................
PLUMBING SYSTEM
10. Floor drain(s) ............................................................
1 !. Waste and vent piping .................................................
12. Water piping ............................................................
13. Gas piping (all floors) .................................................
14. Water beater(s) installation ...........................................
15. Water heater(s) venting ..............................................
16. Plumbing fixtures ......................................................
HEATING SYSTEMS(S) # of .....................................
17. Heating plants(s): Fuel: Type:
a. Installation and visible condition .....................................
b. Viewed in operation ...................................................
c. Combustion venting ....................................................
The Evnluator is not required to ignite
the heating plant(s).
18. Additional heating units(s) Fuel: Type:
a. Installation and visible condition ...................................
b. Viewed in operation .................................................
c. Combustion venting ..................................................
19. ADDITIONAL COMMENTS .....................................
EVALUATOR:
DATE:
Page
RevT/98
of
Property Address:
KITCHEN
~ Wall and ceiling ....................................................
..~*-t~. Floor condition and ceiling height ...............................
.~vidence of dampness or staining ............................
~. Electrical outlets and fixtures ...................................
..2~4. Pl~nbing fixtures ..................................................
e~2$!~Water flow ...........................................................
~26.~'~Window size and openable area ................................
~.~.. Window condition ..................................................
.FloolVING AND DINING ROOM(S)
alls and ceiling ...................................................
r condition and ceiling height ..............................
3, 3~Evidence of dampness or staining .............................
~,~5 Electrical outlets and fixtures ..................................
~ Window size and openable area ...............................
~ Window condition ..................................................
_..~_. LLWAYS, STAIRS AND ENTRIES
,.~34~ ~Walls, ceilings and floors .........................................
Ewdence of dampness or stauung .............................
36~fStairs and handrails to upper floors ...........................
3.7~.. Electrical outlets and fixtures ...................................
) .&8,. Window condition ..................................................
~)Smoke detector(s) .................................................
Properly located ....................................................
Hard-wired ..........................................................
BATHROOM(S) # of: Full Partial
~. ~alls and ceiling ..................................................
loor condition ...................................................
,~vidence of dampness or staining ............................
~k~TfElectrical outlets and fixtures ....................................
~. Plumbing fixtures ..................................................
~ Water flow ...........................................................
,.A .~. Window size and openable area or
mechanical exhaust ..............................................
~ Condition of windows or mechanical
exhaust ..............................................................
SLEEPING ROOM(S) No. of:
...Ag. Walls and ceiling ...................................................
~ Floor condition, area, and ceiling height ......................
.~$0. Evidence of dampness or staining .............................
4T7. Electrical outlets and fixtures ....................................
~. Window size and ~penable area ................................
,,,$9'fWindow condition ..................................................
ENCLOSED PORCHES AND OTHER ROOM
(Evaluator shall identify each additional room separately
and comment when necessary.)
~$4~alls and floor condition .........................................
,~,~55~Evidence of dampness or staining .............................
,~leetrical outlets and fixtures ....................................
~. ~indow condition ..................................................
A'i'rlC SPACE (Visible Areas)
.~&~Roof boards and rafters ..........................................
~59.~Evidence of dampness or statmng .............................
~5~_~leetrical wiring/outlets/fixtures .................................
~6t'. Ventilation ...........................................................
62. ADDITIONAL COMMENTS ...................................
Meets minimum requirements "B" = Below minimum requirements
"C" = Comments "H" = Hazardous "Y" = Yes "N" = No
Item # Comments
EVALUATOR:
DATE:
Page of ~
REV 7/98
t
Proper~ Address:
EXTERIOR (Visible Areas)
,.f~oundation
.,,(~l~Basement/cellar windows ........................ ]Item # C°mments
.e~6~'. Drainage (grade) ....................................
~ Exterior walls .......................................
~-~Doors (fi-ames/storms/screens) .....................
~indows (frames/storms/screens) ..................
~en porches, stairways and decks ................
~;/~..fl~ ~rnice and trim ......................................
~I~R~ oof covering and flashing .........................
~7'. Gutters and downspouts ...........................
~_~himneys ..............................................
~ Outlets, fixtures and service entrance .............
,~oARAGE
of structure and covering .........................
. ~
Wall structure and covering .........................
Slab condition .........................................
,. G~rage doors ..........................................
arage opener - (see important notice # 6)
,,S~lectrical wiring, outlets and fixtures .............
~]~1'i Additional Comments ..............................
I hereby certify that the above report is made in compliance with the Maplewood City Code, and that I have utilized the
care and diligence, reasonable and ordinary, for meeting the certification standards prescribed by the Truth - In - Sale of Housing
Ordinance, Article XII of Chapter 9. I have found no instance of non-compliance with the items listed
above as of the date of this report, except those designated herein.
Meets minimum requirements "B" = Below minimum requirements
"C" = Comments "H" = Hazardous "Y" = Yes "N" = No
Evaluator Signature
Phone Number Date
THE FOLLOWING ITEMS ARE NOT MANDATORY REQUIREMENTS. THEIR INCLUSION ON THIS FORM IS
ONLY TO PROVIDE SUPPLEMENTAL INFORMATION TO THE BUYER. NO DETERMINATION IS MADE
WHETHER THE ITEMS MEET MINIMUM REQUIREMENTS.
ENERGY INFORMATION Approx.
INSULATION Type of Insulation Inches
82. Attic Insulation .................................
83. Foundation Insulation ........................
84. Kneewall Insulation .........................
85. Rim Joist Insulation .........................
86. Storm Doors ...................................
87. Storm Windows ................................
WEATHERSTRIPPING
88. Doors ...........................................
89. Windows ........................................
f--- PLACVWOODSTOV S # of .
0 Dampers installed in fireplaces .............
' .
~~. InDs~llat,on .......................................
~. Condition .......................................
N._~v
NV = Not Visible
NA = Not Applicable
Page of
Rev 7/98
IMPORTANT NOTICES
1. Rainleaders connected to the sanitary sewer system must be disconnected.
2. Any house built before 1950 may have lead paint on/in it. If children eat lead paint, they can be poisoned. For more information call the
Environmental Health Officer, 770-4560.
3. Tbe City of Maplewood or the Evaluator are not responsible for the determination of the presence of airborne particles such as asbestos,
noxious gases, such as radon or other conditions of air quality that may be present, nor the conditions which may cause the above.
4. If this building is used for any purpose other than a single family dwelling, it may be illegally zoned. To determine your legal uses under
the Maplewood City Code, contact the Community Development Department at 770-4560.
5. Automatic garage doors should reverse upon striking an object. If it does not reverse, it poses a serious hazard and should be repaired
or replaced immediately.
Attachment 7
Page of -
Disclosure Report
St. Paul Truth-In-Sale of Housing
(Carefully read this entire report)
THIS REPORT IS NOT A WARRANTY, BY THE CITY OF ST. PAUL OR EVALUATOR OF THE FUTURE
USEFUL LIFE, OR THE FUTURE CONDITION OF ANY BUILDING COMPONENT OR FIXTURE.
Notice: A copy of this Report must be publicly displayed at the premises when the house is shown to prospective buyers, and
a copy of this Report must be provided to the buyer prior to the time of signing a Purchase Agreement.
Address of Evaluated Dwelling:
Owner's Name:
Owner's Address:
Listing Agent and Agency:
Type of Dwelling: Single Family ~ Duplex __Townhouse __ Condo* ~
* For condominium units, this evaluation includes only those items located within the residential units and does not include the common
use areas, or other nonresidential areas of the structure.
Comments:
HOMEOWNER/REPRESENTATIVE DISCLOSURE STATEMENT: TO BE COMPLETED BY THE OWNER OR
THEIR REPRESENTATIVE.
I, THE OWNER OR REPRESENTATIVE OF THE OWNER, DECLARE THAT AS OF THIS DATE, THERE
ARE __ ARE NOT CODE VIOLATION ORDERS PENDING ON THIS PROPERTY FROM SAINT PAUL PUBLIC
HEALTH OR ANY OTHER ST. PAUL CITY AGENCIES.
I FURTHER DECLARE THAT, TO THE BEST OF MY KNOWLEDGE, THERE HAS
DAMAGE, SEWER BACK-UP OR WATER SEEPAGE IN THE BUILDING.
HAS NOT BEEN FLOOD
Signature of the Owner or Representative Date
This Report:
1. is intended to provide basic information to the home buyer and seller prior ti' tlie time of sale. Minimum standards for this report are as
contained in the Saint Paul Legislative Code (Chapter 34). This report WILL NOT be used to enforce the requirements of the Legislative COde
however, this evaluation form will be used by the Fire Department to determine if there is compliance with the requirements for a hard-wired
smoke detector in single family residences.
2. is not warranty, by the City of St. Paul, of the condition of the building or any building component, nor of the accuracy of this report.
3. covers only thc items listed on the form and only those items visible at the time of the evaluation. The Evaluator is not required to ignite thc
heating plant, usc a ladder to observe the condition of thc roofing, disassemble items or evaluate inaccessible areas.
4. may be based upon different standards than the lender, Federal Housing Administration (FHA) or Veterans Administration (VA).
5. is valid for one year from the date of issue and only for the owner named on this report.
Questions regarding this report should be directed to the evaluator.
Complaints regarding this report should be directed to Saint Paul Public Health, Truth - in - Sale of Housing, 555 Cedar Street,
St. Paul, MN 55101, Phone No. 298-4153.
EVALUATOR: DATE: Rev 2/96
24
Property Address:
"M" = Meets minimum requirements - the item complies with the minimum Housing Code requirements. "B" = Below minimum requirements - the item is below minimum Housing Code requirements.
"C" = Comments - the item cannot be adequately evaluated or it has some deficiency, but the deficiency is
insufficient to make the item below minimum requirements.
"H" = Hazardous - the item in its present condition may endanger the health and safety of the occupant.
"Y" = Yes
"N" = No
Any item marked "B", "C" or "H" must have a written comment about the item. Additional
comment sheets may be attached if needed.
Item # Comments
BASEMENT/CELLAR
1. Stairs and Handrails ..........................
2. Basement/cellar floor .........................
3. Foundation ...................................
4. Evidence of dampness or staining
5. First floor, floor system
6. Beams and columns ..........................
ELECTRICAL SERVICE(S) # of Services .. ~
7. Service size:
Amps: 30 -- 60 ~ 100 150 ~ Other --
Volts: 115 115/230 --
8. Electrical service installation/grounding
9. Electrical wiring, outlets and fixtures
PLUMBING SYSTEM
10. Floor drain(s) .................................
! I. Waste and vent piping .......................
12. Water piping ..................................
! 3. Gas piping (all floors) .........................
14. Water heater(s) installation
15. Water heater(s) venting
16. Plumbing fixtures .............................
HEATING SYSTEM(S) # of
17. Heating plant(s): Fuel: -- Type:
a. Installation and visible condition
b. Viewed in operation
c. Combustion venting ..........................
The Evaluator is not required to ignite
the heating plant(s).
18. Additional heating unit(s) Fuel: -- Type: --
a. Installation and visible condition
b. Viewed in operation
c. Combustion venting
19. ADDITIONAL COMMENTS
EVALUATOR:
25
DATE:
Page of --
Rev 5~90
Property Address:
KITCHEN
20. Walls and ceiling ...........................
21. Floor condition and ceiling height
22. Evidence of dampness or staining
23. Electrical outlets and fixtures
24. Plumbing fixtures .........................
25. Water flow ................................
26. Window size and openable area
27. Window condition ........................
LIVING AND DINING ROOM(S)
28. Walls and ceiling ..........................
29. Floor condition and ceiling height
30. Evidence of dampness or staining
31. Electrical outlets and fixtures
32. Window size and openable area
33. Window condition .........................
HALLWAYS, STAIRS AND ENTRIES
34. Walls, ceilings and floors
35. Evidence of dampness or staining
36. Stairs and handrails to upper floors
37. Electrical outlets and fixtures
38. Window condition ........................
39. Smoke detector(s) ...........................
Properly located ............................
Hard-wired
BATHROOM(S) # of: Full Partial --
40. Walls and ceiling .........................
41. Floor condition ..........................
42. Evidence of dampness or staining
43. Electrical outlets and fixtures
44. Plumbing fixtures .........................
45. Water flow ..............................
46. Window size and openable area or
mechanical exhaust
47. Condition of windows or mechanical
exhaust .................................
SLEEPING ROOM(S) No. of.'
48. Walls and ceiling ..........................
49. Floor condition, area, and ceiling height -.
50. Evidence of dampness or staining
51. Electrical outlets and fixtures
52. Window size and openable area
53. Window condition .........................
ENCLOSED PORCHES AND OTHER ROOMS
(Evaluator shall identify each additional room separately
and comment when necessary.)
54. Walls and floor condition
55. Evidence of dampness or staining
56. Electrical outlets and fixtures ............
57. Window condition .....
ATTIC SPACE (Visible Areas)
58. Roof boards and rafters
59. Evidence of dampness or staining
60. Electrical wiring/outlets/fixtures
61. Ventilation ...............................
62. ADDITIONAL COMMENTS
"M" = Meets minimum requirements "B" = Below minimum requirements
"C" = Comments "H' = Hazardous "Y" = Yes "N'= No
Item # Comments
EVALUATOR:
26
DATE:
Page of--
Rex, 5/90
Proper~y Address:
EXTERIOR (Visible Areas)
63. Foundation
64. Basement/cellar windows .............
65. Drainage (grade)
66. Exterior walls
67 Doors (frames/storms/screens)
68. Windows (frames/storms/screens)
69. Open porches, stairways and decks
`70. Cornice and trim
`71. Roof covering and flashing
72. Gutters and downspouts
73. Chimneys ...............................
'74. Outlets, fixtures and service entrance ...
GARAGE
75. Roof structure and covering
76. Wall structure and covering
77. Slab condition .........................
78. Garage doors ...........................
79. Garage opener- (see important notice #6) --
80. Electrical wiring, outlets and fixtures ..
81. Additional Comments
I hereby certify that the above report is made in compliance with the St. Paul Legislative Code, Chapter 34, and that I have
utilized the care and diligence, reasonable and ordinary, for meeting the certification standards preScribed by the
Truth - In - Sale of Housing Ordinance, Chapter 189. I have found no instance of non-compliance with the items listed
above as of the date of this report, except those designated herein.
"M" = Meets minimum requirements "B" = Below minimum requirements
"C" = Comments "H" = Hazardous "y" = Yes "N"= No
Item # Comments
Evaluator Signature Phone Number Date
THE FOLLOWING ITEMS ARE NOT MANDATORY REQUIREMENTS. THEIR INCLUSION ON THIS FORM IS
ONLY TO PROVIDE SUPPLEMENTAL INFORMATION TO THE BUYER. NO DETERMINATION IS MADE
WHETHER THE ITEMS MEET MINIMUM REQUIREMENTS.
82.
83.
84.
85.
86.
87.
88.
89.
90.
91.
92.
I.
2.
3.
4.
5.
ENERGY INFORMATION
INSULATION
Attic Insulation
Foundation Insulation
Kneewall Insulation
Rim Joist Insulation
Storm Doors ...........................
Storm Windows
WEATHERSTRIPPING
Doors .................................
Windows ..............................
FIREPLACE/WOODSTOVES # of
Dampers installed in fireplaces
Installation .......................
Condition .........................
Type of Insulation Approx. NV
Inches NA
N~; = Not Visible
NA = Not Applicable
Page of.
Rev 2/96
IMPORTANT NOTICES
Any single family residence in St. Paul must have at least one smoke detector connected to the electrical system. The detector must be located
near sleeping rooms. For more information call Fire Prevention, 228-6230
Rainleaders connected to the sanitary sewer system must be disconnected. For more information call Public Works, Sewer Division, 298-5421.
Any house built before 1950 may have lead paint on/in it. If children eat lead paint, they can be poisoned. For more information call Saint Paul
Public Health, 292-6525.
The City of St. Paul or the Evaluator are not responsible for the determination of the presence of airborne panicles such as asbestos, noxious
gases, such as radon or other conditions of air quality that may be present, nor the conditions which may cause the above.
If this building is used for any purpose other than a single family dwelling, it may be illegally zoned. To help you determine legal uses
under the zoning ordinance, contact the Zoning Administrator at 298-4584.
Automatic garage doors should reverse upon striking an object. If it does not reverse, it poses a serious hazard and should be repaired
or replaced immediately.
27
,*"~ ' houses, duplexes or towlfl:l, ouses
ruth in Housing'Changes at-safety
Star ~ibune Staff Writer
Minneapolis implanted teeth into its
Troth in Housing rules last month, adding
a requirement for safety repairs, but view~
differ about the extent to which those
teeth could bite into seller profits and sell-
ing ~/me.
Starting Jan. 1, seUers of single family
homes, duplexes and townhouses wiU be
required to repair -- or ~rra~ge for the
buyer to repair -- unsafe conditions not-
ed by city-Ucensed Trufl~ in Housing eval-
uators. City inspectors wffi have to
approve the repa~s in order for the owner
to obt~n a certificate of compUance.
City official~ estimate that most homes
will need less than $800 in repairs, and
~he repairs will be required even if the
house doesn't sell.
Depending on who's asked, the rules:
· Will improve the city's housing
stock and the safety of its residents with-
out slowing real-estate sales. -
· .~kre a needless government intru-
sion into an area of common sense usu-
ally covered by buyer-paid inspections.
). Will be an inducement to tear down
Iow-value homes, worsening the scarcity
of affordable housing.
· Will erect an additional hurdle that
may encourage agents and buyers to look
outside the city.
A number of suburbs have somewhat
sm~lar laws that range in stringency from
s__imple disclosure of problems all the way
to requiring compliance with code.
meapoUs' new rules are in the middle
ot the hinge, modeled most closely after
Bloomington's three-year-old Time-of-
Sale Housing Inspection Program.
'The majority of Realtors feel this is a
good program once they're 'on speed'
with what needs to be done,' said Duke
Johnson, the Bloomington program's co-
ordinator. "It's another disclosure," and a
way for agents to avoid being the target of
complaints about the condition of a
house that just changed hands.
Bloomington has 1,500 to 1,600 home
sales a year. 'Our housing stock is early
'50s to early '70s," he said. About 55 to 60
percent of homes for sale have one or
more hazardous conditions, he said, al-
though most are ~mall matters such u-
mis~ing smoke detectors or lack of a back-
flow preventer on an outside hose con-
nection, easily fixed with a $4 screw-on
adapter.
'With the age of your housing gtock in
Minneapolis, this is going to be a good
thing, based on what I've heard fxom eval-
uators who've been through a house three
or four times and keep calling out the
same hazards," Johnson said.
Minneapolis has required Truth in
Housing inspections since 1975, and has
105 Ucensed evaluators. Their reports
must be avaUable when a house is shown,
but there has been no city mechanism to
require repairs.
Opponents of the new rules argued
that requiring repairs and reinspection
would impede the timely sale of homes,
but Johnson said that hasn't happened in
Bloomington, and Betty I<napp, a 20-year
agent in ColdweU Banker Btu'net's Bloom-
ington office, agreed.
"I don't find it to be a problem,' Knapp
said. The repair and reinspection require-
.ment hasn't delayed sales, nor did it when
,t began, she said. "At first when we had it,
we could put a house on the market and
get the inspection afterward. Since,
they've changed the law and we have to
have the inspection prior to the showings.
·.. That can put a crink into things if peo-
pie need to put their house on the market
immediately.'
If problems occur in IvfinneapoUs, the
program will be adjusted, said Al Olson,
inspections division supervisor. He said the
city has "six months to design the forms,
educate the evaluators, Realtors and pubUc
and, hopefully, work out any bugs."
Sandy Green, whose Sandy Green Re-
alty seUs mostly in Minneapolis, isn't con-
Required repairs under new Minneapolis law
Under the revamped truth-in-housing law, the following conditions
would have to be repaired or remedied when a single-family house, duplex
or townhouse is sold in Minneapolis:
· ~oke ~k~tectws: May not be improperly located, missing or broken.
~ [~ol~,~al: May not have dangerous overloading; damaged or deterio-
rated equipment; improper wiring; or exposed, uninsulated wiring. Must
not be ungrounded.
f.ua~' ~umbing: No unsanitary conditions, including lealdng waste systems,
utes or traps; must have operating toilet and bathing facilities and
cleanout plug for floor drain; no connections between water supply and
sewer; no improper waste or vent lines.
· #aa~ng: Furnaces may not have rusted heat exchangers or flues,
plugged or burned-out flues or improper ven~s. Water heaters subject to
similar safety criteria and must have sufficient relief features.
· ' Straolutal: Walls, chimneys, ceilings, roofs, foundations, floor systems
and decks all must be capable of carrying imposed loads. Broken glass must
be replaced.
1~ hait~,~ cogglito8s, oiutt~:, House must be free of unsanitary refuse,
garba.~e., .anita.al or human wa. ste, decaying vermin, dead animals and
v.eml..m lmest.atlon. No d~..s, orgaruzed storage of large amounts of newspaper,
cmmmg or omer materims.
)' ~ Required ut. Uities__m. us~_~t ~,,,_present; no unsafe gas piping.
vinced. Green, who observed the task force
that studied the matter for more than a
year, called the requirements 'a waste of
time and money on the part of Minneapo-
lis.' She said the City Council "really
underestimated the education of buyers
and the ability of buyers and their agents
to negotiate whatever is necessary."
Win Naughton, owner of RE/MAX Real
Estate Guide in Edina, was milder, calling
the law % duplication of effort" because
most buyers follow agents' advice to hire
a private inspector.
The evaluation fee is set by the evaiu-
ator; Olson said it ranges from $80 to
$125. The new program will double the
evaluator's filing fee to $20; the $10 ~ing
fee hasn't changed since 1975, he said; it
will be up to each evaiuator to pass on or
absorb the increase.
Private inspections such as those per-
formed by members of the American
Society of Home Inspectors (ASHI), typi-
cally cost about $300; they delve deeply
into a home's systems in an inspection
taking several hours ~ partly with the
buyer in tow ~ and produce a report that
easily runs beyond 10 pages,
Chuck Blixt, a director of the Heartland
Chapter of ASHI, who has done inspec-
tions since 1973 and who also does Truth
in Housing evaluations, is more concilia-
tory about the city's new rules, although
he sees some holes·
~Anything that's a threat to the imme-
diate life and safety of the occupants...
should be corrected,' said Blixt, president
of Inspecta Homes. He is a member of the
Minneapolis Truth in Housing Board and
also served on the task force·
'I think the concept is great, but in the
rush to get this thing to press, there's a lot
of details that they haven't really thor-
oughly thought through,' Blixt said. For
example, he and others are concerned
that even with additional staff-- funded
by the higher filing fee and permits
required for some of the work ~ Olson's
office will be overwhelmed by reinspec-
tion demands. They also fear that some
evaluators aren't capable of identifying
some problems, or that city work hours
aren't compatibl~ with the industry's odd
hours·
Code compliance not required
Olson said n~sin~ormafion is circulat-
ing that the new law zequlres houses to be
upgraded to current building codes. It
does not. The program addresses life-
safety problems, requiring repairs when
an evaluator finds a deficiency in Smoke
detectors; electrical, plumbing, heating,
or structural systems; sanitary conditions,
or utilities (see box).
Evaluators already look at those areas
~ although sanitation problems are not
on the city's form -- but they simply have
to note their findings on a report fried
with the city and left in plain view for
showings.
City officials based their repair-cost
estimate on the $250 to $400 average for
St. Louis Park ~ which requires code
compliance -- and on Bloomington,
which has a newer housing stock, where
the average is $200 to $300.
"We think it will be $500 to $800 on the
average house, because we've never had
this kind of ordinance and because the
houses are older," Oison said. 'It's not
scientific. ~
About 5 percent of the city's housing
stock turns over each year. "We have
approximately 6,500 evaluations per
year," he said, and he estimated that 50 to
60 percent of that number will require
some kind of work.
Olson said he thinks his office will be
able to handle the reinspection load, and
he's been assured "that whatever
resources we need, I'U be able to draw
uponf Counting himself, his office has
three inspectors and an administrative
person now, and the city has budgeted to
double those numbers. In addition, he
said, he will be able to draw as needed
upon the city's 30 trades inspectors.
The city also will provide more evalu-
ator training, he said.
City officials are planning a major
effort to educate residents and agents,
probably beginning this fall with classes
providing continuing-education credit for
Realtors.
Catching cheaters
Members of home-inspection trade
organizations have claimed that the quaJ-
ity of Truth in Housing evaluations is
uneven, and they and experienced agents
caution buyers against trusting evalua-
tions paid for by sellers. Inspectors pro-
vide anecdotal accounts of major defi-
ciencies massed by evaluators; Blixt noted
that the new Minneapolis rules do not
even require the evaluator to open electri-
cal circuit boxes to look for overloading.
Olson pointed out that private in-
spectors hired by buyers are not resulat-
ed, although ASHI and several other trade
organizations have inspection standards
and certification requirements for inspec-
tors -- some of whom also do Truth in
Housing evaluations.
But even if every evaluator is thorough,
some sellers may try to beat the system by
bypassing the real-estate industry and
selling privately. Oison said that he is
working on methods to prevent end runs.
For example, he may coordinate with the
city's water department to assure that
there's been compliance when a water
account billing changes.
Continued on next page
SATURDAY, IULY 11 · 1998
Continued from previous page
'The new ordinance ~ allow us to tag
the agent or seller for failure to comply,
which the old o_ne never really ~d,' he
said. "It is a misdemeanor' wi.tl]~ a $700-.
maximum fine.
Olson's office also may work with the
city assessor to require proof of compli-
ance before property can be registered for
homestead purposes. -
'We haven't worked out all the details
on how we're going to assure complete
compliance," he said, saying that mo~t of
the effort so far went into drafting the
ordinance and getting it passed by the
City Council, where it squeaked through
June 26 on a 7-5 vote.
Green and Blixt expect problems. '
"I don't know of anyone dying of those
items," Green said. "There's no public
outcry for this .... And people may think
that the house is perfectly up to code.
That inspection is only good on the day
it's done; the heat exchanger can cr~lck
the next day."
She said that a better effort to improve
housing would be "to beef up the stan-
dards for inspection' and better train
evaluators. "I tell buyers that your buyers'
inspection is the inspection you rely on."
Blixt said he has no argument with
obvious problems such as unsafe fur-
naces, but some requirements may go too-
far.
"Go into a house without proper
plumbing venting; sure, there's a possi-
bility that sewer masses could back up into
the house, but people probably b~en liv-
ing there for 100 years and it hasn't killed
anyone," he said. "When you start piling
these things together on an old home, you
start building up more in improvements
than a properW can afford."
Blixt said some houses won't make
sense to repair; a furnace replacement
can cost $4,000 and an electrical upgrade
can cost $!,500.
Sellers of iow-end houses may not
have a lot of equity, he said· "It's eco-
nomically more feasible for [the seller] to
take a walk and say 'to beck with it' than
to dump ten grand into it," Blixt said. The
home may end up torn down, worsening
the shortage of low-cost housing.
'The repairs we're asking to be done
aren't $10,000," Olson said. A house with
that many problems most likely would be
condemned, he s~id. 'Should we con-
tinue to allow occupancy of a house that
has hazards to life?"
Olson admitted that a number of de-
tails remain to be nailed down. The city so
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far has focused on drafting and passing
the law, and "now comes our work with
other agencies in getting compliance.' w~ ~,~ · mn ~ ~,~ ~r ~ '
One detail may be the question of
when proof has to be provided. Some H~M~C~..~.I.I
suburbs require that a compliance certif- II I~l~k'~l II LI ~
· ' r to close a sale ~Ol~ ' ?~oo x~ ~ $
~cate be nresented m orde . II ~JLICI.~I _.. ~__
~.,reen and m~xt expresseo consluer-II,e'~ '
able concern about timing, especially the Ilm~
requirement to make repairs within 90
days of the evaluator's report.
Green praised the efficiency of the
inspections department but said she fears
the volume of reinspections in a busy
spring season could delay closings. Blixt
asked what happens if the house doesn't
sell for 60 or 70 days after the report is
completed. He can envision sellers with-
out money for the repairs and buyers who
won't agree ~o make them until they know If your role is
the loan is golng~o close. · 'above 7~0q/o carl us
Olson said the Minneapolis Commu- I
nity Development Agency has promised FREI: Pre-qualificationll
to help provide programs to aid such sell-
ers. Outstanding Rate~ &
'A more practical concern is getting Exceptional ~ervice
someone to do the work.' Green said·
Contractors are busy, and sellers may
have trouble booking them in time. MORTGAGIr ~OURCI~, INC.
She also worried that extra require- (612) 540-0066
ments could discourage buyers from Toll Free 1-888-LOAN-909
looking in Minneapolis ~ and discourage Hour: ~-* ~-R sat ~- I ~
agents from showing them city houses--
in favor of looking in suburbs without
such requirements.
There's au the question or a second ' _._..
set of repair requirements from work
stemming from governmant-in-
orders
sured loans. Olson said Minneapolis has
assurances from the departments of Vet-
· erans Affairs and Housing and Urban Golden Valley Brooklyn Center
Development ~parent of the Federal 546-0424 566-6666
Housing Administration3 'that they wLll www.discovermongage.com
comply with the ordinance.' He said Conforming ~umbo
some of the repair requi~emants would be NO Pon~rrs ~oo,oo~22L~so
the same as for federal programs, ~,~t~ ~ ~t¢~
'but there will be some things they re
quire that we won't, for example, roofs. ~ 30-yr Fixed 6.75 7.02 ?.00 7.22
lot of the IFHA and VA] appraisers will sa, 15-yt Fixed 6.375 6.59 6.625 6.8~:
a new roof will be required; this ordi- l-yt ARM 5.50 7.85 5.50 ' ?.85
nonce does not address roofs."
Olson does not expect conflicts be- 2-y~ ARM 6.00 ?.?S 6.00
tween federal and city requirements. 3-yr ARM 6.50 ?.?0 6.50 ?.?0
"We're looking at life safety items," he
~aid."I'massumingthatFHAorVAwould ~0-yrNoC.~t ?.50 ?.60 7.75
want those same items to be corrected 15-yr No C. mt 7.a?$ 7.4O %50
whether their appraiser or our evaiuator .
noted iL" pttrrhn~ or ~pfinnnce
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Bl°0 ngto W!tb ect
.... P program
S~ ~S~ffW~r - ~ ~'~e p~ is-~'~ 31 private one's private home ~y old time and
few Bloo..mington claims much success and
pmble_ms with the inspect-and-repair
program. One measure of its success is
that it was the main model for bedfing up
Minneapolis' Troth in Housing law.
Duke Johnson, coordinator of Bloom-
housing and fewer sales than does Min-
~.~;~ I~ ~ ~ ~ ington's program, said his city has newer
neapolis. But he said that since the haz-
ard repaiz and reinspection requirement
took effect lan. 1, 1995, he has received
ordy. a couple of written complaints and
specific evaluat0rs. .-.
"Most of the homes were built in the
'50s and '6Os, and there aren't many
our p..ro.b, lems,_" said Betty Knapp, an agent in
t. oiawell flanker Burnet's Bloomington
office.
Blobmington's Time-of-Sale Hazard-
ous Items list fills a two-column page and
has 51 categories, some with subca-
tegories, but Johnson said that most re-
quired repairs are inexpensive.
"The majority are miscellaneous haz-
ards like back-flow preventers [on outside
faucets], missing smok~ detectors, miss-
ing [electrical] cover plates," he said.
"With 8 to 10 percent, you have to get an
electrician to fix a problem or a mechani-
cal contractor to fLX a furnace problem·..
· In the miscellaneous hazards, you're
looking at S25 in most cases." '
He said 1,500 to 1,600 Bloomington
homes change hands each year m about a
quarter of Minneapolis' home sales --
ev~uators and 12 dry inslMctors. Homes make them do this."
a year old or newer are exempt. -
Residenta may choose a private evai-
uator or a city inspector for the inspec-
tion, but only city' inspectors perform
p0~t-repaff inspections. Evaiuators set
~ail~iz own fees, which Johnson said usu-
y are $95 -- the same as the city's fee --
to $105..
· Private evaiuators must pasa a com-
petency test or be licensed by Minne-
apolis. They pay $20 to file a report· The
city doe~. not charge for its inspections of
repairs,~no matter how many times
inspectors must return; some homes have
required- three or gour 'reinspections
'wne~ you'lre dealing with homeowners
who are not especially handy," he said.
Johnson said home sales do not ap-
pear to be delayed by Bloomington's
rules, an assertion supported by two real
.ese.ate agents with substantial experience
m mat city.
Evaiuators have 10 days to file their
reports and ~ifno hazards are found, as
soon as we get the paperwork, we issue a
certificate of compliance, ' Johnson said.
If repairs are needed, ~we can come out
the next day" to inspect the work.
Knapp said she's had no problem get-
ting city inspectors to a home to sign off
on-repairs, *and I've never had a closing
delayed because of it.*
She said Bloomington's program is a
good way for the city to keep houses up to
date because "they can't come into any-
That's one of Win Naughton's objec-
tions to such programs, although she, too,
finds that they do not prolong transaction
times.
~I have not found a closing delayed
.because they didn't get back there [to
respect repairs] or because the city
dropped the ball," said Naughton, owner
of RE/MAX Real Estate Guide in Edina.
~I don't think the issue is slowing
down the sale," she said. "The issue is the
unfairness that if your house is for sale
you have to go through ail of these things.
· . where the houses that don't change
hands don't incur these penalties."
Safety first
Naughton and others argue that
Bloomington-style requirements are re-
dundant with detailed buyer-paid in-
spections that most agents recommend
-- and not as thorough, either -- al-
though they support the reasoning be-
hind pre-sale inspections.
"We're looking at immediate hazards,
something that could hurt you right
away," Johnson said. Some cities -- and
some government loan program ap-
praisers -- may require things such as
painting or reroofing. Bloomington
· won't, although it may note problems·
For example, "if we walk on a deck
that is ready to faU down, we'll tell you to
remove or replace it," he said. If it is struc-
turally sound, but just not up to 1998
code requirements, "we're just going to
disclose" that fact.
The benefit d a low-maintenance new home.
Cranben~/ Meadows
Court Homes
To~ome ~
~m I-~, ~t Co. Rd. 30 west.
~ C~ter ~ ~ ~ the left.
Stm'ulg Lake
V]JJage 'Hom~s
Townhome Liv'a~
946-972~
lmm I-4~l., t~ke H~. 212 we~t.
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TO:
FROM:
SUBJECT:
DATE:
MEMORANDUM
City Manager
Ken Roberts, Associate Planner
1998 Comprehensive Plan Update
November 3, 1998
INTRODUCTION
Minnesota State Law requires all cities in the metro area to update their comprehensive plans by
the end of 1998. City staff has started updating the Maplewood Comprehensive Plan as this law
requires.
DISCUSSION
I have enclosed the proposed housing plan (pages 55 - 71) of the plan update. This plan is very
similar to the existing comprehensive plan. You should compare the two documents to review
the proposed changes. Most of the changes are small or editorial. I have included updated
information about the Livable Communities Act in this information. Once the city council adopts
the new plan, we will send copies of the adopted plan to all the commissioners.
RECOMMENDATION
Approve the Housing Plan of the proposed comprehensive plan update.
kr/p:98memo-2.mem
Attachment: Proposed Housing Plan Update
HOUSING PLAN
PURPOSE
The intent of the Housing Plan is:
· Describe the current housing stock.
· Quantify the number of housing units by type.
· Describe the services and amenities that affect the quality and desirability of
neighborhoods.
· Set goals for affordable housing and a mix of housing types to meet the life-cycle
housing needs of Maplewood residents.
· Identify strategies for achieving those goals.
HOUSING STOCK
The overall condition of the City's housing units is good, although there are small areas that
have houses with the potential to deteriorate. To prevent this, the City adopted a housing
maintenance code that enables officials to require owners to maintain and make basic repairs
to their structures. The City also has a "Truth-in-Housing" ordinance that is intended to help
potential buyers make a more-informed buying decision.
Construction During the 1990s
A total of 2,149 housing units were built from 1990 through June 1998 in Maplewood. Slightly
more than 29 percent of these were townhouse, duplex and other multi-family units. As of April
1990, there were 12,120 housing units in Maplewood. Single-family detached units represented
about 63 percent (7636 units) of the housing stock in 1990. (See Table 10.) As of April 1997,
the Met Council estimated that there were 13,344 housing units in Maplewood. City staff
estimated that in 1997 about 67 percent of the housing stock (8876 units) were single-family
homes.
1988 data from the Metropolitan Council reveals that 21 percent of Maplewood's housing stock
was built between 1980 and 1988. Although this figure is comparable to the Metropolitan Area
average, it is more than twice the rate for other inner-ring suburbs.
While the number of manufactured homes in Maplewood declined in the late 1970's, this trend
reversed in the 1980's with the addition of 375 new units. The City now has five manufactured
home parks containing 751 units, which represents about 5.5 percent of the City's housing
stock. This rate is three times higher than that found in other inner-ring suburbs or in the Metro
Area.
55
TABLE 10
HOUSING CHARACTERISTICS
1980 1990 1980 1990
CHAF:~CTERISTIC MAPLEWOOD MAPLEWOOD METRO METRO
AREA AREA
Total Number of
Housing Units 9,042 12,120 796,508 922,224
Units by Type of
Occupancy -
Owner-Occupied 74% 72% 64% 64%
Renter-Occupied 23% 23% 32% 31%
Vacant 3% 5% 4% 5%
Households by Type
of Occupancy -
Owner-Occupied 74% 69% 66% 68%
Renter-Occupied 26% 31% 34% 32%
Median Value of
Owner-Occupied $64,600 $87,800 $64,100
Units
Median Rent $268 $473 $255 $450
Persons in Units
Lacking Complete 0.37% 0.77%
Plumbing
Number of Vacant,
Boarded Units 0.03% 0.10% 0.01% 0.10%
(3 units) (13 units)
56
TABLE 10
HOUSING CHARACTERISTICS
(Continued)
CHARACTERISTIC MAPLEWOOD INNER-RING METRO AREA
SUBURBS
Rental Units Vacant for 0.26% 0.26%
6 Months or More
(1980)
Year Housing Units Built
Pre - 1940 6% 8% 22%
1940 - 1959 28% 37% 22%
1960 - 1979 45% 45% 39%
1980 - 1989 21% 11% 17%
Housing Units by Type,
12-31-88
Single-Family 63% 64% 61%
Multi-Family 25% 31% 34%
Townhouse 6% 3% 4%
Manufactured Housin~ 6% 2% 2%
Source:
U. S. Census Bureau
Metropolitan Council
Apartment Profiles, Median Rent, 3/90
57
Owner-Occupied Versus Renter-Occupied Housin_= Uni~_~
Maplewood has a higher than average percentage of owner-occupied housing units
than in the Metro Area or in other inner-ring suburbs. In 1980, 74 percent of the
units were owner-occupied; down from 79 percent in 1970. The 1990 Census
showed a decrease to 72 percent from the 74 percent in 1980 in the percentage of
home ownership.
Housing Affordability
The price and rent of Maplewood housing is only slightly above the metropolitan
mean and median. There alSo is a diversity of styles and price ranges. Older
homes on smaller lots provide opportunities for first-time buyers in the Western Hills,
Parkside and Gladstone neighborhoods. Opportunities for Iow- and moderate-
income households are available in manufactured home parks and in a variety of
types and locations of multiple dwellings. The move-up housing market is strong
with these choices available throughout the City. Buyers can find more expensive
housing in the Hillside, Vista Hills, Highwood and Kohlman Lake neighborhoods.
Housina Assistance
Maplewood participates in several programs that assist households in the City. The
Metropolitan Housing and Redevelopment Authority manages the Rehabilitation
Loan Program, the Section 8 and Section 236 Rental Assistance Programs.
In 1997, the Section 8 Rent Assistance Program helped 203 households (61 senior
and 142 family), which represents a small portion of the Iow-income households
living in Maplewood. This program does not come close to meeting the need for
affordable housing in Maplewood or elsewhere. This is because the Federal
Government has reduced levels of funding annually throughout the 1980s.
Moreover, in the 1990's many long-term Federal contracts with landlords for the set-
aside of units used in this program expired.
In addition to the individual system of vouchers, there are four complexes providing
subsidized housing for families and the elderly: Archer Heights, 1816 Beebe Road;
Maplewood Gardens, 410 South McKnight Road; Maple Knolls, 1880 Mesabi Road
(south of Radatz between White Bear and Southlawn); and Concordia Arms, 2030
Lydia.
Information on the current number and type of subsidized housing units is shown on
the accompanying Tables 11 and 12.
Maplewood participates in several loan programs funded by the Minnesota Housing
Finance Agency and managed by local lenders. These include the Great Minnesota
Fix-up Fund, the Home Energy Loan Program, the MHFA Single-Family Mortgage
Loan Program, the Home Ownership Assistance Fund, the Purchase Plus Program
and the Urban Indian Housing Program.
58
Maplewood also has provided money for several years to the Share-a-Home
program managed by the Lutheran Social Services Administration. This program
matches individuals looking for an inexpensive place to live with elderly homeowners
who need help to remain in their homes.
Development Ordinances
The Maplewood Zoning Ordinance includes seven districts which permit single-
family detached housing. The minimum lot areas range from 7,500 to 40,000 square
feet. The R-2 district also allows two-family dwellings, and the R-3 district permits
multi-family developments ranging upwards frem four units per acre. In recent
years, the City has adopted many ordinances that affect development and housing.
These include a Shoreland Overlay District to protect shoreland areas, an
Environmental Pretection Ordinance to protect areas of significant natural features
(including wetlands and large trees), a pipeline setback ordinance to protect
buildings from pipeline leaks, and a housing maintenance code. The City also has
a "truth-in-housing" ordinance. Maplewood intends this ordinance to help
purchasers make an informed buying decision. This ordinance also may premote
privately negotiated housing repairs at the time of sale. The City requires sellers to
have a housing disclosure report done that discloses information about the
condition of the property, and highlight any potential repair needs or housing code
deficiencies.
New Housina
The addition of more than 2,100 housing units from January 1990 through June
1998 increased the supply of housing by 18 percent. Still, about 8 percent of the
land planned for residential use remains undeveloped, previding areas for continuing
new construction in the coming years. Much of this land is in the City's southern
"leg." The undeveloped land is the reason the Metrepolitan Council projects a
population increase of 4 percent between 2000 and 2020. This compares with a 0.8
percent growth rate for all inner-ring suburbs.
As development continues, though, the available land will be increasingly difficult to
develop because of constraints, such as a lack of city sewer and water, steep
slopes, poor soils, or wetlands. The challenge for the City will be to continue to allow
for the development of a range of housing options for its citizens on the undeveloped
sites.
Expected Housing Market Trends
In recent years, the Metropolitan Council has produced severel studies examining
potential changes in the region's demographics and what these changes might
mean for the housing market. This research suggests that major changes in the
composition of the population will affect the nation and the state over the next ten
to thirty years. These changes will also affect the Twin Cities and Maplewood.
$9
TABLE 11
SUBSIDIZED HOUSING UNITS, 1990
Privately
Community Public Housing: Owned Housing:
Mixed Elderly Total Mixed Elderly Tqt~l
Certificates
and Vouchers
Mixed Elderly TOtal
Maplewood 207 193 400 144 36 180
RamseyCounty 1,630 2,594 4,224 3.345 2,511 5,856 2,371 982 3,353
MetroArea 3,508 8,554 12.062 10.731 9,663 20,394 8,156 3,154 11.910
Total Subsidized Units:
Mixed I~l~fly Total
351 229 580
7,346 6,087 13,433
22,995 21.371 44,366
Source:
"Changes in the Subsidized Housing Market in the Twin Cities
Metropolitan Area. 1980-1989," Twin Cities Metropolitan Council
TABLE 12
SECTION 8 AND SECTION 236 UNITS
Archer Maplewood Maple
Type of Unit Heights C~erdens Knolls
Family Units
One Bedroom 30
Two Bedroom 55
Three Bedroom 4
Handicapped
89
Concordia
Arms Totals
-- 5 -- 35
13 32 -- 100
16 20 -- 40
29 57 -- 175
Type of Unit Archer Heiahts Concordia Arms
Elderly Units
One Bedroom 64 124
Two Bedroom
Village on WQodlynn
20
6O
Totals
208
60
Source: City of Maplewood, 1998
6O
The large group of baby boomers, born between 1946 and 1965, sharply boosted
housing production during the 1970s and 1980s as they formed new households. A
generation has followed the baby boomers that is smaller in numbers. As these two
groups move through their life cycles, they will change the housing market. Some
changes may include the following:
There may be less demand for rental housing as the typical renter age group
moves into owner-occupied structures. On the other hand, the elderly may be
looking to move from owner-occupied units to rental units. This may off set the
decline in non-elderly rentals.
Household composition has shifted. The U.S. Census Bureau estimates that,
between 1985 and 2000, 69 percent of the growth in new households will be in
nontraditional households. Almost 14 percent will be in female, single-parent
families whose median income is less than half the regional median. Of these,
more than 30 percent will be living in poverty. This may not only affect the
housing market, but may also place a greater strain on the public to provide
more affordable housing options.
There may be less subsidized housing. The changing household structure is
occurring when the future of much of the region's subsidized housing is unclear.
During the 1990's, more than 5,000 contracts for subsidized units between the
federal government and investment housing owners expired. The Federal
government did not replace many of these contracts.
Rehabilitation needs may increase. The Metropolitan Council estimates that by
2000, 30 percent of Maplewood housing stock will be more than 40 years old
and 6 percent will be more than 60 years old. As the housing stock continues
to age, residential properties will need more repairs and maintenance.
The need for elderly housing is increasing and may increase sharply as the
baby boomers begin to reach their 60s, starting after 2006 and peaking after
2025.
Between 2000 and 2020, the Met Council estimates that the regional population will
grow by 15 percent and the baby boomers will be between ages 54 and 74.
Additionally, the percentage of young adults in the region will decrease by 2000.
Mapiewood and the developing suburbs will continue to grow, although slower than
the previous decade. This is because the number of annual housing starts will be less
than half of what it was in the 1980s and 1990s.
By 2010, the baby boomers will be between the ages of 45 and 64 and their children
will be entering the housing market. Growth in Maplewood and the developing
suburbs may continue to slow and some may experience problems similar to those
now faced by the central cities. It may become more difficult to sell a home, and
buyers may have many more affordable choices. Baby boomers may force the
housing market to produce more and better housing for this group.
61
Further details on the future of the Twin Cities housing market are available in
"Looking Ahead at Housing...The Effect of Changing Demographics on the Twin Cities
Area Housing Market," Twin Cities Metropolitan Council, 1988.
LIVABLE COMMUNITIES ACT
On November 13, 1995, the Maplewood City Council adopted a resolution to
participate in the Metropolitan Livable Communities Act. This act requires the
participating communities to adopt housing agreements and to set an action plan for
housing activities.
A major focus of the Livable Communities Act is to promote the development and
preservation of affordable and life-cycle housing throughout the metropolitan area.
The Metropolitan Council considers affordable housing to be housing that costs no
more than 30 percent of a family's income. In 1998, an owner-occupied housing unit
could cost up to $128,000 for the Metropolitan Council to consider it affordable. For
rental properties to be affordable in 1998, the rents could be up to $607 a month for
a one-bedroom unit and up to $760 per month for a two-bedroom unit.
HOUSING ISSUES
The following are City housing issues:
What steps, if any, should the City and its Housing and Redevelopment
Authority take to increase the amount of affordable housing?
Is the City planning enough land for alternative housing types? If not, what
changes should the City make?
What steps can the City take to prevent the deterioration or abandonment of its
older housing stock?
· What steps can the City take to prevent neighborhoods from deteriorating?
What strategies can the City develop to encourage developers to build a variety
of housing styles and types in both new developments and infill development
projects?
Are there adequate services and facilities within each neighborhood to meet the
needs of existing and planned populations?
How can the City preserve some of its natural features and beauty as the
community grows?
Will future housing meet the needs of the increasing number of nontraditional
households, particularly single-parent families?
62
HOUSING GOALS AND POLICIES
GENERAL HOUSING GOALS
The following are general housing goals in Maplewood:
Have a balanced housing supply, with housing available for people at all
income levels.
Accommodate all racial and ethnic groups in the purchase, sale, rental
and location of housing in the city.
Have a variety of housing types for ownership and rental for people in all
stages of the life-cycle.
Have a community of well-maintained housing and neighborhoods,
including ownership and rental housing.
Promote housing development that respects the natural environment of
the city while striving to meet the need for a variety of housing types and
costs.
Promote the availability of a full range of services and facilities for its
residents, and the improvement of access to and linkage between housing
and employment.
- Add to and preserve the affordable housing in the city.
Maplewood will make its best effort, given market con~iitions and resource
availability, to maintain a city-housing index within the benchmark ranges for
affordability, life-cycle and density. Specifically, the city will strive to meet the
following housing benchmarks:
At least 69 percent of ownership and 35 percent of the rental housing as
affordable.
At least 29 percent of the housing as units other than single-family
detached.
An owner/renter housing mix of 76 percent owner occupied and 24
percent occupied by renters.
Have single-family detached houses with a density of 3 units per acre and
multifamily housing with an average density of at least 10 units per acre.
63
Housing Affordability
Housing costs continue to rise throughout the region because of a variety of reasons.
These include increasing land and construction costs, utilities and taxes; declines in
government aid programs; and, indirectly, land use regulations. These cost increases
greatly affect Iow-and moderate-income households. Changes in mortgage interest
rates also affect the affordability of housing.
On November 13, 1995, the Maplewood City Council adopted a resolution to
participate in the Metropolitan Livable Communities ACt. This act requires the
participating communities to adopt housing agreements and to set an action plan for
housing activities. Maplewood has renewed its participation in the Livable
Communities program each year since 1995.
A major focus of the Livable Communities Act is to promote the development and
preservation of affordable and life-cycle housing throughout the metropolitan area.
The Metropolitan Council considers affordable housing to be housing that costs no
more than 30 percent of a family's income. In 1998, an owner-occupied housing unit
could cost up to $128,000 for the Metropolitan Council to consider it affordable. For
rental properties to be affordable in 1998, they could have a maximum rent of $607
per month for a one-bedroom unit and up to $760 per month for a two-bedroom unit.
The Metropolitan Council set a goal that at least 69 percent of the ownership housing
and at least 35 percent of the rental housing in Maplewood should be affordable. As
of 1995, the city was exceeding both minimum benchmarks. The city will continue to
try to meet or exceed these goals with the following policies and activities:
Financing
The city, through its Housing and Redevelopment Authority, will explore
all avenues for financing affordable housing, including:
- Use of tax-exempt and tax increment financing.
Programs, including grants, loans and federal tax credits, for housing
assistance, development and rehabilitation. The Minnesota Housing
Finance Agency has the following programs:
Minnesota Mortgage Program
Homeownerehip Assistance Fund
Purchase Plus Program
Partnership for Affordable Housing
Entry Cost Homeownerehip Program (ECHO)
Low Income Housing Tax Credit Program
New Construction Tax Credit Mortgage/Builders Loans
Low and Moderate Income Rental Program
Deferred Loan Program
Revolving Loan Program
64
Great Minnesota Fix-Up Fund
Mortgage Revenue Bonds
Mortgage Credit Certificates (MCC's)
Programs available through the U.S. Department of Housing and Urban
Development. These include:
Section 8 Rental Vouchers and Certificates
Home Investment Partnership Program (HOME)
Section 202 - elderly
Section 811 - handicapped
Programs and funds available through the Metropolitan Housing and
Redevelopment Authority and through the Metropolitan Council's
Livable Communities Act.
- Community Development Block Grants and other programs through
Ramsey County.
Maplewood already participates in several of the above-listed programs
with the other government agencies and with developers.
Rental Assistance
e
The City, through the HRA, will continue to participate in rental assistance
programs, including those available through the Metropolitan HRA and the
federal government.
Energy Efficiency
e
The City will promote energy efficient improvements in all types of
housing units to help keep them affordable. Maplewood will provide
information and, when available, financial help for both owner-occupied
and rental units.
HOUSING DIVERSITY
Most of Maplewood's housing is single-family homes. The Metropolitan Council has
a goal calling for each community to provide 41 percent of its housing stock in housing
types other than single-family homes. From 1990 through June 1998, 33 percent of
the housing units built in Maplewood were not single-family homes. The City will
continue to work toward this goal with the following general policy:
e
Promote a variety of housing types, costs and ownership options
throughout the City. These are to meet the life-cycle needs of all income
levels, those with special needs and non-traditional households.
65
The City also adopts the following specific housing diversity policies:
Land Use Plan
· Maplewood will continue to provide dispersed locations for a diversity of
housing styles, types and price ranges through its land use plan.
Ordinance Provisions
e
The city will regularly review and, as necessary, change its zoning and
subdivision regulations, building codes, design standards and approval
process. This is to assure that these regulations and standards are
flexible enough to allow a variety of housing options and to help lessen
the cost of residential development and redevelopment. Such issues and
regulations that Maplewood will review include:
The amount of undeveloped or underused land that the city has
planned or zoned for medium or high density residential development.
- Planned unit development (PUD), mixed-use and cluster development
ordinances that include residential density bonuses.
The flexibility to use zero lot line development.
Minimum unit size or floor areas.
- Garage and off-street parking requirements (especially for seniors).
- The use of private streets in developments.
- Minimum right-of-way, pavement widths and standards for streets.
- Allowing accessory or mother/father-in-law apartments.
Housing for the Elderly and Disabled
· The City will make efforts to plan and provide for the housing and service
needs of the elderly and disabled.
Nontraditional Households
· The City will encourage development of housing and services which meet
the needs of nontraditional households.
66
NEIGHBORHOOD QUALITY
It is important to assure that the efforts to provide life-cycle housing are accomplished
so that it is compatible with the character of existing neighborhoods and with respect
to the environment.
It also is important to prevent housing in older neighborhoods from deteriorating.
Much of this housing was built before Maplewood became a village, when building
codes were not in place. There also are deteriorating housing units scattered
throughout the City. In the future, these units may become less attractive to home
buyers, thereby depreciating housing values. Figure 23 (page 69) identifies the areas
in Maplewood of most concern.
To address these concerns, the City adopts the following policies:
1. Plan and design new housing to:
Protect existing housing, natural features, and neighborhood identity
and quality.
Assure there are adequate utilities, community facilities and
convenient shopping.
Maintain or strengthen the character of neighborhoods and assure that all
housing units are safe, sanitary, secure and free from blight.
The City also adopts the following neighborhood quality policies:
Ordinance Provisions
The City will work to protect the integrity and long-term viability of
residential neighborhoods and reduce potential negative effects of
commercial or industrial land uses through zoning, site plan review and
code enforcement.
Maplewood will require and enforce high design and maintenance
standards for multi-family residential development. Design standards will
include provisions about building massing, architectural design, off-street
parking ratios and location, access, traffic impacts, landscaping, fencing
or screening, and trash handling.
Locational Aspects
The City will allow affordable housing in any location suitable for
residential uses.
67
Environmental Considerations
The City will assure that new development respect the natural
environment to the maximum practical extent.
Maplewood will continue to use its Shoreland, Floodplain and
Environmental Protection Ordinances to assure protection of lakes,
streams, ponds, wetlands, steep slopes and woodlots.
Housing Maintenance Code
The City will continue to encourage the maintenance of its housing
through its housing maintenance codes. The City's truth-in-housing
program also should encourage housing maintenance.
Maintenance Assistance
The City, through its Housing and Redevelopment Authority, will
participate in programs to help property owners with home maintenance
and improvements through loans and, if available, grants.
HOUSING ACTION PLAN
· Table 13 on page 70 lists activities that the City should undertake to carry out
the Housing Plan.
68
FIGURE 23 - HOUSING DETERIORATION MAP
$9
TABLE 13
HOUSING ACTION PLAN
Aqti0n
Explore all options for
financing affordable
housing
Continue to provide rent
assistance to needy
households
Provide information and
assistance to encourage
energy efficiency
improvements
Provide dispersed
locations for
variety of housing
types, styles, prices
Review and update
Codes that affect
housing
Provide for the housing
and service needs of the
elderly and disabled
Provide housing and
services to meet the
needs of non-traditional
households
Protect integrity of,
and prevent deterioration
in, existing neighborhoods
Encourage high design
and maintenance
standards for multi-
family housing
Res_D0n$ibility
HRA, Dir of. CD
HRA, Dir of CD,
CC
HRA, Dir of CD
PC, CC
PC, CC, HRA
Dir of CD
HRA, PC, CC
HRA, CC
PC, Dir of CD, HRA
PC, CC, Dir of CD,
CDRB
Timing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Funding
CDBG, TIF,
EFB, MHFA,
other local, state,
and federal
programs
Section 8
Program, other
state and federal
programs
State and federal
programs
None
None
State and federal
programs
State and federal
programs
None
None
Coordinate with
Land Use Plan,
Metro HRA
Metro HRA
Metro HRA
Land Use Plan
Land Use Plan
Metro HRA,
Land Use Plan
Land Use Plan
Land Use Plan
7O
Action
Assure that new
development is compatible
with, and sensitive to,
the environment
Continue to review and
enforce housing
maintenance code
Participate in rehabilitation
and grant programs
Develop programs to
help first-time home
buyers
Resoonsibilitv Timinq F~jnding
PC, CC, Ongoing None
Dir of CD
HRA, Dir of CD Ongoing
HRA, Dir of CD Ongoing
HRA, CC Ongoing
GF
CDBG, State of
Minnesota
GF
Coordinate with
Land Use Plan,
RW, SC, DNR, CE
Metro HRA,
Ramsey County
MHFA, Melm HRA
ABBREVIATIONS:
HRA = Maplewood Housing and Redevelopment Authority
PC = Planning Commission
CC = City Council
Dir of CD = Director of Community Development
CDBG = Community Development Block Grant Funds (federal)
TIF = Tax increment financing
EBF = Essential bond financing
GF = General fund
MHFA = Minnesota Housing Finance Agency
METRO HRA = Metropolitan Housing and Redevelopment Authority
RW = Ramsey Washington Watershed Distdct
SC = Soil Conservation District
DNR = Minnesota Department of Natural Resources
CE = Army Corps of Engineers
CDRB = Community Design Review Board
71
Minnesota Chapter
American Planning Association
Minnesota Planning Association
VOL 16 NO 5
MAY 1998
1998 Legislative Session Recap
(What the Legislature Did and
Didn't Do)
BY CINDY A. CARLSSON
The legislature has adjourned for the
year following a brief special session.
As far as legislation directly related to
planning, it may be simplest to sum
up what the legislature did not do:
· The legislature DID NOT imple-
ment the recommendations of the
Advisory Council on Community-
Based Planning, nor did it extend
the Council.
· The legislature DID NOT adopt
any general provisions related to
land use planning or local regula-
teD' authorit) over land use.
· The legislature DID NOT make
the Metropolitan Council an elect-
ed body or otherwise significantly
change the structure, function,
mission, or duties of the Council.
· The legislature DID NOT enact
propert?rights legislation.
Of course, the legislature did do a few
things of interest to planners. What
follows is not a complete list. but it
picks up some of the larger or more
noteworthy projects and programs --
continued on page :~
Demo of NP G
· E~ calend~,.::...',.."...,,..,:,=:; ....
· :
From the Editor ............................... ~.. Z :.
Job Listings .......................................
Planners on the Hover ......................... 4
State Planning Conference .................... 4
Parking Requirement Impacts on Housing Affordability
BY TODD LITMAN, VICTORIA TRANSPORT
POLICY INSTITUTE
Adequate housing is essential for indi-
vidual and community welfare. There
are few more tragic signs of our soci-
ety's failure to meet basic human
needs than the growing housing prob-
lems many North Americans face.
Not only are an unacceptable number
of people homeless, but rents demand
a growing share of income for lower
income families that do have a home.
Something is preventing markets from
providing sufficient affordable hous-
ing.
These problems are partly explained
by inappropriate residential parking
requirements. Increasing off-street
parking requirements over the last 40
years appear to have reduced the in-
centive for private developers to build
inexpensive housing. This has re-
duced the supply of lower-priced
housing, raising minimal rents.
This report does not question the need
for off-street parking. The issue is,
how to determine the optimal amount
of required off-street parking, and
how it should be regulated. It de-
scribes strategies that are more effi-
cient and equitable than current prac-
tices, and which support overall social
and environmental goals.
Current Parking Requirements
Current zoning laws in most commu-
nities require residents to pay for a
generous amount of parking whether
they need it or not. An increasing
portion of municipal zoning laws re-
quire two or more parking spaces per
housing unit, or one parking space per
bedroom. Current parking require-
ments are a clumsy mechanism for
matching parking supply with demand
because the number of automobiles
per housing unit varies significantly
between households and over time.
Approximately 10 percent of U. S.
households do not own an automobile,
a major portion of which are low in-
come and small households. Land use
density, quality of transit serxice, and
pedestrian accessibility also affect au-
tomobile ownership rates. Applying
rigid residential parking requirements
without regard to household income,
size or location means that some
households must pay for parking they
don't need, while those that own more
than an average number of automo-
biles have their parking costs subsi-
dized by their neighbors. This is par-
ticularly unfair to lower income
households, which tend to own fewer
automobiles than average.
Ifa municipal government doubled
residential property taxes to finance
free public parking there would surely
be considerable debate about the effi-
ciency and equity of such a tax. A
continued on page 7
Parking Requirements--con'd from page 1
two-space per rcsidcncc parking re-
quirement imposes similar costs yet
there is often little discussion when
city officials set such standards. Park-
ing requirements arc a large but nearly
invisible cost that is seldom evaluated
as a separate expense.
Parking Facility Costs
Each parking space imposes a direct
financial cost of $5,000 to $20,000 in
land and construction costs, and main-
tenance costs ranging from $20 to
$ 100 per year. This also raises total
financing costs. Because construction
financing agencies often require that
new building retail prices be at least
three times the original land costs,
each additional dollar of land costs for
parking increases housing prices by
three dollars. Developers cannot af-
ford to build simple, lower-priced
housing when their land costs in-
crease.
In addition to these direct costs, in-
creased parking imposes a number of
environmental costs, including loss of
greenspace, increased impervious sur-
faces, and increased heat island effect.
By increasing the amount of land re-
quired per unit. parking requirements
reduce urban densities and encourage
urban sprawl Rigid parking require-
ments force an increasing portion of
moderate-priced housing into subur-
ban and exurban areas where land
prices are Iow but transport and public
service costs are high. As a result,
lower income families must either ac-
cept cast-off urban housing that is un-
desirable and therefore underpriced,
or live in automobile-dependent sub-
urban areas where housing costs are
lower but transportation costs are
high.
Parking requirements reduce develop-
efts profits per acre. In one example,
a developer is equally rewarded for
producing 10 high-priced housing
units with three parking spaces per
unit or 20 affordable housing units
with no parking spaces. Parking re-
quircmcnts reduce dcvclopcrs' incen-
tixc to produce affordable housing.
Impacts on Lower Income Households
Who is affected most by high parking
rcquircments? Primarily low income
houscholds~ including young adults.
single parents, first time home buyers
and special needs populations. Since
parking standards are based on overall
average parking requirements, the)'
represent approximately what middle
income, able-bodied households
~'ould choose anyway. It is lower in-
come households that own fewer than
average cars. live in smaller housing
units development at maximum poten-
tial density, and desire cost savings.
Households with annual incomes un-
der $30.000 (representing 37 percent
of all households) have automobile
ownership and use rates lower than
the national average. It is these
households that are directly harmed
by generous off-street parking re-
quirements. This harm increases sub-
stantiallv at the lowest income levels.
Parking costs as a percentage of hous-
ing costs are greatest for lower priced
housing.
Poor households also spend a greater
sharc of their income on housing than
wealthier households do. Since dense
development has a bad reputation,
some people might argue that reduc-
tions in densi~, caused by increased
parking requirements is an environ-
mental benefit and an amenity to poor
households. But an amenity that con-
sumers only buy due to an external
requirement is seldom a true benefit.
In practice, paved surfaces provide
fcxx of thc amenities that make lower
densities desirable, such as privacy,
noise reduction, aesthetics and access
to grcenspace. Thus, increased park-
ing results in the worst of all worlds:
lower density, automobile-oriented
communities with degraded environ-
ments.
Alternative Strategies
Most households, including those
with Iow incomes, own a vehicle and
therefore need residential parking.
Even non-dm ers need visitor parking.
It is therefore important that changes
in parking standards be realistic and
avoid creating new conflicts and ineq-
uities.
Inflexible parking requirements are
inefficient because they fail to provide
the resource (parking) in proportion to
need (vehicle ownership). The)' as-
sume that average requirements can
apply efficiently and equitably to all
households. The wide variations in
automobile ownership indicate this is
inappropriate. Parking demand varies
between households, neighborhoods,
and over time for individual house-
holds. A two bedroom apartment ma),
at various times house one. two or
threc drivers, who have zero, one, two
or three vehicles. Smaller house-
holds, with lower incomes and good
access to transit and local services
tend to own fewer cars and therefore
need less parking. It is more fair and
efficient to provide flexibility in park-
ing requirements rather than imposing
"one-size-fits-all" standards.
Rather than assign parking require-
ments to building owners, parking
policies should place the requirement
where it belongs, on vehicle owners.
Parking in multifamily housing should
be rented on a monthly basis rather
than assigned with each unit.
Proponents of "location-efficient
mortgages" recommend that home
buyers be able to devote savings from
reduced car ownership to housing ex-
penses. Location-efficient mortgage
policies allow households with zero or
only one vehicle to rent or buy lower-
priced homes that have fewer parking
spaces. Owning one less vehicle
saves a household an estimated
$3.000 annually in vehicle costs and
$50 per month in parking costs. This
is particularly appropriate near transit
stations. Of course, these approaches
require measures, such as better en-
forcement of parking regulations, to
prevent spillover impacts that parking
requirements are intended to avoid A
number of specific strategies have
continued on page G
May 1998
planning
Job Ustings~ont'd from page 5
TCED Group. including city econom-
ic development agencies, foundations,
financial institutions, utilities, v~'ork-
force organizations and community-
based nonprofit dcx clopment organi-
zations.
The president will work closely with
the board of directors and be responsi-
ble for thc overall leadership, direc-
tion. strategy, programs, development
and business operations of the organi-
zations. Specific responsibilities will
include overseeing policy research on
kev communitx' economic develop-
ment issues (e.g. links between hous-
ing, transit and economic develop-
ment. workforcc development); policy
development, communication and ad-
vocacy to foundations, agencies and
policy makers: membership network-
ing and communications, and overall
management functions, including fi-
nancial management, general adminis-
trative duties, membership, and com-
munication with members, board and
funders.
Senior level qualifications and com-
pensation. Send resume to TCED.
P.O. Box 582535, Minneapolis. MN
55458-2535.
1998 Legislative Session--cont'd from pg. 3
contains an unusual resource, high
quality habitat, or has high scenic val-
ue: the lot is not in compliance with
on-site sewage treatment or minimum
lot size requirements or is hydrologi-
cally unsuitable for development: or
whether the lot provides access to ad-
jacent state land. (Chapter 401. SF
3353)
~quirements--cont'd from page 7~
bccn proposcd to addrcss thcsc prob-
I cms
Reprinted.from the Wrater 1998 tsxue
O/'??an,sporlalton l'lanmng, the news-
letter o.['AIM :¥ l'ran,v~orlatum Plan-
ning Dtviston. 7he complete
report, "Parking Requirement Impact
on Housing A..ffordabth'ty" ts m,adable
.imm the Victoria Transport Pohcy
Institute in British ('olumbta. ('anada.
Phone & Fax: 250 360-1560: E-marl:
lilman~islandnel, com: Webslte :
http: www. tslandnet, com ~htman.
CONSULTING GROUr, INC.
· Community Planning
· Urban Design
· Public Spaces & Trails
· Environmental Planning
· Transportation & Traffic
· Civil & Structural Engineering
Diversified Practice - Co~nbined Strength
One Carlson Parkway North, Suite 150, Minneapolis, MN 55447-4443
(612) 475~0010 · Fax (612) 475-2429
[111111]
70U Third Street South
Minneapolis, MN 55415
612 / 370-0700
Cont,~ct: William Weber, AICP
Tran~},ortation Urban Design
I'~ngmeering
I· City Planning · Comprehensive Plans
· Urban Design [] Land U~e Studies
PARSONS
BRINCKERHOFF
· Planning
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10 Second Street NE, Suite 209
Minneapolis, MN 55413
(612) 378-0019 · Fax: (612) 378-9423
100+ Offices Worldwide
SHORT ELLIOTT HENDRICKSON INC.
1 -800-325-2055
· Planning
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~Greater Frogtown Communit~ Development Corporation
Telephone (651) 298-8980
689 North Dale Street
St. Paul, MN 55103
July 7, 1998
Ken Roberts
Associate Planner
City of Maplewood
1830 East County Road B
Maplewood, Minnesota 55109
Re: New in fill home built in St. Paul on a vacant lot: Open house
Dear Ken:
Per conversations regarding Maplewood purchasing dilapidated homes, demolishing them and
then building a new home on the property, and since this is what I do in the Frogtown
neighborhood of St. Paul, I thought you may be interested to see the results of my most recent
project.
As you know, I work for the Greater Frogtown Community Development Corporation, a non-
profit neighborhood housing organization limited to the Frogtown Neighborhood of St. Paul. I
am now having an open house to show the neighborhood my organization's latest housing
project; a newly constructed single family home. This open house will be on Thursday, July 9th,
5:45 p.m., at 647 Farfington Street, St. Paul.
This is a new home which was built on a recently created vacant lot. The vacant lot was the
location where a dilapidated HUD home was demolished. This new home is a typical example
of the revitalization efforts the neighborhood organizations in St. Paul are making.
This home is built on a 40 wide x 136 deep lot, it is 1450 square feet, has 3 bedrooms and 1.5
bathrooms, with a double detached garage. This home has sold for $85,000 and it cost $145,000
to build. The difference in the total building cost and the sale price is made up by the City of St.
Paul's Houses to Homes Program via a subsidy, forgivable over a ten year period if the buyer
lives in the home for the full ten years.
Ken, if you were at all interested in seeing this type of a project, feel free to stop by. You can
call me at 848-2021 if you would like more details or further information on this project.
Sincerely,
18 August 1998
CITY OF OAKD_At,E
1584 Hadley Avenue North
Oakdale, Minnesota 55128
612/739/5086
612/730/2820 FAX
Brian Daleske
Community Neighborhood Homing Services
35 West Water Street
St. Paul, MN 55107
Dear Brian:
Until December 31't 1999 the City of Oakdale and Community Neighborhood Housing Services
will be working together to provide Oakdale residents with construction management services.
The City of Oakdale agrees to pay Community Neighborhood Housing Services for the services
identified, for the stated fees identified, in the attached "Description of Services."
Sincerely
Attachment: Description of Services
Oakdale does not discriminate on the basis of race, color, national origin, sex, religion,
abe or dgsability statt~ in employment or provision of service.
SL il~l, MIL 56107
Construction Management Fees
< $ 7~00.00 in Construction Costs '"$ 40O.OO
>$ ?,000.OO - < $ 1S,000.OO in Construction Costs 15
>$ IS,000.00 ' < $ 30,000.00 in Construction Costs 15 600.00
>S 30,000.00 - < S S0,000.00 in Construction Costs --S 700.00
>$ SO, O00.O0 - < $ 75,000.00 in Construction Corn =S 800.00
)S 75,000.00 - < S IO0,OOO.O0 in Construction Co~ts
~S 100,000.00in Construction Cosu ---S 1,000.00
The above fees include the flow~n~ ser-~iees:
· Visual inspection and repofl of the home. This inspection is intended to pFovide basic
i~o°~a~°:otO,]hde~t.,d~e~F~..~_ e~t_h_e- c_.on..diti, ou of the. ho. me and a~sist the client in deciding on the
fol,mal~h - TM ~"'' '"' ~-c uua.e m me nome. zne tmpection and r~,port do not sddtess
· nyae, lean pam~, any air~oFne gas(including radon), asbestos, flbeF~as~ fiber, tns~ct
=;~l~..p~,~:~w.e_Es_._or.~septic ~.n. kz. ~ ivilutor is not required to :~nite the hel~1 plilt,
., .~.~ .~. uus:rve me COlMmon al tile roof, evMuate inaccessible ;:r ,:....id .__.-
(m&uemm~ or remove invtkine for thc ----'--"-- "~ - -- ~. ......
~ uS GV~ALSILi~ llle tn3oeCtlon and r
warranty or ~mar~ntee. ,..-.,.------, -- :---,:--. .- -- ,- _ _
~,..~ ...... ~,,- . -_-', --.r. ~-~,, ,,_, ,mp,,e., Dy ~..ommunity ~eiEhborhood Ho,sing Services
~nrXn~o;~;=wMa~r~ :: ~p~e~.ho: ~m~r~gS components or fixtures. Ch'HS and the
· Detailed Scope of work to be done. A change to the Scope of work shaiI be made t¢ no charge
if made within 5 business days of the bid letting.
· Bid letting and dosing.
· Bid Review with the elJent in CNHS office~
Additional Avnilable Services
Ail additional services charged SS0.OO per each home visit.
1. Issuing of contrncts between client and contractor.
2. Change Orders
3. Project support and n~inor dispute resolution.
u, uc~crmme a work ts completed per the scope of work.
All seryices will be b~ed on staffavailabflity.
OAKDALE
HO USING REHABILITATION INITIATIVE
DO
O0
Dear Oakdale Resident:
Now may be the perfect time to make those improvements to your home. Why? Because you may
qualify to obtain low interest financing AND free technical assistance.
The City of Oakdale in cooperation with Western Bank offers this excellent financing. As part of this
loan program, you are able to hire your choice of contractors to perform the work, or you can purchase
the supplies and perform the work yourself.
The annual percentage rate for these loans is fixed and is based upon your projected household income.
The lower our income, the lower our rate. You repay the loan with fixed monthly payments. A typical
loan in the amount of $15,000 at 6% annual percentage rate would have 180 monthly installments of
$126.60. Financing is considered up to 100% of the value of your home.
For an application and more information, please call Jim McCarthy at 290-7844. Household income
limits may apply and funds are limited-so act now.
CITY OF OAKDAI.E
158~ Hadley Avenue North
Oakdale. Minnesota 55128
612/"39/5086
612,c'30/2820 FAX
~~O~dale
September 21, 1998
Ms. Colleen Dirkswager "'~ ~- L{ ~1~
Community Coordinator
City of Maplewood
1830 East County Road B
Maplewood, MN 55109
Dear Colleen:
Thank you for your inquiry on the City of Oakdale Housing Rehabilitation Initiative
through Western Bank and the MFHA.
Enclosed please find some information generated for our residents on the program.
The City of Oakdale pays consulting (construction management) or advisor fees to
better assist residents through this rehabilitation process.
I mentioned the City of Maplewood and its potential interest to get involved in such' a
program to Western Bank. If you have any interest to pursue this, please call Jim
McCarthy, Western Bank, at 290-7844.
To-date, the City of Oakdale has generated about 50-75 inquiries from residents.
However, because of some disallowed improvements and credit issues limited by
MFHA guidelines, less residents have actually qualified for the funds.
If you have any further questions, please do not hesitate to telephone me at:
730-2722.
Thank you for your interest.
Sin
Cathy E. (~ustafs~
c: Richard Mc Namara, Assistant City Administrator
Oakdale does not discriminate on the bas~s of race, color, national or~gin, sex, religion,
age or disability status in employment or provision of service.
13 August 1998
To: Economic Development Commission
Through: Rich McNamara-Assistant City Administrator
From: Robert Streetar
Re: Housing Rehabilitation
This memorandum will provide you with a overview of Oakdale's rehabilitation initiative.
In the fall of 1997 the city initiated a home rehabilitation program that specifically targeted 350
homes in the Tanners Lake neighborhood. While many residents showed interest only 4
qualified for funding due to the low household income limit needed to qualify.
The current initiative is a joint effort between the city and Western Bank, and is being marketed
city wide. The Minnesota Housing Finance Agency is providing loans funds to be disbursed by
Western Bank. Marketing will begin on or about August 14~.
Program Composite
· Maximum household income $69~920.
· Interest rate 2%-8% depending on household income.
· Term 8-20 years.
· Maximum loan amount $35,000, depending on program and equity.
· The funds may be used for most home improvements, such as kitchens, heating, roofs,
windows etc.
As an incentive, the city is providing a rehabilitation advisor at no cost to the resident, if
requested. The advisor will work with the resident through out the entire process to ensure
the quality of work.
Lastly, the city and the Washington County Housing and Redevelopment Authority have applied
for additional Minnesota Housing Finance Agency rehabilitation funding. We will know in
October if we are successful. ·
OAKDALE RE 'HABILIATION INITIATIVE
Constrz ction lklanagement Assistance
The process of improving your home can be confusing and frustrating. You may
be asking yourself, "How do I choose a contractor to do the work?" "What
improvements should I make?" "How do I prepare the scope of work?"
The City of Oakdale will provide a construction manager to assist you with the
many decisions you will be making as you go about the improvement process.
This service is free and optional. If you would like a construction manager to
assist you, please call Brian Daleske at Community Neighborhood l:l'ousing
Services ~ 292-8710.
THE CONSTRUCTI.ON MANAGER WILL:
* perform a visual inspection and report on you home. This inspection is
intended to provide you with basic information to help determine the condition
of your home and assist you in deciding on the work you would like to have
done. This inspection and report will not address formaldehyde, lead paint,
any airborne gas (including radon), asbestos, fiber~ass fiber, insect or animal
pests, wells or septic tanks. In performing the inspection, the inspector will not
ig. nite the heating plant, use a ladder to observe the condition of the roofi
evaluate inaccessible or concealed areas, disassemble or remove anytking for
the evaluation. The inspection and report are not a warranty or guarantee,
expressed or implied, by Community Neighborhood Housing Services(CNHS)
or the inspector, for any of the building's components or fixtures. CNHS and
the construction manager will not warrant the inspection report.
· assist you in developing a detailed scope of work.
· let bids and close.
· sit down with you at your home and review the bid.
· assist you in issuing contracts between you and the contractor.
· assist you with change orders.
· perform minor dispute resolution between you and the contractor.
DD
DD
CITY OF OAKD.AI.E
1584 Hadley Avenue North
Oakdale. Minnesota 55128
612/739/5086
612/730/2820 FAX
COMMUNITY FIX-UP FUNDS REQUEST
FOR THE
CITY OF OAKDALE
DESCRIPTION OF COMMUNITY AND HOME IMPROVEMENT NEEDS AND OBJECTIVES
The City of Oakdale is a community of over 25,000 residents located in Washington County. Currently in
Oakdale there are 5,000 single family homes, of these, 575 homes have been identified needing rehabilitation or
repair, specifically heating upgrade, wiring, plumbing, painting, siding and roofs. These homes are at least 30
years old and are valued under $80,000. While the homes needing rehabilitation and repair a scattered
throughout the city, 350 of the 575 home needing rehabilitation are in the oldest part of the city, which is the
Tanners Lake area. The Tanners Lake area has as its borders 10~ St. and Hudson Boulevard on the North and
South and Highway 120 and Hadley Avenue on the West and East. Residents in this area are elderly, families
and single individuals of modest income that lack the resources necessary to provide for the ongoing
maintenance and repair of their homes.
In the fall of 1997 the city, in cooperation with the Washington County Housing and Redevelopment Authority
offered 350 homeowners in the Tanners Lake area Minnesota Housing Finance Agency rehabilitation funding.
Subsequently 85% of the inquiries marginally exceeded the household income limit of $46,000. As a result the
city is in need of funds serving household at 115% of median or $69,920.
MEETING NEEDS AND OBJECTIVES WITH LOAN FUNDS
According to Oakdale's Livable Communities Action Plan drafted and approved in 1996, the city experienced
tremendous growth throughout the 1980's and 90's. Subsequently, very little land remains for new single
family housing development. According the Metropolitan Council 90% of the city's housing is considered
affordable. With the very little new single family construction likely to occur due to the unavailability of land,
preserving the current housing stock, so as to maintain a strong level of affordability is a high priority. This
rehabilitation process is expected to be ongoing.
As an incentive for residents to take advantage of this rehabilitation oppommity the city is allocating $81,000 to
cover the cost of a Washington County HRA remodeling advisor to assist residents through the rehabilitation
process. The remodeling advisor will assist the resident with developing a scope of work, ensuring
rehabilitation is done according to city building code and to resolve any differences that may occur between the
resident and the contractor.
MARKETING PLAN
The city will market the rehabilitation funding by the following means:
· Lillie Suburban Review Newspaper-Weekly for 25 weeks
· Oakdale Clarion Newspaper-Weekly for 25 weeks
· Direct mail to 350 homeowners in the Tanners Lake area, where a higher concentration of home
rehabilitation needs exists.
· Flyers at retail establishments at well as public, i.e. public library.
· Advertisement on Local Cable Access station.
Oakdale does not discriminate on the basis of race, color, national origin, sex, religion,
age or disability status Pt ennployment or provision of service.
CiTY OF OAKDAt.E
1584 Hadley .&venue North
Oakdale. ~irmesota 55128
612/739/5086
61~730/2820 FAX
NAME AND ADDRESS OF LOCAL PARTNER
Western Bank
MHFA Approved Lender
7035 North 10w Street
Oakdale, MN $5128
Phone: 290-7844
Contact: Angle Propp
Oai~dale
Oakdale does not discriminate on the basis of race, color, national origin, sex, religion,
. age or disability status in employment orprovision of service.
1
The purpose of this memorandum is to briefly describe Oakdale's aggressive housing
rehabilitation efforts as of 15 July. There are many l~rollrams being brought together to provide
the residents of Oakdale the opportunity to successfully rehabilitate their homes. Currently,
program funds listed below have been secured while others are being pursued. Residents can
expect to take advantage of these some of these programs be~nning approximately August 1",
with others being potentially implemented in the fall of 1998 and spring of 1999.
PROGRAMS
GREAT MINNESOTA FIX-UP FUND-MI-IFA
Home Energy Loan · Maximum loan amount $8,000
· Interest rate 8%
· No household income limit
· Single Family property
· Maximum loan term 6 mo.- 8years
General Remodel or Repair Loan · Maximum loan amount $25,000
· Interest rate 2%-8% (based on income)
· Household maximum income $49,000
· 1-4 unit property.
· Maximum loan term 20 years
Accessibiliw Loan · Maximum loan amount $25,000
· Interest rate 8%
· No maximum household limit
· 1-4 unit property
· Maximum loan term 20 years
Implementation · Administration: Western Bank-Angie Propp (290-7844)
· Remodeling Advisor: Washington County HKA-Georgette Peterson (458°6557)
· Marketing: City of Oakdale-Bob Streetar (730-2722)
· Status: These funds have been secured.
COMMUNITY FIX-UP FUND-MHFA
· Maximum loan mount $ 35,000
Maximum household income $69,920
· Maximum loan term 20 years.
· Interest Rate: variable 2-8% depends on household income
· Funding available while it lasts
Implementation · Administration: Western Bank-Angie Propp (290-7844)
· Washington County HRA-Georgette Peterson (458-6557)
· Marketing: City of Oakdale-Bob Streetar (730-2722)
· Status: Notification of approval by 1 August
COMMUNITY REVITALIZATION FUNDS-MI-IFA
Package A · Number of loans-5
· Maximum loan amount $10,000
· Interest rate 3%
· Maximum term 10 years
· Maximum household income $48,640 (80% of median)
Package B · Number of loans-10
· Maximum loan amount $15,000
· Interest rate-none-Deferred
· Maximum household income $36,480 (60% of median)
Package C
· Number of loans-10
· Maximum loans amount $15,000
· Interest rate 4%
· Maximum term 10 years
· ' Maximum household income $69,920 (115% of median)
Implementation · Administration: Washington County HRA-Georgette Peterson (458-6557)
· Kemodeling Advisor: Kamsey Action Programs-Mary Tomlinson (645-6445)
· Marketing: City of OakdareoBob Streetar (730-2722)
· Status: Notification of approval 1~t week in October
3
SMALL CITIES DEVELOPMENT PROGRAM-DTED
· Maximum loan amount $ .(to be decided)
· Maximum interest rate % (to be decided)
· Deferred option available
· Maximum household income $ (to be decided)
Implementation · Administration: City of Oakdale-Bob Streetar (730-2722)
· Remodeling Advisor: Ramsey Action Programs-Mary Tomlinson (645-6445)
or Washington County I-IRA-Georgette Peterson (458-6557)
· Marketing: City ofOakdale-Bob Streetar (730-2722)
· Status: Final application due 1 October
CITY OF OAKDALE
· The city has $81,000 to apply towards the cost of a remodeling advisor.
.... IllJ ] _ I Il_ Il ~ _ _ _
?~e 10
September 21, 1998
MULTIHOUSING
twin Cities
senior hottsing
market remains
strong, savvy
THE DEMAND CONTINUES
FOR MORE UNITS, VARIETY
by Rick I"a~ske
(Editor i~ note: Rick Fenske is senior
market analyst at Mmfield Research Inc.,
which has conducted more than 250 senior
housing studies since 1983.)
Senior housing is the fastest-growing
segment of the multifamily market
in thc Twin Cities. Large-scale develop-
ment ol senior housing in the Twin
Cites started dur-
GUEST lng the 1980s and
COLUMNIST has since flour-
ished. Today in
the metro area,
there arc roughly 150 market-rate senior
housing projects with nearly 16,000
units.
Nearly all of the existing senior hous-
ing projects are at or near full occupan-
cy and new projects are experiencing
PHOTO COURTESY O4= MAXFIELD RESEARCH ~NC.
Rick Fenske
rapid absorption. In addition, rents are
increasing, construction is up and a
greater variety of housing options are
being built.
A comprehensive survey of all Twin
Cities market-rate senior housing pro-
jects, which was conducted by Maxfield
Research in April, revealed an overall
vacancy rate of a mere 2.6 percent. This
marked the sixth straight year that
vacancy rates in the Twin Cities senior
housing market have fallen below the
industry's 5 pement equilibrium vacan-
cy rate. Vacancy rates have remained
Iow despite the addition of nearly 5,000
new units during the last six years. The
rapid absorption is a result of greater
acceptance of the concept from seniors
and a better understanding of the hous-
ing needs and preferences of the senior
market by developers.
While senior development in the
1980s concentrated on congregate hous-
ing, the majority of senior construction
in the metro area thus far this decade
has been projects offering few or no
support services. This has allowed
developers to tap into the younger,
active, independent senior market that
is attracted to mainte-
nance-free housing but
had shied away from the
more expensive and ser-
vice-intensive congre-
gate housing product in
the past.
Senior housing devel-
opment is expected to
remain strong during the ~
next few years as there
are a large number of ~
projects either under ~
construction or in the ~
planning stages. Nearly
all of the senior housing ~
planned for development
over the short term will
be located at opposite
ends of the service-pro-
vision spectrum. Adult
communities, geared
toward independent
seniors, will continue to
account for the majority
of the senior units developed. However,
we also expect to see a proliferation of
assisted-living and Alzheimer's/demen-
tis specific units in the near future, as
some of the nation's largest assisted-liv-
ing developers, such as Alternative Liv-
ing Services and Karrington Corp., are
now descending upon the Twin Cities.
The market also is seeing a diversifi-
cation of product types. After a decade
of exclusively rental product develop-
ment, the Twin Cities market has seen a
reemergence of for-sale housing during
the past few years, with nearly 600 units
built. Nearly three-quarters of the recent
SElqlOR HOUSING VACANCY RATE
TWIN caTu~S METRO AREA
1st Qtrs. 1990, 1993-1998
12.0
4.2 4.0 3.8
1990 1~5 1994 1995 1~ 1997 1996
Year (I st Qtr.)
GRAPH COURTESY OF MAXFtELD RESEARCH INC,
Morning mist?
UNCOMMON WISDOM
COMMON S[NSE''
From a distance, a seemingly routine
real estme matter can become hazy to
the umramed eye. At Leonard, Street and
Deinard. we take a close Look at eve~?
possible outcome, keep our clients ]'ullx
inJin'mcd, and respond quickly u'i~h d
!,;,,,,,'~:; ,' ,,,re'se of acd,,n \\"e think fh, u
September 21, 19914 Minnesota Rtal EatateJournal Page 11
for-sale development has consisted of
cooperative housing. This product will
likely account for an even larger share of
the area's senior development during the
next few years, as at least seven other
cooperative projects, with roughly another
700 units, are currently in marketing
stages.
The southwest, the northeast and the
northwest quadrants of the Twin Cities all
have significant concentrations of senior
housing. Market-rote housing .has dominat-
ed in the southwest where incomes are
higher, while a large blue-collar presence
in the northeast and northwest metro has
attracted the development of "affordable"
senior housing. The southeast quadrant,
having a relatively small senior base, has
substantially fewer senior housing units.
Currently, senior housing options are
somewhat limited in Minneapolis and St.
Paul and many senior residents of these
core cities have been am'acted to develop-
ments in nearby suburbs.
Most of the recent senior housing devel-
opment has occurred in second- and third-
ring suburbs due to the availability of
developable land and lower land costs.
However. a number of first-ring suburbs
and okler freestanding municipalities are
getting inwflved in promoting life-cycle
housing in order to retain existing senior
residcnt~ while simultaneously freeing up
existing housing for younger households.
Roughly three-quarters of all senior
housing units in the Twin Cites metro area
are fur rout rather than for sale. Rentals are
most widely accepted in the market
because of the lack of a long-term commit-
ment. Rents in senior projects vary greatly
depending on the availability and inclusion
of scn'ices.
The 1998 Maxfield survey revealed that
rnosl prt~jects saw renl increases of 3 to 6
percent compared with the previous year,
while some projects were reporting
increases as high ns 8 to 10 percent. Strong
demand for senior housing coupled with a
tighl overall rental market in the melro area
should lead Io conlinued increases in rents
in the near future
Future demand
Senior housing is still a relatively new
and often misunderstood concept tn many
senior~. While most seniors generally pre-
fer to stay in their single-family homes,
nlaillterlilllce concerns and security issues
are Icatlillg lo increased interest in mainte-
nance-free ahernatives such as town-
homes, cooperatives and condominiums.
As the variety of housing options increase
and ils seniors become educated to the ben-
efits of these alternatives, the number of
seniors desiring age-reslricted housing
shnuld increase. Improved health care and
greater acceptance of home health services
may enable seniors to stay in their homes
or in independent senior housing longer,
therefore reinforcing the polarization of the
continuum of senior housing types.
Currently. about 10 percent of all Twin
Cities senior households who can afford to
reside in market-rate senior housing do so.
Although. the exact number of additional
senior housing units that can be supported
in the Twin Cities area is unknown, per-
haps we can look to some of the more
mature and diverse senior housing markets
on the East and West Coasts as an indica-
lot. In these markets, 15 to 20 percent of the
income-qualified senior household base
typically resides in market-rate senior
housing.
A growing senior population also will
contribute to an increase in senior housing
demand. It has been projected that the
Twin Cities' senior population will nearly
double by the year 2020. However, the
majority of this growth will not occur until
the first baby boomers enter their senior
years shortly after 2010. and because most
;;eniors typically do not move into ahema-
tixe housing until the5 are in their mid-7Os,
demand for senior hou,mg will not peak
for at least another 20 years.
Nonetheless, demand for senior housing
will continue to see strong growth in the
interim, as the number of metro area
seniors age 75 and older is expected to
increase by 50 percent between 2000 and
2020. Equally important, the number of
single-person senior households is expect-
ed to increase by 70 percent during the
same period.
Based on demographic trends and an
increased acceptance of senior housing,
demand for senior housing in the Twin
Cities metro area should average about 750
to 850 units per year during the next five
years before increasing to about 900 to
1,000 units per year the following decade..
Demand for senior housing should accel-
erate thereafter and remain strong well into
the fu'st half of the 21st century as the old-
est baby boomers begin aging into their
mid-70s around 2020.
Future trends
Some of the existing older adult projects
currently offering no services will likely
need to add support services in the future
as their residents age. Also, older buildings
may need to reconfigure smaller units to
meet current market expectations.
The development of campus housing is
expected to increase. Campus housing
offers a range of care levels at a sing?
development, thus allowing for econonues
of scale when delivering services and giv-
ing the campus a competitive advantage in
the market. Also, some projects offering
intensive services will add independent
housing to act as a feeder as the competi-
tion becomes more fierce.
Developments targeted to specific mar-
ket niches also are appearing and will like-
ly increase as a response to increasin'
competition. One example of this is th,
recent interest in creating housing for per-
sons with Alzheimer's disease and other
forms of dementia. In addition, nursing
homes are creating specialized wings or
taking on more respite and subacute care
as assisted-living housing cuts into their
market share and as hospitals discharge
these patients earlier than they previously
have. []
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