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03-16-09 AgendaCITY OF RICHFIELD, MINNESOTA MONDAY, MARCH 16, 2009 REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING RICHFIELD CITY HALL COUNCIL CHAMBERS 6700 PORTLAND AVENUE 7:00 P.M. AGENDA Call to order Roll call. 1. Approval of minutes of (1) Regular HRA Meeting of February 17, 2009 and (2) Special. HRA Meeting of February 25, 2009 Notes: 2. HRA approval of agenda 3. Consideration of accepting Urban Land Institute Housing Audit Report Staff Report No. 9 Notes: 4. Consideration of directing staff to draft Contract for Private Development between Richfield HRA and LaNel/Susee for proposed Cedar Point Phase II senior housing development and authorizing payment of $14,500 for preliminary appraisal for acquisition of right-of--way for proposed Richfield Parkway between 63rd and 65th Streets along 17th Avenue Staff Report No. 10 Notes: 5. Consideration of guidelines for newly-created HRA funded Foreclosure Purchase Incentive Program Staff Report No. 11 Notes: 6. Executive Director report 7. Claims and payroll Adjournment Auxiliary aids for individuals with disabilities are available upon request. Requests must be' made at least 96 hours in advance to the City Clerk at 612-861-9738. AGENDA ITEM # REPORT # STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING MARCH 16, 2009 3 9 REPORT PREPARED BY: KAREN BARYON, COMMUNITY DEVELOPMENT ASSISTANT DIRECTOR NAME, TITLE REPORT PRESENTER: KAREN BARYON, COMMUNITY DEVELOPMENT ASSISTANT DIRECTOR NAME, TITLE ACTING DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE ITEM FOR HRA CONSIDERATION: Review and consider acceptance of the Urban Land Institute Housing Audit Report and Findings. I. RECOMMENDED ACTION: B Motion: Accept the Urban Land Institute Housin Audit Report. IL BACKGROUND In June of 2008 the Richfield Housing and Redevelopment Authority (HRA) was awarded a grant through the Urban Land Institute (ULI) MN Regional Council of Mayors to participate in the Opportunity City Pilot Program to conduct a comprehensive review of the City's housing programs. Since that time, staff has been working with Bennett Community Consulting (BCC) conducting a comprehensive audit of our existing housing programs. Over the past several months, BCC has held numerous meetings with various staff, stakeholders, program beneficiaries, residents, and policy makers to gauge. the effectiveness, overall success and functionality of the City's programs. BCC also contracted with Excensus to complete a profile of the City's population and housing characteristics. At the Special HRA's January 20, 2009 worksession, BCC in conjunction with .Excensus presented preliminary demographic and housing information and has since 031609 ULI Housing Audit Report refined that information. The demographic and housing information is incorporated into the final Housing Audit Report. BCC has completed the audit and will be presenting their findings and recommendations at tonight's meeting. III. BASIS OF RECOMMENDATION A. POLICY • The HRA utilizes grants when available and appropriate to maximize fiscal resources. It is necessary to periodically review existing programs to ensure effectiveness, appropriateness, and prudent use of its fiscal resources. B. CRITICAL ISSUES • The information provided via this housing audit will be used to assist in determining future housing-related programming for the City of Richfield. Best practices will be captured by ULI and will be disseminated to other cities to assist in building their housing programs. C. FINANCIAL • N/A D. LEGAL • N/A IV. ALTERNATNE RECOMMENDATION~S~ • Do not accept the ULI Housing Audit Report. V. ATTACHMENTS • Housing Audit Report: ULI Minnesota Regional Council of Mayors Opportunity City Pilot Program VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Cathy Bennett, Bennett Community Consulting ~-I ULI MN/RCM Opportunity City Pilot Program -Housing Audit Summary of Richfield Housing Goals & Policies Growth: According to the Metropolitan Council forecast, Richfield will experience an increase of an additional 3,500 households by 2020. Richfield estimates that with an average of 65 new units per year based upon new construction between 2000-2007, there will be less. growth than estimated. To accommodate the projected growth the City recognizes the need to focus on diversifying the housing stock in new developments and ensuring that the existing housing stock remains in good condition. As part of the ULI MN Regional County of Mayor Opportunity City Pilot Program there are 5 key themes in support of a full range of housing choices. These include: • Preservation & Rehabilitation • Production of new units of housing (affordable and to meet community life cycle housing balance) • Use of Regulatory Incentives • Sustainability • Jobs/Housing Balance The following is a summary of Richfield's goals and policies as noted the City's Housing Section of the Comprehensive Plan (2008 plan update) which support housing preservation, rehabilitation and the creation of new units as follows. Housing Goal • Maintain and enhance Richfield's image as a community with strong, desirable and livable neighborhoods. Policies: • Encourage the use of quality, durable building and landscaping materials to maintain a high-quality standard in residential development. • Support the rehabilitation and upgrading of the existing housing stock. • Encourage the creation of "move-up" housing through new construction and home remodeling. • Support ongoing maintenance and upkeep of residential properties. • Ensure redevelopment and infill projects maintain the integrity of existing neighborhoods. + Maintain an appropriate mix of housing types in each neighborhood based on available amenities, transportation resources and adjacent land uses. • Encourage the use of design elements and strategies to create safer streets; facilitate social interaction between neighbors; foster connections with nearby businesses; and ~ -a enhance neighborhood character, such as sidewalks, traffic calming strategies, front porches, alley enhancements and open/green space. Limit redevelopment of single-family neighborhoods into other uses except where such neighborhoods are directly adjacent to commercial areas or areas adversely affected by major roadways, the airport, and other major developments. Implement housing codes and support programs which incorporate state-of-the-art technology for new construction and which promote innovative and sustainable building methods that have application for remodeling homes. Support initiatives which help connect residents with their~neighborhood and foster a sense of community, such as block groups, neighborhood clean-up days, and cultural activities. Housing Goal • Ensure sufficient diversity in the housing stock to provide for a range of household sizes, income levels and needs. Policies: • Promote the development of a balanced housing stock that is available to a range of income levels. • Encourage improvements to the housing stock to better serve families with children and seniors. • Promote additional housing diversity to serve families at all stages of their life-cycle through assistance, incentive programs, and the exploration of possible partnerships. • Regularly review land use and- zoning ordinances to ensure maximum opportunities for development of housing. • Promote the development, management, and maintenance of affordable housing in the City through assistance programs; alternative funding sources; and the creation of partnerships whose mission is to promote low to moderate income housirig. In addition, the community land use policies that support connectivity, redevelopment at higher densities and housing that is tied to the growth of the city included several goals and policies in support of the community direction as identified through the comprehensive planning process. Community Direction: • Maintain the integrity and desirability of existing single-family neighborhoods. • Encourage ongoing maintenance and upkeep of residential properties. • Accommodate the development of up to 5,400 new housing units by 2030. • Support the renovation and expansion of single family homes which fit the character of their surrounding neighborhoods. • Promote continued affordability in Richfield, including the development of new low and moderate income housing units. • Focus new multi-family housing in Lakes at Lyndale and along major transportation corridors like Cedar Avenue and I-494. ~~~-~ 3 Land Use Goal: Maintain and enhance the "urban hometown" character of Richfield. Policies: • Establish a land use pattern and supporting infrastructure that creates a "walkable" environment. • Maintain a housing supply that meets changing needs while sustaining the integrity of existing neighborhoods. • Encourage "green" building practices. • Preserve historical, natural and cultural resources. • Develop residential standards (scale, density, etc.) for redevelopment areas that creates neighborhood character. • Support commercial land uses that are diverse and responsive to their context. • Maintain and provide quality amenities and a safe living environment. 1. City Housing Goals & Policies 2. Housing Framework Worksheet 3. Community Factors 4. Community Interviews 5. Program Review 6. Community Change Report 7. Opportunity Site Evaluation & Community Site Principles 8. Sample of Performance Measures ~~ ULI MN/Regional Council of Mayors -Opportunity City Pilot Program Housing Audit -Framework -City of Richfield Establish aFramework -The first step in the housing audit process was to review and evaluate examples of key tools and strategies that are being used by the City in support of a full range of housing choices. Richfield staff completed an exercise that reviewed and evaluated these examples of key tools and strategies. City staff was asked to indicate the current use by the city, rate how well it was used in the city; and briefly describe its use. If the city did not use the tool or strategy they were asked to indicate the reasons why. The rating system was developed to understand the level of use in the context of local planning and action as 1.) proactive - to prevent and or provide early intervention into a solution to an issue; 2.) organized response - anticipating the issues and reacting to those issues or 3.) crisis response - by reacting to a specific issue and/or crisis. The following is a summary of the key tools and strategies and the city's response. a. Ability to Capitalize on Market Activity i. TIF (proactive -organized response) The city has several TIF districts, including scattered site redevelopment districts that support housing. These scattered site districts are associated with the Richfield Rediscovered program whereby dilapidated homes are demolished and a new home at a higher value is built. In addition, the city requires that 20% of any tax increment district funds generated from a project where no affordable housing is constructed are deposited into the city's housing fund. ii. Tax Abatement The city has not used tax abatement but may consider if the opportunity presented itself. iii. Housing Levy (proactive) The city uses their HRA levy authority annually to support development in the community including housing related activities. iv. Zoning Policies & Regulatory Incentives (proactive) Richfield uses PUD zoning to allow flexibility in density and site design. v. Other b. Generating Capital -leverage outside funding sources i. Tax Credits The city has not used and/or been requested to use tax credits. ii. Pre-development and Acquisition Funding (Proactive/Organized Reaction) ~~`~ The city has provided acquisition and pre-development related to redevelopment projects in the city. The city has also obtained grants from DEED, Met Council, Minnesota Housing and Hennep"in County to support its redevelopment efforts. iii. State, County and City Bonding The city has not bonded specifically for housing projects. iv. MN Housing Funds (Proactive) Richfield markets the use of Minnesota Housing renovation and purchase programs. v. Local Employer Funding The city does not required and/or has a program for local employers to support homes purchases. However, the city provided tax increment financing for the redevelopment of a site that is the corporate headquarters for Best Buy. The increment is contributing the city's housing. vi. Housing Trust Funds The city does not provide local housing trust funds vii. Other c. Preserving & Recycling -local programs i. Preservation and Rehabilitation of Older Ownership and Rental Properties (Proactive) Richfield uses Hennepin County CDBG funds for home rehabilitation, markets an energy rehab program through the Center for Energy & Environment and funds a transformation loan program for large single family renovation. ii. Down payment assistance (Proactive) The city has access to state below market/longer term mortgages and down payment and closing cost assistance and funds a down payment assistance through the foreclosure purchase incentive program. iii. Renovation Loans and incentives (Proactive) Richfield provides incentives for investment in new homes in the city through the Richfield Rediscovered program, renovation assistance through the transformation loan program and foreclosure purchase incentive program. iv. 1St Time Homebuyer assistance (Proactive) The City funds a Senior Housing Regeneration Program that provides gap funds to the Greater Metropolitan Housing Corporation for purchases from seniors that are renovated resold to first time buyers at an affordable price. v. Land Trust, Habitat for Humanity (Proactive) Richfield provides funding to the West Hennepin Community Land Trust and to Habitat for Humanity on scattered sites throughout the City. vi. Preservation Codes -Point of Sale, Rental Licensing (Proactive) The City has had both a Point of Sale and Rental Licensing Programs effective in the city for many years. vii. Aging in Place Programs (Organized Reactive) The city provides a small level of funding to the H.O.M.E. maintenance programs specifically for seniors and those with disabilities living in homes in Richfield. 2 ~-~ viii. Other d. Expanding Development Opportunities Support of Mixed Use Development (Proactive) There are several areas in the city that are specifically zoned for mixed use development such as Penn Corridor, Cedar Point and the 494 Corridor. ii. Development Guidelines (Proactive) The city has specific development and design guidelines for the Penn Corridor area. iii. Use of Publically Owned Land for Housing Opportunities (Organized Reaction) The city is considering the redevelopment of a city owned site for housing but the city has not proactively identify city owned property for housing. iv. Rezoning of Land for Housing Opportunities -Flexible Zoning The City has several areas designated for housing identified in the most recent comprehensive plan. v. Support of Higher Densities -Density Bonus Programs, smaller lot sizes, smaller street widths, cluster development The city considers specific request for higher densities through the use of PUD process. vi. Identification of Sites The City has several areas designated for housing identified in the most recent comprehensive plan. e. Reduce Red Tape in Support of Housing Diversity i. Zoning policies that support diversity in housing types The city has mixed zoning areas. ii. Expedited permitting and review policies The city does not expedite permitting. iii. Fee Waivers for affordable housing The city has not provided fee waivers for affordable housing 3 ~- g f. Expand Efforts to Support sustainability at the Local Level i. Energy Efficiency The City developed and promotes the use of the green building/sustainability building guide. ii. Land Use Efficiency The City developed and promotes the use of the green building/sustainability building guide. g. Connect housing choices to jobs and transportation networks i. Commute Patterns The City has excellent access to metro area transit, mulit-modal park & ride locations and several bike routes for alternate commuting. ii. Employment Connections The city is currently working to enhance this strategy. h. Help Residents Succeed i. Promote Homeownership -Homeownership Classes (Organized Reaction) The city markets available homeownership classes through the Homeownership Center. ii. Foreclosure Prevention (Organized Reaction -Proactive) The City has hosted several foreclosure prevention workshops and provides purchase funds for those interested in purchasing an existing foreclosed home in the city. iii. Crime Free Multi-Family Housing iv. Neighborhood Engagement v. Other 4 3-q ULI MN/RCM Opportunity City Pilot Program -Housing Audit Richfield Program\Resource Questions (conducted via phone conversation) 1. Proeram Users: (Richfield Rediscovered Program User -Jeremy Larson) 1.1. Where did you learn about the Richfield Rediscovered Program? There was a sign at the property and then also looks on the City's website. 1.2. Why did you apply? Jeremy Larson has been a resident in Richfield for three years and owns an existing home in the. City. His family was considering remodeling or looking to build a new home but also wanted to stay in the City. The Richfield Rediscovered Program provided funds the help make that happen. 1.3. Would you have built the new home if the program was not available? No. They were considering remodeling their existing home. 1.4. Were you considering moving out of the City if you were unable to build the new home? Maybe. They were looking into the cost of remodeling the existing home but the option to build a new home for their growing family (5 months, 21/2 year old children) was a better option. 1.5. Do you feel that the program is a good use of city funds and city staff resources? Yes. Great program to improve the city housing stock and keep the neighborhood home values stale. 1.6. Were you satisfied with the process and structure of the program? Are there any modifications you could suggest that would have made the program easier to use? Overall satisfied with the program. There is a fair amount of paper work involved but feel that this is warranted with public dollars and would not want to see a reduced amount of oversight. The subordination clause fora 1st lien on the property is not reasonable. No bank would allow their loan to be in 2nd position. The city ended up taking a 2nd position to the bank. 1.7. Would you recommend the program to friends and neighbors? Yes, Definitely. ~- fo 2. Policy\Community Leader: (Camillo DeSantis, resident/community affordable housing activist; Susan Rosenberg, resident/HRA member; Susan Sandahl, HRA Chair). The following is a summary of all of their comments collectively. 2.1. Based upon your experience as a policy leader in the City, what do you see as the most pressing housing needs in the city? • Lack of upscale housing (larger bedrooms, more space) • Need for more affordable housing -mostly middle income housing • Assisted Living and/or loft type of apartments with newer amenities are needed • Challenges of preserving single famNy homes • Redevelopment with higher density that is affordable • How to pay for redevelopment and reinvestment of older housing stock • Need for more affordable housing which has been challenging politically • More affordable family type housing -apartments for children. 2.2. Do you feel that the current Richfield housing programs and policies are adequately addressing those needs? • Yes mostly • However, there does not seem to be the political interest in addressing the affordable housing issue. 2.2.1. If not, what other types of programs and/or policies should be explored to meet the current and future housing needs in the city? • The Richfield Rediscovered program helps to achieve the housing issues but due to the high market values of homes, it is not an affordability program • New affordable housing is very expensive -multi-unit housing might be the only option. • Need a replacement policy for the future with funding for apartment rehabilitation. • The city mostly addresses ownership housing rather than affordable rental housing. • The Kids@ Home program helps to address affordability but the program needs to be expanded as it helps low income kids stay in school. • There need to be support for more rental housing geared toward families. • There is a need to help manipulate the market to provide low cost housing. Would prefer that 20% affordability be put into the project rather than the housing fund. Would like to see more funding going into foreclosure assistance, apartment renovation and land trusts. ,~-11 2.3. What do you consider to be one of the most effective programs that the city currently offers to address the housing needs? • Richfield Rediscovered and Transformation Homes programs that helps to get people to stay in the City. Targets middle income households. Both programs need to be expanded and marketed more effectively. • There is a ripple effect of these programs -other neighbors renovate as well 2.4. What demographic changes in the city are you observing as a policy leader/housing advocate? • Increasing minority population that does not speak English. Greater need for outreach to this population to understand their needs. • Extended families observed on the east side of the city -there are larger space needs than what the homes provide. • Poverty increasing, increase in Hispanic population, lower educational attainment • Elderly population increasing • More singles • Mostly retail jobs in the city - how do you house these workers? • More people of color • Do not see multi-generational families but more non-traditional families • Need to understand that the definition of family is changing. 2.5. Other comments • See that the people living in apartments are immigrant families, people who have foreclosed on their homes and young professional singles • Need a continuum of all types of housing • Need to increase the variety of rental housing -all the same currently • Outreach to the immigrant population on city programs and need/requirements for home maintenance • Struggle to do more with less • It is critical to have a strong relationship with the school district and build a coordinated strategy to address home and school stability and reduce transition and turnover. There is an opportunity to build this relationship with the new school superintendent. • Concern that the 494 Corridor plan and vision will eliminate apartments without considering replacement of these residents. • Penn Avenue -park and ride area redevelopment -could lose affordable rental housing • Would like to see there be a guarantee of 10% affordable units within all new developments • Staff resources should be directed toward the lower, less affordable market rather than developers. 3-ia • The Richfield Rediscovered & Transformation Homes programs. are for the middle and higher incomes rather than low incomes. • Would like to see the effectiveness of these programs and time spent by staff. • Need to evaluate senior housing with affordability - what is the need? • Connection between the schools and city should be strengthened. Does redevelopment reduce family housing? • Seniors in the city are getting poorer -would like to see the data on this. • Would like to see more life cycle senior housing developed. (independent -assisted living) • Would like to see the city have a coordinator who works with the community both internally and externally. The human service coordinator is not getting out into the community. Would like to see them work with the apartment residents to understand their needs better. • Great cammunity development staff -young and energetic. • Keep the social service connection within community development. City manager seems to have a good handle on this issue. 3-13 3. Program Administrators: (Rick Regnier, Building Official; Dave Schaeffer, Remodeling Advisor; Jim Graham, County CDBG Program Manager; Suzanne Snyder, GMHC) The following is a summary of all of their comments collectively. 3.2. How long have you been working (servicing) the City of Richfield? • There is a long term service commitment in the City from 1993 to 2005. 3.3. What are the most common home renovation/maintenance items that you observe? • Adding square footage to the homes such as garage, kitchen, bathroom, great rooms. Adding more functional spaces • Windows, siding, insulation, basement remodeling for extra bedroom and bath. • Roof, plumbing, heat and electrical upgrades 3.4. Are the financial programs provided by the City of Richfield able to address those most common renovations/code violations? If not, what other types of programs might be helpful? • Yes, Hennepin County funds, transformation home loans, energy efficiency loans • Do not get involved in the funding programs and generally do not know and/or refer people to those programs. • Would like to see more matching funds for lead abatement -rigorous process. 3.5. Is the funding level of the City of Richfield programs sufficient to address the housing needs that you observe? • Answers ranged from do not know to there are more needs than funds available. 3.5.1. If not, what are you not able to address because of lack of funding/resources? • Failing mortgages 3.6. In general, what is the most common household types you have observed through the use of the programs you administer -families with children, empty nesters, young professionals, older adults, other? Majority are younger families raising elementary school children and making decisions about renovation or moving. Do not observe older adults and professionals. 3 i'~ • More families in rental housing. • Single women. 3.7. What demographic changes are you observing when providing program service to Richfield residents? • More older adults • Mostly younger families • More minorities 3.7.1. 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N y N •N+ N N .~ ~ ~ 'C77 '~ 'a Y Q N O C 7 7 H Q C7 ~ t~ Q (p O in O _T U N 0 a N O) N d L 'a Q ~ V LL ~ 3 O L L ~a o~ a~ i N d ~ S C t U c +y+ d 3 ~ Q m ~+ > ~ ~ o O 'c a 3 ~ ~ w = O C ~ Q ~ R d > ,-. _~ d J N i i ~~ ~ ~•=o~O V =c°v~LiN 7 ~L L .id U= E ~ ~ _~ L W L a m E ~ Z Q cC ~ Gs ~ F ~ Q 3 Q 0 d a ~ c a~ N v o 0o a ;~ E = o 3 ~ ~ w o m ac > c 0 ++ E i~ Y O) ~ o i dU ~ ~ ~ - a ~ a ~ md U aoa ~a~oa> ~ L~E mp~c =a 3 a~ `°w o ~'~ C C~UUU~Y~ ~i s , ow U C U C .. a ~, ~ lL U Q w O C ~ J .. .. ,~,~ O O O y 7 = N ~ ~ o ~ d N N O~ U ~ N Z N x a ~ rn~ Q-cso O U ~ m - t6 ), H I- _ U' Q ~ ~ ~ O Q l4 ~--3~ N rn m d ~-38 E 3 - E A a z° - w ~~ya o a ~ ti~ ~°~ .~ A ~. w ~'y 'b J $ P G ~^ o CO ~~ o U y d S Z • P h P f0 ~ 46 1, ~P Y a ~~pb~ m '~ ~o N q ~~~0 E 8 ~ N ~i c E a L C .~ n C _~ ~~s d,", -~~a P'~b o,`o :i o d ~''°e ~T e J "I o :~ ~ His i JJ Q~~''v ON a ~ ' ...`A@ui d o `~ ti d ~ ~) y H ~P L eqb ~p a G~ e~v,.~r~,.o a~0 E S E illl I 0 ve x ~ II I 8 ~ ~ -s+ Q ~, ,.. i ~£ s i J ~ o I v O. ~ ~, o C. a ~ z v O i u C E ,~ ~.. a ~-3`~ ~ ~ ~~ _~ L ~ Q) Q) s ~ v 'a U C ~_ N ~ ~ Q ~ Q ~ Q ~ N ), ~ C ~") _ ,~ a a-I Ln 01 r-i M O L(1 i O ~ M cf M O D1 ~ Q M 41 a1 N n O lD 3 ~ N ~ ~ O 00 ' N N ' ~/} N O o0 d rn d ~n N ~ ~ ~ t/~ ~ n t/? t /~ t /~ t /~ 3 Q C +' I~ ~ n ~ O O O ~ O ~ 00 t!1 M O r1' - p O l0 fl) I~ 00 r-I O i~ O ~ ~ iA Q M Ln N Q1 ~ ~ d1 O 01 tY 00 M' _ L j f6 O a-i t!? N ~ M t/l M ~ i/~ a-I .~ - t11~ L c6 ~' O H ~ ~ ~ O ~ ~ O j O - - i N 3 t6 4J C +~ ~ ca 1 JO ~ 1 ~ z > O O ~ N ci O I~ o _ ~ o ~ ~ C O N ~ i ~ ~ ' '~ O J ~ ~ 00 lD O rn ~ O n o ~` c O ri M ~ N ~ ~ O O ~ ~k M _ 4 t!1 r-I -_ - V ~ N ci l0 LA N O ~ N \ O .Nv.. B J ~ L H O O J ~ ~ O M L } L p d C - ~ L J l 1 ~ O a-I N M d' ~A ~ 0 0 0 0 0 0 +~ N O O O N O~ lD N O ~ i O M a1 O Lf) . i11 lD O V N N O O ~ a1 O .1 00 ai O J N N ci N N ~ t/~ t/t t/~ t/~ a ~ I~ M O O O I~ O 00 ~ O V1 lfl O O ~ M O ~ rn r-I N 01 N Q 00 M 01 a-I ~ Q1 Ll1 N 00 l6 N N i/? Ln H O L N f6 G! C a-+ ~ O ~ ~ J 3 z O O O O o c O O C ~ ~ ~ J O ~ ~ Ol Ol a-I ~ c /7. v O ~p N 1 ~ ~ O *k M ~ O ~ Vl O O O V ~ M i- (6 H ~ } ~ ~ p M L N J d ~ N C f6 O J (p hA 4J L °o 0 0 ~ ~ Q N O o O ~ W i O Lf) ~ O ~ O LA L(1 1 0 O M M ~ 00 M Q O O M V f6 L v o L L N d N C ~6 0 W to O M ci c-I ~ ci a ~ ~ O O ~ N N ~ O l0 ~ O O I~ O O 01 N N 00 ~ M ~' d' c-I n L (6 ~ v ~ } M ~ ~ O ~ d ~ ~ N ~ ~ C (6 C N ~ J H h0 _ ~ ~ ~ L F- J Q ~~ ~~ N Q J fC ~~ ^~ i O 7 'i a-+ N r~1 G1 O U .~ o ~ o 0 Q ,~ 00 o O o 0 m o 0 v m ui \° 00 m ~~. ~; ~~~~ 0 .n 0 -y L(1 0 0 0 0 N N ~ O O ~ 0 0 Ql N N ~ ~ i f6 } ~ .e ___.. .fa?~;-,. a c ~ ~ O m J ~ v ~ 1 x* § -~l Richfield Rediscovered ULI MN/RCM Opportunity City Pilot Program -Housing Audit Year Total Number of Loans Total Loan Amount Average per Loan Total Home Value Average New Home Value 1990 2 $100,000 $50,000 $275,000 $137,500 1991 8 $400,000 $50,000 $1,071,000 $133,875 1992 5 $250,000 $50,000 $563,568 $112,714 1993 4 $200,000 $50,000 $572,000 $143,000 1994 8 $400,000 $50,000 $1,095,766 $136,971 1995 14 $700,000 $50,000 $1,964,000 $140,286 1996 9 $450,000 $50,000 $1,331,535 $147,948 1997 8 $400,000 $50,000 $1,215,600 $151,950 1998 5 $250,000 $50,000 $804,800 $160,960 1999 12 $600,000 $50,000 $2,107,700 $175,642 2000 8 $400,000 $50,000 $1,617,300 $202,163 2001 5 $250,000 $50,000 $1,420,460 $284,092 2002 1 $50,000 $50,000 $366,000 $366,000 2003 1 $50,000 $50,000 $301,000 $301,000 2004 8 $400,000 $50,000 $1,548,260 $387,065 2005 0 $0 $0 $0 2006 0 $0 $0 $0 2007 0 $0 $0 $0 2008 3 $210,000 $70,000 $990,300 $330,100 Total 86 $4,360,000 $50,698 $17,244,289 $200,515 5 2008 Estimate -Increase in Property Value Due to Building a New Home Increase Value Before Value After Property $150,300 $185,000 $335,300 6645 Knox Ave. $185,000 $135,000 $320,000 6837 14t" Ave. $208,750 $126,250 $335,000 6955 Knox Ave. $544,050 $446,250 $990,300 122% average increase in value ~--~{ Z ~Mo n Ln M y o n io Ni O V1 ~ ~ M L? LN? i/1~ ~ N O ~a ca cc m co ~o co ca ca ra to ca ca ~ Y CA 4/ ~ \ \ \ \ \ \ \ \ \ \ \ \ \ C c C C c C C C c c C C C _ ~ ~ C a~ Y ~ Y ~"'~ ~ a"'~ N ~ c Q f0 N V Ol - v o ~ ti ~ m O1 £ a N f6 f0 (6 c6 f6 f6 f6 f6 (6 f6 f6 (0 M N N ~~~~~~~~~~~~~v~inv~ ~ ~ > c c c c c c c c c c c c c ~ o Q o f0 3 Q (6 a 0 0 0 ° ° ° ~ o o o jp of ' n N Ln ~ v • 0 rn oo m ~, $ a i d M V' ~ Q ~ ~ (6 f6 t0 f6 f6 (6 f6 f6 f6 f6 f6 ~ f0 y/A i/? LT N N N > fl \ \ \ \ \ ~ \ \ ~ \ \ ~ C - ~ ~ O C C C C C C C C C C C C d U Q ~ ~ O F l0 00 V1 l0 lJ) O 01 l0 V1 M of M .-i O Ol M O B L? M c0 N M 00 ~ 00 w V O 00 O O .--1 d' n M .-~ O Ol O in 01 00 lf1 01 01 .-1 01 00 00 01 n d' d~ io n ~o ~ rn n m~ o 0 0 00 ~ v v~ ~n an ~ v~ v~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ v ~ ~ ~ ~ > v c c c c o o 0 ca a > £ Q M~ 0 0 l0 O 01 n a t0 lD n N l!1 V l0 V u1 n n M 01 N Lt N CY O O n ~ N .--I l0 00 N N M w a~+ O N c-I' Lfl lf1 d' ~D N l0 ei N ~ n LO l0 Ol V o N V1 c ~ v N O n o0 CO 0 Ol ei ~-i n to N O O W O lp a-i 3 ~ i/? e'~ a-I c-1 e-I VF i/A ~--I ~' c-I t/? N > > f0 fU (6 l6 C C C C L} LA i/? VT iA t/1~ N O ~ ~ O ~ H I 01 N n V1 00 01 00 If1 W O O lD n 01 V N 61 O Ol n N a0 M N e-I a--i l0 Lt O l0 V n LfI a0 O ~ O l0 n O O o0 l0 n Ql n O 00 O~ O~ n J Lf1 01 M c-I Ol O 01 c-I N to N V M N CI' N V [/? c-I r-I i/? a-I t/? ~ ci [/? ei r-i ei a-i e-I c-I N L? N N V? N N i/?. L? 4/? ~ t/? t/4 O_ O1 OA f6 N Q T 01 a-i M l0 61 n 0 V1 O O O ~' X 0 0 00 01 Ln 00 00 01 N N N Ol L)~ O lD t0 m V 01 n l0 00 O ~O 00 V O n N O O ~O l~ N W M c t(1 00 Ol 00 n 01' ~ W W' O O' l0 00 O' l0' ~ ~ ~'' O A V M 00 N Vl n n 00 N 41 01 O N 00 n O J ~ i/? i/T i/? t/? rl c-I c-I e-I a-I t/} to a--I ~--I r-I i/? lD _ O V? N i/? '(/? t/~ i/T V? V} e-I ~ ~ ~ o Q w ~ 0 s m ~ in m oo ~ ~ °~° 'ny ti o ~ n ti ao ° ~ ~ ~ o ~ z c m y ~n ~ n ao rn o~ N M~ in ~o n oo ~ m rn rn rn rn rn rn rn o 0 0 0 0 0 0 0 0 ~ v T rn rn rn rn rn rn rn o 0 0 0 0 0 0 0 0 ~ N a-i ei ri .-1 c-I N N N N N N N N N N~ _ (C N ~ ~" Q ~--~{ 3 ~ ~ Q ~ C .~ 7 O ~ ~ ~ ~ E O N = L C d ~ N L ~ a-+ ~ O N ~ ~ ~ i ~ (6 } Q N +, O s Z ~ +. O (0 LL o m o Mco O m N N ~ ~-i i/? 1h O O i11 LI1 O ~ N I~ = O O O ~n ~n 0 0 0 0 0 0 0 0 0 co ra ro O O N N O O O I~ N O N 0 0 0 0 0 0 0 ~~~ 0 0 .--I ~ O O O 00 l0 O I~ 0 0 0 0 0 0 0 ~ ~ ~ 0 0 ~ ' co ~ vi ~ O 01 ~-+ O m O di ~ ~n O O O M O lD '- U Ql 00 rl ~ O c--I r-I N M M 00 dl Ol rl ~ N M O O ~ V? L? rl ~ t/~ .--I V? ~-I rl rl ~ tJ~ L} c~ y/} rl t/~ c~ t/? c-I t/~ ri i/} N t/? N t!? N t/~ i--I t1~ ~ ' d ~ ~ i d O _ ~ d L ~ T +~ 7 Q U y O O O O O O O O O O O O O O O O O ~- O O O O O O O O O O O 0 O O O O O O c O O O O ~n u1 O tD 0 0 0 0 0 0 0 0 l ~ ~ } ~ ~ O 61 ~D O 00 O I~ 00 O O O O M O ~-I , i U ~ i al W .--~ <--~ O N lD N c-I l0 I~ ~ Ol c-I I~ ~ O " O L v L? t/~ rl M ~ N L/1 c-I ~ N M ~ N N lD I1 1 ~ O `~ v (6 v O ~ 7 = ~ d 3 Z O ca ca ro J ~ \ \ \ ~ C C C O i N ~ ~ O ~--I ~ ~--I ~ ~ N u") i-I M N N rl ~--I ~--~ O O O ~--~ M M ~ L z - = Q~ o L o ~ N m ~ ~n ~ ~ oo rn o r+ N m ~ ~n ~o ~ o0 _ ~ rn rn rn rn rn rn rn rn rn rn o 0 0 0 0 0 0 0 0 v o, rn rn rn rn rn rn rn rn rn o 0 0 0 0 0 0 0 0 - } ~ ~ ~ ~ ~ ~ rl ri <-I .-I N N N N N N N N N ~ v Z ~ .- I `I 0 N O 0~ O~ c~ bIA O a A~ ~Wy i^^~l~ i~+~l 0 •~..~ Z } W Q F- w F- z ~$ r~i~ti H1aQ/iM;LN `~ I~`_ S ~n'd1N'dh~ S 3/~H Xk/dl0a , ~, ~~ rt L.LJ.J.J.ILLLL.J i~. - ~, ~ ~~' ~r_ i S 3~d dlH4Na~ ~-y~ •~ L~ s V • ~ 0 ~+ V i O OC s V V Q L _~ O ^~ W O /~ ~ V .~ O ~1 O O N O 0 N i 4J ~ V ate, `*- ~ O ~ .~ O J i ~~ ~ Q N v O N ~ > ~ 0 ~' ~ W • ~ ++ ~~ ~~ ~ •~ _~ o ~ _ 01 o~ N 1~ e-i ~ ~ ~ ~ v i v v N a c v U X w 0 0 N 0 ~~~TkJ LL ~- O co N Q , ~ ~~ N ~ ~ O p p ~ D O O _ v N O - O ~ U ~ ~ ~ ~ N • N N ~ U ~ Ca cn i Ca ClA ~ U '- U f~ ~ ~ ~ O O ~ O v ~~ U ~ - ~ ~ f~ ~ ~ ~ O ~ +~ ~ O cn aA +J ~ +~ N s ~ U vvi ~., i ~ N ~ C ~ .~ cn N U v ~ ~ ~ O X C1A t1A ~ ~ ~ ~ ~ ~ N W ~,' ~_ O }' O ~ ~ O v _ cn ~ O vi > N U v °J a~ N c~ ~ ~ ~ ~ N ~ U i ~ r6 ~ 0 0~~ U ~ x J O U N ~ O ~ ~ U CLO ~ N ~ ~ O ~ cn ~ ~ ~ ~ t1A O ~ ~ ~ ~ ~ taA O v ~ O M i C Q1 ~ v N ~ v ~ 4J ~ ;,~ `~ N v ~ cv ~ > N 4fJ N v `~ ~ O - N ~ s- ~ ~ ~ c6 ~ ~, ~..~ c~i~ i ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ ~ ~ O N ~ ~ ~ ~ ~ ~ ~ ~ +-+ O ~ ~ ~ ~ ~ O O ~ ~ cn ~ ~ ~ s ~ p v U ~ i N ~ ~ .~ ~ ~ ~ ~ ~ O ~ O O O ~ cn ~ v ~ N O • N C1A ~ ~ O ~ ~ ~+- ~ O U U O N~ ~ ~ O~ ~ ~ L N cn cn N N N ~ _ L7 ~ ~ ~ N ~ - ~ ~ ~ ~ ~ O O H v 0- ~ O v ~ v i N~ ~ N t]A ~ i U~ O~ v p ~~ v ~ O ri N m~ ~n ~o ~ a~ ~ ~ ~ ~ ~ L ~ o +~ '~ ~-~11 c .O L~~ s a~ -~ -, N L v ~ ~ f~ Q ~ ~ 0 N ~ O y" ~--+ ~ ~ ~ O ~ ~ ~ N i ~ O N ~ ~ v > ~ +~ ~ ~ N U ~ vvi t1A ~ C O '~ L O ~ ~ o N ~ U ~~ ~ ~ ~ f~ ~ ~ O ~ ~ a~-+ ~ ~a ~ ~ ~ O U N p r6 ~ ~ ~ v ~ N ~ Q1 L DC ~ fB N i C~ O i N T a..r ~ O O ~ U O n ~> N v N N a~ ~ ~ ~ ~ ~ N ~ U `~ a .~ - ~ ~ °' '~ o ~~ i ~ ~ N ~ ~ v ~ n a n a v i ~ o.~~ o a a o ~ Q v . r-I s tL0 O i..+ l v h 4~ +., a .~ .~ a _o L O a ~_ ~ O v ~ ~ ~ ~, O.r ~ O ~ L ~ ~ . O fa t S ~ ~ ~ ~ 2 ~ O N Q1 L CO v a-.+ .~ ~_ O O N O s U f6 4J 0 +~ v U +-+ cB a ~M.+ a i i a v t1A c~ c 0 .N U 4J nA .N 0 s cv N U ~ ~ ~ a~ ~ '~ ~ c :,~ ~ o ~ O ~~ +~ ~ '~n ~_ •• ca ~ U O O ~ o ~ ~ ~ c~ ~ ~ ~ U v a ° Y U ~-+ U ~ L a N ~, N ~ L ~ a . ~ ~ Q ~ Q i O a o ~ ~ a .~ c~ c~ c~ O c~ N a~--+ U ~ O aA . ~ _ ~ O _ ~~ ~ +-+ Q~ .~ ~ Q~ i ~ Q ~ ~ L ~ N fB C6 Q. '}, ~ ~ U ~ ~ N ~ ~ ~ U ~ N O O O Q -p ~ ~ ~ ~ V ~ ~ O ~ ~ ~ ~ O ~ +-+ ~ ~ f6 N ~ ~ U O ~ N c6 +~ ~ ~ ~ ~ o ~; ~ a--+ ~ ~ ~ ~ O a--+ ~ ~ CB i ~ ~ o s °' •+, o ~ o ' : ~ o ~ ~ i ~ ~ cn ~ + + cB ~ ~ ~ ~ ~ ~ ~ ~ v ~ ~ ~ . N ~ O ~ ~ ~ ~ ~ ~ O s ~ ~ N ~' ~ ~ o v ~ ~ ~ ~~ ~ `~ ~ s ~ ~ +~ .~ ~ V ~ ~ a ~ ~}, ~ ~ . ~ S ~ a ~ o ~ ~ ~' ~ o O i ~ ] {-+ Q O ~ ~ O ~ ° ° ~ N ~ ~ _ . ~ ~ ~ 0 ~ ~ ~ a ~ °~' ~ ~ ~ N 0 L ~ N ~ ~ n ~ v ~ N O ~ O v ~ ~ ~ c I m "- I W ~~ O t1A Q ^~ W O ,W^ v I O N i ~ C ~~~~ ~ vi v N ~ ~ ~ ~ a~ ~, p ~ ~ ~ v v ~ ~ ~ ~~ s_ ~ ~ -a N 3 ~ ~' ~ ~, o ~ ~ ui ~ _ t 4J U v +-+ N i +~ N S p v~ ~ hA cv `^ ~ M ~ N U +' N ~ ~ d1 ~ 'O OJ cv uD ~ v1 p O O O bA ~ ~ co +~ _ O O L O S V1 ~ ? ~ ~ ~ ~ ~ L 4 ~ L ~ Y ~ ~ ~ ~ O Q ~ Q~ ~` L ~ L Y O ~ ~ p L U ~ QI QI Q O ~ O ~ ~ • ~ ~ s_ ~ ~ ~ ~ O ~ O ~ Y Q ~ ~ co t ~ ~ O ~ N ~ r ~ t ~ ~ ~ N . ~ ~ ~ . N p ~ L ~ ~ ~- ~ V) ~ ~ N 3 .L ~ ° ~, p .~ ~ ~, ~ ~~ °' ~ ~ o ~~ o ~ ~ o 3 ~ o ~ O ~ ~ ~ °' ~ en °' ~t ~ o o e ~ ~ ~ ~„ ~ _~~~ ~~ ~ o . = n ~ m ~ n~ hhWnn ~~tJ~! n~ W O ^~ 'W V TO `'i T O 0 ~~ V J • ~ n O N j~ "~ O Gl O d0 N Q C ~ ~ ~ y Ul ~ ~ ~ .L Q O ~ t s_ ~ .n v y ~ O O ~ ~ O t 'n O = '° ~ ~ .~ L V ~ u x IA ~ W 0 ~ S o ~ u _~ ~ ~ 7 ~ ~' ~ rn ~} Q N V ~ ~ a ~ p o c ~ O ,~ N 7 ~ Q ~ `'' 0 ~ ~~ 7 J Z!i-T& `a n CB-6L y 8L -LL Q 9/ SJ tr/_f! ZC-T! OL{9 K 89-!_9 ,°.• 99-59 ~n n i t%7 w 9 a, d ?9-T9 C19~G 5 ¢c~~r 9s. ~ ; v 'i ~~'~ - v z 75-T~; ~ z v c~~T n 0 ° 9r.- .r u7 o~ bCrb u, ?r. Tb ~ ~c~~ I 8£ -L~ ~,, 9~ °~~ tc {c, M, Z£.-T: Q Ck.~Z ~ 9Z-`? ~~ ' , a ~"~ W v •~ := a C v N ~ L ~ p O O N ~ ~ ~ ~ ~ ~~ ~ a--, O C i Q~ (li L N ~_~~ U O ~ ~ v a~ H ~ +~ ~ :_ "_' m •- O ~ U ~ O ~ v vi v O ~ O sZ v N ~ O ~ N •~ ~ ~ ~ a..+ (L ~ ~--+ ~ ~ Q1 i ~ ~ +-+ N X_ ~ to ~ v; L p ~ N > ~ U ^i L O p v S? v N O O ~ p t= O co O ca m i ~ U T 41 i ~ ~ ~ 41 a-+ (Q O ~ U m s ~ v N O t ~ O ~" ~ a~~ O O N U t i v ~ _~ U ~ ~ N p O ~ ~ ~ ~ ~ ~ v ~ ~ ~ ~ ~ ~ O bA (a N ?~ ~ +~ O ~ N J N ~ (O ~+' v rv co aA -p ~ ~ ~ ~ S- ~ ~ U ~ ~ ~ N N ~ L ~ ~ U ~ ~-.~ L O ~ ~ ~ +-+ O C a'' ~ ~ N t ~ ~ i ~ ~ li5 ~ ~' O iii ~ L.() ~ N ~ ~ ~ ~ o ~ ~ LL ~ ~ ~ ~ ~ ~ Y +~.+ ~ t V .~ H UI 0 a v ~I t0 N o J O 6 U .i c2 U O CJ /~ ) 6 rJ V r~ u n --r ~ sployasnoH }o;una~ 3-- `~ ~~ N I T~ VT/ V ~ ~~ nv II W ^i~ W O ^~ 'W V / O .~ /'~ W ~ ~ v ~ ~ ~ v ~ a~ v ~ o ~ ~ ~ +~ . c'~a c~a ~ cw v ~ p L ~ - + ~ ~ °vi ~ '~ ~ ~ a ~ ~ ~ ~ ~ ~ ~ ~ o ~ ~ c +, ~p v, C ~ c ~ +~ Q1 vOi "' "' U ~ ~ s° bA 00 ~ Q .O ~ N t ~ ° O O ~ °-' ~ v m o, ~ ~ +, ~ ~ ~, +~ ;4 ~ r' ~ ~ ~ L ~ o tin ~ ~, o ~ 0 3 ~ `~ ~ v ~ v ~ v *~ t c ~ ~ N ~ + H Z f- ~ ca ~n ~- in v ~ +~ +~ v w +~ +~ v ~ +., a r...r ~_ ~ y- ~ Q~ /~~y~ L LL ~ S~ ~_ ~ 4i N Q CrJ N h-- fV d J p O N o 4 i c~ f~- N ~ G~ fV ~ C3 M r- N N Ui C C:~ ~I' G7 ~1' 4 ~ S1 V ~ O C°J u ~ f`~- ~ 4 ~ CS C7 ~i 4 ~ 6~ yt W N ~ r ; ~ T- V 3 m tl7 41 YJ h+ `~f' CJ C C3 ~ C7 t~ Cr'i r C~+ ~ 07 G~ CV Lr ~. D f`J ~ ~ 0.1~ ~-- N d C7 C~-) ~5 T d h~ r r ~ Lei CV r- Cti J r GtiJ c~ ~- ~, r~- I"~ 6'i `~' ~' r r r 4i CSC r 4'} r ~r ~;. r r c7"a f`- C~"i r r ~ 4i N C1 r ~ 4i r `Ci' f.~) N CC7 Q r r N Sri E1' C' i CO 6`i 4 i CO CrJ C~ ~7 '°~ 41 l.f`~ r ~I ~ Z.7 ~ N ~ e} d' et et ~ j ~ ~ O'7~ e} L(y tL} P~ ~ ati ,~us~~~cnu~ o y ~ N t" 3 d' i~ tt} Pv ~ ~ ~ ~ ~ ~ ...,,+ d ~ ~Cy1 al ,,~y1 ~'1 ,,ay9 a1 V., _ ~ ~ ~ V. ~ V. P~ d d .~ O U d ~_ ~_ O 0 0 ~n G Cfj O C7 ~U co Sll G9 W Q i 0 2 /~ V C (Cf 0 d a c ~; -~ ~ c ~ ~ 0 0 ~a > ~~ N .Q ~ ~ ~ v o 0 ~ ~ t ~ ~ a~ ~; - o ~ ~ ~~^ ~ ~ o ~ ~ ~ ~ o v ~ ~ o v ~ ~ ~ ~ c o ~ ~ .o v -a ~ ~ O ~ ~ rv ~, '~ ~ a '~'~ U ~ ~ C ~ 7 ~ l10 O- +~-' O- c ~ 3 O ~~„ un o -a ~ o ~ ~ O ~ e.o co ~ ~ ~ Q i N ~ p ~ ~ i ~ D '~ ~ dA N OA ~ Q1 ~ +~.+ ~ O aA ;-+ .~ ~ ~ ~ ~ ~ ~ i ~ v '+, N ~ ~ ~ ~ C~C U ~ C ~ ~ O '+~ ~ ~ O ]. N -° s v c ~ ~ ~ ~ V N 41 ~ ~ t ~ t v N a--' a~-+ ~ ~-+ ~ UQ ~n O ~ ~ - v ~ v 0 O ~ ~ N C ~ ,~ ~ ~ ~ OJ Q • U ~ ~ O ~ ~ ~ ~ ~ ~ > ~ ~ O ~ O ~ ~ ~ ~ ~ .~ N ~ ~ ~ ~ ~ ~ ~--+ L Ov tip ~ ~ ~ v O O s ~ ~ ~ a ~n ~ v ca ~ ~ ~ ~ ~ ~ ~±~ o~ o ~ ~ -o c ~ o ~ ~ ~ ~ v o C~u~ .. v v ~ vim-. v cn N o ~ L N ~ H = O w ~ ~a v ~ o ~ ~ o c~.~ ~ a ~ ~ ~ ~ U LL v N N •a! [6 ~ ~ +~ a--~ ~, f0 GJ ~ ~ dl ay+ Y ~ ~ ~ Vf ~~ 5 bA ~N 0 N 'A~` ^ O O N ~~ Q ^L W O n~ W TO i W r~ V / W.J • ~ /1 O Z 3-sue N ~. v ++ ~ O ~ ~ _ ~ p ~ U ~ ~ ~ U ~ ~ N N L ~ L O ~ ~ ~ ~ w .~ p ~ ~ ~ i ~ '~ a~ ~ ~ N i ~ O v ~ ~ ~ U ~ ~ lB ~ +~ ~ bA O ~ t ~ ~~ co N Q O~ Y O~ in C C~ O -~ cn U ~ i ~ ~ +?+ ~ Q ~ ~ l6 i C ~ ~ ~ ~ ~ f6 O~ ~O v h~0 ~~ u~ vi O L N O O cv N~ +' U O v C N , O ~ ra ~ t c~ +, 4! O t ti~ O~ L L, vi ~ O~ O co ~ O O C x F- ~-= o a v ~ ~._ o c v~ U o ~ n V_ ~ ,[ N ~ y v 4 ~ L ~ ~ H U ~' ~ ~ J `' O N .O ~ C ~{A ~ "'~ W ~ ~ = ao > ` v, Q ° o ~ ~. N N N ~ O ~ '*- r ~ L v D ~ o S ~ M 0 o '~^ ~ `c ~ ~ ~ Y «_ T 'd .N. _ ~ N ~ !' 7 N N u ~° n C IA F' rl i0 j F.~ Q' 3 N C M r. 0~ r~ ~D ~' ~D y W v T - v o uL 3 ~ ~ a E E E d C~ y v c ;,' '~ a Q C Q O ~ p 3 C C ~~ ~ n a a a~~ ~ o ~, ~ "f ' ~ ~ u i .~° o n j ~ i ~ i j a ~+ o ra w 8~ ~~ 8~ R f~ A ~uno~ployasnoH X ~ H d n d ' ~~ EJ ~~ ~ a o m r .~ u~ v ,~ u C .'~ N M "~ a°i ~ .i ~ w Y, y g; v ~.__ ~y 7 ~~~go o ~~ u~ ~ cn ~ ~ ~ ~ C v ~ ~ ~~ ~ Q O h O ~ ~ O N O_ O ~ ~ ~ v v ~ cn t ~., o U ~ ~ ~ ~ v ~ ~ ~ ~ ~ v ~ ?, ~ ~ ~•~ Qao v ~ ~ v v ~ v ~ ~ ~ on ca `~ ~ .~ v ~ cn ao ~ -_ ~ ~ ~ ~ ~ > L 41 C10 U ~' ~ O •N ~ ~ ~ cn ~ "" (4 ~ i ~ ~ Q \ ~ O ~n c '~ tiA ch `n vOi U ~ `~ O ~ c ~ •~ ~ O ~ O ca O t o .~ ~ , C ~p 'O ' i, N •~ -~ Q v N cp C j O ~ ~ ~ ~ _O C cn ~ ~ ~ ~ N ~ o ~ ~ E U N Q ~ 7 ~ N ~ ~ ~ ~ ~~ s O ~ tiA 0 ? ~ ~ t ~ ~ +~ c Y ~ L O ~ ~ N v U `~ ~--~ ~ N Q~ v~ ~ ,n ^~ t~lJ ao ~ +, c c Q m U ' ~, .~ ~ ~ O ~ 00 ~ O t ~ ~ ~ ~ ~ c-I .~ ~ ~ v~ a-.~ ~ +~ ~ ~ ~ Q N ~ i ~ U ~ ~ v bA O ~ ~ ~ ~ ~ N ~ +., uj iA O N O ~ ~ ~ ~ v p iii °~'~ i ~ ~ v ~ O C O ~n - Y co s ~ O ~1 O O N ^~ h~W ~.N~/ '~ V J TO i (^'~`) W /~ ~ V (^'~`) W O 3-5 3 i i- UA N +-+ 3 3 i C U ~ Q1 ~ O v ~^ ~ cn i ~ N N vi ~ ~ O- ~ C N ~ C ~ C ~ ~ ~ 7 t O 3 O bA ~= ~ }' ++ O u O , v~ ~ ~ v 4J ~ ~ Q +~-+ o v ~ aA v ~ o ~ v ~ ~ ~ o .~' ~' ~ O N `~+- N Q1 O ~ N N v ~n ~~ o~~oooo~~~~~o~ 2~ cat ~~= ca 3~~ c`a~t n N N ~ ~ *n ao .a w~w1 Q O W L ~ a~ ~ N J ~ ~ 0 ~ ~ ~ ~ ti 3 d L ~ ^ ~ V ~ W 3 ~ y -- O '' Vl y L H ~ o 0 ~ ~ ~ ~ ~ ~ a ~«- ~ ~o .C fB V y ~ ~ ~ ... C~ C N ~ N ~ M ~. .Q L ~ L ... __......„„,y Vl ,~ N 0 N ~. .~ !`k ~ .,.,. ~ ~ ~ N C 16 d. "a ._ _.._,,,.,n p O ~' ~ _ ,_ „,,,, ~ ~ O ~ _... .., N ar ~ .,..w _ ~ ~ t _. .,,._,,....,i„ n n - o n c o ~n K ~~ sgoyasnoq~olnno~ Cs r~ cn d c 0 .. ~ ~' x° ui ~ . ,, o e? 0 n n n ~ R i' S.g ~3-~`~ py Z8 'GS ~ ii8 oL (O kSi LL ~. 9L SL rc fc ZL iL OL-6v 8ti L5 o s s4 0 !n I-`~ ~4 zy t4 i 09 riS SS LS ai 95 ~., QI f•5k_~~ E G Z5 is '~ °~ os~~h sr-ca 56• Sh at°i.r ~a Th oh°oz ~ k3L LL 4E SL W hE ss ZE i£ os ~z I SZ LZ yZ ;Z sz> ,. N V~ X ~ 0 tL0 N ao ~' to ~ ~ N O _T U ~ (a ~ v ~ ~ L ~y~ v v ~ ~ ~ ~ Q M N ~ ~ N L ~ Q N ~ L ~ ~ C ~ O ~ o ~ ~ ~ N ~ N O N ~ ~ O ~ -_ O 2 O ca ~ ~ C L i tail ~ N ~ ~ trA C O ~ ~ O ~ ~ ~ ~ ~ N ~ ~ 7 O O ~ ~ x -~ O ~ ' v } v c ~ ~n L ~ of L(1 4J ~ ~ ~ +S, O O GA ~.., t 41 . ~ O ~n (6 ~ ~ ~ ~ ~ O ~ ~ ~ ~ N .~ - ~ ~ ~ o ~ ~ ~ N v ~ ~ ~ 7 ~ ~ ~ U O ~ O = L O ~ ~ Q- +~ Q! ~ ~ ~ N ~ Q) ~ ~ U ~ U O in ~ t O O O Q. ~ ~ U ~ ~ ~ O N L v i ~ - ~ a-T+ ~ ~ x O ca (n a-+ i C v tJ ~ C c v o a° :a Q C V ~ ~ ~ LL ~ ~ ~ t ~ ++ G1 ~ N ~ Y ~ ~ (% ~~ N L L L }~ ~"~ Y L ~ ~ ~ ~ ~ ~ +~ ~ (O L ~~ ~~ cv ~ 3 ~~ U ~ ~ c o ~ ~ ~ ~ ~ ~ .c ~hA N -a a--~ ~ ~ (o ~ N N co ~ ~ v O ~ l6 ~ N O ~ 4J ~ •- S N vi N N ~ ~ N C ~ ~ m ~ a-+ ~ O ~ 'Z3 ~ L O O O~ -p ~ O i 'a ~1 ~ N v~~ L t ~ ~ L t (6 C N 3~ L~ N N ~~ ~~ N ~~~ °' p '> ca ca ~ ca ~ O x ~ ~~~~ ~~ Q~ °J o~°~ N __ V J ^~ W ~ .n n ~ ~~ ~ ~ ran n :1. v m ~!. N~ 1..~ ca L z O O cJf N y O ~ ~'' 0 ~ O ~ N O ~ ~ L ~ = N f6 = o J i =_ ~ ~ a) ~ rn = ~ ~ ~ a~ 3 S'o ~ X O G ~ W G L 3 0 v °; ~ `~ O O Z N ~ o ~ ~ w ~ ~ Y N ~ '~ Y ~F' u °~ d' Gl 0 >- } ~- ~ M M # t V V M M Vl N N N Ol N N W ~ ~ ~ W O ~ O ~ ^ ^ 0 u~ N i ~~ . ~_ ~ Q C ~ ~ ~- O v z - n ~c~ -r N u m a c .~ c N d 3 0 v Z N u m a c .~ Q N N sgoyasnoH ;o~uno~ N d' O 3~ i"` N a v z +SS 443 £S o Z.8 -i8 00 OS oL SL'LC I LfL zc cc OL o5 Z$'i [y a ~ 45'tj4 ~ (:4 -~5 N: 7 5 iv 05 u5 85 L5 nvp G~ SS sC z I:; t `- o ~~ s z~ t~ ~ N ~ w US Ur x 3 e 4sb Lr o ~ cw 4r sr C ~ ~ rr-cr x d zrr it A ~ U(t'OL L K~ tc W ~ ~+£ 5 a r H t•E LL ~ Z£ iZ 0 = e 3 ~ U£ oZ N Z M BZ LZ ~ 9Z $Z ~~ ~ ~z' a o n ~ .~ v+ Z K+ X w _~ O v ~ p c ~ ca ~ v O ~ O ~ N ~ N lB U C +-+ ~ N ~ o o ~ ~ ~ .~ o s ~ +~ ~ .~ v ~~ v ~ 4J O i ~ v ~ >c > ~ O .~ N +' ~ O O Q- t O O ~ ~ hA N ~ f6 v Q ~ Q. a", N ~fl ~ ~ Lf~ L ~ O ~ ~ ~ ~ 0 qA I~ ~ O ~ O O v ~ N c *' ~ N O O ~ ~' o ~ cv N L ~ ~ °J a~i 3 ~ ~ +~ cB O d1 3 N ~ O ~ +~ N ~ U ~~ v ~v~ O ~ ~ v C ~ ~ ~ ~ ~ ~ a~-+ i~+ N O O _ ~ v L = U L LL ~ ~ Q O c Y ~ ~ H v H V_ O a U ~+ N 0 x-55 v 3 ° i ~ ~' z ~ ~ ~ a-~+ ~: C6 f0 _ Q) O i U ~ ~ ~ ~ a-+ ~ ~ o U ~ 0 ~ O y s 3 a, ~. c ~ 3 a~ o~ v, v a~ ~ L o o a o 0 0 ~ ~ O a`~i `^ o ~`^ ~ 3 N o ~ ~ o N ~ i +-~ ~ ~ Q1 co . U ~ o N ~ = o.v~o ~ i ~ N ~ ~~ 3 U ~ ~c Q •- (6 ~ cn t ~ ~ v ~ N ~ coil c f~B _ (6 +.~ ~ L ~ o 2 ~ ~ o~ ~ t ~ o ~ a • ~ O ~ ^ W n ~ ~ ~ h ' ~~ o N ~ m y _ ~ ~ ~ ~ w ~ ~ } ~ V .Q u ~ ~ qp 61 U ~_ 0 J ~ N ~ •~ ~ N ~ V. u C ~ W ~ A ` W ~. C L U IJI t~.i ~~~ z ~ 1 ~~o ~ ~ ~ L O ~ l6 O ~ [~ LL~ ~ 41 (/w. 0 y ~ 1~ ~//~~ v // ~ Q ~ D ^ W U U :.., .. ~~ ~, sp~oyasno H }o luno~ v L _~ L _~ ~ ~ O ~ L `~ v v tin ~ ~ ~ '~ ~ ~ ~ c . v ~ L N -~ O o p a~ ~ ~ ~ v ±~ ~ ~ ~ ~ ~ o ~ - s v ~ L y_ ~ v o ~ 3 ~ o .. v v aA ~ ~n ~ ~ •+, ~ o °' ~ v z w ~ ~ rn ~ ~ ~' i v ~ . w ~ ~ v ~ ~ ~ ~ ~ c ~ o en O T ~ - Q _ ~ ~ v ~ ~ ~. N U C 41 ~ O ~ ~ ~ o ~ ~ ~ • ~ ~ N N L1 ~ O v o N Q ~ N ~ tl0 C U N ±-+ N ~ L '~ ~ }' L ~H O Q N a ~ ~ ~ ~ ~ ~ -- ~ v o ~ O N ~ ~ 1 L ~ ~ ~ Q ~ U C1A U ~ dA ~ v O .~ ~ "O ~ ~ . _ _ +-' ~ _ CO o Q i V ~ Q ~ ~ U ~ o L ~~ L N N ~ o ~ ~ ~ O ~ ~ 3 ~ v O U ~ ~ u L ~ ~ ~ zv ~ N ~, qA 3 lB V ~ O cn N p O ~ c ~ ~ a =a o o ~ ~ c ~ ~ ~ LL N lD ~ ~ ~ ~ U ~ + GJ O Y t .~-a a- t% ~ `~ ~~5~ ~~ N ~~tJ.J •~ TO + ~ ^~ •~W V O ~~ O O a~ z ~ L L Q{ ~ ~~ ~ 4- L O O ~ !~ s ~ ~ ~ °J ~ v a~ -~ v ~ ~ 3 ~ ~ .a ° hA ~ °' ~ v ~ .~ 3 0 ca ~ •~ ~ v o~ N N~~ ~ s ~ •~ ~ ~ ~ O o ~ ~ C v a~ aA .- co 3~ t cv c +~ N •~ .~ o L v a, rB :_ ~ 2~ o t o c~ t~ N~ ~ ^ N 0 3 N O t o ~ U t ~ D m .= N ~ ~ ~ T .N ,~ •~ ~ ~' ~ O p y J 2 ~ nn ,~ ~, = 3 ~_ ~ ~ ~ •~ Y _~ v LL p >1 w ~ 3 y vI u ~ ~ ~ O ,. N 3 ~ ~ y = O ~ L N Q N ~O .O ~ O 0,1 ~ ~ 7 N ~ N O V y +•, Q u v u a Q ~ 0 n ----- ~,~ a ~, v I f%t3 cs ~ O _ d ° !^ m E p a ~ p x :%~ Ct x ` x a m` 'cs ~ ~ o (.L EL z ~ v zt [t c c oz•~•~ c c x x ur. !~r •N •N x x 2 2 RO 00 ~ y ( 4 x x c c 3 3 N u 0 a ',~, ~;~, l ~ j N ~ ~ ~ ~ ~ O ~~.4 ~.4 L ut! ,,'~ ~, 3 m ' ~ . z 4 `I a '~ ~ ~.~ m N N ~_ ,}. I (., i t, Z ~ ~ ~ O C ~ I Z~ IS N ~ .. ~ ~ ~ 1 S ii5-r.6' y x !n p w a _ -__ N _ m o E ~ (- i t- O Z X W n Of•'!~4: W [7 d ~ N [ O ~ ~ al C • o ~ 2 ' • 3 ~ .n y ~ m h~ EE: a w .., ~ x ~ x 3 Zi-T:E J ~ w = O ~ ~ il£ r7 a Z = ~ ~ .•._ cz V ,~ n o nK e o ~ : ~ r , sgoyasnoH {oluna~ m rn c t ~ +-~ c v '~ C O L G ~ v ~ ~ v v ~ ~ v ~ ~, ~ *' ~ ~~ o v ~ ~ ~ -_ s_ ~ ~ ~ v ~ ~ ~ ~ v o a ~ ~ c ~ •~, Co ~ ~ C ~ ~ f~6 ~ ~ f]A y O .~ ~ Q ~ U v ~ ~ c o s ~ o }' N +~ ~ ~!n ~ ~ ~ c _o .~ ~ (B N ~ C ~--+ o ~ c s s_ •~ a co ~ M t]A O ~ L ~ N ~ ~ O C (p ~ ~ ~ ~ O ~ v ~ ~ N L O -O i? •+~ c x ~ ~ v ~ N i ~ ~ ~ ±'' ~ ~ N U ~ O ~ v -~ - t ~ N •o c o a ~ V C ~ LL V ~ L Y Q N N rl i~ 0 N `^~ i • ~ /~ TO i ^~ W V C~ ~..L W l ,_O T -5~ v ~.; ~ ~ ~ ~ v !Q N L (B •C .U t ~ ~~ ~ c Z C O i ~ ~ N ~ N ~ ~ N v ~ hA ~ 7 ~ O NO 4! O ~ in O 4J 4J i t ~ 3 a .~ ~, o •- o c~ > ~ ~a v N •~ ~ o m o o °~° ~ ~' c~~~~ v° o v v L o t _ p cv c s ~ ~ ~ ~ . °~~ u O c 0°~ s~ 0 0 0 0 -a ~ ~~ _ ~-~ o-a o ~ ° ~.~ >~ coo ~vNi~ ~ ~.~t Z v )C ~a N ~ ~ ~ ~ ° Q ~ O hA v ~ N v o ~ ~ c~ v ~, > ~ ~ ~ o ~ v ~ ~ ~ ~ ° +~ ~ u C Q O ~ ~~ p ~ c In L N ~ ~ N O N ~ cn f0 -~ ~ Q~ ~ ~ ~ ~ O ~ ~ ~ v 4J ~ iJ L > v ca ~ •~ t ~ to f6 V _~ M1• v ~ +~-+ (B O ~ v C O O •cn ~ O ~' L ~ >~ •h0 ~ ~ ~ ~ ~ a v•~~ ~~ +° ~ ~' c ~ v ~ ~ ~ ~~•~ ~~ ~ °J v o •~ ° ~~ v ~~ ~~ ~~ ~ °s .N ~ ~ ~~ ~ •O •c v +~ v a~ ~ ~ ~ v •a ~ .~ ~ ~ ~ '~ > ~ 3 v +-~ - t U O ~ v ~ O O ~ L1 O ~ 3 O v- +~ O cn O O ~ o a_~ _ ° ~ ~ c ~ ~ O M 7 O ~ lfl tt0 ~ °N n t •C i ~ cn +J vi L v- ~ __ ~ a--+ O ~ ~ ~ i j N ~ j co ~ ~ O O > O N ~ t O ~ H > ~ O ~ v_ H ~ ~ ~ .O C ~ ~ d (j ~n ~t v N 4" ~ cv ca GJ O ~ ~, O Y U +~ cn ~ M ~-s~ ~~ O O N ~/ «I./ .'~^ V / O '~ V^ /, W (O T `'Q T O O a~ z L Y ~ ~ +~ v L ~ ~ ~~ '~ ~ ~ ~ O s ~ ~ 3 -a ~ c ~ ~ ~~, v ~ v -a c cv L 41 ~ ~ ~ F- Q O l6 L ~ O v~ N ~~ N v~ N ~~~ O O m 0~ -O O O i ~ cn c6 ~ L L t ~ O ~ ~ c6 N ~ 3~ 0~ ~ 0 `~ ~ ~ O N 7~ p 2 0 0~ s t ~~ ~~ v t ~ O v ~~. ~.' Q ~ ~ c O O N.~ f6 Q Q d 0 y ~E f6 LL Cl d0 C N ~ ~ ~ N M ~ ~ n u~ N- W d ~ O E E x o ~ = m y y o .a ~~ ~ ~ ~ ~ `o 00 -6 0 o ` Q N ~ y y ~ ~ = 2 y y on oq y y C C 3 3 W W 7 '~ ^ ^ U J J N 7 C N x N U 0 G ,C N a ~ ~ z ~ 01 O = r 2 y O ? 3 „~~ d m ~ Q~ 7 i O ~ ~ ISD ~ ~ N C ~, ~ O o v Z ~ N y Ol qA E c o ~~ W 00 G .~ 7 O y N .G 10 Q C •N y x M r N x W w a E O 2 w i a n n ~~ ,~ ,~ sgoyasnoH ;o ~uno~ S o N ,~ ra £s Z.8 TS 0 ~ G8 GL O ~ SL LL 5L SL t•L £L ,L iL GL ii£ s4 Le 0 4ti ~4 QI Q, ~'4 2-S (") ?4 (`I ii~+ uS ~~ Ly ~S f-S a-. '. 6a ~ II G'~ u b' a S +s t' Lt- e yb'SY- O v t-t- £ h P7 Zh Gh GG G£ S£Y£ 9£-S£ t•£ -E E z£ r.£ O Q 0£ uZ ~ °~,> Lz ~ ~,.>. sz ~1 ,, , z x ~_ ~ ~ ~ ~ O i (6 ~ ~ a~ ~ ~ s 3 }' v O ~- N N ~ _O ~' ~ C ~ 4J O ~ ._ ca ~ t `n '~ O ~ ~ ~ o ~ ~ ~ ~ > s ,~° v ~ ~ t10 ~ U ? O ~ +, ~ __ O ~ .7 ~ N O > _ ~ ~ ~ v ~ ~ •~ ~_+ L ~ ~ v Q a .~ O U N hp l0 ~ U ~ ~ 00 O ~ +-' N O ~ O hp ~ .--i co N .~ co N O cB j ~ +~-' ~ ~!'1 'O O O -° m _~ ~ '~ ~ O +~+ O ~ O i U ~ ~ t 4J ~--+ ~ ~ ~ ~ ~ ~ .~ ~ ~ ~ ~ O C +~ ~_ ~ 3 ~ ~ ~ 4Cl O ~ i f6 i C ~ V L I~ O ~ Q bA O N ~ ON O h0 O Y ~ ~ l0 ~ C C ~ N 4J O c6 ~ a~-J -Q N p O j v N C ~ C~6 O C O N ~ ~ ~ U ~ ~ O i _ 4J O ~ 3 ~ ~ iii ca aJ ~ a v ~ ~ ~ N O N O ~ O O Q ~ >' ~ F- O ~ ~ c~ iri t o m 11 ~ O c ° c a =a .~ ~ O _ ~ o LL ; ~ ~ ~ ~ O L C i Y ~ ~ ~ ~ ~ L N ~`~~ i , ~ fY1 v N ~ ~ x ate-' ~ ~ f6 ~ ~ - 0 C ~ ~ ~ U ~ ~ ~ ~ w = ~^ v "a ° OA ~ ~ N ° ,. 0 3 -a - ++ _ ~ U - ~ O ~ ~ •N j CC N a (II ~ • C6 L .- ~ ~ cc N ~ O S ~ ° s ~- -° 3 (O °'0 3 o ~~ o o ~, o~ ~ `~ ~~~ ~ ~ ~ O ~ O~ t ? 0 0 0 0~ t~A .~ O Z ^~ U n~ ^W ~..[ t,O T Q -- ____ 1:£8 N W H ~' a c Z8-TG K ~ ^ o y y~ m~ p CS3.6L I~ O ` O 00 a ~ ~ ~ a p SL-LL ^ ~ I O 1 `'S ~ O N S ~ ` c i. CA to N ~_ c a ~ a rLfL _~ w '6 .~ u L 'L-TC ~ ~ ~ ~ O ULTiE. _ ~ aNi I ^~ ' .-~ Q u 89-L9 'C rn G ~ N i I 99-5'3 .~ ~ N ~ +w3 . . ~ t9£9 V ~ F- .G' ++' r~ Z9-T9 ~+ O ~ ~ "' lAa c33U5 7 ~. 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V i ~ ~ ~ ma r= 17 ~~ d ~ Z£'TL Q x -~.~-.~ N ~~QQ ~. m Z m~ 8Z- t~ C a .L Z N LZ ~ N Z ~ p 5Z-SZ '~~ ~ ~ - - sz> ~ . i sgoyasnoH ~oluno~ ~. , ~ ~ ~ C N ~ ~ ~ 3 O S_ ~ v U ~ N O C ~ ~ N O ~ ~ ro O Y O v N ~ +-+ C ~ 'N b0 ~ ~ ~ •N ~ ~ O ~ ~ ~ N N v ~_ ~ U w v 0 ~ vi ~ •3 O O- O O ~ L N ~ ~ O ~ ~ v +~ ~ X U ~ co O v (E ~ C? a--+ C ~ w O v v SS ~ I 'N C O ~ +-+ !n N t6 ~ ~ O ~ ~ ~ O O ~ ~ ~ ~ O O •~~ s Q ~ L ~ 00 u O v N - ~ ~ ~ ~ O 1 ~ a-+ ~ ~ ~ ~ U ~ ~' H O .O O c N a ~ E ~ U \ ~~ -~ LL ~ ~ GJ ~ ~ ~ ~ Y ~ N ~ ~o O O N ~~ T ^~ W //~ nV ~..! Q ~~ ^~ W O ~~ V J W V ~- ~~~/ (n .y c ~ (n ~--+ c C ~ N dA .~ ~ O cn ca ~ N ~ ~ Y ~ ~ ~ ~ L p ~ ~ N ~ i f0 N ~ ~ ~ N ~ OJ ~ a--~ ~ ~ o a"'~ v ~ o ~ L O v ~ ~ ~ O ~ t ~ ~ ~ ~n 3 U ~ N L ~ ~ L L O ~ Q~ ~ ~ ~ ~ ~ ~ _ ~ L (6 ~ C6 ~ O T ,`~ ~, I {g H M ~ o ~ Z8-T8 Z ~ v ~ N na O ~ m ~ nL-~~c N O y ~ '' ~ ~ rL£L I Vl N ~ ~ i ZL-TL C LL Ck` fs~. GI ~ M ~ Q C i a a. N F.9 -L9 ~ lL6 +-' W es,, r 99-Scl _ y ~' N ~D a+ N ~ ~ ~~ b9 £9 `~ Q s.. ~ ~ ~ N a+ ' m '~ Q ( Z9 Tel I u ul `m a+ a J N ~ ~ ~ ~.l C~~S i ~ 0 Q .~ in o0 .-~ ~ 85-L5 N a ° N m= x N W d i V ~ g ~ z5-Ta _ v I 3 a ;a 'D sr-Lr ° x ~ ~ ~ 0 ~, ~ V1 i ~ ~ _ ~ _„ N G c ,r'Sr i N .C ~ _. ., ..~.,. _ 3 ~ d (0 v CT M ~+: m Zb-Tr Q trY I ~ ~ ~ ' Orti£. y a'". i ~ _ ~ 8£-LE ~ O __ _ ~ ~ 9£-Sr m a .. _ _ - ~ a ~, r~f~ m ~ _ '- 75-T£ -~ e ~ v 8Z-LZ , o c~ n i ~ ~ :. .u ~ n ~ - V rv _ v sp~oyasnoH ~o;uno~ I i 1 ~ ~ i O ~ ~ L ~ a; ~--~ N ZS u i Q ~ .~ Q a~+ ~' Q ~ L Q N ~ v ~ bA U fD N ~ ~ Q~ -~ ~ L v °an N (B ~ O ~ N a-., U ~ /) C 4J i vi ~ tiA N N ~_~~ -o ~ ~ v ~' i O ~ to Q U O ~ ~ _ ~ v ~ N. ~ v ~ a ~ •~ O Q ~ C c^ ~ ~ ~ ~ ca N M ~ t 2 ~ ~ O- - O p ca '~ ~ N C ~ ~ ~ ~ i ~ ~ ~ a--~ ~ ~ L ~ i Q ~, ~ N C10 ~ cB ~ ~ ~ Q- - v (E i f6 j ~ i ~ ~ C ~ ~_ ~ N ~ N N N O ~ ~ O ~_ ~ +-' ~ O O ~ N N ~ L ~ Q ~ ~ vii ca Q ~ ~ ~ v o '~ ~ o tin v ~ v ~ ~ ~ c~ v N ~ ~ O ~ >- ~ ~ > ~ U +-, ~ v~ ~ ~ ~ ~ Q L ~ ~ +' ~ L v ,.' O ~ ~ ~ ~ Q +~ ~ ~ C ~ i i ~ ~ cv ~ vi Q x o ~ ~ o N ~ ~ ? ~ ~ V +~+ }J L }+ ~ o ~ ~ ~ N ~ ~ .~ N O V ~ vi ~ t '~ _ ~ ~ d ~ ~ Q ~ V ~ O ~ ~ Il ~ (B ++ > ~ ~ ._ Y ~ O ~ ~ ^~~ ~ L N i ~ A ~ t1A ~ N ` U ~ •~ O ~ N ~ .7-.+ L C'O .C a + N 7 N L • N L N ~ O U ~ ~ ~ O ~ -- ~ +, L O +-' cn O +~ L + Q1 , ~~ Q ~ C - ~ ~ ~ ~ Z -~+ -a Y ~ ~ ~ i N ~ Q1 ~ ~ ~ f6 i (LS 3 ~a i o ~ ~ v ~ ~ ~ o ~, m O ~ ~ t ~ ~ a~ tiA ~ ~ ~ 4J c o ~ ~ ca ~ O v c x.~ O O co v N 0 ~ 3 ~ ~ Q~ Q- x In (n ~ ~ L ~ y ~ Q ~ L N o ~ ~ ~ ~v ~ ~ o~ ~ -= ~~ ~ = = ~ ~ ~o ~ ~ ~~ ~ ~~ ~ ~~ ~ ~4/w~, ^~ W ~J n~ ~..(. `,~ T O /Ww, M~ W W _ __ _, ~ .~ _1 in ~ 1'? ~~ .'~ - ' e n ~ ~\ rY r m e ., 7 ~ o ~ ~ ~riL V W p ^ o W N N N > r` 9L-SL p I ~ } N N v v m m bL£L 4 ,C a f. °J a a o £ a ZL-TL ~ O ~ 1 '~ t -~ ULTF O N ~ I c ~. c ~ C ~ G 89 -Lci ~~ • ICFi ~ A ~ ~ `~~-~ d ~ N Q a d ~ Q Q {~; ~£~~ t p~ ~ a d a a Z9-T9 ~ ~ ~ ~~ ti E O ~ Kris ~ N ~ ~ o J p 7 8s-LS .' Q~ I .C ' a i j Z 7 p ~ ~ ~ ~~~ L ~ ~ 9 s-s5 d l]A ~ 00 07 ~ ~ O H O O ~ b5£S ~ X L ' ~ ~ ~ ~ C W `~ u ~ ~ __ L ~ ZS-is L ~' Q ~ v ~ N W a, 3 .,.. ~' '. t~s-Gr ~ ~ G i y O ..c ~ I M ~ ~ ~ ~ ~ N C Fb-Lr = y L ~- C ~ ~ L a~ 3 ~ o ~ ¢ ~ 5 - a a a ~ • ~ er rr~r ~ t ~ Q ~' ~ 00 _ a ~ g m zr•-Tr m o ~ o O M \ ~ ~ ~ nr~s ~ ~ ~ p - o m o :_. a a. ¢ ~, 9~-~ O u i ~ o d rE.~E ~ ~ o __ _ ~ ~ c~Uz z -._ _._ ~ x W ~= W op C 06 q ? LZ .. ~ . J `;~ -~ °~ =z ; ~„ o ~„ N ~V 1 _ i r l .~.~ '-- - sp~o yasno H ~o;u nod ~ V N ~ t N ~ L (B N N (II ~ a o r`~ ~' s + v v ,n 4J cn ~ t ~ i-+ ~ ~ ~--+ ~~ o ~o L ~~ v ~~ ~~ L L ~ ~ ~~ vz o ~ ~ ~ ~ ,C N ~ N ~ ~ (O In ~ ~--+ N O ~n v ~ ~ N C ~ aJ Q O ~ _O 4J v ca N ~ Q N ~ ~ ~ (6 L ~ ~ ~ C ~ N ~ Q~1 ~ -a v L ~ cv ro ~ Q i C6 N ~p ~ ~ C 'N ra O _~ ~ O ''_' ~ ..C O ~ v ~ N f0 N ~ X ~ N ~ ,~--~ ~ °- Q- ~ o ° o ~ c °A ~ ro v ~ ~ aA ~ ~. ~ ~ ~ v - ~ t Q ~ +~ r` N N ~ 'Gt Cam., r; a .~ v; { -~ •- o ~ ~ ~ No ~ ~ ~ Q -~ v O O •- ~ ~ = o ~' a t Y u LL ~ v y L O i Y ~ ~ ~% ~~~ 3 L O O O 2 .•-~ O O N d' O O N •.~ m ~'~10~ ~1 1 O O N O O N ~/ n~ W O `~ 1 O ^~ W TO i `^~ i ~, L ~"~ i U O~ v cn ,F, ~~~~ i O l6 ~ ~ > N 'O (B C 3 ~ (SS (O >, L v i~ O s p L 41 ~ O~ in 41 to -O ~ L 'hA ~ ~ i N t `~ O ~ ~ ap+ ra vii ~ ~ - O ~ to iJ O ++ 30 ~ 30 ~ ~ -O O O ~ ~ to ~ ~ ~ }' 4J ~ O bD v ~ lC ~ ~ L O ~ C ~ O S U ~ ~ ~ a--+ ~ ~ L 4J ~ L~ +-' s p t N `+- u o o v tin ~- v ca ~ ° '~ ~ >- ~ 3 ~ ~ i C ~ ~ ~ N O lB ~ 4J ~ Q1 ~ O . -~ _.._. v. N 3 _ ., W ~ ~ iS~ f~- ~ W ~ C'j .c o.. o ~ ~ ~ ~ O ~ Q ~ «Y ~ d i $ ti~ -a -- N .~ N - -- T fD r M S( l0 .~~, ~ N I ~ O ~ O O = N ^ ~ Q. i I O ~ O i ~ ~ N ~ O L~ M c N O N 6 ~ 0 ~ J ~ N { ` i '~ Qt 3 S A, w, } UI ~ Q ~ W W O c M t ` ~ ~ X 7 v ~ LLJ ~ ~ o _ ~~~u ~ ~ o ~ _ ~ ~ ~. O ~~ ~ ~ A "~ ~ ~ a = ~ ~ 47 ~ ~ ~ M ~ ++ L o ~ N ~ V a ~ ~ ' ~,. W ~ ~ N N ~ W ~ O "- O C ~ i ~ O a. ~ ~ ~ ~ ~L O .{7 f~ N 47 ~ 4J ui u'7 N kJ ~a ~ it'l c+'7 Y iri N OJ QI `?~ ~ Q Q ~ Q Q Q ~ a saBd~ap~o~~asnoH ~ o c '~ ~ 'are ~ ~ ~ ~ C N i ~ N > Q ~ O ~ ~ L ~ O ~ ~ ~ p v L ~ ~ ~ a~ ~ w L. ~ ~ O v 3 ~ Q ~ o ~ ~ ~ N - v N (B N ~ f6 U Q t N v i. ~ +-+ 3 ~ ~ L Q ° Q~ v O • ~ ~ a-+ ro ,~ > N ~ ~ ~ ~ ~ ~ ~ O ~ ~ ~ +J N ~ ~ N ~ O i ~ > ~ Q' ~ .~ Q ~ !n (B ~ ~ ~ ° ~ N O N (B ~ >~ _p > ~ ~ L ~n ~ O O Q v ~ O c 3 ~ v ~ ~ ~ ~ ~--~ •N ~ ~ L ~ ~ N ~ o -o ~ o O O ~ ~ ~ ~ v ~ ~ s 0 an v s 3 `° ~ ~ o _ v ~ o ~ v o >. O O ~ U N ~ t ~ 4! C O O N +t.+ .O C ~ ~ N Q O ~ O O O a--~ ~ ~ O ~ ~ ~ ~ ~ ~ N ~ i .. 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"(3 aS ~ w a = 41 M ~~+ ~ M N 00 ~W N ~ W i N ^ ~i _ O LL M N ti ~ M O ld .r a ~ ~ '; ~ ~ V ~- i-. _ L ~~ L l_ _ ~ Y i o o~ ~ r v Q ~n ~ v Q ir: ~ ~ 'T v v Q 4 w~ +''7 u Q ~n N v Q~ Q y c ~ ~ saE3y.rap~oWasnoH ~ N .~ C N i ~ QJ lp Q N ~ ~ N 00 C v O ~ O t O C ~ N v N L O O C 4- o ~ t i v ~, ~^ +, O O ~ 2 ~ L ~~ C ~ C U O v ~. Q- L M ~ n ~ o a (B Q N ~ > s (D N C to f6 f6 O }r L ~ ~ Q Q L O ~ '~ o O ~ N ~ •~ v L ~ L ~ t O ~-.+ C N L 7 ~ i-.+ i ~ ~ v c a~ ~ ~ ~ O U coo u1 N S N +~ v C i ~ N ~ O i LL ~ v a~ o° ~ Y N ~ M1• C O .Q O dA C .~ O t O .O O O Q v 0 O U (E (0 U N °~ L O L v C O v O o~ ~I t ~ +J t r d) ~ t U H ~ v€ a~ v ~~ i i ~ ', ~~ ~~ ~ (6 O ~' ~ i v •~ ~ O (6 ~ (6 N ~ v ~ `~ t a v v T ai a (o i~ ~ s ~, o v ~ ~ ~ oN v v 3 t ~ ~ v cc p N p o s on +~ o ~~ t ~ ° o O ~ ~ ~ U O _... .. ___.__..__.. 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Z8-TQ f.~tiL r~l x 8[. -LL W ~~L SL rL {L ZL-TL C)LT9 t39-L9 c n 99-47 m N +; b9 f.9 ~ ,~ Z9-T9 y S t~f: j 85-f a; ~ m ~Y 95-~~ q V c rsfs ~ Z -TS t n 0 a ~ Z (7 ~-G b ~ i3 C !, .N ar-Lb O ~ r o n 9r-Sr x e rrf b ~ Zr-Tb ~ UrTi€ d 4£-L£ ~ o `~ ~ 9E-~ r c F ~ b~~£ g ~ zs-T£ O `~ n i C~ UZ ° a c m - o + r d SZ LZ 7Z-SZ a 'L ~1- % C r v m C w P1 4 as no H ~o auno~ i m ° ~~ M M N ~~.+ M1in 1 p v v ~ ~ ~ 3 ~ t ~' ~ p ~ C ~ ~ ~ ~ ~ N ~ ~ ~ ~ 0 0 v a N I > ~ ~ +' s ~ O N L ~ hA O _c ~ O ~ ~ ~ +~ O v bA ~ C N O ~ U ~ ~ i11 ~ ~~ ~ ~ M [p ~ C N U N U ~ v ~ o s ~ C s ~~ ~~ v ~~~ .~ o~~ ~~ ~_ O O N ~ ~ in s N s O aO., ~ ~ v ~ ~ ~ O O 41 l.l) N ~ L ~ ~ Q hA ~ O ~ t ~ ~ 40 O ~ O C ,~ ~ M ~ C U cV h0 ~ ~ +-' N ~ O .~ ~ •~ N U ~ ~ ~ v O ~ tw s v v ~ v ~ `~_ .~ ~ ~ ~ ,n O ~ ~ cB O .C30 ~ °i -O s N 'O ~ ~ m 3 +~' O u s v m co .~ ~ ~ ~ v ° t c u, O .~ ~ +, vi ~ Q b~A O ~ ~ ~ O O O N ~ ra ~ a v 'O ~ ~ ~ o v ~ 3 ~ ~ L N ~ ~ ~ ~ }' s= v +N-~ i O -~ N ~_ ~ ~ 4J V ~ ~ ~ 2 ~ O -O ~ A 2 ~ i ~ 41 O v_ ~ ~ Q {~ O ~ C u aO-+ a ~ . ~ U U V L _C v LL ~ tr A (6 ,4; (a O C Y C 11'1 L L Vf a~-+ 3r (~ 8 c/'1 O s N N O 2 O ~~-- 4~ O a~ V C~ i CAA CAA Q d' ~~-~~ ~ N ~1 0 N ~O T O O N ~~ U ^~ I..L • i . - L O ^~~ W c4~ T O ~ O N ~ 41 T _ ~ i r~ 4J cn > O N +~ N v i L dA L -~ ~~ O N O O OA ~ ~ C N > N~ N N~ U L ~ tx0 N ~ i .- L O L O~ +'' ~ N ~ ~' -U u O O O N ~ ~ 4! +-+ ~ ~ ~ O ~ U L N 4J +~ L '> L `~ 3 O T +~ N ~ ~ ~ ~' ~ ~ 00 ~ ~ ~ ~ ~ ~' ~ a vi O ~ ~ ~ o o ~ L O N ~ a ~ ~ ~ ~ o ~ ~ ~ C fl- O~~ v fccD O Q- O cn N N E ~-~+ L cn 0 ~© U N ~Q 'Q n. ~ to ~ ~' k]p N N .~ ~ O c ~-° Q ~ t N ~ 3 ~ a ~ ~ N Q~ ; ^ ~ r^ o °' °' ~ a^ u x (.~ V1 LN _ " Gi ai _~ ~ ~ ~ ~ ~ O ~ a, t .., '^ NN~ ~ N 1~1. ~ ~ N d ~ ~+ ~ v ~ co ~. ~ ~ ~ 0 2 o - ~ ,~, ;•, sp~oyasnoH joluno~ N O C bA i .- ~ ~ O v cv ~ ~ ~ O ~ ~ ~ ~ ~ -o `^ o >. ~ ~ ~ c v ~ ~ o L ~~ L ~ ~ c ~n N .~ ~ ~ +, ~ ~ O O ~ O O bA L cn N ~ cB ~ _6 ~ ~ ~ ~ O ~ >, +-+ ~ L C) ~ L O cn ~ o v v >~ ~ N ~ ~ O O ~ L O N L O }' ti O cn ~ L ~ ~ ~ aJ a--+ - ~ Q O U vi L ~ ~ ~ O ~ ~ ~ L }+ _~ ~ L ~ O ~ ~ ~ L ~ ~ I T ;~,~~,~ CO ~ o ~' t C Q ~ ~ O ~ ~ .N ~ ~ L ~ +--~ N ~ +-+ N ~ vl -O ~ ~ C w I cn 3 •~ O ~_ ~ ~ ~ _T O ~ N ~ N t ~ ~ i ti0 I N ~ ~ ~ O O ~ O L L ~ v ~' pp ~ O ~ a-+ U 'N ~ ~ ~ _ (O O X ~ ~ L L v ~-.+ ~ U +~ ~ I ~ o ° v ~ o ~ v ~ o +~ v ao - ~ ~ ~ ~ o ~ v L L L L ~ Q~ N Q Q~ _~ C 7 ~ ~ O O O ~ ~ ~ O ~ o ~ c ._ v a~ +~• ~ ~ ~ c C +~ O N .~ ~ O ~ U U C ~ N N ~ ~ ~ O ~ N N U ~ C • ~ ~ 'O O m ~ Q U ~ v ~ 'u. av ~ v ~ ~ ~ ~ O ~ Y Q. c U ro n• v v Q c an c tin ~o ~_ O L N N O L O U fB Q .~ N L ~_ O T ~! N v U 7 ~ ~ f O a--+ t i f 4J T a~ L ~ I( +-~ _~ i c O ~ p i ~ ~ U ' v c ~ U ~ ~ . s v ~ H _u 'O a` v ++ ++ N 1 -= ~ o O 4~ 4~ 0 4J O 2 3-~ N O T ~~ /'W~ 1..` 0 ^~ 'W V J O ^~ W U_ • O U ~N/ • TO i -6 - a1 C ~ a~-J ~ ~ ~ ~ O v ~ ~ ~ ~ ~ ~ 4J N a-.+ c6 aA 'a v v N ~~ }, N v +~ Q C O N >, v N 0 v7 .O OL bA +~-+ O ~ ~ ~ N N L ~ ~ tip N OC ~ N N Q S .~ O v] ~ by '~ ~ *_' v }' c c Y o ~n v~ +' ~ O~ ~ U N~ hA c~ C O N ~ L +J O W N •- t .~ N O O ~ C bA 'N ~, N ~ (a N N > ~ '~ 4J > ~ ~ O +-+ ~ t v] C >r cn 4J O C of O C 4J ~ ~ ~ ~. ~ v .~ ~ > ~+ ~ o 'cn ~ j a~-+ ~ ~ U Q d •~ ~ cp ~~ 0 0 co v] 0~ 3~ tf1 0 0 0 0 O H O t ~ a~ UO ~ ~ O a~ ~ ~ ~ .. ~ v ~. v s O ~ ~ u ~ ~ 4n -a ~ ~ C ~ t Q ~ p ~ in C ~ ~ N ~ ._ ~ tip p ~ C +, ~ v _ o 0 0 ~ ~ ~ ~ ~ ~ ~ ~ a c a~ ~ ~ ~ ~ v 'co a0 z c ~ v v ~ O o ~ O ~ ,,, ~ t ~ v a~ c ~ ._ ~ ._ ~ of ~ ~ ~ ~ _ +J +~ N U - ~ v] ~ Q ~ Y ~ ca ~ to v] cn v] ti N ~ 'C3 C N C7 ~ ~ o H f"' ~ O o ~ N L7 ~ ~ L ~ U ~ ~ ~ rr N N y ~ O ~ Q C O 'y ++ a Y ~ Q U J J N N C (ll U x U..~ V CJ ip V~ Cv O d e f`- O ~ c77 `S ~ ~S 4 d ~V ~ ~ c r-a-~r-Wcvr,- d ~ N Cv cw I'- C m a Q S .~ ~ G~ ~~ d N ~ f~- 4J 4 Q ~'- s~, e t7 ~] 4J 6] ~ d ~'/ d Li// ~ Q7 O Cf5 ~pS C77 ~ 4 i~ ~ x CG N r~ ~'' N N V C.~ .Ni `~ p ~ CL D7 c (!7 p C C C ~ C ~~ s ~ ~_% ~ ~ ~ d ~ '~'3 N s ~ N ~ 7 C d ~ = N_ ~ LC3 ~ ~ Li N ~ ~ ~ U ~ ~ 3 ~ •~ ~ ~ N N O U J J N C N V X tl.l N C~7 0 ~J . G . O ..G i ..G .,f: ..G ~.4 O~ t]" U J~ ': O" ~' d C77 Q d [V (7] 4 J CV 6V GV 4. ~ N N ~..G O' 4 J SV ~ . 4 .~ ...4, i ..p .~ . G T,e O' C7' C" J'- O' O" ..~ O r- ~J w' d ~ r~ ~ c~ cv ~ cv •- c G. Q O S ~ - ~G ~O ~~ i ~.G :~O ~.G ~,~0 a' o- o o a~ o~ ~O o ~ ~ Q U? LCi C~ N ~ ~ ~ ~ 6] r U 0 .~G ..,G . 4 i ..4 .G .,4 ~ G Q.. O G. ur... ti. O. O. ~ Q O. p ~ !f} 4J 477 ~lJ Cpl 4J 4l 4I ~ N S•i ~ CV N d fV F- ~ U7 4J } CV _?~ L:.J CG ~ ~ V ~, N, _ ~ ~ ]r] ~ ~ L C v ~ p ~ ~ c c] ~ c - ~ C v ~ ~--~ a C.1A .~ O U 4~ c~ 4~ 4~ DC 4~ 4~ aA .~ O c~ L L.L 3=73 N v J ,~ v J W • •~ O lA~' `) ,W^ v O Z ~ O O .~ L hA ~ 'i ~ O ~ N O ~ ~ +, l1A CC ~ C ~ O 3 U C ~ p ~ O ~ ~ ~ O ~ N p ~ O T N t ~ U ? ~ ~ O O O ~ ~ ~ v v o y ~ v v O ca .~ ~. +, v~ ~ ~ L t +~ ~ N ~ ~ ~ ;~, }' O •v U '~ w ~ o ~ a ~ ~CC ~ ~ C L > Q~ ~ ~--' Q~ O O ~ c v; c~ ~ O L (II t ~ N v O 3 ~ p t ~ ~ ~ N a~ ~ ~ O p y ~ O ~ V !n N ~ ~ ~ s v t L a-.+ O ~ ~ N S ~ c y ~ .~ t ~ ~ ~+ ~ (p ~ ~+~ ~ N ~ ~ ~ O ~ t ~ ~--~ C O ~ `~ _ (0 ~ ti O O N ~' N .O ~+ c l4 +_~ N v 0 H ~ lti Q) C ~' v~ ~ ~ U J ~ ~ ~ ~ S C U) O X L L1J O N U ~ 7 S ~ O U ~ c ~ U 0 t ~ Gf ~ O O N 2 ~ -p o0 N Nt I.f. V 9 M cc G G r. N [,~ P; ~ p ~ J w N ~ ~ M N J .... ~ ~n ~ L .-o~~,d~~~~n ~ ~~ N N ~ 4i ~o " 0 N a O Q c v ~ N ~ O ~ ~ G G G b 66 W ~ a 0 m N °o n ~ a W > y f~ G ~ d d d~ d N ~ N ~ a, N c m -~ = N m N 9 _ ,~ ~ N G N O d ~ N W ~ ds N L d ~ w m ~ ~ ai G N G G G N w '~ ~ lV t:r ~~? a O c o p y ,~ w ~ A LL o d ~a z ~~ ~ G :U a ~ cv G G N a ~? m r; ~ ~.o d ~ ~ V .~ '' d ~ a :c a x, d a ~ G d ~ a M N .~ v ~ G u w ,.; 'a-i = P~ a s :~ G N ~i N 4V a f~ -.7 N d s 2 ;n ~ ii - O ~~ p 4 ~ a N cG C: ~ P .- G ~ ~ ~ ~ p o ~ ~ U ~ a w ~ r; - ~...Nr .- n 4@ ~ 4 i c a 9 - o ~.. ~ ..- N L N y `LNG . ~ H -- o ~ ~ a; ~ y ~r g= a: a a ~ _ y m ~ S a y v E v Q y ~ ~ v ~ ~--~ ~--+ a C ~ 00 ~ N vi ,~: ~ N N ~ U .+' C ~ O ~ ~ v ~ ~ ~ t ~ O v ~ ~ O ~ v ~ ~ _N UA ~ t - C +' tv • ~ ~ ~ O ~ ~ ~ ~ ~ ~ Q s bA cn ~ Q N U ~ ~ ~ O C O ~ ca }' ~ ~ ~ ~ o ~ ~ ~ [6 ~ ~ ~ w ~_ N N Qj ~ ~ _ ~ ~ cn ' j N U ~_ cn ~_ VI O L O ~ ~ O ~ r1] v ~ ~ ~ ~ ~ N O .~ O ~ ~ 'L p ~--' ~ ~ ~ O ~ O Q~ ~ ~ ~-.+ ~ 0 w ~ o ~ '~ +~ ~ ~ ~ ~ o w O M ~ O C N O O E ~ ao ~ 0 0 .~_ a c w ~ ~ ~ ~ O N O ~_ _O ~+_ ~ cv ~ m ~ +~ ~ O O ~ L ~, m ~ ~ L. -O O ~ O O .p v a-.+ - .. O ° ~ v 3 m `~ v F~ ~ ~ ~ M O N v in N ~ ~ .O C p ~ ~ d "a fl- O O v ', ~ ~ ~ ~ 11 C a1 ~ ~ ~ O ~ i , Y ~ ~ ~ Vf o ~ N ~ ~ ~ N ~_ V O ~ ~ ~ ~ ~ U ~ O ^ O ~ L Q .L ~ ~_ r~+ "= ~ O O o a~ • V N ~ N ~ ~ o n " _' ~ O ~ O ,~ O U C ' O ; ~ O ~ H ~ ~ ~ w ~ Q O y.. O (~ ~ +. = N O ~ ~ O ~ C N L ~ = O (~ ~ yr O ~ ~ •~ L ~ N.+ ~ ~ ~ O ~ .C O o O O U ~ L = ~ a C ,~ O N E ~ ~ ., ~ a ~ ~ ~ ~ ~ ° z Y ++ ~ O U i o O a~ f6 •_ -O ~ ' ~ ~~ ~ a L ° ~, C aW ~ ~ ~ ~ o ~ N ~ = T • ~ O N R5 ~ U • ~ ~ ~ ~ Q ~ ~ ~ ~ ~L O Q ~ ~ f3 O "'"' Q V N ~ Q R5 0 j ~ ~ O C ~ y N U Q O t ~ ~ ~ N s A ~ ~, ~ ~ . ~ 0 O ++ V y O U y ., . r U N~ ~ ~ ~ V U _ `~ •~ ~ ,~ uoi ~ O ~ N G ~ L C~ a •° ~ o a' c = J ~ h _ O ~ ~ ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ O ,~ ~ ~ ~ t N U ~ ca ~ 0 ~ V O N ~ ~ U ~ N ~ ~ ~ ~ ~ ~ U ~ O ~ ~ ~ ~ ~ ~ Q >+ ~ ~ O ~ U (lT Q +r ~ N O Q ~ .~ N ~ N ~ ~U Q N N ~ ~ ~ ? ~ ~ ~ O Z N `~ O ~ Q ~ Rf ~ ~ ~ N N cC E ~ ~ ~ ~ m .c ~ c ~ ~ E ~ H ca ca cn a~ H c 0 Q Q. 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'O C L ~-+ C y ~ L ,,~ O L N ~ V ~ ~ _ ~ ~ 0 ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Q ~ ~ N ~ Q. _ ~ O E ~ N ~ N ~ ~ ~ •~ O ~ ~ ~ ~ Q ~ V O ~ O Rf X N ~ O ~ ~ N N •Ca ~~ ~ O N N 40- C ~ L y ~ ~ ~ N `~ '~ ~ ~ ~ .~ E U i ~ ~O O ~ to N C N ~ U N fQ 'L fn ~ to ~ ~ ~, O ~ C O ~ .O ,~~, to Q p ~ COj ~ O U ~ ,~ N O C ~ - ~ .~ ~ f4 ~ U to C - O ~ ~, ca ~ O >, ~ ' j ~ O S ~ U ~ ~ O L = N N ~ ~ ~ ~ cOa ~ ~ ~ ~ O O ~ ~ ~ N ~ ~ O ~ E ~ ~ O ca A, rL^1 •~ cS ~ cn N "~ 'X > ui ~ ° ca Q" c E ~ ~ - o ~ .~ ~ a~'i c ~'~ ~ ~~a ~ E ~3 ~ c~a~ ~:~~ aNi u ~ ~ ~ E a~i ~ ~~ L ° ~ ~ • • p • • • • • ~ • • p • • • • • U • • U to L C C C a W W W o ~ ~ ~ r rn 0 N c~') '~ m i~ ti ,~-g ~ Program Evaluation Model Evaluation Model for Program Effectiveness: Providing a method to evaluate how public funds are being used has become significant and instructive in recent years due to limited financial resources and increase public scrutiny. In addition, setting performance targets and tracking the progress of the programs against benchmarks will provide a level of understanding to government officials that become critical during the annual budget process. Cities that incorporate meaningful measures of performance within their housing plans realize significant benefits, which increase as the system evolves and improves. Performance measurement can: Strengthen decision-making at all- levels. Timely and relevant reports on performance lay the groundwork for sound decision-making. In addition, performance measurement systems enable decision-makers and staff to diagnose the lack of performance, identify and address causes for lack of performance, and track improvement. Enhance program outcomes. Performance measurement helps provide focus on achieving results. Effective performance measures should be directly relevant to the program goals. • Improve communication of outcomes to key audiences. Quantifying achievements and the impact of the programs helps to demonstrate positive results to both public officials and residents. Each City program should include a specif is goal over a period of years. The goals for performance measurement should be quantitative (numbers) and measurable. Evaluation of the goals should be done consistently both in time and with the same method of evaluation. The following is a sample model that can be used to evaluate the performance of existing and new programs understanding that in some circumstances a qualitative (comments, ideas) nature or public policy issue may skew the quantitative performance results but still achieves the public interest and overall goals of the program. 11Page ULI MN/RCM Opportunity City Pilot Program - Housing Audit ~~- 8 a- Suggested Evaluation nnoaei t Program Goal Evaluation Performance Improvemen Sample Method (results) Methods is f Low interest Provide xx Review loan Record results ormance If per Loan Program number of loans activity and compare to below the goals, to households annually goals. evaluate methods below 50% of to make median income improvements. If per year performance exceeds goals, celebrate and report success. Code Reduce the Review and Record results If performance is Enforcement number of code report code and compare to below the goals, Program enforcement enforcement goals annually evaluate methods cases by xx cases and to make percent, case load improvements. If evaluate which annually performance are the most exceeds goals, important issue celebrate and report success. Scattered Increase Track Record results If performance is Site Program property tax property and compare to below the goals, value by xx assessment goals evaluate methods percentage within a to make after property specified improvements. If is sold and new period of performance home is years from exceeds goals, constructed the time celebrate and purchased to report success the time a new home is constructed. Affordable Meet or exceed Complete Evaluate scores If performance is Housing annual Met annual survey provided by Met below the goals, Council to record Council evaluate methods performance community to make score activities improvements. If associated performance with exceeds goals, affordable celebrate and housing report success. 21Page ULI MN/RCM Opportunity City Pilot Program - Housing Au it ~'~ Urban Land Institute of Minnesota/ Regional Council of Mayors Opportunity City Pilot Program Report City of Richfield Urban Land Institute (ULI) Mission: ULI provides responsible leadership in the use of land and in the creation of thriving communities worldwide. ULI Minnesota Mission: ULI Minnesota actively engages public and private sector leaders in land use planning and real estate development to learn, network and join in meaningful, strategic action. The future holds many challenges and opportunities; we need the diversity of ULI Minnesota's professional community to meet them wisely. Regional Council of Mayors (RCM) Supported by ULI Minnesota, the nationally recognized Regional Council of Mayors represents Minneapolis, Saint Paul and 36 municipalities in the developed and developing suburbs. This collaborative partnership provides a nonpartisan platform that engages mayors in candid dialogue and peer-to-peer support, and builds awareness and action for a more connected, more sustainable and more prosperous region. -, Thank you to the following participants in the ULI ~ MN/RCM Housing Initiative Opportunity City Pilot Program. • Richfield HRA Commissioners -Suzanne Sandahl, David I Gepner, Joan Helmberger, Doris Rubenstein, Steven Quam • City of Richfield Staff -Karen Barton, John Stark, Kirsten Partenheimer • Site Evaluation Team: o Colleen Cary, The Cornerstone Group o Mark Koegler, Hoisington Koegler Group o Gretchen Nicholls, LISC i o Bob Streetar, City of Oakdale • ULI Minnesota Consulting Team o Caren Dewar, ULI Minnesota Executive Director o Cathy Bennett, Bennett Community Consulting o Dennis Welsch, CPPP o John Carpentar, Excensus A special thanks to the Opportunity City Pilot Program Sponsors. Without their financial contribution, the program would not be possible • Family Housing Fund • Metropolitan Council • Richfield Housing & Redevelopment Authority J Program Goals/Outcomes: The goal of the Opportunity City Pilot Program is to build on the collaborative relationships among Regional Council of Mayors (RCM) and Urban Land Institute (ULI) professionals to identify and implement best practices that support a full range of housing choices for economic stability and regional prosperity. The City of Richfield is one of five metropolitan suburban communities selected to participate in the ULI MN/RCM Opportunity City Pilot Program. Richfield's Mayor, Debbie Goettel, is an active participant in the RCM. The Richfield HRA committed $5,000 to the Opportunity City Pilot Program as well as countless staff hours in the collection of information, evaluation of tools and strategies and coordination related to the housing audit. By working together and learning from each other, the expected outcome of the process is to develop an approach that identifies local housing tools and strategies that can serve as a model for other cities and be brought to scale at the regional level. In addition, implementation of new tools and strategies will enable suburban cities to better prepare themselves for the future through preservation, rehabilitation and production of quality housing units, use of regulatory incentives, incorporating sustainability and connecting housing to jobs and transportation networks. Process: The Housing Audit: 1.) Review of the housing framework. 2.) Analyze the Community Change Report as it relates to demographic and household data. 3.) Review and evaluation of existing city tools and strategies surrounding the preservation and production of housing choices. 4.) Identification of specific recommendations for local implementation. Attachments to the summary report include: Opportunity City presentation, summary of interviews, housing framework review, community factors questions, community change report, program review detail, site-review summaries and performance review template. Richfield's Story The City of Richfield is one of the oldest first-ring suburbs in the Twin Cities. Rich with history, the City is a post-WWII outgrowth of Minneapolis for those who wanted a simpler, quieter life away from the big city. Over the years, Richfield developed as a bedroom community with single family neighborhoods. Apartments were developed along the main transportation corridors. Richfield's infrastructure includes an established transportation system (roads, transit, pathways and bike paths) a variety of parks and both public and private school options. Its commercial base provides needed services within a few miles of the residential neighborhood. These are all key components of a healthy community. Richfield is currently in a re-growth position. Diversity in age, housing affordability, race and ethnic background provides the basis for stable young family growth. This helps to balance the Richfield school base-a growing challenge for many first-ring suburbs. There will be little growth in new single family housing stock. Therefore, continuing to reinvest and reinvent the existing homes by offering quality tools and strategies that provide opportunities for new households will remain important. There is some choice in style, location, and affordability, but availability of existing housing is a key issue. There are few choices for young renters, since existing apartments are older and similar in style with limited amenities. Single family homes are attractive as starter homes and are mostly affordable as first-time purchase options. However, as households grow there are limited opportunities for move-up housing. Retention of middle-aged households is lower than other cities evaluated (15% for single family and 22% overall), which could be a factor in the limited choice for new housing options. Opportunities for mixed uses and higher valued housing will be important as the City evaluates redevelopment areas. As the City moves forward, continuing to invest in the existing housing stock while providing resources for more modern move-up housing is an important community housing policy and reinvestment strategy. Helping spur redevelopment so that mixed income, higher density development can occur will continue to help the City be economically and competitively viable. ~- ~ to City Housing Goals and Policies: The Opportunity City Pilot Program has five key themes in support of a full range of housing choices: • Preservation and rehabilitation. • Production of housing units that support varied resident life cycles and incomes. • Use of regulatory incentives • Sustainability • Jobs/housing balance connected to transportation systems. The review of the City of Richfield's and policies indicates a wide range of support for these key themes The various community goals are incorporated into the City's current comprehensive plan. Diversify housing stock-redevelopment and infill • Encourage "move-up" housing to retain families as they grow. • Do redevelopment that provides connections/integration of land uses and provides opportunities for social interaction. Maintain existing housing stock Support maintenance. Encourage quality materials and design. Evaluate Community Factors: In every city, there are internal and external factors that hinder the city's ability to provide a full range of housing choices. In Richfield, several factors were evident, as determined through interviews with staff, program users, community activists/leaders and service providers. The City is fully developed • No land for development of new housing. • New housing on redeveloped sites is expensive. Middle-income housing is the predominant housing type with an older housing stock • Ongoing reinvestment required. • Smaller sized single-family homes are not attractive to growing families. • Need for more functional space requires a large private investment. • Old, worn apartment complexes-stagnant reinvestment and limited amenities • Limited variety in apartments-mostly 1-2 bedroom, same style-not very marketable. • Limited opportunities for new single-family housing as families grow. • Limited supply of housing for lowest-income residents. Provide a mix of housing types and values to accommodate a mix of incomes • Target renovation programs to families and seniors in need. • Review land use and zoning ordinances to allow housing diversity • Promote the development, management and maintenance of affordable housing. Maintain and enhance urban "home town" character of the City • Support walkability. • Provide housing that meets the changing resident needs. • Encourage green building. • Target density and scale that creates\preserves neighborhood character. There is an increasingly diverse population • Communication challenges for City services. • Large extended families in small homes. There is limited funding • HRA levy maximum is not enough to address large-scale housing issues. • Subsidy required to rehab and/or build affordable housing is significant-property-by- property process with limited City capacity to implement existing and new programs. The Richfield Housing Audit included several phone interviews with key stakeholders and housing service providers. The interviews provided excellent background into the city's community history and changes as well as feedback on the success and challenges of existing programs. The interview questions and answers are attached to the summary report. Special thanks to the following who participated in the interviews. • Suzanne Sandahl, Richfield HRA Chair • Susan Rosenberg, Former Richfield Councilmember • Camillo DeSantis, Attainable Housing Committee Chair • Jeremy Larson, Resident- Richfield Rediscovered User • Dave Schaeffer, Richfield Remodeling Advisor • Jim Graham, County CDBG Program Manager • Rick Regneir, City Building Official • Suzanne Snyder, Greater Metropolitan Housing Corporation 4 +~~~ Program Review: Richfield HRA supports a variety of housing programs for home renovation and redevelopment. The programs target a wide range of household incomes and specific housing issues from health and safety items to large renovations and infill development. Redevelopment has been a key priority for many years and has resulted in new multifamily units-many targeting the senior population. The following is a summary of the programs reviewed as part of the housing audit. More detail on the review of each program is attached. Kids @ Home Program. This program provides rent subsidy to residents who are not eligible for section 8 but require subsidy due a specific household situation. The goal is to keep home stability and reduce frequent family moves. • The program supports self sufficiency, and assistance per household is low compared to renovation programs. • The program specifically serves households with children to reduce school turnover (served 25 families and 55 children in 2008). • The City invests an estimated $200,000 annually to the program. Single-Family Reinvestment Approach. Several programs target single-family renovation. The City invests an estimated $300,000 to single-family renovation annually. CDBG home renovation. Targets health and safety renovation and serves lower incomes. The City's population base is a good market for the use of the program, but funds are not being fully utilized. Energy Advantage. Targets energy-related improvements to help increase home sustainability and reduce maintenance costs. Transformation Loan Program. Increases home value and regenerates older neighborhoods. The program helps retain families who desire modern home amenities with a 10 to 1.6 ratio of return on public investment compared to private home renovation investment. New Single-Family Opportunities. The City offers varied options for infill housing that provide new single-family opportunities. The City invests an average $400,000 annually to single-family infill development. Richfield Rediscovered. Provides up to $70,000 in grants to demolish and build new homes on scattered sites in the City. Helps regenerate neighborhoods and remove housing blight. There is an estimated 122% increase in value on the parcels redeveloped as a result of the program. Senior Housing Regeneration. The City provides an estimated $15,000 in gap funds for the purchase of existing homes from seniors. The homes are renovated and resold to first time homebuyers in the City at an affordable price. The program promotes new affordable ownership by young families and reduces deferred home maintenance. New Home Program. The City provides gap funds to non- profitdevelopers for the purchase, renovation and/or rebuilding of new single families homes on scattered sites. Many of the homes support long-term affordability through the West Hennepin Affordable Housing Land Trust and Habitat for Humanity. Housing Services. The City financially supports and promotes the use of three separate housing service providers. The service providers administer low-interest home loans and provide varied levels of remodeling advice. They serve as an extension of City staff. • Center for Energy & Environment (CEE). Administers the City's Energy Advantage loans and state renovation loans. CEE provides remodeling advisors but the City does not access this service. Fees for processing these loans are covered by administrative fees charged to the resident. In 2008, a total of four Energy Advantage Loans (supported by a grant from the HRA) and 14 state loans were processed through CEE. • Housing Resource Center (HRC). Administers state renovation loans and provides construction and loan consultation. The service is free to residents with an annual HRA investment of $7,000. In 2008, 118 services, including 39 home construction consultations were provided to 79 residents. In addition, two state loans were processed through the HRC. ~ Remodeling Advisor. The remodeling advisor makes home visits and provides advice regarding home renovation. The service is free of charge to residents, with an annual HRA investment of $6,000. In 2008, the contracted advisor made 31 home visits, answered 48 calls regarding home renovation and sent 18 informational packets on City programs. The remodeling advisor does not process or administer loans. City Official Controls & Land Use Strategies. In addition to specific housing programs, the City uses several methods through its land use and official controls to support and promote redevelopment and reinvestment of the City's housing stock and reuse of land. • Planned Unit Development (PUD). The City uses the PUD process for mixed use and redevelopment projects to allow more flexibility in the use of the land when redeveloped. • Tax Increment Financing (TIF) The City uses TIF for redevelopment and has a policy that dedicates up to 20% of the project proceeds to a housing fund when there is no affordable housing provided in the project. • Housing & Redevelopment Authority (HRA) Levy. The City makes an annual commitment to housing by adopting the maximum HRA levy. The levy supports housing reinvestment, redevelopment and affordability. • Point-of-Sale and Rental Licensing. The City supports the use of both point-of-sale and rental licensing inspection programs to help ensure minimum housing maintenance standards. ~~ Community Change-Key Points: The City of Richfield has a diverse and balanced base of households with a sizable number of householders in each age category. The City enjoys a high homeownership rate for households under age 35, which can provide some stability to local schools, commercial businesses, and services. With a sizable number of middle-aged households nearing retirement age in the City, there is concern that the lack of move-up housing and more varied senior housing options may accentuate a recent drop in turnover among households age 45 to 74. Low turnover reduces the availability of housing needed by younger replacement households. • 62% of the City's households are under age 55-and that includes a strong base (22.1%) of younger householders under the age of 35. • Single-family detached usage by households under the age of 35 is very high at 47.6%. • 68% of all new households that have moved into the City between 2004 and 2007 are renters. • There were 1,186 homeowners age 75 or older living in homes built before 1960. • 34.4% of all owner-occupied single-family detached homes are affordable based on the 2007 Metropolitan Council's threshold value of $207,800. 44% of homeowners under age 35 succeeded in finding homes in the "affordable" range. _.... Richfield Householder Rges Dlstrlbutlon of wovseholds by wouseholder age 12ptl71 ?Data eetcarer, 14,798 rilihftold ~~~s.rhold; In ZPDTi SOUfLG: =k<l~545 LLC .;. { i SfA t ~ I ~ ~ Medeen wousrhel~ier Agc ;' ''~~ -~ _ ~ In 2l7tl7 vras a8 y~are ,, ~~ ~ I >x I Rtl H°useh°Ida I i I ~ I ,:a tc~rrnrbw,.tioia~ ~ I j ~ t '-. I j ss.+x nas~ti , I ' i ~ ~ ,l~,sz`~ i <_ i ~f~ _ - g - - __. -- F-_ -~ ~,..~~, ,,, ,,~. ,..., , , s .. ~. , .~.,...,f._,...,~ . , . ,...~ , ~ ~:,_:~,,, ~. ~. f zr[rrsdl s • 44% of all households in larger apartment developments are under the age of 35, while householders age 55 and older occupy 25%. • During 2004-2007, 47.1 % of all new households were under the age of 35. • During 2004-07, 25% of residents that moved ended up in another home within the City. Retention was higher for households looking for apartments (45%) than for those seeking single-family housing (20%). • The recent economy and increase in foreclosures may result in households remaining in their homes longer and increasing the need for rental housing. _.___ Opportunity Site Evaluation. ULI MN/RCM have prepared community site principles that support a full range of housing choices and utilize best practices to maximize efficient land use, connect housing to jobs and provide access to transportation networks. As part of the Opportunity City Program, a team of ULI professionals reviewed four sites in Richfield that have a future land use designation for medium - to high-density housing. The following is a summary of the team's recommendations for the sites considering the 11 community site principles. (See attachments for details on the community site principles.) 72ND & Penn Ave. This site would be a good location for higher-density housing such as apartments with modern amenities targeting single and young professionals. By providing higher-density residential, the open space on the site could be maximized and serve as an amenity for the residents. There is good access to parks, transportation (bus line), schools and employment. With this location being close to Best Buy, new apartments would provide a rental housing option not currently available in the city. Lyndale Garden Center The site is an excellent opportunity for the city to create a mix of medium- to high-density housing types incorporating public activity spaces. With a good mix of housing types and uses, the area could be a focal point for the city-a Richfield "Centennial Lakes." A suggestion is to open up the site and provide public gathering spaces at the lake, incorporate housing at various income levels and attracting commercial uses that are a destination. Based upon the site's future potential, it should be a high priority for the city. 66rn & Portland The site is not the most attractive site of the four reviewed for medium-density housing. The area lacks walkability, is not desirable due to adjacent auto use and has site challenges due to its narrow depth. An option could be for affordable senior apartments or accessible housing for tenants with limited mobility. The site would have more housing and/or mixed use opportunity if the corner parcel were part of the redevelopment. Washburn Avenue (66rn _ 70rn~ The area seems to be a stable, well-maintained neighborhood. Evaluating better access to the retail area may be beneficial to the neighborhood to support walkability. Due to the city's limited financial and staff resources and the complexity of site redevelopment, it was not recommended as an opportunity site unless redevelopment of Southdale and the other retail areas were to occur. -K~ Recommendations to Increase the City's Capacity to Provide a Full Range of Housing Choices: Several key themes emerged through the Opportunity City Process in Richfield. Overall, the City has made a long term investment in its housing and should continue to target its efforts toward preservation and reinvestment in older housing stock. The City has several programs that address single-family housing with great success. Additional investment in the future should also be focused on the older apartment complexes. It is essential to ensure that existing programs and any new efforts are properly funded-particularly when there is limited funding and staff capacity. The following is a summary of recommendations resulting from the housing audit, community change information and review of City goals, policies and community factors. Communication and Education. Due to the increasing diverse resident base, the City will need to expand its communication and education efforts regarding City housing programs, ownership and rental opportunities and expectation for home maintenance. Some examples may include: • Partner with the School District and the School Family Multicultural Resource Center. • Support an educational approach to code enforcement, eg. Shoreview's SHINE. • Provide a single staff contact\community liaison (consider bilingual) to reduce the communication barriers as a result of the increased diversity of residents. • Provide educational sessions/fact sheets in multiple languages on alternate home ownership options such as Land Trust, Habitat for Humanity and the Senior Housing Regeneration program. • Increase internal department coordination for a more holistic approach in addressing neighborhood issues, eg. Brooklyn Park's Neighborhood Action Committee. • Expand connections of the current and future housing opportunities to local jobs by working with employers to determine housing needs and evaluating links between employment wages and housing values. • Increase partnerships with non-profit and for-profit resources to expand the City's capacity to address housing issues. Program Improvements. Richfield has built a strong base of diverse housing programs and is able to provide entry-level housing to young families and for older adults as they age in place. Specifically, the Richfield Rediscovered, Transformation Homes and New Home Programs have made a positive impact in reinventing existing singe family neighborhoods and attracting and retaining young households many first ring suburbs desire. These programs should continue to be part of the tools and strategies offered to provide a full range of housing choices. To enhance the existing tools in the tool box, the City should consider modification and expansion of some programs and their delivery to ensure that they are meeting the needs of residents and providing options for move-up housing as families grow. • Evaluate one-stop shop approach for financial and remodeling adviser services to reduce homeowner confusion and increase efficiency. • Evaluate additional service providers to administer the City's CDBG funds to expand its useful reach. • Continue to fund the Kids@Home Program and explore options to increase funding through non-profit sectors. • Continue to fund neighborhood reinvestment in older homes through Transformation Homes and Richfield Rediscovered. Consider the benefits of incorporating sustainability into existing programs-expand program requirement to include incentives for energy efficiency and renewable products. • Market home purchase and renovation programs through local employers. • Evaluate options for providing homeowner architectural assistance, eg. St. Louis Park's partnership with AIA. • Expand options for single-family capacity and increased marketability by encouraging the addition of egress windows, allowing ease for front yard expansions and expediting the permit process for single-family home renovation. Expand use and funding for the H.O.M.E. program to help those who are aging in place with maintenance and other household needs. Establish a small emergency fund ($500 per case) to resolve minor code violations rather than having homeowners go through a time consuming citation and abatement process. Apartment Reinvestment & Redevelopment. Apartments in Richfield are its most affordable housing-as well as some of the oldest and unmarketable housing. This housing type serves a great need for a broad range of residents, particularly younger households. Expanding the City's capacity to improve the apartment stock while enabling redevelopment in a sensitive, cost-efficient manner that increases value and sustainability will be important to the future success of City efforts. Evaluate ways to increase capacity to improve older apartments through deliberate and expansive partnerships with non- profit/for-profit organizations that specialize in older apartment preservation/renovation and redevelopment. Determine if there are ways to effectively ensure that older apartments become more marketable/sustainable by combining units to increase bedroom counts, adding modern amenities and energy efficiencies, linking residents to social services and ensuring proper connections to transportation, parks, recreation and essential services. To address the concern over displacement of apartment residents when they are considered for redevelopment, adopt a rental relocation policy to provide low-income households with similar cost housing alternatives within the City, eg. Brooklyn Park's Relocation Policy. Land Use Controls and Other Housing Maintenance & Renovations Strategies. City leaders have a variety of public tools and strategies they use to determine their participation in land use decisions, maintenance standards and the facilitation of redevelopment and renovation. Continuing to be part of the solution and helping to change the way land is used and buildings are maintained takes strong local leadership and vision. Many decisions that policy leaders make are controversial. Understanding the long-term effect of those decisions will help prepare the City for future growth and re-growth. Richfield has made great progress in redevelopment of their community by understanding the issues and educating their residents. Additional recommendations relating to specific public policy decisions are: • Continue to fund and implement the Point of Sale and Rental Licensing programs that help provide consistent maintenance standards for existing housing stock. Even in a time of economic uncertainty, providing methods to ensure that existing homes are property maintained is essential. • Evaluate alternate ways to zone land that would better manage and promote redevelopment. Form-Based or Performance-Based zoning is an option that supports more walkable, mixed-use development. Form- and performance-based zoning provide a framework for how future uses fit into the surrounding area through the placement and design of buildings on the site, rather than tying the land to a specific future use. • Support building and land development requirements that promote sustainability and long-term energy efficiency. Such efforts include revising local building codes to allow green building standards, allowing smaller street designs and requiring energy- efficient products for all publically funded programs. Local efforts can help reduce the regional carbon footprint, increase long- term affordability (through lower utility and maintenance costs) and support healthy living. • Evaluate options to add new small-lot single-/multi-family move-up housing and higher-density apartments with modern amenities to add a housing type that would retain growing families and attract local workers. • Consider reducing City fees to allow more affordability for lower-income housing projects. • Consider using Housing Improvement Area local government authority to address older common interest communities and promote an affordable renovation option. Next Steps: The Opportunity City Program is only the first step in supporting a full range of housing choices in the community. Key policy leaders need to support next steps that make valuable changes to the way that the tools and strategies are delivered throughout the City. Many of the recommendations have budget implications and affect staff resources. Prioritization of the recommendations is essential. Suggestions for next steps associated with implementation of the recommendations include: • Gain acceptance of the ULI MN/RCM Opportunity City report by the HRA and City Council. • Prepare a work program that outlines the steps and time needed to effectively implement the recommendations. Determine how the recommendations affect land use codes, program service providers and staff work load. Include performance targets to track the progress of program changes and additions. Setting performance targets and tracking the progress of local tools and strategies against benchmarks will provide a level of understanding to public officials and residents that become critical during the annual budgeting process. (Detail regarding performance measures as it related to housing tools and strategies are attached.) • Evaluate budget and staff resource implications tied to each recommendation. • Prioritize recommendations that will have the largest impact in supporting housing goals for a full range of housing choices. • Evaluate need to amend the City's comprehensive plan based upon implementation of recommendations. • Discuss the broader meaning of the demographic data as it compares to current market conditions and evaluate how the data relates to the region. Incorporate future data updates and online neighborhood level data tool. AGENDA ITEM # /a. REPORT # 10 ~~ STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING MARCH 16, 2009 REPORT PREPARED BY: REPORT PRESENTER: ACTING DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE DIRECTOR: KAREN BARYON, COMMUNITY DEVELOPMENT ASSISTANT DIRECTOR NAME, TITLE KAREN BARYON, COMMUNITY DEVELOPMENT ASSISTANT DIRECTOR NAME, TITLE ITEM FOR HRA CONSIDERATION: Consideration in directing staff to draft a Contract for Private Development between the Richfield Housing and Redevelopment Authority and LaNel/Susee for the proposed Cedar Point Phase II senior housing development, and authorization of payment in the amount of $14,500 for a preliminary appraisal for the acquisition of right-of-way for the proposed Richfield Parkway between 63rd and 65th Streets along 17th Avenue. I. RECOMMENDED ACTION: By Motion: 1. Direct staff to draft a Contract for Private Development between the Richfield Housing and Redevelopment Authority and LaNel/Susee for the proposed Cedar Point Phase II senior housing development. 2. Authorize payment in the amount of $14,500 for a preliminary appraisal for the acquisition of right-of-way for the proposed Richfield Parkway between 63rd and 65th Streets along 17th Avenue. II. BACKGROUND The Cedar Point Phase II area is located between 63rd and 65th Streets and between 16th and .17th Avenues (directly west of the Cedar Point retail 031609 Cedar Point II CDP Authorization development). This area is in the low frequency noise impact area and has been identified by policymakers as a high priority for redevelopment. At the January 14, 2008 meeting of the Housing and Redevelopment Authority (HRA), the HRA directed staff to work with Susee/LaNel (Developer) for the development of a senior housing project on the site. Over the past year staff has been working with the Developers, city financial advisors and the city attorney to attempt to structure a development plan that would meet the needs and requirements of alf parties involved. At the February 24, 2009 City Council meeting, the Council directed staff to begin drafting a development agreement with LaNel/Susee (Developers) relating to the proposed public financing, road construction, and property acquisition for the proposed redevelopment of the Cedar Point Phase II Housing Area. The City Council also conveyed their support to the HRA to begin drafting a Contract for Private Development with the Developers. The Council further directed staff to obtain a preliminary appraisal for the acquisition of right-of-way for the construction of the future Richfield Parkway between 63rd and 65th Streets along 17th Avenue. When the Tax Increment Financing (TIF) district was established for the Cedar Point redevelopment area, a portion of the TIF funds were designated for road construction and related purposes. The appraisal for the right-of-way for the future Richfield Parkway is an eligible expense and as such, the City Council has requested the HRA authorize payment of the preliminary appraisal in the amount of $14,500 to be charged against the TIF proceeds. Staff is recommending the HRA direct staff to draft a Contract for Private Development with the Developers for the proposed Cedar Point II Housing Area redevelopment and to authorize. payment in the amount of $14,500 for the preliminary appraisal for the acquisition of right-of-way for the future Richfield Parkway. III. BASIS OF RECOMMENDATION A. POLICY • The City has identified a low frequency noise impact area in the northeast corner of Richfield where the negative impacts of low frequency noise will exceed the tolerances of existing housing. • All available Federal, State and County funding for property acquisition in this area has been expended. • Redevelopment planning efforts have identified the Cedar Point Phase II area as ideal for multi-family senior housing. B. CRITICAL ISSUES • Since the TIF District in which the proposed project is located was established in 2005, each year that passes further diminishes the available tax increment generated by the district. • The City's financial analyst, Ehlers & Associates, Inc. has participated in these development planning discussions. • HRA legal counsel has participated in the negotiating and drafting of the development and financing alternatives in conjunction with City staff and the Developer. • At its February 24, 2009 meeting, the City Council directed staff to begin drafting a Development Agreement between the City and LaNel/Susee relating to the proposed public financing, road construction, and property acquisition for the proposed redevelopment of the Cedar Point Phase II Housing Area. • Also, at its February 24, 2009 meeting, the City Council directed staff to proceed with a preliminary appraisal for the acquisition of right-of-way for the future Richfield Parkway between 63rd and 65th Streets along 17th Avenue. C. FINANCIAL • The City and HRA have incurred significant expenses associated with the development and financial planning associated with this project. • In order to proceed with the drafting of a Development Agreement, City Council has required the Developer to pay 25% of the outstanding invoices to date and to escrow $5,000 with the City to cover development- related administrative expenses incurred by the City and HRA. • The Developer has agreed to pay administrative costs. • The cost to conduct a preliminary appraisal is $14,500. D. LEGAL • HRA legal counsel has participated in the negotiating and drafting of the development and financing alternatives in .conjunction with City staff and the Developer. IV. ALTERNATIVE RECOMMENDATION(S~ • Do not direct staff to draft a Contract for Private Development with LaNel/Susee. Do not authorize payment in the amount of $14,500 for a preliminary appraisal for the acquisition of right-of-way for the future Richfield Parkway. V. ATTACHMENTS • N/A VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Representatives of Lang Nelson (LaNel) AGENDA ITEM # 5 REPORT # 11 STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING MARCH 16, 2009 REPORT PREPARED BY: REPORT PRESENTER: DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTNE DIRECTO KAREN BARYON, COMMUNITY DEVELOPMENT ASSISTANT DIIZECTOR NAME, TITLE ITEM FOR HRA CONSIDERATION: Consideration of guidelines for the newly created Foreclosure Purchase Incentive Program. I. RECOMMENDED ACTION: By Motion: Approve guidelines for the Housing and Redevelopment Authority funded Foreclosure Purchase Incentive Program. II. BACKGROUND Over the past two years, the City of Richfield has seen record numbers of foreclosures. These foreclosed properties typically end up vacant for long periods of time, suffering from deferred maintenance resulting in blight. neighborhoods. These properties become attractive nuisances to thieves and vandals and prove to be a detriment to the surrounding neighborhood negatively impacting property values. In an effort to return these vacant foreclosed properties to owner-occupied homes, the- Housing and Redevelopment Authority (HRA) approved $150,000 for the 2009 budget year to provide down-payment assistance or rehab assistance as an incentive to get these homes re-occupied as quickly as possible. 031609 Foreclosure Purchase Incentive Program Guidelines KAREN BARYON, COMMUNITY DEVELOPMENT ASSISTANT DIRECTOR The City has also applied for, and has been notified of award of Federal Neighborhood Stabilization Program (NSP) funds in the amount of $1,041,541 to assist in addressing foreclosed residential properties. The NSP funds are targeted toward households with incomes at or below 120% of the Area Median Income (AMI), as well as a number of other restrictions. In an effort to complement the NSP funding and requirements, and to attract prospective homebuyers, staff is recommending approval of the attached Foreclosure Purchase Incentive Program Guidelines for the use of the HRA's Foreclosure Purchase Funds. The Program Guidelines allow for both a $10,000 down payment assistant loan program and a $15,000 rehab assistance loan program. Only one loan will be awarded per eligible household. It is anticipated that 10 to 15 foreclosed homes will be returned to an owner-occupant status utilizing this funding program. III. BASIS OF RECOMMENDATION A. POLICY • It is the HRA's policy to ensure the housing stock is maintained to facilitate stable neighborhoods and a solid tax-base. • It is the HRA's policy to provide homeownership opportunities to households of a variety of income levels. B. CRITICAL ISSUES • The City has seen a record number of foreclosures over the past two years. • It is anticipated .that the City will continue to see a large number of foreclosures over the next two years due to Adjustable Rate Mortgage (ARM) resets and the economy. • Foreclosed properties contribute to blighted neighborhoods and negatively impact surrounding property values. • Many foreclosed properties are plagued by deferred maintenance and/or damage associated with the foreclosure. • Due to the large number of homes available on the market and due to the deferred maintenance/rehab issues associated with these foreclosed houses, it is prudent to offer an incentive to households to purchase foreclosed properties in the City of Richfield. C. FINANCIAL • $150,000 has been budgeted by the HRA in 2009 for a foreclosure program. Funds will be distributed in the form of a Deferred Loan, forgivable after five years. D. LEGAL • The HRA Attorney has drafted the Foreclosure Purchase Incentive Program Agreements. IV. ALTERNATNE RECOMMENDATION(S~ • Approve Foreclosure Purchase Incentive Program Guidelines with changes. • Do not approve the Foreclosure Purchase Incentive Program Guidelines. V. ATTACHMENTS • HRA Foreclosure Purchase Incentive Program Procedural Guidelines. • Foreclosure Purchase Incentive Program Down-Payment Assistance Loan Agreement. • Foreclosure Purchase Incentive Program Rehabilitation Loan Agreement. VI. PRINCIPAL PARTIES EXPECTED AT MEETING • N/A FORECLOSURE PURCHASE INCENTIVE PROGRAM PROCEDURAL GUIDELINES February 18, 2009 5-a Table of Contents Statement of Purpose Program Objective Program Outcomes Definitions Eligibility Terms and Conditions Data Privacy General Program Marketing 2 2 2 5~~ Foreclosure Purchase Incentive Program Procedural Guidelines Statement of Purpose The purpose of the Foreclosure Purchase Incentive Program (FPIP) is to return foreclosed, vacant properties to owner-occupied properties as quickly as possible. Program Objectives • To eliminate the blighting influence of foreclosed, vacant housing, thus stabilizing and improving residential neighborhoods. • To off-set costs associated with deferred maintenance and property damage associated with foreclosure and vacancy. This will be achieved through the provision of adown-payment assistance or rehab incentive to encourage prospective homebuyers to purchase foreclosed, vacant homes in the city. Program Outcomes • Return ten to fifteen foreclosed, vacant houses in the city to owner-occupied homes. • Stabilize neighborhoods impacted by foreclosed, vacant houses. • Maintain and increase property values in neighborhoods impacted by foreclosed, vacant houses. Definitions Buyer -The buyer of the subject property. HRA -The Housing and Redevelopment Authority in and for the City of Richfield. Property -The subject house and lot. Foreclosed Property - A house and lot that has been through a mortgage foreclosure process with the most recent owner of record, and is currently owned by a lending agency/bank. Eligibility 1. Funding is limited to the purchase of foreclosed properties, with priority given to foreclosed AND vacant properties. 2. Applicant's household incomes are not restricted. 3. Loan recipient must be the Buyer and reside in and homestead the property during the life of the loan. 4. The house and property to be purchased must be located within the City of Richfield municipal boundaries. ~' `~ 5. Applicants must complete a City of Richfield HRA FPIP Application and submit it at least 30 days prior to closing. 6. Eligible properties must meet minimum health and safety requirements. Loans will not be issued for uninhabitable properties. Determination of habitability will be at the discretion of the HRA based on City of Richfield Point of Sale Inspection report and physical inspection conducted by HRA staff or HRA contracted inspector. Terms and Conditions 1. Maximum loan amount is $10,000 per eligible household for down-payment assistance and $15,000 per eligible household for rehab assistance. 2. Rehab assistance loans will only be issued in conjunction with the purchase of a foreclosed house. 3. Only one loan per eligible household. 4. Funds can be used city-wide within the City of Richfield boundaries. 5. Funds can be used for down-payment assistance OR for rehab/improvement projects associated with the property. 6. Buyers will be required to sign an Agreement (Agreement) with the City of Richfield Housing and Redevelopment Authority consenting to all loan requirements prior to loan disbursement. 7. Funds for down-payment assistance will be disbursed at closing. 8. Funds for construction/rehab projects will be disbursed in three installments as detailed in the Agreement. 9. Alien will be placed against the property by the HRA for the full loan amount. l0. Funds will be awarded in the form of a five-year, zero-interest, forgivable loan. 11. Buyer must reside in and homestead the property during the life of the loan. If at anytime during the life of the loan the property is vacant for a period of six consecutive months or longer, or the property is no longer homesteaded, the loan will be required to be repaid in full. 12. If the house is sold or the title transferred during the loan period, the loan will be required to be repaid in full. 13. Any mortgage or financing for the property must be in the form of a fixed interest rate. 14. The HRA reserves the right to refuse loan issuance to properties deemed to be un- inhabitable. 15. The HRA may conduct an inspection of the property to verify rehab work has been completed in compliance with documentation submitted for the loan. 16. Loan funds are available on a limited basis. Data Privacy All information secured through the program is subject to the Minnesota Data Privacy Act. General Program Marketing Program marketing is entirely at the discretion of the HRA. It may include the following: 2 s ~' `J 1. Buyer Solicitation. The HRA may market the program to Buyers through promotional articles, direct mail, the Internet, or other methods as deemed appropriate. End Buyers may be any financially eligible family. The HRA is a Fair Housing agency. 3 ~~, 02/18/09 FORECLOSURE PURCHASE INCENTIVE PROGRAM DOWN-PAYMENT ASSISTANCE LOAN AGREEMENT Between THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA and at This Instrument Drafted by: Kennedy & Graven, Chartered 470 U.S. Bank Plaza 200 South Sixth Street Minneapolis, Minnesota 55402 Telephone: (612) 337-9300 345290v1 JBDRC125-1 ^~ AGREEMENT THIS AGREEMENT, made and entered into as of this day of 200_, by and between the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of the State of Minnesota, having its principal office at 6700 Portland Avenue, Richfield, Minnesota , (HRA), and (Buyer). WITNESSETH: WHEREAS, the City of Richfield (City) and the HRA have previously created and established a Redevelopment Project (Project) and Tax Increment Financing District (TIF District) pursuant to the authority granted in Minnesota Statutes, Sections 469.001 through 469.047 and Sections 469.174 through 469.179 (collectively, the Acts); .and WHEREAS, pursuant to the Acts, the City and the HRA have previously adopted a redevelopment plan (Redevelopment Plan) and a tax increment financing plan (TIF Plan) to finance all or a portion of the public development costs of the Project; and WHEREAS, in order to achieve the objectives of the Redevelopment Plan and TIF Plan as hereinafter defined and particularly to make specified land in the Project available for development by private enterprise for and in accordance with the Redevelopment Plan, the HRA has determined to provide substantial aid and assistance to finance public development costs in the Project; and WHEREAS, the HRA has become concerned that within the Project there is an increasing number of homes which have been foreclosed and are standing vacant, and, in many cases are not being adequately secured or maintained; and WHEREAS, under such circumstances, the properties themselves are subject to deterioration; and the entire neighborhood is subject to the impacts caused by such conditions; and WHEREAS, the HRA, in recognition of the need to provide decent, safe and sanitary housing in the community has established a deferred loan program which is designed to provide assistance to individuals who are acquiring foreclosed properties within the Project, and in furtherance of the goals and objectives of the plan for the Project; and. WHEREAS, the Buyer has proposed to purchase and occupy such a property which the HRA has determined will promote and carry out the objectives of the Project, will assist in carrying out the obligations of the Redevelopment Plan and TIF Plan, will be in the vital best interests of the City and the health, safety and welfare of its residents and is in accord with the public purposes and provisions of the applicable state and local laws and requirements under which development in the Project has been undertaken and is being assisted. 345290v1 JBD RC125-1 1 ~' V NOW, THEREFORE, in consideration of the mutual covenants and obligation of the HRA and the Buyer, each parry does hereby represent, covenant and agree with the other as follows: ARTICLE I. DEFINITIONS, EXHIBITS, RULES OF INTERPRETATION Section 1.1. Definitions. In this Agreement, the following terms have the meaning given below unless the context clearly requires otherwise: (a) Cam. The City of Richfield, Minnesota. (b) Down Payment. The Buyer's equity contribution which is required by the lender as a precondition to making the loan. (c) Closing The date on which Buyer closes on the Purchase of the Property. (d) Guidelines The guidelines adopted by the HRA as such are applicable to the providing of down payment assistance. (e) Pro a .The real property legally described as: [Insert Legal] Located on land having a street address o£ [Insert Address] (f) Unavoidable Delays. Delays which are the direct result of strikes, labor troubles, fire or other casualty to the Improvements, litigation commenced by third parties which results in delays or acts of any federal, state or local government, except those contemplated by this Agreement, which are beyond the control of the Buyer. Section 1.2 Exhibits. The following Exhibits are attached to and by reference made a part of this Agreement: A.. Guidelines B. The Note and Mortgage Section 1.3 Rules ofRules of Interpretation. (a) This Agreement shall be interpreted in accordance with and governed by the laws of the State of Minnesota. 345290v1 JBD RC125-1 . 2 ~~ (b) The words "herein" and "hereof ' and words of similar import, without reference to any particular section or subdivision refer to this Agreement as a whole rather than any particular section or subdivision hereof. (c) References herein to any particular section or subdivision hereof are to the section or subdivision of this Agreement as originally executed. (d) Any titles of the several parts, articles and sections of this Agreement are inserted for convenience and reference only and shall be disregarded in construing or interpreting any of its provisions. ARTICLE II. REPRESENTATIONS AND UNDERTAHINGS Section 2.1 By the Buver. The Buyer makes the following representations and undertakings: (a) ,The Buyer has the legal authority and power to enter into this Agreement and has duly authorized the execution, delivery and performance of this Agreement; (b) The Buyer has the necessary equity capital or will obtain commitments for financing necessary for acquisition of the Property; (c) The Buyer is familiar with the Guidelines as they relate to down payment assistance, and agrees to follow and be bound.by them; (f) Buyer intends to reside at the Property following Closing and to use the same as Buyer's principal residence; and is not acquiring the Property for the purpose of resale or speculation. Section 2.2 By the HRA. The HRA makes the following representations as the basis for the undertaking on its part herein contained: (a) The HRA is authorized by law to enter into this Agreement and to carry out its obligations hereunder; and (b) The HRA will, in a timely manner; subject to all notification requirements, review and act upon all submittals and applications of the Buyer. ARTICLE III. ACQUISITION OF PROPERTY; CONVEYANCE TO BUYER Section 3.1 Purchase of Property by Buver. The Buyer has, or will utilize its best efforts to enter into a binding agreement to purchase the Property. Upon determination by the HRA that Buyer has entered into a binding purchase agreement for the purchase of the Property, 345290v1 JBDRC125-1 3 ~-lo the HI2A will deliver to Buyer the Note described in Section 5.1. If no binding purchase agreement is entered into within 30 days from the date of this Agreement, either the HRA or the Buyer may declare this Agreement null and void, and the parties will thereby be released from any further obligation hereunder. Section 3.3 Closing. Closing must take place on or before , 200_, or such other date as may be agreed to by the Buyer and HRA in writing. At Closing, the Buyer will provide the HRA with a mortgage in recordable form (and pay for the cost of recording). The mortgage will be a first lien on the Property and will act as security for repayment of any Down Payment funds provided to the Buyer at Closing in the event that Buyer defaults on any of its obligations hereunder or under the Note. The Mortgage and Note will be in substantially the form shown on the attached Exhibit B. ARTICLE IV. [Blank] ARTICLE V. DOWN PAYMENT ASSISTANCE Section 5.1 Issuance of the Note. As consideration for Buyer's obligations, and subject to all of the conditions of this Agreement, the HRA agrees to provide the Buyer with a Down Payment Assistance in the amount of $10,000. Upon the Buyer providing the HRA with evidence that Buyer has entered into a purchase agreement for the purchase of the Property, the HRA will deliver to Buyer a promissory note in substantially the form of the Note contained in the attached Exhibit B. Payment of the Down Payment Assistance will be exclusively subject to .and in accordance with the terms of the Note as such are contained in the Note or described in this Agreement. Section 5.2 Note Terms. In addition to terms contained in the Note, the Note will be subject to the following: (a) Assuming the Buyer is in compliance with Buyers obligations, the Note will be payable at Closing. (b) The Note will be cancelled if the Closing does not occur by the last date provided in Section 3.3. (c) The Note will not bear interest. (d) The Note may be canceled by the HItA in the event that the Buyer is in default of any of its obligations under this Agreement. (e) The Note may not be assigned or pledged unless the proposed recipient certifies to the HRA that it is aware of and accepts .to the conditions of the Note governing payment. 345290v1 JBD RC125-1 4 s-r~ (f) Repayment of the Down Payment Assistance paid to Buyer under the Note is required in the event that the Buyer fails to meet the time requirements of Sections 3.3 and 3.4. The Note will be subject to repayment if: (i) the Buyer does not continue to own and occupy the property as its primary residence for a period of at least five years following Closing; (ii) the Buyer fails to obtain homestead classification for the Property as soon as possible following Closing; or (iii) Buyer fails to continuously maintain the homestead classification for the Property for five years following the Closing. Such repayment obligation will be secured by a mortgage in substantially the form shown in Exhibit B which will be delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. (g) If the Buyer shall continue to observe all of the covenants and requirements and obligations imposed on Buyer under this Agreement and in the Note for a period of five years from the date of Closing, then the Buyer's obligation to repay the Down Payment Assistance will terminate and be of no further force and effect; and that an instrument discharging the Mortgage will be provided to Buyer for recording at the Buyer's request. ARTICLE VI. FINANCING Section 6.1 Financing. Within 15 days of the date of execution of this Agreement, the Buyer shall submit to the HRA evidence of a commitment for financing for the purchase of the Property in compliance with the provisions of Section 2.1(b) of this Agreement. The evidence must include an acknowledgment by the proposed lender that it is aware of the terms of this Agreement as they relate to the Note and Mortgage. Such evidence will also be sufficient to determine the amount of Down Payment that will be required to complete the purchase.. If the HRA finds that the financing together with the Down Payment Assistance and other equity available to Buyer is adequate in amount to provide for the purchase of the Property, the HRA shall notify the Buyer of its approval. If the HRA rejects the evidence of financing as inadequate, the Buyer shall have 30 days or such additional period of time as the Buyer may reasonably require from the date of such notification to submit evidence of financing satisfactory to the HRA. If the Buyer fails to submit such evidence or fails to use due diligence in pursuing financing, the HRA may terminate this Agreement and, if issued, cancel the Note, and both parties shall be released from any further obligation or liability hereunder, or under the Note. Section 6.2 Copy of Notice of Default to Lender. Whenever the HRA shall deliver any notice or demand to the Buyer with respect to any Event of Default by the Buyer in its obligations or covenants under this Agreement, the HRA shall at the same time forward a copy of 345290v1 JBDRC125-1 5 5-/~ such notice or demand to each Holder of any Mortgage authorized by the Agreement at the last address of such Holder shown in the records of the HRA. Section 6.3 Subordination. In order to facilitate obtaining financing for the purchase of the Property by the Buyer, the HRA shall agree to modify this Agreement, the Note or the Mortgage in the manner and to the extent the HRA deems reasonable, upon request by the financial institution and the Buyer. ARTICLE VII. PROHIBITIONS AGAINST ASSIGNMENT AND TRANSFER Section 7.1 Representation as to Redevelopment. The Buyer represents and agrees that its undertakings pursuant to the Agreement, are not for speculation in land holding. The Buyer further recognizes that, in view of the importance of the Development to the general welfare of Richfield and the substantial financing and other public aids that have been made available by the HRA for the purpose of making the .Development possible, the qualification and identity of the Buyer are of particular concern to the HRA. The Buyer further recognizes that it is because of such qualifications and identity that the HRA is entering into this Agreement, and, in so doing, is further willing to rely on the representations and undertakings of the Buyer for the faithful performance of all undertakings and covenants agreed by the Buyer to be performed. Section 7.2 Prohibition Against Transfer of Property and Assignment of Agreement. For the reasons set out in Section 7.1 of this Agreement, the Buyer represents and agrees that prior to the issuance of the Certificate of Completion by the HRA: (a) Except only by way of security for, and only for the purpose of obtaining financing necessary to enable the Buyer or any successor in interest to the Property, or any part thereof, to perform its obligations with respect to the Development under this Agreement, and any other purpose authorized by this Agreement, the Buyer, except as so authorized, has not made or created, and that it will not make or create, or suffer to be made or created, any total or partial sale, assignment, conveyance, or any trust in respect to this Agreement or the Property or any part thereof or any interest therein, or any contract or agreement to do any of the same, without the prior written approval of the HRA. ARTICLE VIII. ,EVENTS OF DEFAULT Section 8.1 Events of Default Defined. The following shall be deemed Events of Default under this Agreement and the term shall mean, whenever it is used in this Agreement, unless the context otherwise provides, any one or more of the following events: (a) Failure by the Buyer to pay when due the payments required to be paid or secured under any provision of this Agreement; 345290v1 JBD RC125-1 6 ~- /3 (b) Failure by the Buyer to observe and substantially perform any covenant, condition, obligation or agreement on its part to be observed or performed hereunder, including the time for such performance; (c) If the Buyer shall admit in writing its inability to pay its debts generally as they become due; or shall file a petition in bankruptcy, or shall make an assignment for the benefit of its creditors, or shall consent to the appointment of a receiver of itself or of the whole or any substantial part of the Property; (d) If the Buyer, on a petition in bankruptcy filed against it, be adjudicated as bankrupt, or a court of competent jurisdiction shall enter an order of decree appointing, without the consent of the Buyer, a receiver of the Buyer or of the whole or substantially all of its property, or approve a petition filed against the Buyer seeking reorganization or arrangement of the Buyer under the federal bankruptcy laws, and such adjudication, order or decree shall not be vacated or set aside or stayed within 60 days from the date of entry thereof; or (e) If the Development is in default under any Mortgage and has not entered into a work-out agreement with the Mortgagee. Section 8.2 Remedies on Default. Whenever any Event of Default occurs, the HRA may, in addition to any other remedies or rights given the HRA under this Agreement, take any one or more of the following actions following written notice by the HRA to the Buyer as provided in Section 9.5 of this Agreement: (a) suspend its performance under this Agreement until it receives assurances from the Buyer, deemed reasonably adequate by the HRA, that the Buyer will cure its default and continue its performance under this Agreement; (b) cancel or rescind this Agreement; (c) cancel or rescind the Note; (d) foreclose on the Mortgage; (e) withhold the Certificate of Completion; or (f) take whatever action at law or in equity may appear necessary or desirable to the HRA to enforce performance and observance of any obligation, agreement, or covenant of the Buyer under this Agreement; provided, however, that any exercise by the HRA of its rights or remedies hereunder shall always be subject to and limited by, and shall not defeat, render invalid or limit in any way (a) the lien of any Mortgage authorized by this Agreement and (b) any rights or interest provided in this Agreement for the protection, of the Holders of a Mortgage; and provided further that should any Mortgagee succeed by foreclosure of the Mortgage or deed in lieu thereof to the Buyer's interest in the Property, it shall, notwithstanding the foregoing, be obligated to perform the obligations of the Buyer under this Agreement to the extent that the same have not therefore been performed by the Buyer. 345290v1 JBD RC125-1 7 "~~ Section 8.3 No Remedy Exclusive. No remedy herein conferred upon or reserved to the HRA is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the HRA or the Buyer to exercise any remedy reserved to it, it shall not be necessary to give notice, other than such notice as may be required in this Article VIII. Section 8.4 No Additional Waiver Implied by One Waiver. In the event of the occurrence of any Event of Default by either party, which Event of Default is thereafter waived by the other party, such waiver shall be limited to the particular Event of Default so waived and shall not be deemed to waive any other concurrent, previous or subsequent Event of Default. ARTICLE IX. ADDITIONAL PROVISIONS Section 9.1 Conflict of Interests; Representatives Not Individually Liable. No HRA officer who is authorized to take part in any, manner iri making this Agreement in his or her official capacity shall voluntarily have a personal financial interest in this Agreement or benefit financially there from. No member, official, or employee of the HRA shall be personally liable to the Buyer, or any successor in interest, for any Event of Default by the HRA or for any amount which may become due to the Buyer or successor or on any obligations under the terms of this Agreement. Section 9.2 Non-Discrimination. The provisions of Minnesota Statutes Section 181.59, which relate to civil rights and non-discrimination, and any affirmative action program of the City shall be considered a part of this Agreement and binding on the Buyer as though fully set forth herein. Section 9.3 Notices and Demands. Except as otherwise expressly provided in this Agreement, a notice, demand or other communication under this Agreement by either party to the other shall be sufficiently given or delivered if it is sent by mail, postage prepared, return receipt requested or delivered personally: (a) As to the HRA: Richfield HRA Executive Director 6700 Portland Avenue South Richfield, MN 55423 345290v1 JBD RC125-1 8 5- I ~.- (b) As to the Buyer: or at such other address with respect to either such party as that party may, from time to time, designate in writing and forward to the other as provided in this Section 9.3. Section 9.4 Counterparts. This Agreement may be simultaneously executed in any number of counterparts, all of which shall constitute one and the same instrument. IN WITNESS WHEREOF, the HRA has caused this Agreement to be duly executed in its name and behalf and its seal to be hereunto duly affixed and the Buyer has caused this Agreement to be duly executed as of the day and year first above written. THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA By Its Chairperson By Its Executive Director Buyer 345290v1 JBD RC125-1 9 ~'~~ STATE OF MINNESOTA ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of 200 , by ,the Chairperson of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. STATE OF MINNESOTA COUNTY OF Notary Public SS The foregoing instrument was acknowledged before me this day of 200 , by ,the Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this 200 , by Notary Public day of 345290v1 JBD RC125-1 10 ~-%7 EXHIBIT A GUIDELINES [To be attached prior to execution] JBD-236919v 1 RC 125-240 11 ~- EXHIBIT B PROMISSORY NOTE $10,000 20 The Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, a public body corporate and politic (the "Maker"), for value received, hereby promises to pay to (the "Holder") the principal sum of Ten thousand and No/100 Dollars ($10,000), with no interest as hereinafter provided, in any coin or currency which at the time or times of payment is legal tender for the payment of private debts in the United States of America. The principal of this Note is payable as follows: 1. The principal amount of the Note is as provided for in that certain agreement by and between Maker and Holder entitled: Foreclosure Purchase .Incentive Program Downpayment Assistance Agreement dated (the "Agreement") and shall bear no interest. Terms contained in this Note shall have the meanings given them in the Agreement unless a different meaning is clearly indicated. 2. The Note shall be due and payable the Note will be .payable at Closing. No amount shall be due or payable prior to that date. 3. This Note will be cancelled if the Closing does not occur by the last date provided in Section 3.3 of the Contract. 4. This Note is given pursuant to the Agreement. All of the agreements, conditions, covenants, provisions, and stipulations and remedies contained in the Agreement are hereby made a part of this Note to the same extent and with the same force and effect as if they were fully set forth herein. It is agreed that time is of the essence of this Note. If a default by the Maker or the Holder occurs under the Agreement, then the Holder or Maker may at its right and option, exercise any rights it may have under law or at equity, under the Agreement, and under the Note. 5. The remedies of the Maker or Holder as provided herein, and in the Agreement, or any other instrument, shall be cumulative and concurrent and may be pursued singly, successively, or together, and, at the sole discretion of the Maker or Holder, may be exercised as often as occasion therefore shall occur; and the failure to exercise any such right or remedy shall in no event be construed as a waiver or release thereof. The Maker or Holder shall not be deemed, by any act of omission or commission, to have waived any of its rights or remedies hereunder unless such waiver is in writing and signed by the Maker or Holder and then only to the extent specifically set forth in the writing. A waiver with reference to one event shall not be construed as continuing or as a bar to or waiver of any right or JBD-236919v1 RC 125-240 12 S- I ~ remedy as to a subsequent event. This Note may not be amended, modified, or changed except only by an instrument in writing signed by the party against whom enforcement of any such amendment, modifications, or change is sought. 6. This Note shall be governed by and construed in accordance with the laws of the state of Minnesota without regard to its conflict of laws provisions. Any disputes, controversies, or claims arising out of this Note shall be heard in the state or federal courts of Minnesota, and all parties to this Note waive any objection to the jurisdiction of these courts, whether based on convenience or otherwise 7. Holder may not assign, transfer or pledge this Note without the prior written consent of the Maker. Maker may condition consent on obtaining a certification from the proposed assignee, transferee or pledgee acknowledging and agreeing to Maker's rights to cancel the Note in accordance with the terms of the Note and the Agreement. 8. IT IS HEREBY CERTIFIED AND RECITED that all conditions, acts, and things required to exist, happen, and be performed precedent to or in the issuance of this Note do exist, have happened, and have been performed in regular and due form as required by law. 9. Any payments paid to Buyer under the Note will be repaid to the HRA in the event that the Buyer fails to meet the requirements of the Agreement. Such repayment obligation will be secured by a mortgage in substantially the form shown in Exhibit B of the Agreement which will be executed and delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. IN WITNESS WHEREOF, the Maker has caused this Note to be duly executed as of the _ day of , 20 HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA By: Executive Director ATTEST: Board Secretary Dated: JBD-236919v1 RC 125-240 13 5- ~ d EXHIBIT B (cont'd) P. O. Box 198 Kennedy & Graven MORTGAGE This Indenture made this day of 200_, between Mortgagor, and THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA, a Minnesota public body corporate and politic under the laws of the State of Minnesota, Mortgagee. Witnesseth: That the said Mortgagor, in consideration of the sum of One ($1.00) Dollar and other good, valuable and sufficient consideration, the receipt whereof is hereby acknowledged, does hereby Grant, Bargain, Sell, and Convey unto the said Mortgagee, its successors and assigns, Forever, all the tracts or parcels of land lying and being in the County of Hennepin and State of Minnesota, described as follows, to-wit: The separate tracts and parcels of land described in the attached Exhibit A. (The "Property") To Have and to Hold the Same, Together with the hereditaments and appurtenances thereto belonging to the said Mortgagee, its successors and assigns, forever. And the said Mortgagor, for itself, and its successors and assigns, does covenant with the said Mortgagee, its successors and assigns, as follows: That it is lawfully seized of said premises and has good right to sell and convey the same; that the same are free from all incumbrances, save and except reservations, restrictions and easements of record; that the Mortgagee, its successors and assigns, shall quietly enjoy and possess the same; and that the Mortgagor will Warrant and Defend the title to the same against all lawful claims not hereinbefore specifically excepted. Provided, Nevertheless, That if said Mortgagor, its successors and assigns, shall keep and perform each and every one of its obligations to be performed by Mortgagor under and pursuant to that certain Agreement dated as of (the "Agreement"), made and entered into between Mortgagor and Mortgagee, and shall keep and perform all the covenants and agreements herein contained, then this deed to be null and void, and to be released at the Mortgagor's expense. This Mortgage secures a principal debt in the amount of $10,000 payable by Mortgagor to Mortgagee under the terms of the Agreement, and amendments thereto, between Mortgagor and Mortgagee. And the Mortgagor, for itself, and its successors and assigns, does hereby covenant and agree with the Mortgagee, its successors and assigns, to perform its obligations as above specified, to pay all taxes and assessments now due or that may hereafter become liens against said premises at least ten JBD-236919v 1 RC 125-240 14 5 ~i (10) days before penalty attaches thereto; to pay, when due, both principal and interest of all prior liens or incumbrances, and to keep said premises free and clear of all other liens or incumbrances; to commit or permit no waste on said premises and to keep them in good repair; to complete forthwith any improvements which may hereafter be under course of construction thereon, and to pay any other expenses and attorneys' fees incurred by said Mortgagee, its successors or assigns, by reason of litigation with any third party for the protection of the lien of this Mortgage. That Mortgagor, does further covenant and agree that if any lien for labor, skill or material shall be filed for record during the life of this Mortgage, upon or against the premises hereby mortgaged, the said Mortgagor will,, within thirty (30) days after the date of its filing for record, either pay off the said lien and secure its satisfaction of record, or will protect the Mortgagee against any loss or damage growing out of its enforcement, by furnishing a bond for the same amount in the form and with the sureties to be approved by the Mortgagee. In case of failure to pay said taxes and assessments, prior liens or incumbrances, expenses and attorneys' fees as above specified, or to insure said buildings and deliver the policies as aforesaid, the Mortgagee, its successors or assigns, may pay such taxes, assessments, prior liens, expenses and attorneys' fees and interest thereon, or effect such insurance, and the sums so paid shall bear interest at the highest rate permitted by law from the date of such payment, shall be impressed as an additional lien upon said premises, and be immediately due and payable from the Mortgagor, its successors or assigns, to said Mortgagee, it successors or assigns, and this Mortgage shall from date thereof secure the repayment of such advance with interest. In case of default in any of the foregoing covenants, the Mortgagor confers upon the Mortgagee the option of declaring a default and hereby authorizes and empowers said Mortgagee, its successors and assigns, to foreclose this Mortgage by judicial proceedings or to sell said premises at public auction and convey the same to the purchaser in fee simple in accordance with the statute, and out of the money arising from such sail to retain all sums secured hereby, with interest and all legal costs and charges of such foreclosure and the maximum attorneys' fee permitted by law, which costs, charges and fees the Mortgagor herein agrees to pay. In Testimony Whereof, The said Mortgagor has hereunto set its hand the day and year first above written. JBD-236919v1 RC 125-240 15 ~'~ STATE OF MINNESOTA COUNTY OF HENNEPIN The foregoing instrument was acknowledged before me this day of September, 2003, by (Notary Stamp or Seal) Notary Public This Instrument was Drafted by: Kennedy & Crraven, Chartered 470 Pillsbury Center Minneapolis, MN 55402 (612)337-9300 JBD-236919v1 RC 125-240 16 s -a3 EXHIBIT A LEGAL DESCRIPTION [To be inserted before execution] 345290v1 JBDRC125-1 C-1 s-a ~f 02/ 18/09 FORECLOSURE PURCHASE INCENTIVE PROGRAM REHABILITATION LOAN AGREEMENT Between THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA and at This Instrument Drafted by: Kennedy & Graven, Chartered 470 U.S. Bank Plaza 200 South Sixth Street Minneapolis, Minnesota 55402 Telephone: (612) 337-9300 345293v1 JBD RC125-1 -a s- AGREEMENT THIS AGREEMENT, made and entered into as of this day of z 200_, by and between the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of the State of Minnesota, having its principal office at 6700 Portland Avenue, Richfield, Minnesota (HRA), and (Buyer). WITNESSETH: WHEREAS, the City of Richfield (City) and the HRA have previously created and established a Redevelopment Project (Project) and Tax Increment Financing District (TIF District) pursuant to the authority granted in Minnesota .Statutes, Sections 469.001 through 469.047 and Sections 469.174 through 469.179 (collectively, the Acts); and WHEREAS, pursuant to the Acts, the City and the HRA have previously adopted a redevelopment plan (Redevelopment Plan) and a tax iricrement financing plan (TIF Plan) to finance all or a portion of the public development costs of the Project; and WHEREAS, in order to achieve the objectives of the Redevelopment Plan and TIF Plan as hereinafter defined and particularly to make specified land in the Project available for development by private enterprise for and in accordance with the Redevelopment Plan, the HRA has determined to provide substantial aid and assistance to finance public development costs in the Project; and WHEREAS, the HRA has become concerned that within the Project there is an increasing number of homes which have been foreclosed and are standing vacant, and, in many cases are not being adequately secured or maintained; and WHEREAS, under such circumstances, the properties themselves are subject to deterioration; and the entire neighborhood is subject to the impacts caused by such conditions; and WHEREAS, the HRA, in recognition of the need to provide decent, safe and sanitary housing in the community has established a deferred loan program which is designed to provide assistance to individuals who are acquiring and doing rehabilitation to foreclosed properties within the Project, and in furtherance of the goals and objectives of the plan for the Project; and. WHEREAS, the Buyer has proposed a development as hereinafter defined within the Project which the HRA has determined will promote and carry out the objectives for which the Project has been undertaken, will assist in carrying out the obligations of the Redevelopment Plan and TIF Plan, will be in the vital best interests of the City and the health, safety and welfare of its residents and is in accord with the public purposes and provisions of the applicable state and local laws and requirements under which development in the Project has been undertaken and is being assisted. 345293v1 JBD RC125-1 1 ~'~ NOW, THEREFORE, in consideration of the mutual covenants and obligation of the HRA and the Buyer, each parry does hereby represent, covenant and agree with the other as follows: ARTICLE I. DEFINITIONS, EXHIBITS, RULES OF INTERPRETATION Section 1.1. Definitions. In this Agreement, the following terms have the meaning given below unless the context clearly requires otherwise: (a) Cam. The City of Richfield, Minnesota. (b) Rehabilitation Plans. Collectively, the plans, drawings and related documents related to the Improvements, which are listed on Exhibit D. (d) Development. The Property and the Improvements to be constructed thereon according to the Rehabilitation Plans approved by the HRA. (f) Closing The date on which Buyer closes on the Purchase of the Property. (h) Improvements. Each and all of the site improvements to be constructed on the Property by the Buyer, as specified in the Rehabilitation Plans approved by the HRA. (i) Guidelines. The guidelines adopted by the HRA as such are applicable to the providing of rehabilitation assistance. (j) Mortgage and Holder. The term "mortgage" shall include the mortgages referenced in Article VI of this Agreement and any deed of trust or other instrument creating an encumbrance or lien upon the Property or any part thereof, as security for a loan. The term "holder" in reference to a mortgage includes any insurer or guarantor (other than the Buyer) of any obligation or condition secured by such mortgage or deed of trust. (k) Pro er .The real property legally described as: [Insert Legal) Located on land having a street address of: [Insert Address] (r) Unavoidable Delays. Delays which are the direct result of strikes, labor troubles, fire or other casualty to the Improvements, litigation commenced by third parties which results in 345293v1 JBD RC125-1 2 -~~ delays or acts of any federal, state or local government, except those contemplated by this Agreement, which are beyond the control of the Buyer. Section 1.2 Exhibits. The following Exhibits are attached to and by reference made a part of this Agreement: A. Form of Certificate of Completion B. Guidelines C. The Note and Mortgage D. Rehabilitation Plan Section 1.3 Rules of Interpretation. (a) This Agreement shall be interpreted in accordance with and governed by the laws of the State of Minnesota. (b) The words "herein" and "hereofl' and words of similar import, without reference to any particular section or subdivision refer to this Agreement as a whole rather than any particular section or subdivision hereof. (c) References herein to any particular section or subdivision hereof are to the section or subdivision of this Agreement as originally executed. (d) Any titles of the several parts, articles and sections of this Agreement are inserted for convenience and reference only and shall be disregarded in construing or interpreting any of its provisions. ARTICLE II. REPRESENTATIONS AND UNDERTAKINGS Section 2.1 By the Buyer. The Buyer makes the following representations and undertakings: (a) The Buyer has the legal authority and power to enter into this Agreement and has duly authorized the execution, delivery and performance of this Agreement; (b) The Buyer has the necessary equity capital or will obtain commitments for financing the necessary for acquisition of the Property and construction of the Improvements; (c) The Buyer will construct the Improvements in accordance with the terms of this Agreement and all local, state and federal laws and regulations; (d) The Buyer will obtain, in a timely manner, all required permits, licenses and approvals, and will meet; in a timely manner, the requirements of all local, state and federal laws and regulations which must be obtained or met before the Improvements may be constructed; and 345293v1 JBDRC125-1 3 ~~ (e) The plans for the Improvements have been prepared by a qualified draftsperson or architect, or other person acceptable to the HRA, as appropriate. If the proposed improvements do not require a plan to be prepared, buyer agrees to submit a detailed list of the proposed improvements to the Property, detailing the project and materials. (fj Buyer intends to reside at the Property following the Closing and to use the same as Buyer's principal residence; and is not acquiring the Property for the purpose of resale or speculation. Section 2.2 By the HRA. The HRA makes the following representations as the basis for the undertaking on its part herein contained: (a) The HRA is authorized by law to enter into this Agreement and to carry out its obligations hereunder;. and (b) The HRA will, in a timely manner, subject to all notification requirements, review and act upon all submittals and applications of the Buyer and will cooperate with the efforts of Buyer to secure the granting of any permit, license, or other approval required to allow the construction of the Improvements. ARTICLE III. ACQUISITION OF PROPERTY; CONVEYANCE TO BUYER Section 3.1 Purchase of Property by Buyer. The Buyer has, or will utilize its best efforts to enter into a binding agreement to purchase the Property. Upon determination by the HRA that Buyer has entered into a binding purchase agreement for the purchase of the Property, the HRA will deliver to Buyer the Note described in Section 5.1. If no binding purchase agreement is entered into within 15 days from the date of this Agreement, either the HRA or the Buyer may declare this Agreement null and void, and the parties will thereby be released from any further obligation hereunder. Section 3.3 Closin Closing must take place on or before , 200_, or such other date as may be agreed to by the Buyer and HRA in writing. At Closing, the Buyer will provide the HRA with a mortgage in recordable form (and pay for the cost of recording). The mortgage will be a first lien on the Property and will act as security for repayment of any of the Rehabilitation Loan advanced to the Buyer in the event that construction of the Improvements is not completed on or before the date specified in Section 4.3. The Mortgage will be in substantially the form of the mortgage shown on the attached Exhibit C. ARTICLE IV. CONSTRUCTION OF IMPROVEMENTS Section 4.1. Construction of Improvements. The Buyer shall construct the Improvements on the Property in accordance with the Rehabilitation Plans and shall maintain, preserve and keep the Improvements in good repair and condition. 345293v1 JBD RC125-1 4 ~~-a ~ Section 4.2. Building Plans. No building permit will be issued by the City unless the building plans are in conformity with the Rehabilitation Plans and all local, state and federal regulations. The HRA shall, within 25 days of receipt of Rehabilitation Plans submitted in application for a building permit, review such Rehabilitation Plans to determine whether the foregoing requirements have been met. If the HRA determines such Rehabilitation Plans to be deficient, it shall notify the Buyer in writing stating the deficiencies and the steps necessary for correction. Issuance of the building permit by the City shall be a conclusive determination that the Rehabilitation Plans have been approved and shall satisfy the provisions of this Section 4.2. Section 4.3 Schedule of Construction. Subject to Unavoidable Delays, construction of the Improvements shall be completed prior to , 200 .All construction shall be in conformity with the approved Rehabilitation Plans. Periodically during construction the Buyer shall make reports in such detail as may reasonably be requested by the HRA concerning the actual progress of construction. If at any time prior to completion of construction the HRA has cause to believe that the Buyer will be unable to complete construction of the Improvements in the time permitted by this Section 4.3, it may notify the Buyer and demand assurances from the Buyer regarding the Buyer's construction schedule. If such assurances are not forthcoming or are deemed by the HRA at its sole discretion to be inadequate, the HRA may declare an Event of Default and may avail itself of any of the remedies specific in Section 8.2 of this Agreement. Section 4.4 Certificate of Completion. Promptly after notification by the Buyer of completion of construction of the Improvements, the HRA shall inspect the construction to determine whether the Improvements have been completed in accordance with the Rehabilitation Plans and the terms of this Agreement, including the date of the completion thereof. In the event that the HRA is satisfied with the construction, the HRA shall furnish the Buyer with a Certificate of Completion in the form attached hereto as Exhibit A. Such certification by the HRA shall be a conclusive determination of satisfaction and termination of the agreements and covenants in this Agreement with respect to the obligation of the Buyer to construct the Improvements. Issunce of the Certificate of Completion shall also serve as a satisfaction of any obligation of Buyer under the Note and Mortgage. If the HRA shall refuse or fail to provide certification in accordance with the provisions of this Section 4.4, the HRA shall within 15 days of such notification provide the Buyer with a written statement, indicating in adequate detail in what respects the Buyer has failed to complete the Improvements in accordance with the provisions of this Agreement necessary, in the opinion of the HRA, for the Buyer to take or perform in order to obtain such certification. Section 4.5 Failure to Construct. In the event that construction of the Improvements is not completed as provided in Section 4.3 of this Agreement, an Event of Default shall be deemed to have occurred, and the HRA may proceed with its Remedies on Default under this Agreement. 345293v1 JBD RC125-1 5 5~~3c~ ARTICLE V. REHABILITATION LOAN Section 5.1 Issuance of the Note. As consideration for Buyer's covenant to construct the Improvements, and subject to all of the conditions of this Agreement, the HRA agrees to provide the Buyer with a Rehabilitation Loan in the amount of $15,000. Upon the Buyer providing the HRA with evidence that Buyer has entered into a purchase agreement for the purchase of the Property, the HRA will deliver to Buyer a promissory note in substantially the form of the attached Exhibit C. Payment of the Rehabilitation Loan will be exclusively subject to and in accordance with the terms of the Note as such are contained in the Note or described in this Agreement. Section 5.2 Note Terms. The terms of the Note will include the following: (a) Assuming the Buyer is in compliance with Buyers obligations, the Note will be payable in three installments. The first installment of $3,750 will be due and payable at Closing, the second installment of $3,750 will be due and payable not later than five days following notification and verification of the issuance a building permit for construction of the Improvements., and the final installment of $7,500 on the date of the issuance of a Certificate of` Completion showing full completion of all of the Improvements. In the event the Improvements do not require a building permit, the second installment will be due and payable upon the submission of receipts for the Improvements totaling $5,000 or more. (b) The Note will be cancelled if the Closing does not occur by the last date provided in Section 3.3; or if construction of the Improvements are not fully completed by the last date provided in Section 4.3. (c) The Note will not bear interest. (d) The Note may be canceled by the HRA in the event that the Buyer is in default of any of its obligations under this Agreement. (e) The Note may not be assigned or pledged unless the proposed recipient certifies to the HRA that it is aware of and accepts to the conditions of the Note governing payment. (f) The Note will provide for repayment of the any Rehabilitation Loan payments paid to Buyer under the Note in the event that the Buyer fails to meet the time requirements of Sections 3.3 and 4.3. Such repayment obligation will be secured by a mortgage in substantially the form shown in Exhibit C which will be delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. (g) The Note will also provide that if the Buyer continues to observe all of the covenants and requirements and obligations imposed on Buyer under this Agreement, any other agreements between the HRA and Buyer with respect to the Property, and in the Note for a period of five years from the date of Closing, then the Buyer's obligation to repay the 345293v1 JBD RC125-1 6 5-3 ~ Rehabilitation Loan will be forgiven, terminate and be of no further force and effect; and an instrument discharging the Mortgage will thereupon be provided to Buyer for recording at the Buyer's request. Section 5.3 Payments Under the Note. On the date payments are due under the Note, the HRA will make such payments by delivering the amount due to either the lending institution providing financing for construction of the Improvements, or the title company servicing the construction loan. Such lending institution or title company may then use the delivered funds to make payment to any contractor or materialman for work or materials actually furnished in connection with the Improvements In the event that no lending institution or title company is available to serve in that capacity, the HRA shall disburse the payments, when due, in any manner which in its reasonable judgment will assure that the funds will be expended for construction of the Improvements. ARTICLE VI. FINANCING Section 6.1 Financing. If additional financing is required for the Improvements, within 30 days of the date of execution of this Agreement by all the parties, the Buyer shall submit to the HRA evidence of financing for the Improvements in compliance with the provisions of Section 2.1(b) of this Agreement. If the HRA finds that the amount of such financing along with the Rehabilitation Loan is adequate in amount to provide for the construction of the Improvements, the HRA shall notify the Buyer of its approval. If the HRA rejects the evidence of financing as inadequate, the Buyer shall have 30 days or such additional period of time as the Buyer may reasonably require from the date of such notification to submit evidence of financing satisfactory to the HRA. If the Buyer fails to submit such evidence or fails to use due diligence in pursuing financing, the HRA may terminate this Agreement and both parties shall be released from any further obligation or liability hereunder, except for the HRA's remedies pursuant to Section 4.5 of this Agreement. Section 6.2 Copy of Notice of Default to Lender. Whenever the HRA shall deliver any notice or demand to the Buyer with respect to any Event of Default by the Buyer in its obligations or covenants under this Agreement, the HRA shall at the same time forward a copy of such notice or demand to each Holder of any Mortgage authorized by the Agreement at the last address of such Holder shown in the records of the HRA. Section 6.3 Subordination. In order to facilitate obtaining financing for the purchase of the Property or the construction of the Improvements by the Buyer, the HRA may agree to modify this Agreement, the Note or the Mortgage in the manner and to the extent the HRA deems reasonable, upon request by the financial institution and the Buyer. 345293v1 JBD RC125-1 7 5 -3 2 ARTICLE VII. PROHIBITIONS AGAINST ASSIGNMENT AND TRANSFER Section 7.1 Representation as to Redevelopment. The Buyer represents and agrees that its undertakings pursuant to the Agreement, are for the purpose of development of the Property and not for speculation in land holding. The Buyer further recognizes that, in view of the importance of the Development to the general welfare of Richfield and the substantial financing and other public aids that have been made available by the HRA for the purpose of making the Development possible, the, qualification and identity of the Buyer are of particular concern to the HRA. The Buyer further recognizes that it is because of such qualifications and identity that the HRA is entering into this Agreement, and, in so doing, is further willing to rely on the representations and undertakings of the Buyer for the faithful performance of all undertakings and covenants agreed by the Buyer to be performed. Section 7.2 Prohibition Against Transfer of Property and Assignment of Agreement. For the reasons set out in Section 7:1 of this Agreement, the Buyer represents and agrees that prior to the issuance of the Certificate of Completion by the HRA: (a) Except only by way of security for, and only for the purpose of obtaining financing necessary to enable the Buyer or any successor in interest to the Property, or any part thereof, to perform its obligations with respect to the Development under this Agreement, and any other purpose authorized by this Agreement, the Buyer, except as so authorized, has not made or created, and that it will not make or create, or suffer to be made or created, any total or partial sale, assignment, conveyance, or any trust in respect to this Agreement or the Property or any part thereof or any interest therein, or any contract or agreement to do any of the same, without the prior written approval of the HRA. ARTICLE VIII. EVENTS OF DEFAULT Section 8.1 Events of Default Defined. The following shall be deemed Events of Default under this Agreement and the term shall mean, .whenever it is used in this Agreement, unless the context otherwise provides, any one or more of the following events: (a) Failure by the Buyer to pay when due the payments required to be paid or secured under any provision of this Agreement; (b) Failure by the Buyer to observe and substantially perform any covenant, condition, obligation or agreement on its part to be observed or performed hereunder, including the time for such performance; (c) If the Buyer shall admit in writing its inability to pay its debts generally 'as they become due, or shall file a petition in bankruptcy, or shall make an assignment for the benefit of 345293v1 JBDRC125-1 g S'-3 3 its creditors, or shall consent to the appointment of a receiver of itself or of the whole or any substantial part of the Property; (d) If the Buyer, on a petition in bankruptcy filed against it, be adjudicated as bankrupt, or a court of competent jurisdiction .shall enter an order of decree appointing, without the consent of the Buyer, a receiver of the Buyer or of the whole or substantially all of its property, or approve a petition filed against the Buyer seeking reorganization or arrangement of the Buyer under the federal bankruptcy laws, and such adjudication, order or decree shall not be vacated or set aside or stayed within 60 days from the date of entry thereof; or (e) If the Development is in default under any Mortgage and has not entered into a work-out agreement with the Mortgagee. Section 8.2 Remedies on Default. Whenever any Event of Default occurs, the HRA may, in addition to any other remedies or rights given the HRA under this Agreement, take any one or more of the following actions following written notice by the HRA to the Buyer as provided in Section 9.5 of this Agreement: (a) suspend its performance under this Agreement until it receives assurances from the Buyer, deemed reasonably adequate by the HRA, that the Buyer will cure its default and continue its performance under this Agreement; (b) cancel or rescind this Agreement; (c) cancel or rescind the Note; (d) foreclose on the Mortgage; (e) withhold the Certificate of Completion; or (f) take whatever action at law or in equity may appear necessary or desirable to the HRA to enforce performance and observance of any obligation, agreement, or covenant of the Buyer under this Agreement; provided, however, that any exercise by the HRA of its rights or remedies hereunder shall always be subject to and limited by, and shall not defeat, render invalid or limit in any way (a) the lien of any Mortgage authorized by this Agreement and (b) any rights or interest provided in this Agreement for the protection of the Holders of a Mortgage; and provided further that should any Mortgagee succeed by foreclosure of the Mortgage or deed in lieu thereof to the Buyer's interest in the Property, it shall, notwithstanding the foregoing, be obligated to perform the obligations of the Buyer under this Agreement to the extent that the same have not therefore been performed by the Buyer. Section 8.3 No Remedy Exclusive. No remedy herein conferred upon or reserved to the HRA is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from 345293'vl JBD RC125-1 9 5-3'{ time to time and as often as may be deemed expedient. In order to entitle the HRA or the Buyer to exercise any remedy reserved to it, it shall not be necessary to give notice, other than such notice as may be required in this Article VIII. Section 8.4 No Additional Waiver Implied by One Waiver. In the event of the occurrence of any Event of Default by either party, which Event of Default is thereafter waived by the other party, such waiver shall be limited to the particular Event of Default so waived and shall not be deemed to waive any other concurrent, previous or subsequent Event of Default. ARTICLE IX. ADDITIONAL PROVISIONS Section 9.1 Conflict of Interests; Representatives Not Individually Liable. No HRA officer who is authorized to take part in any manner in making this Agreement in his or her official capacity shall voluntarily have a personal financial interest in this Agreement or benefit financially there from. No member, official, or employee of the HRA shall be personally liable to the Buyer, or any successor in interest, for any Event of Default by the HRA or for any amount which may become due to the Buyer or successor or on any obligations under the terms of this Agreement. Section 9.2 Non-Discrimination. The provisions of Minnesota Statutes Section 181.59, which relate to civil rights and non-discrimination, and any affirmative action program of the City shall be considered a part of this Agreement and binding on the Buyer as though fully set forth herein. Section 9.3 Notices and Demands. Except as otherwise expressly provided in this Agreement, a notice, demand or other communication under this Agreement by either party to the other shall be sufficiently given or delivered if it is sent by mail, postage prepared, return receipt requested or delivered personally: (a) As to the HRA: Richfield HRA Executive Director 6700 Portland Avenue South Richfield, MN 55423 (b) As to the Buyer: or at such other address with respect to either such party as that party may, from time to time, designate in writing and forward to the other as provided in this Section 9.3. 345293v1 JBD RC125-1 10 5-~3~ Section 9.4 Counterparts. This Agreement may be simultaneously executed in any number of counterparts, all of which shall constitute one and the same instrument. IN WITNESS WHEREOF, the HRA has caused this Agreement to be duly executed in its name and behalf and its seal to be hereunto duly affixed and the Buyer has caused this Agreement to be duly executed as of the day and year first above written. THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA By Its Chairperson By Its Executive Director Buyer 345293v1 JBD RC125-1 11 53~ STATE OF MINNESOTA COUNTY OF ) SS The foregoing instrument was acknowledged before me this day of 200 , by ,the Chairperson of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA COUNTY OF SS The foregoing instrument was acknowledged before me this day of 200 , by ,the Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA COUNTY OF SS The foregoing instrument was acknowledged before me this 200 , by day of Notary Public 345293v1 JBD RC125-1 12 ~^~ ~~ EXHIBIT A FORM OF CERTIFICATE OF COMPLETION The undersigned hereby certifies that ,has fully and completely complied with its obligations under Article IV of that document entitled "Foreclosure Purchase Incentive Program Rehabilitation Loan Agreement", between the Housing and Redevelopment Authority in and for the City of Richfield, .Minnesota and dated filed as Document No. with respect to the construction of the approved construction plans at legally described as and is released and forever discharged from its obligations to construct under such above-referenced Article. DATED: STATE OF MINNESOTA ) SS COUNTY OF HENNEPIN ) By: Its: THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY RICHFIELD Chairperson By: Its: Executive Director The foregoing instrument was acknowledged before me this day of 20_, by and the Chairperson and Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of the State of Minnesota on behalf of the public body corporate and politic. This instrument was drafted by: Kennedy & Graven, Chartered 470 U.S. Bank Plaza 200 South Sixth Street Minneapolis, MN 55402 Notary Public 345293v1 JBDRC125-1 A-1 5r 3 EXHIBIT B GUIDELINES [To be attached prior to execution] JBD-236919v1 RC 125-240 ~`~~3 ~ EXHIBIT C PROMISSORY NOTE REDEVELOPMENT CREDIT NOTE $15,000 20 The Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, a public body corporate and politic (the "Maker"), for value received, hereby promises to pay to (the "Holder") the principal sum of Fifteen thousand and No/100 Dollars ($15,000), with no interest as hereinafter provided, in any coin or currency which at the time or times of payment is legal tender for the payment of private debts in the United States of America. The principal of this Note is payable as follows: 1. The principal amount of the Note is as provided for in that certain agreement by and between Maker and Holder entitled: Foreclosure Purchase Incentive Program Rehabilitation Loan Agreement dated (the "Agreement") and shall bear no interest. Terms contained in this Note shall have the meanings given them in the Contract unless a different meaning is clearly indicated. 2. The Note shall be due and payable the Note will be payable in three installments. The first installment of $3,570 will be due and payable at Closing, the second installment of $3,750 will be due and payable not later than five days following the date a building permit for construction of the Improvements is issued, and the final installment of $7,500 on the date of the issuance of a Certificate of Completion showing full completion of all of the Improvements. No amount shall be due or payable prior to those dates. 3. This Note will be cancelled if the Closing does not occur by the last date provided in Section 3.3 of the Agreement; or if construction of the Improvements are not fully completed by the last date provided in Section 4.3 of the Agreement. 4. This Note is given pursuant to the Agreement. All of the agreements, conditions, covenants, provisions, and stipulations and remedies contained in the Agreement are hereby made a part of this Note to the same extent and with the same force and effect as if they were fully set forth herein: It is agreed that time is of the essence of this Note. If a default by the Maker or the Holder occurs under the Agreement, then the Holder or Maker may at its right and option, exercise any rights it may have under law or at equity, under the Agreement, and under the Note. 5. The. remedies of the Maker or Holder as provided herein, and in the Agreement, or any other instrument, shall be cumulative and concurrent and may be pursued singly, successively, or together, and, at the sole discretion of the Maker or Holder, may be exercised as often as occasion therefore shall occur; and the failure to exercise any such right or remedy shall in no event be construed as a waiver or release thereof. JBD-236919v1 RC 125-240 3 -~ o The Maker or Holder shall not be deemed, by any act of omission or commission, to have waived any of its rights or remedies hereunder unless such waiver is in writing and signed by the Maker or Holder and then only to the extent specifically set forth in the writing. A waiver with reference to one event shall not be construed as continuing or as a bar to or waiver of any right or remedy as to a subsequent event. This Note may not be amended, modified, or changed except only by an instrument in writing signed by the party against whom enforcement of any such amendment, modifications, or change is sought. 6. This Note shall be governed by and construed in accordance with the laws of the state of Minnesota without regard to its conflict of laws provisions. Any disputes, controversies, or claims arising out of this Note shall be heard in the state or federal courts of Minnesota, and all parties to this Note waive any objection to the jurisdiction of these courts, whether based on convenience or otherwise 7. Holder may not assign, transfer or pledge this Note without the prior written consent of the Maker. Maker may condition consent on obtaining a certification from the proposed assignee, transferee or pledgee acknowledging and agreeing to Maker's rights to cancel the Note in accordance with the terms of the Note and the Agreement. 8. IT IS HEREBY CERTIFIED AND RECITED that all conditions, acts, and things required to exist, happen, and be performed precedent to or in the issuance of this Note do exist, have happened, and have been performed in regular and due form as required. by law. 9. Any Foreclosure Purchase Incentive Program Rehabilitation Loan payments paid to Buyer under the Note will be repaid to the HRA in the event that the Buyer fails to meet the requirements of the Agreement. Such repayment obligation will be secured by a mortgage in substantially the form shown in Exhibit C of the Agreement which will be executed and delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. IN WITNESS WHEREOF, the Maker has caused this Note to be duly executed as of the _ day of , 20 HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA By: Executive Director ATTEST: Board Secretary Dated: JBD-236919v 1 RC 125-240 4 ~~ P. O. Box 198 Kennedy & Graven MORTGAGE This Indenture made this day of 200_, between Mortgagor, and THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA, a Minnesota public body corporate and politic under the laws of the State of Minnesota, Mortgagee. Witnesseth: That the said Mortgagor, in consideration of the sum of One ($1.00) Dollar and other good, valuable and sufficient consideration, the receipt whereof is hereby acknowledged, does hereby Grant, Bargain, Sell, and Convey unto the said Mortgagee, its ,successors and assigns, Forever, all the tracts or parcels of land lying and being in the County of Hennepin and State of Minnesota, described as follows, to-wit: The separate tracts and parcels of land described in the attached Exhibit A. (The "Property") To Have and to Hold the Same, Together with the hereditaments and appurtenances thereto belonging to the said Mortgagee, its successors and assigns, forever. And the said Mortgagor, for itself, and its successors and assigns, does covenant with the said Mortgagee, its successors and assigns, as follows: That it is lawfully seized of said premises and has good right to sell and convey the same; that the same are free from all incumbrances, save and except reservations, restrictions and easements of record; that the Mortgagee, its successors and assigns, shall quietly enjoy and possess the same; and that the Mortgagor will Warrant and Defend the title to the same against all lawful claims not hereinbefore specifically excepted. Provided, Nevertheless, That if said Mortgagor, its successors and assigns, shall keep and perform each and every one of its obligations with respect to completion of construction of the Improvements to be constructed by Mortgagor under and pursuant to that certain Foreclosure Purchase Incentive Program Rehabilitation Loan Agreement dated as of (the "Agreement"), made and entered into between Mortgagor and Mortgagee, and shall keep and perform all the covenants and agreements herein contained, then this deed to be null and void, and to be released at the Mortgagor's expense. This Mortgage secures a principal debt in the amount of $15,000 payable by Mortgagor to Mortgagee under the terms of the Agreement, and amendments thereto, between Mortgagor and Mortgagee. And the Mortgagor, for itself, and its successors and assigns, does hereby covenant and agree with the Mortgagee, its successors and assigns, to perform its obligations as above specified, to pay all taxes and assessments now due or that may hereafter become liens against said premises at least ten (10) days before penalty attaches thereto; to pay, when due, both principal and interest of all prior liens or incumbrances, and to keep said premises free and clear of all other liens or incumbrances; JBD-236919v1 RC 125-240 5 ~Z to commit or permit no waste on said premises and to keep them in good repair; to complete forthwith any improvements which may hereafter be under course of construction thereon, and to pay any other expenses and attorneys' fees incurred by said Mortgagee, its successors or assigns, by reason of litigation with any third party for the protection of the lien of this Mortgage. That Mortgagor, does further covenant and agree that if any lien for labor, skill or material shall be filed for record during the life of this Mortgage, upon or against the premises hereby mortgaged, the said Mortgagor will, within thirty (30) days after the date of its filing for record, either pay off the said lien and secure its satisfaction of record, or will protect the Mortgagee against any loss or damage growing out of its enforcement, by furnishing a bond for the same amount in the form and with the sureties to be approved by the Mortgagee. In case of failure to pay said taxes and assessments, prior liens or incumbrances, expenses and attorneys' fees as above specified, or to insure said buildings and deliver the policies as aforesaid, the Mortgagee, its successors or assigns, may pay such taxes, assessments, prior liens, expenses and attorneys' fees and interest thereon, or effect such insurance, and the sums so paid shall bear interest at the highest rate permitted by law from the date of such payment, shall be impressed as an additional lien upon said premises, and be immediately due and payable from the Mortgagor, its successors or assigns, to said Mortgagee, it successors or assigns, and this Mortgage shall from date thereof secure the repayment of such advance with interest. In case of default in any of the foregoing covenants, the Mortgagor confers upon the Mortgagee the option of declaring a default and hereby authorizes and empowers said Mortgagee, its successors and assigns, to foreclose this Mortgage by judicial proceedings or to sell said premises at public auction and convey the same to the purchaser in fee simple in accordance with the statute, and out of the money arising from such sail to retain all sums secured hereby, with interest and all legal costs and charges of such foreclosure and the maximum attorneys' fee permitted by law, which costs, charges and fees the Mortgagor herein agrees to pay. In Testimony Whereof, The said Mortgagor has hereunto set its hand the day and year first above written. JBD-236919v1 RC 125-240 6 5~-~{ 3 STATE OF MINNESOTA COUNTY OF HENNEPIN The foregoing instrument was acknowledged before me this day of September, 2003, by (Notary Stamp or Seal) Notary Public This Instrument was Drafted by: Kennedy & Crraven, Chartered 470 Pillsbury Center Minneapolis, MN 55402 (612)337-9300 JBD-236919v1 RC 125-240 7 ~~ EXHIBIT A LEGAL DESCRIPTION [To be inserted before execution] 345293v1 JBD RC125-1 C-1 r' i ~!`~~ EXHIBIT D LIST OF CONSTRUCTION PLAN DOCUMENTS • Foreclosure Purchase Incentive Program Rehabilitation Loan Agreement, fully executed Improvements Plans, approved by the HRA and approved by the Building Official for construction conside "rations if applicable • Purchase Agreement for sale of Property from Buyer to Homeowner 345293v1 JBDRC125-1 D-1