Discussions about change down the road at Glendale have sparked a number of questions from residents and others in the community.
Question: When is this happening?
Answer: Any change that might affect Glendale families would be years away. At present, nothing is scheduled and there is no timeline. The path to funding of any option is complex, involving many partners and viewpoints. No change would occur without many more community conversations.
Question: Haven’t you already decided what you want to do?
Answer: No. We have proposed some general ideas for discussion, held a visioning workshop with the community, commissioned one exploratory report (which can be found among our “Informational Documents” on Glendale), and have generally begun to explore what the possibilities might be. However, the MPHA Board has made no decision on Glendale and has not accepted or endorsed any recommendation for redesign or redevelopment.
Question: What about the “Sherman Report”?
Answer: The report, prepared at MPHA’s request in 2016 by Sherman Associates, includes just one set of ideas to contribute to the conversation about Glendale. The MPHA Board has not endorsed or adopted the report, nor any of the recommendations in it, nor are there plans to do so.
Question: We have not heard anything from you in a while. What’s going on?
Answer: Because this process is lengthy and deliberate, and we know the subject matter is sensitive and should not be rushed, there may be certain periods of inaction. We are always happy to provide updates; however, things may be quiet when we simply do not have anything new to report.
Question: Will MPHA evict residents from Glendale Townhomes and put them out on the street?
Answer: No. MPHA is a public agency that:
- Provides housing to low income families;
- Is regulated by the Department of Housing and Urban Development (HUD);
- Operates under State of Minnesota residents’ rights laws;
- Is governed by a Board of Commissioners; and
- Is accountable to multiple stakeholders.
As a HUD landlord, MPHA must adhere to HUD regulations regarding the fair treatment of residents. In accordance with those regulations and laws, residents who to meet qualifications to reside at Glendale Townhomes, a family-oriented housing project, and are lease-compliant cannot be evicted and put out on the street.
Likewise, any family who needs to be relocated from Glendale because of rehabilitation or redevelopment, and who continues to meet qualifying criteria, will be allowed to move back. Qualifying criteria include such things as family income and family size.
Question: If you do redevelop at some point, would residents have to leave during construction?
Answer: Possibly. However, in that event MPHA understands that some residents might prefer to stay. We are committed to exploring “phased” construction scenarios in which families could remain at Glendale throughout any work, if they wished.
Question: If residents are temporarily relocated, will their monthly rent increase?
Answer: No. Monthly rent for public housing, as established by HUD, is generally 30 percent of a resident’s adjusted monthly income. This would not change unless HUD guidelines change. If any resident family is relocated, their monthly rent will remain at 30 percent of the monthly adjusted income. It does not matter if the resident is relocated to public housing or other available housing via a Section 8 voucher.
Question: If residents are temporarily relocated, will they be able to return?
Answer: Yes, in most cases. If, because of rehabilitation or redevelopment, Glendale Townhomes residents need to temporarily relocate, they will have an option to return to Glendale as long as they continue to meet the requirements for residing in a family-oriented, public housing community. Those requirements will not change because of any redevelopment or rehabilitation actions by MPHA.
Question: Will MPHA help residents find replacement housing before beginning rehabilitation or redevelopment?
Answer: Yes. If it is necessary to relocate Glendale Townhome residents because of rehabilitation or redevelopment, MPHA will assist in finding replacement housing for every family before rehabilitation or redevelopment begins on their unit.
Question: Is MPHA intentionally cutting back on maintenance and repairs so that Glendale Townhomes will deteriorate to the point where it must be demolished?
Answer: No. MPHA has never cut back or reduced its maintenance activities at Glendale Townhomes or any of its other properties. While it is necessary to consider permanent, sustainable enhancements for this aging property, we will continue every day to maximize the quality of life at Glendale within our capital and operational budgets.
Question: Does MPHA have the resources or the ability to find replacement housing if residents temporarily relocate? The Section 8 waiting is already long, and many landlords are unwilling to accept vouchers.
Answer: Yes–and in fact we must. United States Code 42 USC 4636 of the Uniform Relocation Assistance and Real Property Acquisition Act prohibits requiring a family to move from their dwelling unit because of any program or project undertaken by a Federal agency or with Federal financial assistance, unless the head of the displacing agency is satisfied that comparable replacement housing is available to such people. Section 8 relocation vouchers are one option that families may elect to use in securing affordable temporary housing if it is determined that because of rehabilitation or redevelopment activities, residents at Glendale Townhomes must be temporarily relocated.
HUD also requires that if residents are relocated, families must receive relocation counseling and financial assistance. Each family would receive one-on-one counseling and assistance to help in finding suitable temporary housing during the rehabilitation or remodeling process.
As mentioned, once rehabilitation or redevelopment is completed, relocated residents will be able to return to Glendale Townhomes.
Question: Doesn’t MPHA receive federal money for capital improvements at Glendale Townhomes? What has happened to this money?
Answer: HUD calculates the amount of money MPHA receives each year based on a complex formula that does not reflect actual capital needs at our specific properties. The formula is simply a method for HUD to divide up the total, national appropriation to each housing authority. Capital improvement funds received by MPHA for all of the properties in its portfolio go into one capital improvement fund, and the funds are prioritized among all the properties.
The total amount of money set aside by Congress for capital improvements in public housing is perennially less than the need calculated by HUD. As such, the funding MPHA receives from HUD for capital improvements is never enough to address all the needs for all the properties. Because there are significant shortfalls in funding, MPHA must allocate its resources first each year to those properties with the most immediate life, safety, and building infrastructure needs. In recent years, for example, MPHA has used capital funding for major elevator rehabilitation and controls, crucial façade restorations, domestic piping and ventilation systems, fire suppression systems, and security cameras and surveillance equipment to protect residents’ safety. Despite MPHA’s investments, the regular under-funding means substantial capital needs still exist throughout the portfolio, including at Glendale.
Question: Doesn’t MPHA just want to sell Glendale Townhomes to private developers so that it can have extra money in its bank account?
Answer: Our goals are not related to privatization or profit. MPHA is a governmental organization that exists for one purpose: to provide long-lasting, high-quality homes for as many low-income families as possible. We do not make a profit; nor do we spend money for anything other than our mission to serve low-income people in Minneapolis in need of homes, today and in the future. In any scenario, the Glendale property will continue to include at least 184 units (the current number) of deeply subsidized housing for low-income families.
The landscape for funding of public housing has changed fundamentally since the era when Glendale was built. Our mission compels us to adapt and to be innovative, and to consider working with nonprofit or for-profit partners, as well as the city and the state, to help us meet the critical need for affordable family housing. This process is not about generating profits for anyone; it is entirely about the critical need for affordable family housing in Minneapolis.
Question: Isn’t this part of the desire for “gentrification,” driving low-income and immigrant families out of the neighborhood?
Answer: No. In fact, this conversation is about preserving the availability of housing for low-income families at Glendale and in the Prospect Park neighborhood. Glendale is a precious resource. Because we value the family housing there so deeply, we must at least begin to think about how we can preserve it—and perhaps even seize a long-term opportunity to extend more housing to deserving families from our long wait list.
Question: Can’t MPHA use Low-Income Housing Tax Credits (LIHTC) to capitalize improvements at Glendale Townhomes?
Answer: MPHA, as a public sector agency, is not eligible to participate in LIHTC without the involvement of private sector entities wishing to develop housing projects, who can use these programs. Should such a potential partnership arise, MPHA views LIHTC solely as a vehicle to preserve our homes as long-term, deeply affordable housing, and to bring considerable improvements to benefit the residents.
Question: Doesn’t the City of Minneapolis own Glendale Townhomes, while MPHA is only responsible for management and operations and maintenance?
Answer: MPHA owns Glendale Townhomes, with HUD holding a “Declaration of Trust” on the property. MPHA is chartered to exist by the City of Minneapolis; we have been legally separate from the city since 1991. MPHA does not share ownership of Glendale with any other entity.