HomeMy WebLinkAbout2024/05/08 - ADMIN - Agenda Packets - Housing Authority - RegularMISSION STATEMENT
The Housing Authority develops, integrates, and operates housing and housing assistance policies
and programs to ensure the availability of safe, affordable, and desirable housing options that meet the
diverse, lifecycle housing needs of all the residents of St. Louis Park.
AGENDA
Housing Authority, St. Louis Park, Minnesota
Wednesday, May 8, 2024 5 p.m. City Hall, community room, first floor
1.Roll Call
2.Approval of Minutes for February 14, 2024
3.Hearings: none
4.Presentation
a.none
5.Unfinished Business
a.None
6.New Business
a.Approval of AC Sleeve Façade, Deck Fascia, and Door and Window Lintel Repairs Project contract award:
Hamilton House
b.2023 housing activity report
7.Communications from Executive Director
a.Claims Lists:February and March 2024
b.Financials:March 2024
c.Communications:
8.Other
9.Adjournment
Auxiliary Aides for those with disabilities are available upon request. To make arrangements please call the Housing
Authority office at 952-924-2579 (TDD 952-924-2668) at least 96 hours in advance of meeting.
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MINUTES
St. Louis Park Housing Authority
St Louis Park, MN
Wednesday, February 14, 2024 5 p.m.
MEMBERS PRESENT: Commissioner Catherine Courtney, Commissioner Reynold Burrowes,
Commissioner Richard Webb
MEMBERS ABSENT: Commissioner Paul Beck, Commissioner Thom Miller
STAFF PRESENT: Marney Olson, Angela Nelson, Nicole Randall
1.Call to Order – The meeting was called to order at 5:12 p.m.
2.Approval of Minutes – Minutes for the December 13, 2023 board meeting were reviewed. A motion
to approve was made by Commissioner Webb and seconded by Commissioner Burrowes.
Motion passed 3-0.
3.Hearings – None.
4.Presentation – None.
5.Unfinished Business – None
6.New Business
a.Approval of SEMAP certification fiscal year end Dec. 31, 2023 – Ms. Randall presented the HUD
Form 52648 SEMAP Certification for execution and transmission from the board. The housing
authority anticipates a score of 105 and classification of high performer.
A motion was made by commissioner Webb and seconded by Commissioner Burrowes. Motion
passed 3-0.
b.Fifth Amendment to Project based voucher assistance contract with Vail Place – Ms. Randall
presented the amendment to extend the contract for an additional five years.
A motion to approve was made by Commissioner Webb and seconded by Commissioner
Burrowes. Motion passed 3-0.
c.Proposed allocation of 2024 Community Development Block Grant (CDBG) funds – Ms. Olson
gave an informational review of the city’s annual allocation of CDBG funds of $149,231.95.
Propose to use all funds for the deferred loan program. The public hearing and official city
council action is scheduled for February 20, 2024. No action needed.
7.Communications
A survey has been sent out seeking input from tenants, owners, property managers, advocates,
community members about a pre-eviction notice ordinance. It will close on March 6, 2024.
Commissioners may participate in the survey.
8.Other
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9.Adjournment
Commissioner Webb moved to adjourn the meeting and Commissioner Burrowes seconded. The
motion passed 3-0. The meeting was adjourned at 5:50 p.m.
Respectfully submitted,
_________________
Paul Beck, Secretary
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HOUSING AUTHORITY OF ST. LOUIS PARK Agenda Item 6a
St. Louis Park, Minnesota
Meeting Date: May 8, 2024
TITLE: Approval of AC Sleeve Façade, Deck Fascia, and Door and Window Lintel Repairs Project
contract award: Hamilton House
RECOMMENDED ACTION:
Staff seeks board approval to enter into a contract with Frerichs Construction Company to
replace AC sleeve façade, deck fascia, and repair door and window lintels at 2400 Nevada Ave.
S., Hamilton House. The main project goal is to address the deteriorating wood siding at the AC
sleeve facades and wood fascia boards on the decks (balconies) as well as to preserve the
masonry opening lintels. Staff recommends that the Housing Authority award the contract to
Frerichs Construction Company for $434,995.
SUMMARY:
Staff is working with an architect from Finn Daniels Architects to guide us through this
construction project. The HA has previously worked with Finn Daniels. They are knowledgeable
with HUD procurement policies and have experience working with other Housing Authorities on
various construction projects. Attached is a Bid Recommendation prepared by Finn Daniels for
the project. HA staff support the recommendation prepared by Finn Daniels.
Project Funding
The original budget for the project was approximately $400,000. The cost of the construction
contract based on the lowest bid is $434,995. Our consultant also recommended a 10%
contingency budget of $43,499.50 to cover any unexpected costs that may arise for a total of
$478,494.50. The HA will utilize contributions from two grant awards to finance the project
including 2022 HUD CFP and 2023 HUD CFP funds.
Bids Received
In accordance with formal bidding requirements, an “Invitation to Bid” legal advertisement
was placed for two consecutive weeks in the St. Louis Park Sun Sailor. The HA also solicited bids
from various construction bidding networks, which also included Minority, Women and Native
American Business Enterprise Networks. A mandatory pre-bid meeting was scheduled on April
9, 2024 which included 11 different contractors at the meeting and walkthrough.
Bids submitted are as follows:
Company Base bid
Frerichs Construction Company $434,995
Advanced Masonry Restoration $549,794
Action Construction Services $552,000
Exteriors by Highmark $676,343
A public bid opening was held April 25, 2024. Frerichs Construction Company submitted the low
base bid of $434,995. Frerichs indicated “no bid” for alternates #1 and #2 and unit price #3. Due
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to the base bid cost, the HA cannot do alternate work at this time and considers Frerichs the
lowest bid.
Frerichs was established in 1983 and currently much of their focus is on supportive housing and
multi-family housing. Finn Daniels has been the architect on a number of public housing
projects in which Frerichs Construction Company was the general contractor and all contracts
were completed successfully. Frerichs is ready to move forward with the project with the goal
to wrap up construction before the end of 2024.
Prepared by: Oi Mattison, Public Housing Manager
Reviewed by: Marney Olson, housing supervisor
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Page 1 of 3
Bid Recommendation
April 30, 2024
To: Housing Authority of St. Louis Park
5005 Minnetonka Blvd.
St. Louis Park, MN 55416
Attn: Oi Mattison
Public Housing Manager
Re: AC Sleeve Façade, Deck Fascia, and Door & Window Lintel Repairs Project
Hamilton House Apartments
2400 Nevada Avenue South
St. Louis Park, MN 55426
Project Summary
The main project goal is to address the deteriorating wood siding at the AC Sleeve Façades and wood fascia boards on
the Decks (balconies) as well as to preserve the masonry opening lintels. The full scope of work is shown on the
Construction Drawing Plan Set and as specified in the Project Manual (Architect’s Project #23030) however the following
is a brief description of the Base Bid scope of work:
1. Replacement of all AC sleeve façade finishes with new low maintenance and weather resistant façade finishes
including new weather barrier, flashings, and sealants as well as any water damaged sheathing and wall cavity
insulation.
2. Replacement of all tenant unit and common area balcony fascia boards with new low maintenance and weather
resistant fascia boards.
3. Cleaning and protection of all existing masonry opening steel lintels. Including removal and replacement of
adjacent mortar with sealant and weeps.
4. Residual work such as cutting, patching, landscaping restoration due to construction activities, and construction
damage repair for a complete project.
Solicitation for Bids:
On March 28, 2024, plans and specifications for the above listed project were completed and distributed for bids. An
Advertisement for Bid was published in the local paper (Sun Sailor) twice. The plans were also posted on various
construction bidding networks (Minnesota Builders Exchange, Builders Exchange of Rochester, Blue Book Construction
Network, ConstructConnect, Dodge Data & Analytics, and ARC Plan Well) and sent to various Minority, Women, and
Native American Business Enterprise networks (Association of Women Contractors, Minnesota Black Chamber of
Commerce, Minnesota American Indian Chamber of Commerce, National Association of Minority Contractors Upper
Midwest, and North American Procurement Council). On April 9, 2024, a Mandatory Prebid Meeting was held on site.
There were eleven different contractors at the meeting and walkthrough.
Bid Opening:
On April 25, 2024, bids were received consistent with the procurement policy of the St. Louis Park HA for the renovation
work described in the plans and project manual specifications. The HA received four sealed bids; (see attached Bid
Tabulation). Frerichs Construction Company was the low-bid contractor with a Base Bid amount of $434,995.00. The
other three bids received were from Advanced Masonry Restoration with a Base Bid amount of $549,794.00, Action
Construction Services with a Base Bid amount of $552,000.00, and Exteriors by Highmark with a Base Bid amount of
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$676,343.00. Finn Daniels provided the HA with a rough construction cost estimate of approximately $380,000 in
January 2024 however Finn Daniels finds the submitted low bid amount to be reasonable considering the final project
design and the current bidding and building environment which is resulting in increased costs.
Additional Cost Considerations:
In addition to the Base Bid there are three Unit Prices that may affect the final cost. Unit Price #1 deals with water
damaged sheathing under the existing AC Sleeve Façade wood siding. Unit Price #2 deals with water damaged insulation
behind any damaged sheathing. The extent of damage is unknown until the existing wood siding is removed therefore a
certain amount of sheathing and insulation replacement is included in the Base Bid with these Unit Prices addressing
amounts over or under the Base Bid that are discovered throughout the course of construction. This locks the contractor
into a specific price so they do not inflate their costs once under contract and it’s determined additional repair is
necessary. The Base Bid low-bid contractor, Frerichs Construction Company, submitted Unit Price #1 costs of $516.00 to
add and $454.00 to deduct and Unit Price #2 costs of $190.00 to add and $166.00 to deduct. These cost are per balcony
above or below the amounts included in their Base Bid. Finn Daniels finds the submitted costs to be reasonable.
In addition to the Base Bid and Unit Price #1 and #2 there are two Alternate Adds and one additional Unit Price to
consider:
These deal with the existing metal components of the decks (balconies). During Finn Daniels design process site visit it
was noticed some of the metal components of the balconies are starting to show signs of rust and/or paint
deterioration. Finn Daniels discussed with the HA if they would like to include sandblasting, preparing, priming, and
painting those metal components as part of the project as this would be a logical time given the original scope of work.
The HA expressed concerns with the budget so it was decided to include include this work as Alternates rather than as
part of the Base Bid. Alternate #1 Add is the cost to perform this work on all the balconies and Alternate #2 Add is the
cost to perform this work on only 10 balconies. The intent was that if the budget did not allow for Alternate #1 (all
balconies), Alternate #2 would give the option to address only those balconies showing signs of rust and/or paint
deterioration with Unit Price #3 addressing amounts over or under Alternate #2 that are discovered throughout the
course of construction. The Base Bid low-bid Contractor, Frerichs Construction Company, indicated “No Bid” for
Alternate #1, Alternate #2, and Unit Price #3 however because the Base Bid amounts were over the original rough
construction cost estimate, and given the metal components of the balconies could be refinished at a later date, Finn
Daniels would not recommend selecting Alternate #1, Alternate #2, or Unit Price #3 at this time. Finn Daniels would
instruct the contractor to notify the HA and Architect if they see any balconies that present a life/safety concern at
which time any balconies in question would be reviewed on a case-by-case basis to determine what work may be
required to ensure safety.
In addition to the Base Bid Finn Daniels recommends a minimum of 10% of the Base Bid amount be set aside, outside of
the Owner-Contractor Construction Contract, as a construction contingency to cover Unit Prices #1 and #2 as well as any
other unexpected costs that may arise during construction.
Summation of Cost Considerations:
Base Bid: $434,995.00
Recommended Contingency (10%): $43,499.50
Total Construction Budget Cost: $478,494.50
Contractor Qualifications:
Frerichs Construction Company is a well-established general contractor in the local construction industry. They have
done a considerable amount of work for other Public Housing Agencies such as the Minneapolis Public Housing
Authority, South Saint Paul Housing & Redevelopment Authority, Hopkins Housing & Redevelopment Authority, Red
Wing Housing & Redevelopment Authority, and CommonBond Communities, just to name a few, so they are
experienced with all the required paperwork for Public Housing Projects such as Davis Bacon Wages and labor reporting
requirements, IC 134 Tax Withholdings, Section 3 Requirements, and other various HUD paperwork. Frerichs was
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originally established in 1983 with a focus on the commercial construction industry. Over time, much of the company’s
focus has shifted into supportive housing and multi-family housing. The company has 2 officers and a cumulative total of
approximately 100 employees. Furthermore, Finn Daniels has been the architect on a number of public housing projects
in which Frerichs Construction Company was the general contractor, all to a successful conclusion. They also completed
and submitted all required paperwork with their bid (such as Bid Bond, Responsible Contractor Act Forms, Non-Collusive
Affidavit, etc.).
On April 26, 2024 Mike Hegna with Finn Daniels Architects contacted Frerichs to discuss why they indicated “No Bid” for
Alternates #1 and #2 and Unit Price #3 as well as to discuss the project specifically and other aspects of their bid. They
indicated that they reached out to three of their subcontractors who could perform the Alternate #1 and #2 and Unit
Price #3 however all three expressed concerns with sandblasting the balconies in place, fearful of the potential to
damage the surrounding brick façade, doors, windows, and other components. They indicated they were still hopeful
right up until the bid opening but ultimately could not get a subcontractor to commit. As far as their Base Bid and Unit
Prices #1 and #2, they would complete the paperwork, project oversight, and rough carpentry with their own work
forces. They would subcontract the installation of the new finishes and window and door lintel work however they
would still provide oversight, including a full-time site supervisor who they indicated would be on-site any time work is
being performed. They fully understood the scope of work and had no questions or concerns relating to the plans and
specifications. The Contractor stated they are ready to go right away and had no concerns with completing all the work
before for the winter of 2024/2025.
Architect’s Conclusion:
At this point in time, if the HA can rectify any budget differences and if Frerichs’ indication of “No Bid” for Alternates #1
and #2 and Unit Price #3 is in compliance with your procurement policy, we would recommend that Frerichs
Construction Company be awarded the contract for construction, for the sum of $434,995.00 with an additional
$43,499.50 set aside to cover Unit Prices #1 and #2 as well as any other unexpected costs that may arise during
construction.
This report is respectfully submitted by,
Michael W. Hegna, Sr. Associate
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AC Sleeve Facade, Deck Fascia, and Dr.
Wdw. Opn. Lintel Repairs Proj.
Hamilton House
St. Louis Park
St. Louis Park
Housing Authority
Bid Tabulation Form
4-25-24 Bid Opening Date
Finn Daniels Architects #23030
BIDDER
FORMS
Document 00 4110 - Sealed Bid Cover
Document 00 4100 - Bid Form - Signed
Document 00 4313 - Bid Bond
Document 00 4519 - Bidder's Affidavit of Non-
Collusion
Document 00 4525 - Previous Experience
Information - List of Similar Projects
Document 00 4525 - Previous Experience
Information - References
Document 00 4525 - Previous Experience
Information - List of Company Owners/Offices
Document 00 4549 - HUD-5369-A
Representations, Certifications, and Other
Statements of Bidders, Public and Indian Housing
Document 00 4550 - Responsible Contractor Act -
Attachment A
Document 00 4550 - Responsible Contractor Act -
Attachment A-1
Document 00 4553 - Section 3 Forms - Business
Concern Affidavit
Document 00 4560 - Debarred, Suspended,
Excluded Statement
BASE BID
Base Bid: All Labor, materials, services, and
equipment necessary for completion of the Work
shown on the Drawings and stated in the Project
Manual as described in the Bid Documents
ALTERNATES
Alternate #1 (Add): Balcony (all) metal refinishing
work as described on the Bid Form and
Documents
Alternate #2 (Add): Balcony (10) metal refinishing
work as described on the Bid Form and
Documents
UNIT PRICES
(Add / Deduct)Add / Deduct Add / Deduct Add / Deduct Add / Deduct
Unit Price #1: Damaged sheathing replacement
(per 32 S.F.) work as described on the Bid Form
and Documents
$357.00 / $357.00 $248.00 /
LEFT
BLANK $1,088.00 /
LEFT
BLANK $516.00 / $454.00
Unit Price #2: Damaged insulation replacement
(per 21 S.F.) work as described on the Bid Form
and Documents
$377.00 / $377.00 $217.00 /
LEFT
BLANK $504.00 /
LEFT
BLANK $190.00 / $166.00
Unit Price #3: Balcony metal refinishing (ea.) work
as described on the Bid Form and Documents
$3,225.00 / $3,225.00 $5,890.00 /
LEFT
BLANK $1,200.00 /
LEFT
BLANK "NO BID" / "NO BID"
YES
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YES YES YES YES
YES
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DID NOT PROVIDE
DID NOT PROVIDE
"NO BID"
"NO BID"
$552,000.00
$180,000.00
$120,000.00
YES
YES
YES
YES
YES
YES
YES
DID NOT PROVIDE
YES
YES
YES
YES
YES
YES
YES
YES
$676,343.00
$479,105.00
$55,955.00
$549,794.00
$160,304.00
$34,241.00
YES
YES
DID NOT PROVIDE
DID NOT PROVIDE
DID NOT PROVIDE
YES
YES
YES
YES
YES
YES
$434,995.00
YESYESYESYES
YES
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HOUSING AUTHORITY OF ST. LOUIS PARK Agenda Item #6b
St. Louis Park, Minnesota
Meeting Date: May 8, 2024
TITLE: 2023 housing activity report
RECOMMENDED ACTION: No action required. This report is for informational purposes only.
POLICY CONSIDERATION: Does the Housing Authority Board have any comments or questions
related to the 2023 annual housing activity report?
SUMMARY: The annual housing activity report including the housing matrix has been presented
to the St. Louis Park City Council since 2005. The first two pages provide a brief review of the
detailed report and the report provides information on city policies, historical trends, program
descriptions, affordable housing and additional information on housing programs in St. Louis
Park.
The policies and programs in the housing activity report can be found on the St. Louis Park city
website.
Prepared by: Marney Olson, housing supervisor
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2023 Housing Activity Report
Executive summary
The purpose of this report is to provide an overview of the 2023 housing program activity. The report provides
information on new initiatives and updates as well as historical trends, program descriptions, and data on city and
federally funded housing programs and activity that support the city’s housing goals.
1. City housing policies, page 3
a. Inclusionary Housing (30%, 50% and 60% AMI)
b. Tenant Protection Ordinance (60% AMI and below)
c. Housing Trust Fund
d. NOAH preservation strategies:
i. 4D tax incentive program (60% AMI and below)
ii. Multifamily rental rehab program (60% AMI and below)
iii. Legacy program (60% AMI and below)
2. Remodeling activity, page 9
a. Housing rehab projects (general remodeling) in 2023 decreased compared to 2022. Most projects
were financed without using city loans.
b. The city’s Architect Design Services and Remodeling Advisor Services usage decreased in 2023;
additional marketing efforts will be undertaken in 2024.
c. Major remodeling projects and additions decreased in 2023. There were 38 additions and 93 major
remodels in 2023 with average valuations at $190,500 and $74,000 respectively.
d. The Construction Management Plan (CMP) program has been in place since November 2014. In 2023
there was a decrease in the number of projects requiring a CMP with only 12. The number of
additions was also down in 2023, consistent with permit data. CMP letters were sent in 2023 for eight
major additions and four demo/rebuilds. A map is included on page 13 of the report showing the
location of these projects.
3. Affordable home ownership, Community Development Block Grant and emergency rental assistance, page
16
a. The down payment assistance (DPA) program was utilized to maximum capacity in 2023. The city
provided loans to 22 first-time homebuyers (at or below 120% AMI) in 2023.
b. The city launched the first-generation homeownership program in late 2021. The first loan closed in
2022 and four additional loans closed in 2023.
c. West Hennepin Affordable Housing Land Trust dba Homes Within Reach added two homes in St. Louis
Park in 2023, for a total of 24 affordable homes in the community.
d. CDBG funds were used to fund the Deferred Loan Program for low-income residents in St. Louis Park
and Homes Within Reach. (80% AMI)
e. The city provides an emergency repair grant for low-income homeowners in St. Louis Park. There
were four emergency repair grants issued in 2023 (50% AMI).
f. The city provides funds to STEP annually for emergency rental assistance. In 2023, STEP received
$65,000 in rental assistance, in addition to administrative and program-specific funding.
4. Housing matrix, page 18
a. Owner occupied (properties without a rental license) properties comprise 53% of the housing market
with rental properties (units with a rental license) at 47%.
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b. The single-family home ownership rate is 93%.
c. There are 1200 units of senior housing in St. Louis Park.
d. Maxfield Research completed their rental study in 2023. Among the 8,101 market rate units
inventoried by unit mix and monthly rent, 26.4% are affordable to households with incomes at 50%
AMI while 24.5% are affordable to households with incomes at 60% AMI.
e. The 2023 affordable ownership purchase price decreased to $304,700, nearly $50,000 less than 2022
due to interest rate increases. The significant reduction in the affordable purchase price also
decreased the percentage of affordable homes. 32% of homes in St. Louis Park are assessed at or
below this affordability limit. These homes are comprised of single family, condominiums, and
townhomes.
5. Foreclosures, page 23
a. The foreclosure rate remains extremely low.
6. Housing Authority rental assistance programs (30% AMI), page 24
a. The St. Louis Park Housing Authority affordable rental housing and rental assistance programs served
approximately 615 households with rental assistance in 2023. Income eligibility limits are 50% AMI for
the housing choice voucher (HCV) program and 80% for public housing, although the majority of
households served in public housing and the HCV program are below 30% AMI. 95% of households
served by housing authority rental assistance programs are at or below 50% AMI with the majority
(79%), below 30% AMI. All federally funded housing programs are counted as 30% AMI units because
households typically pay 30% of their income towards rent.
b. The Housing Authority serves households with several special purpose vouchers including the Family
Unification Program, Mainstream Vouchers and VASH which serves veterans (50% AMI and below).
c. The St. Louis Park Housing Authority, in partnership with Hennepin County, has continued
administering the Stable HOME rental assistance program which provides housing assistance to
homeless or previously homeless individuals and families in Suburban Hennepin County.
48 households were served in 2023 (50% AMI).
d. Kids in the Park program – funding was increased in 2023 to serve 30 families (50% AMI and below).
Prior years the program served 20 families.
e. Lou Park Apartments – 20 tenants residing at Lou Park with project-based vouchers were transitioned
to tenant-based vouchers administered by the Housing Authority (50% and below AMI).
Housing authority rental assistance programs by AMI in 2023
30% AMI 50% AMI 60% AMI 80% AMI and over
Percentage of
Households
79% 16% 3% 2%
7. Program Descriptions, page 28
This section gives detailed descriptions of the various housing programs.
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1. City housing policies
The City of St. Louis Park has undertaken new initiatives and updates to current policies to address affordable
housing needs in the community.
Inclusionary housing
In June 2015, the city council adopted an Inclusionary Housing Policy that requires the inclusion of affordable
housing units for lower income households in new market rate multi-unit residential developments receiving
financial assistance from the city. The goal of the Inclusionary Housing Policy is to increase the supply of
affordable housing and promote economic and social integration. The policy is regularly reviewed and updated as
needed.
Table 1: Inclusionary housing policy requirements
Current Policy
Rental Projects
• 20% of units at 60% AMI
• 10% of units at 50% AMI
• 5% of units at 30% AMI
Ownership Projects Payment in lieu
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Table 2: Affordable units created and approved since adoption of the Inclusionary Housing Policy
Development Year built Length of
affordability
Total
Units
Affordable
Units
Affordability
Level
O-bedroom
Affordable
Units
1-bedroom
Affordable
Units
2-bedroom
Affordable
Units
3+bedroom
Affordable
Units
Completed projects
Shoreham 2017 25 148 30** 50% 4 13 13
4800 Excelsior 2017 25 164 18 60% 1 10 7
Central Park West Phase 1
(199 units total
2017 25 119 in SLP 6* 60% 1 2 2 1
Parkway 25 2018 112
Arlo West End 2020 25 164 5* 50% 1 1 2 1
The Quentin 2020 25 79 8 50% 3 4 1 0
Elmwood 2021 25 70 17 60% 5 12
Urban Park Flats 2021 61 0
Parkway Place 2022 94 0
Zelia on 7 2023 25 217 22
65
50%
60%
60%
36
29
15
5 – 3BR
2 – 4BR
Parkway Residences – rehab 2023 25 24 24 50% 1 15 8
Parkway Flats 2023 25 6 6 60% 6
Caraway 2023 25 207 8* 60% 2 3 2 1
Volo at Texa Tonka 2023 25 112 23 50% 7 12 4 0
Rise on 7 2023 26 city
30 HTC
120 19
22
21
58
30%
40%
50%
60%
57
39
24
Risor 2023 25 170 18 50% 1 11 5 1
Corsa 2023 25 250 25 50% 5 15 3 2
Parkway Commons 2023 37 0
Totals 2,154 395
15
Development Year built Length of
affordability
in years
Total
Units
Affordable
Units
Affordability
Level
O-bedroom
Affordable
Units
1-bedroom
Affordable
Units
2-bedroom
Affordable
Units
3+bedroom
Affordable
Units
Under construction
Arbor Court 26 city
30 HTC
114 5
5
104
30%
50%
60%
27 50 37
Union Park Flats 26 city
50 LURA
60 16
27
17
30%
50%
60%
10 5 30
10 - 3 BR
5 - 4 BR
Mera (formerly 9920 Wayzata) 25 233 47 50% 10 19 16 2
Totals 407 221
Approved
Parkway Plaza 73 0
Beltline Station Dev. Bldg 1 152 0
Beltline Station Dev. Bldg 2 40 city 82 5
77
30%
60%
15 45 22
Beltline Station Dev. Bldg 3 146 0
Totals 453 82
*Central Park West Phase 1 and Phase 2 and Luxe were not subject to the Inclusionary Housing Policy and voluntarily included affordable units
**Shoreham is a tax credit property resulting in 20% of units affordable at 50% AMI
***Parkway Residences, Parkway Place, Parkway Flats, Parkway Commons and Parkway Plaza were all approved under Parkway Residences and all of the
affordable units are in Parkway Residences and Parkway Flats
Some properties have a longer affordability term than the terms required by the inclusionary housing policy. The additional affordability period is noted below
the inclusionary housing policy affordability period. Housing tax credit (HTC) and Land use restrictive covenants (LURA) for tax credits may have varying
requirements.
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Housing Dashboard
The City of St. Louis Park is committed to promoting quality multifamily development and affordable housing
options for low- and moderate-income households. The multifamily housing dashboard shows the total number of
rental units and the number of affordable units created since the inclusionary housing policy was adopted. Note
that it does not reflect the total number of affordable rental units in the city, nor does it reflect affordable units
that have been approved but have not yet been completed. The dashboard also includes a second tab, affordable
housing goals, that shows the progress the city is making towards the affordable housing goals set by the
Metropolitan Council.
Tenant Protection Ordinance
The city council adopted a tenant protection ordinance in 2018. The tenant protection ordinance requires a three-
month period following the ownership transfer of a NOAH multifamily residential property during which the new
owner would be required to pay relocation benefits to tenants if the rent is increased, existing residents are
rescreened, or non-renewals are implemented without cause. NOAH properties are defined as buildings where at
least 18% of the units have rents affordable to households with incomes at or below 60% Area Medium Income
(AMI) to match the inclusionary housing policy affordability requirements at the time the policy was adopted.
The ordinance does not prohibit a new owner from taking the management actions listed above; however, the
owner would be required to provide resident relocation benefits if they do take any of those actions during the
tenant protection period and a tenant decides to move as a result. The three-month protection period provides a
period for residents to work with housing support resources and seek alternative housing if they are facing
unaffordable rent increases, new screening criteria requirements that would be problematic for them, or a thirty-
day non-renewal without cause notice to vacate. The ordinance requires the new owner of a NOAH building to
provide notice of the ordinance protections to tenants of affordable housing units within 30 days of the sale of
the building. The three-month tenant protection period begins once the notice has been given to the tenants.
The sale of a NOAH property does not necessarily mean it will no longer be affordable. Some sales include rent
restricted units and others remain affordable without rent restrictions. One sale in 2019 and one sale in 2023
have HUD project based units that required the property to remain affordable.
17
NOAH properties required to comply with the tenant protection ordinance based on sale date:
• 3 in 2019
• 2 in 2020
• 2 in 2021
• 1 in 2022
• 3 in 2023
Local housing trust fund
The city council approved establishing a local affordable housing trust fund in 2018. Housing trust funds are
distinct funds established by city, county or state governments that receive ongoing dedicated sources of public
funding to support the preservation and production of affordable housing. Housing trust funds can also be a
repository for private donations.
The Minnesota Legislature passed a bill in 2017 that allows local communities to establish housing trust funds.
The housing trust fund may be established by ordinance and administered by the city. Money in a housing trust
fund may only be used to:
• pay for administrative expenses not to exceed 10% of the balance of the fund;
• make grants, loans, and loan guarantees for the development, rehabilitation, or financing of housing;
• match other funds from federal, state, or private resources for housing projects; or
• provide down-payment assistance, rental assistance, and homebuyer counseling services.
The city may finance the fund with any money available to a local government, unless expressly prohibited by
state law. The proposed primary source of funding for the city’s trust fund is an annual budgeted allocation of
HRA Levy funds, which was available beginning in 2020. The local housing trust fund guide was approved in 2019.
Land banking
Land banking is the practice of aggregating parcels of land for future sale or development. The Economic
Development Authority (EDA) purchased parcels near the Beltline and Wooddale stations to facilitate future
redevelopment which will include housing. The EDA also purchased four single-family homes on Minnetonka Blvd
between 2018 and 2022 for future affordable homeownership redevelopment purposes.
NOAH Preservation (Naturally Occurring Affordable Housing)
Housing staff continued to participate in a Regional Housing Workgroup to review and discuss strategies for
preservation of NOAH. Additional preservation strategies including the multifamily rental rehab program, Legacy
program and 4d were approved in 2018 and implemented in 2019 to preserve NOAH properties.
Legacy program – 60% AMI and below
Investors are buying NOAH apartment properties across the Twin Cities, often renovating the properties and
increasing the rents. The City of St. Louis Park created the legacy program to encourage multifamily NOAH property
owners in our community who are thinking about selling their property to consider connecting with a socially driven
investor who will preserve the affordability of their development. The city created a legacy program brochure
outlining how an owner can make a difference by providing a legacy of affordable housing in St. Louis Park. The
brochure was mailed to all class B and C multifamily rental properties.
In 2021, the city expanded the Legacy program to include single family homes to connect potential sellers with
Homes Within Reach to expand the land trust program in St. Louis Park and preserve affordable homeownership in
the community. Homes Within Reach has communicated with homeowners about the program and one home in
2022 and two homes in 2023 were sold directly to Homes Within Reach through the legacy program and will remain
affordable homeownership opportunities in perpetuity.
18
4d - 60% AMI and below
St. Louis Park’s 4d affordable housing incentive program helps preserve affordable homes in the city by providing
financial incentive to qualified apartment owners for state property tax reductions if they agree to keep 20 percent
or more of their rental units affordable. The program also offers grants to help owners make energy efficiency and
safety improvements to their properties.
This program was developed, approved, and marketed in 2018 to preserve affordable housing in St. Louis Park. One
apartment building applied for 4d in 2019. Two property management companies covering four properties applied
in 2023 to the 4d program preserving approximately 460 units at or below 60% AMI for a minimum of five years.
Multifamily rental rehab program - 60% AMI and below
The multifamily rental rehab program provides moderate rehabilitation assistance to eligible owners of St. Louis
Park multifamily residential rental properties with three or more units. The targeted properties are NOAH
properties that have been maintained, are in good standing, and wish to make improvements to their properties.
Buildings must be at least 30 years old and meet the St. Louis Park definition of a NOAH property. The maximum
loan amount per qualified rent restricted unit is $5,000 with a maximum loan per building/development of $50,000.
Loans have 0% interest and are due upon the sale of the property. Owners must restrict the rents for a 10-year term
or until the sale or transfer of the ownership of the property.
The goal of this program is to provide a rehab incentive for NOAH properties to improve their property without
raising rents above the 60% AMI rent level. No properties participated in this program in 2019. Staff began
evaluating the program in 2020 and modifying the program in 2021. In 2022, housing staff worked with the city’s
environment and sustainability staff on a grant to evaluate housing and energy efficiency programs for multifamily
properties to identify barriers to the use of the current programs and identify what changes would make the
programs more beneficial to both property owners and tenants. One multifamily rental rehab loan closed in 2022
and three loans covering 149 units were closed in 2023.
19
2. Remodeling activity
Residential permitted activity measures remodeling and maintenance activity. This section shows historical trends
of remodeling activity.
Permit Trends
• “Alteration Residential” or General Remodeling
General remodeling work includes residential projects with permit valuations less than $37,500. The average
value per job in 2023 is just over $10,000, a slight increase compared to 2022. There was a decrease in the
number of permits in 2023 compared to previous years. Permits include a wide range of projects including
remodeling of existing spaces, window and door replacement, drain tile, insulation, foundation work, etc.
Chart 1: Trend of General Remodeling Permits valued under $37,500
• Roofing and Siding Activity
Reroofing and residing permits are tracked separately. Almost 60% of the homes in the city had roofs replaced
between 2008 and 2011 due to storm damage. In 2020 the number of permits started to increase. The
number of reroofs in 2023 nearly doubled 2022 and 2021 which may be attributed to a large hail storm.
Residing has been more consistent over the last 10 years.
Chart 2: Reroofing and Residing Permits
1091 1084 1074 1203 1170
983 996 1044 1001 1018
811
0
500
1000
1500
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
Year
Maintenance & minor remodeling permits
Alteration Residential (Minor)
161 131 104
80 107 163 162
296
591 590
1176
83 70 47 86 62 85 63 122 205 205 156
0
500
1000
1500
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
Year
Reroofing and residing permits
Reroof Reside
20
• Additions and Major Remodeling
The number of major remodeling permits (valued at more than $37,500) and additions decreased from last
year. The average permit valuation for additions during 2023 is $190,500, which is approximately $40,000
more than the average permit valuation in 2022. The 2023 average valuation for major remodels is
approximately $74,00 which is consistent with 2022.
Chart 3: Number of Addition and Major Remodeling Permits
• Permit Valuation
The following chart shows historical remodeling permit valuation for additions, major remodels, remodeling
and maintenance, garages/decks, reroofs, and siding. Permits with additional valuations were issued for
plumbing, heating, and electrical work are not shown here. The 2023 valuation is higher than previous years,
but does include a significant increase in roofing permits with a total valuation of approximately $17 million.
Chart 4: Permitted Residential Remodeling
67
73 70
59 62 59 67
49 63 62
38
53
69 70
65 77 77 69 85
104 107 93
0
40
80
120
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
Year
Addition and major remodel permit activity
Addition Residential Major Remodels
$25
$23
$…$25
$26.2
$28
$43.5
$24.6 $36$31.4
$40.3
0
20
40
60
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Pe
r
m
i
t
V
a
l
u
a
t
i
o
n
-
Mi
l
l
i
o
n
$
Year
Residential remodeling permit valuation
21
City Housing Improvement Services, Loans Trends and Program Descriptions
Home Improvement Services
The city’s architectural design service, remodeling advisor and Home Energy Squad Visits are great programs for
residents who are considering a remodel or energy improvements. The sustainability division of the building and
energy department now administers the home energy visits.
Chart 5: Architect and remodeling advisor visits
Chart 6: Home energy visits
37 41
22 31 33 39 52
47 36
18 12
69
95
69 76 76 83
51
45
30 37
180
20
40
60
80
100
120
140
160
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Nu
m
b
e
r
o
f
V
i
s
i
t
s
Year
Architect and remodeling advisor visits
Architect Services Remodeling Advisor
153 173
125
170
109 85
130
166
128 112
216
0
50
100
150
200
250
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Nu
m
b
e
r
o
f
V
i
s
i
t
s
Year
Home energy squad visits
Home Energy Visits
22
Construction Management Plan
Major additions (second story additions or additions of 500 square feet or more), demolitions and new
construction projects need to comply with the Construction Management Plan (CMP). In 2023, the following
neighborhood notifications were sent: 8 major additions and four demo/rebuilds. This is the lowest number of
CMP projects since the CMP program was initiated. The total permit valuation for CMP projects in 2023 was
$4,797,850. The average cost for major additions was $268,000 and $665,000 for demo/new builds.
Chart 7: CMP Activity
32
37 33 33
17 19
38
1918
10 9 7 8 11
4 53
6 3 2
0
2 2 13101
2 1 0 00
5
10
15
20
25
30
35
40
2015 2016 2017 2018 2019 2020 2021 2022
Nu
m
b
e
r
o
f
C
M
P
P
r
o
j
e
c
t
s
Year
Construction Management Plan Activity
Additions Demo/New Build New Build Demo only
23
24
Home Remodeling Fair and Tour
The cities of Golden Valley, Minnetonka, and St. Louis Park and the St. Louis Park school district sponsored the
home remodeling fair in 2023. The 2023 fair was another successful fair with approximately 800 attendees.
The Minneapolis St. Paul Home Remodeling Tour expanded its geographic area to include first ring suburbs in
2022. With the expansion of the MSP home tour St. Louis Park no longer hosts our own remodeling tour. Three
homes in St. Louis Park participated in the MSP home tour in 2023 and the MSP tour organizers said thanks to the
city’s social media efforts the St. Louis Park homes were some of the best attended homes of the tour.
City Loans and rebates
The following chart shows the number of Move Up and discount loans issued. The city buys down the interest rate
on the Minnesota Housing Finance Agency’s community fix up loan for the discount loan with a maximum loan
amount of $35,000. In 2020, interest rates dropped below the rate of the city’s buydown rate, so midway through
the year no loans needed the city to buy down the rate. This continued through 2022. The city resumed the buy
down program in 2023. The move up loan was underutilized for several years. Changes were made to income
limits and maximum loan amount for the Move up loan in 2023 increasing the income limit to 120% AMI with a
maximum loan amount of $35,000. There were more Move up loans in 2023 and staff will continue to monitor
whether the changes to the program increase utilization.
Chart 8: Use of city financial incentives
Move-Up in the Park loans are deferred until the sale of the home or forgiven after thirty years.
Table 3: Move-Up Transformation Loans Paid off in the last five years
Year Number of Loans Paid Off Amount of Loans
2019 1 $16,250
2020 5 $114,327
2021 4 $77,876
2022 2 $50,000
2023 5 $96,514
Total paid off $274,885
6 6 7 10
6
3
6
1
2 2 5
22
17
13 11
6 5 6 5
0 0
7
0
25
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Nu
m
b
e
r
L
o
a
n
s
-
Re
b
a
t
e
s
Year
Move up and discount loans
Move up loans Discount loans
25
Table 4: Housing rehab and homeownership programs
YEAR Move-Up loan Discount loan
Architectural
Design Services
Remodeling
Advisor Services
Down payment
assistance loan First-generation loan Total City Cost
2006 27 $591,264 88 $186,205 102 $22,950 157 $20,410 $3,
2007 27 $620,000 50 $74,000 62 $12,400 179 $23,270 $729,670
2008 18 $330,937 55 $114,129 49 $11,025 130 $16,900 $472,991
2009 17 $329,650 52 $106,000 12 $7,200 126 $16,380 $459,230
2010 9 $209,769 64 $86,263 30 $6,750 89 $11,510 $314,292
2011 10 $226,877 22 $29,213 29 $6,525 82 $10,250 $272,865
2012* 6 $106,232 26 $31,276 29 $6,525 69 $8,970 $153,003
2013 6 $145,071 22 $33,063 37 $8,325 69 $8,970 $195,429
2014 6 $138,740 17 $26,079 41 $9,225 95 $12,350 $186,394
2015 7 $173,000 13 $17,577 22 $4,950 69 $15,525 $211,052
2016 10 $231,057 11 $27,001 31 $6,975 76 $17,100 $282,133
2017 6 $137,950 6 $5,907 33 $7,425 76 $17,100 $168,382
2018 3 $75,000 5 $12,904 39 $8,775 83 $18,865 $115,544
2019 6 $142,350 6 $16,577 52 $11,700 51 $11,475 8 $87,621 $269,723
2020 1 $25,000 5 $7,506 47 $10,575 45 $10,125 10 $135,428 $188,634
2021 2 $50,000 0 0 36 $8,125 30 $7,500 10 $127,900 $193,525
2022 2 $39,210 0 0 18 $4,050 37 $9,250 12 $177,590 1 $50,000 $280,100
2023 5 166,081 7 $17,842 12 $2,700 18 $4,500 22 $310,050 4 $186,125 $687,298
Total $5,313,796
Detailed descriptions of each Move-Up Program are listed at the end of the report.
26
3. Affordable home ownership, Community Development Block Grants and
emergency rental assistance
Home ownership - down payment assistance program – 100%/115% AMI and below
The down payment assistance program (DPA) provides down payment/closing cost assistance to first-
time homebuyers, or those that have not owned a home in the last three years, for purchasing a home
in St. Louis Park. The loan is a zero percent interest deferred loan up to $15,000, not to exceed five
percent of the purchase price. An additional $5,000 is available for employees of St. Louis Park
businesses and St. Louis Park renters. Income restrictions apply. 22 DPA loans were closed in 2023.
First generation program
It’s recognized that historical and institutional racism has disproportionately created housing challenges
and disparities for Black communities, as well as members of communities who do not identify as white,
and other underserved low-income communities. Additionally, the income and education gap between
households of color and white households has resulted in difficulty for Black and African American
people and households of color to obtain mortgages, leading to ongoing wealth accumulation equity
issues.
The first-generation homeownership program is designed to address these historic injustices and
inequities and to support inclusive and equitable communities by facilitating affordable homeownership
and providing a means for wealth-building. The goal is to address housing disparities; build power in
communities most impacted by housing challenges and disparities; pilot an innovative program to
address housing challenges for Black communities as well as members of communities who don’t
identify as white, and other underserved low-income communities.
To be considered for the program, a buyer must be a first-generation homeowner meaning they have
never owned a home and parents must have never owned a home. The program is available to
homebuyers with a maximum household income at or below 80% of area median income. The maximum
loan amount is based on the household’s income and purchase price of the homes with a maximum of
$75,000. The loan is forgiven at 5% per year over a 20-year owner occupancy period. Housing staff have
partnered with several non-profits on the development of the program as well as outreach to first
generation homeowners. These non-profits work with first time home buyers and are also dedicated to
advancing homeownership equity in Minnesota.
The program was launched in November 2021 and the first loan was closed in September 2022. Four
loans were closed in 2023.
Housing Improvement Area (HIA)
The HIA is a finance tool to assist with the preservation of the city’s existing townhome and
condominium housing stock. An HIA is a defined area within a city where housing improvements are
made, and the cost of the improvements are paid in whole or in part from fees imposed on the
properties within the area. The Association borrows low interest money from the city, improvements
are completed, and unit owners repay the loan through fees imposed on their properties and collected
with property tax payments. To date, nine HIA’s have been established and nearly fourteen million
dollars of improvements have been made to 1,310 units.
Bridgewalk Condominium Homeowners’ Association applied for an HIA in 2021 and was approved by the
city council in February 2022. Improvements were completed in 2023.
27
Emergency Repair Grant (50% AMI)
The emergency repair grant that had previously been funded using CDBG funds is now funded with
housing rehab dollars. Four emergency grants were issued in 2023. The maximum grant amount is
$5,000.
Community Development Block Grant (CDBG) (80% AMI)
The CDBG calendar year runs from July 1 – June 30th. The FY2023 CDBG allocation of $142,241 was
directed to the low-income deferred loan program administered by Hennepin County
Low-income deferred loan program
Hennepin County administers the low-income deferred loan program for St. Louis Park and other
suburban cities in Hennepin County. This program is a 15-year deferred loan for low-income
homeowners that is forgiven after 15 years if the homeowner remains in the home. The waiting list
continues to grow for this program so additional city funding was budgeted for 2023 with Hennepin
County administering the program. Hennepin County had staffing issues which resulted in no city funded
loans closed in 2023. ; However, they anticipate being able to increase the number of loans issued in
2024 with CDBG and city funds. .
West Hennepin Affordable Housing Land Trust, dba Homes Within Reach (HWR) (80% AMI) – two
homes purchased in 2023
Homes Within Reach is a program of West Hennepin Affordable Housing Land Trust that purchases
properties, rehabilitates, and then sells the home to qualified low to moderate income
households. Buyers pay for the cost of the home only and lease the land for 99 years. City funds are
leveraged with CDBG, Hennepin County Affordable Housing Incentive Fund (AHIF), HOME Partnership,
Metropolitan Council, Minnesota Housing, and other funds.
Homes Within Reach uses the community land trust model to create and preserve affordable
homeownership for families in suburban Hennepin County. Two homes were purchased in 2023. To
date, Homes Within Reach has purchased 24 homes in St. Louis Park.
Emergency rental assistance
Annually, the City of St. Louis Park provides funding to the St. Louis Park Emergency Program (STEP) for
emergency rental assistance and administrative support. STEP provides rental assistance for residents of
St. Louis Park who have an unexpected crisis and cannot pay rent. The crisis mut be able to be resolved
with the ability to pay next month’s rent. Documentation is requested at the time of application. Priority
is given to those with gross incomes at or below 50% AMI. STEP also receives Community Development
Block Grant funds through the Hennepin County Consolidated RFP for emergency assistance.
The City of St. Louis Park provided $65,000 in funding to STEP for emergency rental assistance and
$55,000 in administrative support for a total of $110,000 in 2023.
Information about STEP, county and state emergency rental assistance programs was shared with
property owners and managers utilizing the SPARC e-newsletter. The information was also shared on
the city’s website and via social media for residents of St. Louis Park.
28
4. Housing matrix and development
The housing matrix below shows the numbers and percentages of housing types, tenure (owner or
rental), affordable units, senior-designated units, and large single-family homes. The matrix is a guide to
evaluate future housing development proposals.
• 12,138 units (47% of units) in St. Louis Park have a rental license.
• The chart shows percentages of rental vs. owner-occupied units over time. Prior to 2017, the chart
reflects homestead vs. non-homesteaded properties. Starting in 2017, the chart uses rental licenses
to count the number of rental properties in St. Louis Park since not all non-homesteaded properties
are rental.
• 93% of single-family detached homes were owner-occupied (did not have a rental license), and 82%
of condos/townhomes were owner-occupied (no rental license)
• The city hired Maxfield Research to update the city’s comprehensive housing analysis. The report
was completed and presented to council in 2023.
Chart 9: Percentage of owner occupied units
*Rental license data used beginning in 2017
Family-size single-family homes
One of the city’s housing goals is to increase the number of family-size homes available in the city.
“Family-size single-family homes” are defined as exceeding 1,500 square feet of living space, having 3 or
more bedrooms, 2 or more baths, and at minimum a 2-car garage. According to the Assessing
Department, 2,508 – or 22% – of St. Louis Park single family homes meet this threshold. This is an
increase of 31 homes since 2020 most likely due to additions, demo/rebuilds, and remodels. Although
this size home is not considered large when compared to newly constructed housing, in St. Louis Park
74% of single-family homes have a foundation size less than 1,200 square feet and 45% of single-family
homes have less than 1,200 square feet above ground.
91 89 89 90 89 93 94 94 93 93 93 93
70 67 66 67 67
78 79 81 83 80 82 82
0
50
100
2012 2013 2014 2015 2016 2017*2018*2019 2020 2021 2022 2023
Pe
r
c
e
n
t
a
g
e
YEAR
Percent owner occupied
Single Family Detached Homes Condos & Townhomes
29
Senior housing
The following information provides an overview of senior housing is available in St. Louis Park:
• Ten senior (including senior preference) housing rental developments, for a total of 1,200 units.
• Hamilton House offers a preference for seniors. there are additional preferences so not all
residents are seniors.
• Three developments are “affordable.” Hamilton House is Public Housing; Menorah West and
Menorah Plaza are multi-family subsidized.
• Two developments have a mix of market rate and affordable units. The Elmwood has 17
affordable housing units and Risor has 18 affordable units. These affordable units are required
by the inclusionary housing policy.
• Two senior ownership developments, for a total of 166 units.
• Total rental and home ownership units is 1,366.
Table 5: Senior housing table
RENTAL
Project name Address Total
units
Affordable
units
Occupied
Date
Type of Senior
Hamilton House 2400 Nevada Ave S 110 110 1976 Public Housing (Senior
Preference)
Menorah West
Apts
3600 Phillips Parkway 45 1986 Affordable/Subsidized
Menorah Plaza 4925 Minnetonka
Blvd
151 1981 Affordable/Subsidized,
Assisted Living Offered
Parkshore Place 3663 Park Center
Blvd
207 1988 Senior
Knollwood Place 3630 Phillips Parkway 153 1987 Senior
TowerLight 3601 Wooddale Ave 43
29
33
2012 Senior
Assisted Living
Memory Care
Roitenberg Family 3610 Phillips Parkway 52/24 2002 Assisted Living/Memory
Care
Parkwood Shores 3633 Park Center
Blvd
68
23
2001 Assisted Living
Memory Care
Comfort
Residence at St.
Louis Park
7115 Wayzata Blvd 12
10
2014 Assisted Living
Memory Care
The Elmwood 5605 W 36th St 70 17 2021 53 market rate/
17 affordable @ 60% AMI
Risor 3510 Beltline Blvd 170 18 2023 152 market rate/18
affordable @ 50% AMI
TOTAL RENTAL UNITS: 1200 145 affordable rental units
HOME OWNERSHIP
Project name Address No. of
Units
Occupied
Date
Type of Senior
Aquila Commons 8200 W 33rd St 106 2012 Coop
Village in the Park 3600 Wooddale 60 2007 Senior Living
TOTAL OWNER UNITS 166
30
Affordable Housing
For 2023 the Metropolitan Council sets the rental affordability limit at 60% area median income (AMI)
and 80% AMI for ownership affordability. In 2023, the metro area median income (AMI) for a household
of four was $124,900. Below is a chart showing the number of market-rate affordable (naturally
occurring affordable housing) multifamily rental units in St. Louis Park with affordable levels from 30%
AMI to 80% AMI based on the Maxfield Research update from 2023.
Program participants with a St. Louis Park Housing Choice Voucher (HCV) can utilize vouchers in market-
rate rentals reducing the rents to 30 – 40% of a voucher holder’s income. The average HCV client’s
income is below 30% AMI.
The following information is an excerpt of the 2023 Maxfield Research Housing Study for the City of St.
Louis Park.
Among the 8,101 market rate units inventoried by unit mix and monthly rent, 26.4% are affordable to
households with incomes at 50% AMI while 24.5% are affordable to households with incomes at 60%
AMI.
Table 6: Multifamily market-rate rental units by AMI
31
Chart: 2023 Naturally occurring affordable housing by AMI
Source: Maxfield research & Consulting LLC
Affordable housing rental projects
The multifamily housing dashboard shows the total number of rental units and the number of affordable
units created since the inclusionary housing policy was adopted.
Affordable homeownership
• The 2023 affordable ownership purchase price is at or below $304,700, which is the affordable
homeownership purchase price for households at 80% AMI ($95,650). The matrix also shows the
data for single-family homes, condos, and townhomes valued at $234,20000 or less, which is the
60% AMI ($74,520) affordable ownership purchase price.
• In 2023, 53% (4,832) of the single-family homes, condos, and townhomes in St. Louis Park were
considered affordable at or below 80% AMI based on valuation data from assessing. The affordable
ownership purchase price decreased by approximately $50,000 compared to 2023. The interest rate
is the only change in the assumptions to determine affordability, increasing from 3% to 5.5%. The
Metropolitan Council includes the following assumptions in determining the affordable ownership
price:
o Fixed-interest, 30-year home loan
o Interest rate of 5.5%
o A 28% housing debt-to-household income ratio
o A 3.5% down payment
o A property tax rate of 1.00% of the property sales price
o Mortgage insurance at 0.85% of unpaid principal
o $100/month for hazard insurance
32
Table 7: St. Louis Park Housing Matrix
December 31, 2023
Housing Units by Type Large Single Family Homes, Affordable, and Senior Housing
Housing
Type Housing Units
Owner
Occupied (No
Rental
License)
Rental
Licenses
Family sized
single family
homes over
1500 square
feet
2023
Affordable
ownership:
SF, Condo
and TH Units
60% | 80%
2023 Maxfield
Research
Affordable
Market Rate
(NOAH)
Rental Units
60% | 80%
Rent
restricted
units *Does
not include
tenant based
vouchers
Senior
Designated
Single
Family
Detached 11,607 45% 10,707 900 2,508 211 2,003
37 public
housing
Duplex 436
2% 122 314
Condos
and
townhomes 3,564 14% 2938 626 1,809 2,829 166
Apartments 10,298 39% 10,298 4153 6603 546 1200
Totals 25,905 13,767 53% 12,138 47% 2,508 22%
2,020
13%
4832
32%
4153
51%
6603
81.% 579 5% 1194 5%
% of SF
Homes
% of SF,
Condo & TH
% of
Multifamily
surveyed % of Rental
% of Total
Housing Units
The rental unit numbers are rental license data provided by the building and energy department. The percentage of owner occupied (no rental license) units to rental
(units with a rental license) units is 53% owner (no rental license) and 47% of units with a rental license.
Met Council revises the affordable housing income standards annually and for 2023 affordability is defined as owner occupied units at 80% AMI and rental units at 60%
AMI. Some years 80% AMI rental units have also been considered affordable. This chart shows all single family homes, condos and townhomes with an assessed value
based on 60% and 80% AMI. The chart also shows multifamily rental units affordable at 60% AMI and 80% AMI based on Maxfield Research data. The percentage of
affordable units for multifamily is based on the percentage of multifamily units surveyed by Maxfield Research in 2023. More data is on the previous page related to
affordable rents based on the number of bedrooms in a unit.
Rent restricted units include project based vouchers, public housing, and inclusionary housing units. This does not include the tenant based Housing Choice Vouchers
(Section 8), Kids in the Park, or Stable HOME vouchers which are not tied to a specific unit.
Data source: St. Louis Building and Energy and Assessing departments, St. Louis Park Housing Authority and Maxfield Research & Consulting.
33
5. Foreclosures
Foreclosures are measured by the number of sheriff sales. The number of residential foreclosures in St.
Louis Park and throughout Hennepin County remains low with 11 foreclosure in 2023.
Chart 10: St. Louis Park Residential Foreclosures by Year
The trend chart below shows foreclosure by housing type over time.
Chart 11: Residential foreclosures by housing type
*Townhome & DB = Townhome and Double Bungalow/Duplex
59
54
47
31
36
19 15
4 4 7 11
0
40
80
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Nu
m
b
e
r
o
f
S
h
e
r
r
i
f
S
a
l
e
s
Year
Residential foreclosures by year
45
39
28
21 25
16 11
3 2
6 69
14 15
6 9
2
4
1 1 1
35144210010
20
50
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Nu
m
b
e
r
S
h
e
r
r
i
f
S
a
l
e
s
Year
Residential foreclosures by housing type
Single Family Detached Condos Townhome & DB
34
6. Housing Authority and rental assistance programs
The St. Louis Park Housing Authority (HA) administers programs that ensure the availability of safe and
desirable affordable housing options in the St. Louis Park community. These programs include the Public
Housing program, Housing Choice Voucher rental assistance program, the family self-sufficiency
program, Stable HOME, and Kids in the Park programs. The HA currently serves over 615 eligible, low-
income households through their housing programs.
Public Housing – Restricted to households at or below 80% AMI; however, the majority of public
housing residents have incomes below 50% AMI, with a significant number below 30% AMI
The Housing Authority (HA) owns Hamilton House, a low-rise apartment building (108 one-bedroom
units and two two-bedroom units) built in 1975, and 37 scattered site single-family units (three to five
bedrooms) acquired or constructed between 1974 and 1996. Hamilton House is designated for general
occupancy; however, priority is given to elderly and disabled applicants. The single-family scattered site
units house families with children. The HA also holds the HUD Annual Contributions Contract (ACC) and
maintains a waiting list for 12 two-bedroom Public Housing apartment units located at Louisiana Court.
The average annual income for households at Hamilton House is $18,105 which is below 30% AMI. The
average income for the scattered site single-family homes and Louisiana Court public housing units is
$52,161. Family sizes in Louisiana Court and the scattered site houses range from two to 11 people per
home.
Table 8: Percentage of public housing units by AMI
30% AMI 50% AMI 60% AMI 80% or
above
72% 17% 6% 5%
Public housing residents pay 30% of their income towards rent. If a household’s income rises above the
limit, on the second anniversary of exceeding the HUD over-income limit (120% AMI), households are
given notice that they are no longer eligible for public housing and need to move on from the program.
The 2023 annual budget for Public Housing was $1,351,921. The HA received an award of $354,936 for
the 2023 Capital Fund Program (CFP). CFP funds need to be obligated within two years and spent within
four years.
Table 9: Public Housing
Public Housing Total
Units
1-BR 2-BR 3-BR 4-BR 5-BR
Hamilton House 110 108 2
Scattered Site Single Family 37 17 17 3
Louisiana Court,
Metropolitan Housing
Opportunity (MHOP) Units
12
12
Total (bedroom size) 108 14 17 17 3
Total Units 159
35
Housing Choice Voucher Program (HCV) – 50% AMI or below
The HA is allocated a total of 382 Housing Choice Vouchers from HUD. This rent assistance program
provides rent subsidies for low-income individuals and families in privately owned, existing market rate
housing units. The rent subsidy is paid directly to the owner of the rental property by the Housing
Authority (HA) with funds provided by HUD. The HA administers tenant-based, project-based and newly
awarded special program vouchers as noted below. 46 vouchers of the HA’s allocation are designated
for use in three privately owned developments (Vail Place, Wayside, and Perspectives) and are referred
to as project-based vouchers. The average income of voucher holder households in St. Louis Park is
$18,847 which is below 30% AMI. HCV participants pay at least 30% of their income towards rent and
can choose to pay up to 40%. The 2023 annual budget for HCV was $4,023,445. Despite the number of
HCV units allocated to a Housing Authority by HUD, HAs are limited in the number of vouchers that can
be administered by the annual funding allocated by HUD.
Family Unification Vouchers (FUP)
The Housing Authority (HA) was awarded 12 Family Unification Vouchers (FUP) at the end of 2019 and
an additional 15 units in 2020. FUP is a program in which Housing Choice Vouchers (HCVs) are provided
in order to lease decent, safe, and sanitary housing in the private housing market to:
• Families for whom the lack of adequate housing is a primary factor in either: the imminent
placement of the family’s child(ren) in out of home care or the delay in the discharge of the
child(ren) to the family from out of home care. There is no time limitation on family FUP
vouchers, or
• Youth who are at least 18 years or and not more than 24 years old who: left foster care at age
16 or older to will leave foster care within 90 days and are homeless or at risk of homelessness.
FUP vouchers used by youth were previously limited by statute to 36 months of housing
assistance. The CARES Act has changed the limit to 60 months.
The HA is partnering with Hennepin County on this program. 27 FUP vouchers were utilized in 2023.
Foster Youth to Independence (FYI) – New vouchers awarded – 50% AMI and below
The Foster Youth to Independence (FYI) initiative was announced in 2019. The FYI initiative allows
Housing Authority’s who partner with a Public Child Welfare Agency (PCWA) to request targeted
Housing Choice Vouchers (HCVs) to serve eligible youth with a history of child welfare involvement that
are homeless or at risk of being homeless. Rental assistance and supportive services are provided to
qualified youth for a period of up to 36 months. As part of the Consolidated Appropriations Act in 2021
the Fostering Stable Housing Opportunities (FSHO) amendment allows housing authorities to provide
youth with an extension up to 24 months if they meet one of the statutory requirements, this extension
allows the youth 60 months total on the FYI program. Statutory requirements include one of the
following: participation in a Family Self Sufficiency Program, or youth who are required to care for a
dependent child under age 6 or an incapacitated person, or are participating in drug or alcohol
treatment, or are enrolled in an institution of higher education, or are participating in a job training
program, or are employed.
Hennepin County contacted the HA with a request to partner in the administration of the FYI program.
The HA administers the rental assistance vouchers for the participants, while the county is responsible
for providing or engaging service agencies to provide the required support services. The regulations
overseeing the issuance and administration of the FYI rental vouchers are the same as those for Housing
Choice Vouchers (HCV) with the exception of the 36-month limit on assistance, with extensions up to 24
months for eligible activities. HUD is the funding source for both the housing assistance and the
administration fees for the program, similar to the HCV program.
36
The program was initially only available to HAs that did not administer FUP vouchers, but it has since
been expanded to all HAs with an HCV Annual Contributions Contract (ACC). Funding is available either
competitively though an FYI Notice of Funding Availability (NOFA) or noncompetitively on a rolling basis.
Hennepin County is receiving vouchers through the noncompetitive process. HAs are limited to 25
vouchers in a fiscal year with the ability to request an additional 25 vouchers for those HAs with 90
percent or greater utilization of these vouchers. The City of St. Louis Park was offered 25 vouchers. The
first referral came in fall 2022. The SLPHA received 3 referrals in 2022 and all 3 youth were issued
vouchers and leased up. As of December 31, 2023 SLPHA has been awarded 24 FYI vouchers and has
leased up 17 of them and has searchers for the additional 7 vouchers.
Mainstream
The HA was awarded seven additional Mainstream vouchers via the CARES Act in 2020, adding to the
eight mainstream vouchers awarded previously. 10 additional Mainstream vouchers were awarded in
2022 bringing the HA’s total number of MS vouchers to 25. These Mainstream vouchers provide
vouchers to assist non-elderly persons with disabilities who are transitioning out of institutional or other
segregated settings, at serious risk of institutionalization, or at serious risk of homelessness, or
homeless. It was designed to further to the goals of the Americans with Disabilities Act (ADA) by helping
persons with disabilities live in the most integrated setting. Families or individuals with a Mainstream
voucher must have a household member at least 18 years of age and less than 62 years of age with a
disability at the time of eligibility determination. 25 mainstream vouchers were utilized in 2023.
Lou Park Apartments
Lou Park is an apartment complex in St. Louis Park owned and managed by Bigos Management. Bigos
notified tenants that in 2018 they would be completing a contract transfer of their 32 project-based
units to another property. As of July 1, 2019, tenants were eligible to request to move to the new
property or remain at Lou Park using an enhanced voucher administered by the St. Louis Park Housing
Authority. This added 32 additional vouchers to the Housing Authority’s allocation. Initially, 31 tenants
chose to utilize the tenant protection voucher at Lou Park. As of December 31, 2023, 20 remained at Lou
Park, the remainder have chosen to use their voucher to move to a different complex.
Perspectives
Perspectives is a community non-profit organization located in St. Louis Park that provides supportive
housing to low-income families that are homeless and are dual diagnosed (chemical and mental health
diagnosis). Perspectives is one of the largest therapeutic supportive housing programs for women and
children in Minnesota, housing approximately 75 women and 130 children and has been operational in
St. Louis Park for 28 years.
The HA has 22 project-based vouchers allocated to Perspectives.
In December 2023 Perspectives notified the city and housing authority they were facing financial
uncertainty. Residents were notified of these changes and provided with contact information for
questions and assistance. The Housing Authority will continue to work with Perspectives and the
project-based tenants as more information becomes available. If necessary, the project-based vouchers
can be converted to tenant-based vouchers to assist the tenants in maintaining affordable housing.
Wayside
The Housing Authority (HA) has provided project-based vouchers (PBV) to Wayside House properties
located at 1341 and 1349 Jersey Ave S since 2023. Wayside provides supportive housing and
programming for women in recovery. Wayside currently has 16 project-based vouchers and they self-
subsidize rents on four of their units.
37
Table 10: HCV Lease-Up Report
HCV (and special purpose voucher) Lease Up Report
as of December 31, 2023
Utilized
(leased and vouchers
issued)
Allocated
Housing Choice Voucher 243 245
Project Based Vouchers (PBV) 32 36
Family Unification Program (FUP) *including 7 project-based
vouchers 27
27
Lou Park (tenant protection vouchers) 19 NA
Veterans Affairs Supportive Housing (VASH) 16 25
Foster Youth to Independence (FYI) 18 24
Mainstream *including 3 project-based vouchers 25 25
Total (99% utilized) 380 382
Port Ins 9 NA
Stable HOME Rental Assistance Program – 50% AMI
The Stable HOME program provides rent assistance to low-income singles and families who were
homeless or would otherwise be at risk of homelessness. Rent assistance is limited to three years.
During the three years, participants must establish good rental histories. They must also work to
improve their earnings enough to where they do not need rental assistance or find a permanent subsidy
program. The Stable Home program is administered by the Housing Authority, but participants are free
to choose a rental unit anywhere in Hennepin County except Minneapolis. Participants are referred to
the program by Hennepin County. This program is funded with federal HOME funds allocated to the
county. 48 families throughout suburban Hennepin County were served by this program in 2023.
Kids in the Park Rent Assistance Program – 50% AMI and below – city funded
Kids in the Park provides rent assistance to households with school-age children for up to four years.
Participants receive a flat, monthly rental assistance subsidy that decreases annually over the four-year
period. Eligible households must have an income at or below 50% of the area median income, a child
attending school in St. Louis Park, one parent or guardian that works a minimum of 28 hours per week,
live in rental housing in St. Louis Park, and comply with their lease. Families with disabled and elderly
heads of household do not need to comply with the work requirement. The program was developed in
partnership with the St. Louis Park Emergency Program (STEP) and the St. Louis Park School District. The
Kids in the Park program began serving 9 families in December 2017. Funding was increased for 2018 to
serve 14, 2019 served 17 families and in 2020 that number increased to 20 families. In 2023, funding
was increased so that 30 families were able to be served by Kids in the Park.
38
7. Program descriptions
Technical, Design, and Conservation Services
Architectural Design Service – no income restrictions
This service provides an architectural consultation for residents to assist with remodeling and
expansions. Residents select an approved architect from a pool developed in conjunction with the MN
Chapter of the American Institute of Architects. All homeowners considering renovations are eligible for
this service; however, to ensure committed participants, residents make a $25 co-pay.
Remodeling/Rehab Advisor – no income restrictions
This service provides help to residents to navigate improvements to their homes (either maintenance or
value-added improvements) by providing technical help before and during the construction process. All
homeowners are eligible for this service regardless of income. Resident surveys indicated that
homeowners valued the service and would recommend it to others. The city contracts with the Center
for Energy and Environment (CEE) for this free service to homeowners.
Home Energy Squad visit – no income restrictions
The Home Energy Squad program is a comprehensive residential energy program designed to help
residents save money and energy and stay comfortable in their homes. The program, which began in
March 2012, is administered by the Center for Energy and Environment (CEE). Depending on whether
the resident chooses a “Saver”-level visit or a “Planner”-level visit, the city pays 50 percent of the $70 or
$100 visit and the resident pays the other 50 percent. The program leverages funds from Xcel Energy,
Center Point Energy, and CEE. Free home energy visits are available to low-income households (which
was updated in 2021 from 60% AMI to 80%). The city’s portion of the visit costs are funded using the
Climate Investment Fund.
The Home Energy Squad expert evaluates energy saving opportunities and installs the energy-efficiency
materials the homeowner choses including door weather stripping, water heater blanket,
programmable thermostat, LED light bulbs, high efficiency shower heads, and faucet aerators. They will
also perform diagnostic tests including a blower door test to measure the home for air leaks, complete
an insulation inspection, safety check the home’s heating system and water heater and help with next
steps such as finding insulation contractors. All single family, duplex, triplex and quadplex homeowners
are eligible. The Home Energy Squad visits qualify residents for CEE’s low interest financing and utility
rebates, and they also notify residents of city loan and cost share opportunities.
Annual Home Remodeling Fair
The cities and school district community education departments of St. Louis Park, Hopkins, Minnetonka,
and Golden Valley co-sponsor the annual home remodeling fair. The fair provides residents an
opportunity to attend seminars, talk with vendors and city staff about permits, zoning, home
improvement loans, and environmental issues related to remodeling. The fair is a self-sustaining event
and vendor registration fees cover the costs.
Home Remodeling Tour
The annual tour is designed to meet the housing goal to remodel and expand single-family owner-
occupied homes. The self-guided tour of six homes provides a showcase of a variety of home remodeling
projects to provide ideas, information, and inspiration to other residents considering remodeling.
39
Construction Management Plan
The city recognizes that many households are looking for larger homes and supports keeping families in
the city. As a result, significant additions and/or tearing down of existing homes and rebuilding larger
homes is becoming more common. Because St. Louis Park is a fully built community, these major
additions and construction of new homes impacts the surrounding neighbors.
Effective November 15, 2014, major additions (second story additions or additions of 500 square feet or
more), demolitions and new construction need to comply with a Construction Management Plan (CMP)
per City Code 6-71. Major additions, tear downs and new construction are required to send a written
neighborhood notification to neighbors within 200 feet of the property. Demolitions and/or new
construction also require a neighborhood meeting and signage.
Financial Programs
To encourage growing families to stay in St. Louis Park, the city has developed and implemented a
number of programs toward this effort.
Discount Loan Program – 115% AMI
This program encourages residents to improve their homes by “discounting” the interest rate on the
Minnesota Housing Finance Agency (MN Housing) home improvement loans for income eligible
residents. Eligible improvements include most home improvement projects with the exception of luxury
items such as pools. Implementation of discounting of MHFA loans began in late 1999 as a pilot project.
In the past the city would buy down the interest rate for income eligible households. Since 2000 the
interest rate has been below the buy down rates, so the city has not had to buy down the interest rate
for this program in 2020 or 2021. Residents can apply through CEE to utilize this loan.
Move – Up Transformation Loan – 120% AMI
The purpose of this loan is to encourage residents with incomes at or below 100/115% of median area
income ($120,600 for a family of one - four) to expand their homes. The program provides deferred
loans for 25% of the applicant’s home expansion project cost, with a maximum loan of $35,000. The
revolving loan pool will continue to fund future expansions.
This loan requires significant upfront work by the residents, from deciding on the scope of the project to
selecting contractors. Loan guidelines are:
• Only residents making significant expansions are eligible. The minimum project cost must exceed
$35,000.
• The maximum loan amount is $35,000.
• The loan has 0% interest with a carrying cost fee of 3% paid by the borrower which covers the
lender’s administrative fee.
• Loan is forgiven after 30 years if homeowner continues to live in the home.
Emergency Repair Grant
The city offers emergency repair grants for households below 50% area median income to make immediate
emergency repairs such as furnace replacement, roof repair, plumbing or electrical emergencies, etc. This
program is administered by Sustainable Resources Center (SRC).
40
41
Agenda item 7a
42
43
44
45
46
47
48
49
PTD YTD YTD PTD YTD
Balance Balance Budget Balance Balance
Rental Income 83696 250568 227500
Subsidy - HUD 30120 96276 109500 306826 887712
Other income - Port In 7846 23495
Interest Income
Operating Transfers In
FSS Forfeiture 0 0 1636 2457
Other income 975 2200 3875 0
Grants/Admin Fees 0 0 34344 114643
114791 349044 340875 350652 1028307
Salaries & Benefits 30038 89560 96025 18440 53830
Training 0 704 3750 98 1148
Other Admin 24233 28732 20375 44410 47303
54271 118996 120150 62948 102281
Water 962 8010 9250
Electricity 527 12621 21250
Gas 4259 13228 11250
Sewer/ Garbage 2687 18857 19750
8435 52716 61500
Salaries and Benefits 17951 52615 57750
Contract Costs 22043 45225 70750
39994 97840 128500
Insurance 3979 11938 12131
Pmts In Lieu Of Tax 3763 9893 7750
Misc Expenses 9000 10560 27736
Collection Losses 0 0 0
Extraordinary Expenses 0 0 0
FSS Expense 2310 6711 6249 3139 9270
Operating transfer 0 0 0
HAP Expense ---383167 1006537
HAP Port in ---7846 23495
Depreciation 25532 76596 76596
35584 105138 111726 404712 1067038
138288 374691 345881 467660 1169319
1342 3995 750 265 778
-22154 -21651 -4256 -116743 -140235
Public Housing Voucher
TOTAL RECEIPTS
EXPENSES
Administrative
St Louis Park Housing Authority Income Statement
For the Period Ended
3/01/2024
BUDGET PROGRESS REPORT
Non Operating Revenue
General Expenses
Total Admin Expenses
REVENUES
Total General Exp.
TOTAL EXPENSES
NET INCOME/LOSS
Utilities
Total Utilities Exp.
Maintenance Expenses
Total Maintenance Exp
Agenda item: 7b
50
Agenda Item #7b
PTD YTD PTD YTD PTD YTD PTD YTD PTD YTD
Balance Balance Balance Balance Balance Balance Balance Balance Balance Balance
Rental Income
Subsidy - HUD 41931 126209 17841 54879
Other income - Port In
Interest Income
Operating Transfers In
FSS Forfeiture
Other income 1200 3240 6620 13241
Grants/Admin Fees 1500 4050
41931 126209 20541 62169 6620 13241
Salaries & Benefits 3258 9527 1124 4075 -
Training
Other Admin 2760 2760 1189 1890 -6620 13241
6018 12287 2313 5965 -6620 13241
Water
Electricity
Gas
Sewer/ Garbage
----
Salaries and Benefits 0 0
Contract Costs 0 0 0
0 0 --
Insurance
Pmts In Lieu Of Tax
Misc Expenses
Collection Losses
Extraordinary Expenses
FSS Expense
Operating transfer
HAP Expense 37788 113875 17841 54879 5245 10489
HAP Port in --
Depreciation --
37788 113875
43806 126163 50854 60844 5245 10489 0 0
0 0
-1875 47 -313 1324 510 2388 -5245 -10489 0 0
St Louis Park Housing Authority Income Statement
For the Period Ended
3/01/2024
BUDGET PROGRESS REPORT
Utilities
Stable Home KIP General Fund ROSS (FSS)ROSS
REVENUES
TOTAL RECEIPTS
EXPENSES
Administrative
Total Admin Expenses
Non Operating Revenue
NET INCOME/LOSS
Total Utilities Exp.
Maintenance Expenses
Total Maintenance Exp
General Expenses
Total General Exp.
TOTAL EXPENSES
51