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HomeMy WebLinkAboutNo Year s,r Denton Housing Authority OPPORTUNITY "iUNITNITY 404 West Oak Denton, Texas 78201 817/383-1504 November 10, 1978 i Mr. Vernon Roper Department of Housing and Urban Development 2001 Bryan Tower - fourth Floor Dallas, Texas 75201 Re: The Purchase and Rehabilitation of Dreamland Apartments Dear Mr. Roper: { The Housing Authority of the City of Denton, Texas, serving as developer, 1I herewith submits six (6) copies of a proposal to purchase and rehabilitate Dreamland Apartments, located in the City of Denton, to standard housing for low and moderate income individuals and families in our community. I In reviewing this proposal please note that sig,iificant planning has resulted in more than the provision of housing--a wide range of other services i are planned to impact the residents providing them with avenues for growth. Also, it should be noted that there Exists broad support for this proposal within our community and in the immediate neighborhood. The rents requested as part of this proposal are as follows: One bedroom - $220.00 including a utility allowance Two bedroom - $261.00 including a utility allowance Three bedroom - $306.00 including a utility allowance Four bedroom - $346.00 including a utility allowance l These rents are within the limits prescribed by the regulations for "Section 8 Existing Housing Assistance Program for the Disposition of HUD-Owned Projects" as printed in the Federal mi stem September 11, 1978. Your consideration of this proposal will be appreciated by the City of Denton, the Denton Housing Authority, and the many individuals and families j who desire standard housing. l Cordially yours, ~ CA J Carter JC/s J 1 M IfWIA.I~ PROPOSAL TO PURCHASE AND REHABILITATE DREAMLAND APARTMENTS SUPPORTING DOCUMENTATION AND STATEMENTS WI WI HOUSING AUTHORITY OF THE CITY OF DENTON, TEXAS The Housing Authority of the City of Denton, Texas proposes to purchase the Oreamland Apartments from the Department of Horsing and Urban Development, and to rehabilitate the project to provide much needed housing for low and moderate income persons and families in our community. 1. Present Condition of Dreamland A art?% - The present condition of the 197-apartment project causes i-t to be a public nuisance. Less than one-third of the apartments are habitable, and the re- maining vacant apartments in their present state of disrepair constitute a safety and health hazard for the residents in the neighborhood. i I The rehabilitation of the apartments is the most urgent community development need in the City of Denton as identified in neighbor- hood meetings in southeast Denton. A petition signed by more than 140 residents in the immediate neighborhood was presented to the City Council asking that Dreamland be rehabilitated. j 2. Need for Low and Moderate-Income Housing- There presently exists e n the City of Denton an urgent neeofr _ tow and moderate income housing. The Housing Assistance Plan indicates a vacancy rate of 2% for all rent properties in Denton. There are indications that the vacancy rate for properties affordable by low and moderate in- come persons is less than 2% vacancy. The Housing Authority has taken in excess of 1400 applications for the Section S-Rent Supple- ment Program with only 509 certificates available. Applicants who are certified are finding it increasinyly difficult to find standard housing. I 3. Extent of the Rehabilitation - One of the conditions for Involve- meat by the Housing ut or ty pertains to the complete rehabilit- ation of the apartments to a standard condition--anything less would only prolong the present problem. In this regard the following ele gents of rehabilitation, although not an all inclusive list, are considered essential. A. Demolishing selected buildings to produce a quality playground and open space. B. Dividing some present units into units of more practical and needed sizes. C. Providing some units to be in conformity with the needs of the handicapped. D. Converting the present administrative offices into a day care center. E. Providing a coin-operated laundry facility. F. Moving the administrative offices to a central lccation and increasing the quality and quantity of community space for residents. G. Backfilling around the buildings as needed and landscaping. I l 1 N. Repairing stair, balcony and landing handrails. 1. Sheetrocking, taping, bedding and texturizing each apartment. J. Installing additional insulation in the walls and insulating the attics. K. Re-roofing all the units. L. Replacing all interior doors and floor coverings. M. Replacing all sliding glass doors and exterior front doors with steel insulated doors. N. Installing new windows. 0. Installing new cabinets for the kitchen of each apartment. P. Re-painting the interior of each apartment and re-painting the complete exterior of the units. 9. Installing ranges and refrigerators for each apartment and providing furniture for the community space and administrative offices. R. Re-plumbing as needed and replacing bathroom and kitchen fixtures and installing water heaters in each unit. f S. Installing meters for gas and electricity for each apartment. i T. Replacing all heating units and installing air conditioning units for each apartment. U. Replacing the aluminum wiring with copper wiring in each apart- ment, Y. Providing smoke detectors in all applicable spaces. N. Providing exterior lighting. 4. Breakdown of Apartments by Size and Provision for Other Functions ream an ro ect cons sts Rehabilitation ter - At present the Dreamland- apartments and an inadequate community space. The present breakdown of apartments by size Is as follows: Apartment Size Number of Baths Number of Apartments. I One bedroom 1 44 Two bedroom (flat) 1 44 Two bedroom (studio) 1 46 Three bedroom 1 44 Four bedroom 1 14 In the rehabilitation of the project ways are planned to decrease the density; enhance the liveability; provide for social services to residents; and insure better control. The plans include the following changes. A. Demolish the four-bedroom apartments since they only have one bath and use the slab for games, i.e. basketball, volleyball, shuffleboard, etc. B. Convert 22 of the two-bedroom apartments to 9 four-bedroom apartments and provide additional storage. C. Convert one building near the center of the project containing I i I I a V IJ„A'11 U.~M.~ BWMMC~ 6 one-bedroom and 6 two-bedroom apartments to administrative offices, community space, recreational space and a washateria. D. Convert the present administrative offices to a day care center. These changes will effect the following distribution of apartments by size. Apartment Size Number of Baths Number of Apartments One bedroom 1 38 Two bedroom 1 64 Three bedroom 1 44 Four bedroom 2 9 1~ S. Description of _Amenities - This proposal reflects the over all amen- ities of a thoroughly planned; well coordinated; broadly based; professionally supported housing program--not merely a housing project. This proposed hhoousln program is designed to meet many types of needs, including housing, of the residents. The obvious and outstanding amenities are as follows: A. Communit S ace - A community space is planned to accommodate var ous act v ties pertinent to a well-rounded support system j for the tenants. The quantity and sizing of the space will al- low activities such as temamt organization meetings, tutoring for students, health education, environmental education, clinician services, information and referral services, counseling, etc. i The community space will also house a washateria for use by the residents. 8. Recrea~t_iioonallSpace - Recreational activities for residents is a must, and pace will be provided in the communtty building and kh on the grounds for a full range of activities. C. Social Services - See Exhibit "A". D. Utilities and Utility Allowance - Water, sewer and garbage will 6e prov a or the tenants as a part of their rent. The apart- ments will be separately metered for gas and electricity and a utility allowance will be provided. This utility allowance is is identified in the budget in Exhibit III. E. Maintenance - A maintenance schedule has been devised and is part o the Management Plan of Exhibit "C". F. Handicapped Units - A number of the apartments will be designed so as to meet the needs of the physically handicapped. G. Da Care Center - The present administrative office space will be redesigned to provide a day care center for the residents. 6. City Map - See Exhibit "D". 7. Compliance with Housing Assistance Plan - See Exhibit V. 8. Statement Regarding Relocation - Individuals and families who presently reside in apartments within Dreamland will be assisted j in moving to other apartments as the apartments are rehabilitated. All the present tenants are eligible for rent assistance under section 8 regulations. 9. Compliance with Civil Rights Requirements - All requirements under Title o the-Civil Rights Act of 1964; Title VIII of the Civil Rights Act of 1968; Executive Order 11063; Executive Order 11246 and; Section 3 of the Housing and Urban Development Act of 1968 shall be complied with in the development and operation of the ' proposed project. It is further certified that the Denton Housing ILW - RA W1 Authority as owner shall take affirmative action to provide the opportunity of application for units within the proposed project to persons expected to reside in the community as a result of cur- Acsist- rent or faremployment asl this n realistically indicated apIn the plies to c housing for ance elderly, low income families, and handicapped. iD. Development and Operations budgets - See Exhibit "B". 11. Marra ement and Maintenance of Apartments - See Exhibit 12. Cit of Denton Involvement and Support - The support of the City of Denton is essentia to the successful operation of a housing and l through h the following City o Denton. tangible project of upport are the nature of available from Dreamland. s A. Park and Pla round Area - The City of Denton through its PTann ng an onmunn ty Development Department is planning a 6-acre green area adjacent to the proposed office and community building of Dreamland Apartments. This green area will include park facilities, i.e. multi-purpose courts, covered shelter and playground equipment. B. _Drain~a9a Im~r~ovem~ent - Community Development Block Grant Funds wiTl be used to increase the drainage capacity of the lower l section of Pecan Creek between Sycamore and Ruddell Streets to contain a 25-year flood. C. Extension of Ruddell Street - The City of Denton will insure f proper engree an egress or the apartments by the extension of Ruddell Street to Wilson Street. This extension provide, Ii the added benefit of more police and fire protection capability. D. Stabilization of the Neighborhood - The rehabilitation of ream an partments Ts congruent with other programs to 1 stabilize the immediate neighborhood. The city will soon begin its third year of code enforcement, housing rehabilitation and lemolition activities. A marked difference in attitude and appearance is already apparent. E. Continuous Code Enforcement - The city will continue its code en orcement with n the apartment complex to prevent any or all hapartments with i the a enhealth vironmental r edsafeth ucationazard. consistant becoming This will offered to the tenants. 13. Neighborhood and Communijy_Su port - When the Dreamland Apartments were first proposed for their present neighborhood there were voices of objection raised by residents in the vicinity. Dreamland was thus built without full community or neighborhood support. The present response from neighbors and from the community is one of support for the rehabilitation to standard housing. The increasing pride within the immediate neighborhood coupled with the awareness of the need for housing and the disappointment with the combined forces of Dreamland's history that resulted in its present con- dition have brought about a sentiment of support for its rehabilitation. Some evidences of this support _can be seen in Exhibit "F" 14. Ethnic Mix - Dreamland Apartments is located in a neighborhood ties. The totem s bl9 hpan eenta thnic mixmthatibetter reflectsitheAethnictbreak-s down of the total community. ipa 15. wdeonsiaa opa- t Pripatencn tle proposedidevelopmentware: this time I Nner and Developer - The Housing Authority of the City of Denton, i r Texas. This Housing Authority is currently administering 509 units of Section 8-Existing. It is also building 140 units of housing for the elderly and physically handicapped under the Section 8-New Construction progran. The Section 8-Existing pro- gram has been highly successful with many owners cooperating in ' bringing their rent properties up to standard condition. This has had a decided impact on the housing stock within the City of Denton that 1s in standard condition. Architect - The Architectural Collective, a partnership of Gerald Stone- and Russell Bates, has a wide and varied experience in design. They will be responsible for redesigning Dreamland Apartments to accomplish the purposes set forth in this proposal. To do so, they will be responsible for providing all architectural and engineering plans, specifications and certifications; arranging for a contractor experienced in the construction of similar develop- ments with the necessary finan,:ial capabilities to fulfill all requirements; and performing any and all other functions in co- operation with the developer to make the rehabilitation of Dreamland a reality. Inspecting Architect - Not selected At this time. Cont.'actor - Not selected at this time. 16. Owner's Statement Relatin to percenta a of Assisted Units - This project after re a tat on w not e limited to o dwelling units being assisted. All proposed units shall be assisted. 1 17. Intent of Future Use - It is intended that the Dreamland Apartments under the owners op of the Housing Authority of the City of Den- ton, Texas shall continue to be available as housing for low and moderate income families and individuals. 18. Method of Financing= - It is proposed to provide financing through !he sale of first lien tax exempt bonds issued by the non-profit 1 instrumentality of the Housing Authority of the City of Denton, Texas. An expression of interest on the part of a bond under- writer 1s seen in Exhibit "H" The issuance of bonds is predicated on the Housing Authority of the City of Denton, Texas entering into contract with the Department of Housing and Urban Development for a Section 8-Set Aside assistance to eligible tenants based on the proposed tents for a 15-year period. 19. Lease Agreement - See Exhibit "G" ' ~ 20. Evidence of Interest by Board Underwriters - See Exhibit "H". HOUSING AUTHORITY OF THE CITY OF DENT04i TEXAS n\ I Tim actor, xecutive Director November 8, 1918 I I I7 k . Ir i 1 I i f ~ 1 ~I k{111{ f 1 YE III j f j3y l Y ~r 1 SOCIAL SERVICES The rehabilitation of the Dreamland Apartments should not be attempted without the provision of a carefully designed package of social services which will be available to all apartment residents. this social service package has been developed with particular attention 1 paid to the needs and problems of low income and minority persons living in high density situations. 1. COUNSELING - All tenants will be counseled as to the rules and regulations governin fthe occupancy of the units. They will also he educated as to the use of thermostat control, stove and refrigerator. To compliment this roces toudealowith traitiplneedhumancounselproblors low income families. 2. DAY e CAre CENTER- e A s y care center will be provided for the area utilizing 3. RECREATION - Recreation space is essential to a complex with the density with l s will struucted indtheAparktwhichpwillcberadjacent toethelnewoconmunitybspace- facility. Additional recreational area will be available at the extreme north end of the complex. 4. HEALTH SERVICES - Space will be made available to allow visiting Denton oun y eaYtT personnel to provide service to residents in the form of medical attention and sanitation counseling. I i I . f I t a I i 4 r i r"? ~ r 5 eN oval 1~el:lon nu~r~la eS~oo~s noctar T. MCGEr. r. U., aurleiN T[M OC nr 1205 UNIV[aaITY DFIVr WrrT Zanlon, geeae 76201 November 6, 1978 I Mr, Jim Carter Executive Director Denton Housing Authority 404 West Oak Denton, T% 76201 Dear Mr. Carters I am pleased to support your office's efforts for the rehabilitation of the Dreamland Apartment complex. I believe the idea of allowing space to acrommodate community services would be a valuable part of this rehabilitation. Such space could be used for health, recreation, li educational and general community service needs. While the schools are not presently ready to provide any specific Il program related to such a facility, the potential for doing so in some cooperative arranEement would certainly remain. All good wishes. Sincerely, Robert T. Mcree ~ t RTM/rv JI E I t c r~ DENTON CITY-COUNTY HEALTH DEPARTMENT COURTHOUSE ON THE SQUAHk DENTON. TEXAS 76201 wlu- November •17lf E7 EEle 0- ..1, 1978 Jim Carter Denton Housing Authority 404 W, Oak Denton, Texas 76201 Dear Jim: If the Dreamland apartments were opened and occupied again, I could forsee the following health needs for the community: 1. Educational Services a. Environmental b. Venereal Disease c. Nutritional 2. Clinic Services a. Childrens clinic b. Adult health clinic The Denton City-County Health Dept. could provide the educational ser- vices immediately= however, we would probably have to wait for next year's "battle of the budget" to establish enough staff for clinics at Dreamland. i The City of Denton's current position on the Health Dept, budget will j prohibit the establishment of outreach clinics in the city. In the interium, all of our services are available at our clinic site at the courthouse on the square. Good luck on your Housing projects and please advise us if we may be of any further help. j Sincerely, t .~.~....5 E.D. "Bud" Jennings Administrator y 1 DISCOVERING REACHING GROWING f I I j November 7, 1978 Mr. Jim Carter Denton Housing Authority 404 W. Oak, Suite 109 E Denton, Texas 76201 ` Dear Mr. Carters r I understand that your agency is interested in providing a housing project for low-income families. Specifically, I believe that your proposal is to rennovate what is now called Dreamland. I wholeheartedly support your effort. I receive calls almost daily from low-income persons trying desperately to find housing which they can afford. The housing that is available is often substandard. I My agency stands behind your proposal and will cooperate in any way to see it implemerted. Sincerely, Dr. Betty Hassler, Director Denton County Cooperative Ministries j j OERALO M. WILLIAMSON,OIR.0FMISSION$ DENTON BAPTIST ASSOCIATION • 3311 INTERSTATE 35 DENTON, TEXAS 76201 - 817/383.3544, METRO 434.2837 y V + 4 r f I E i i 1 t I r i i I I 1 i I L r' l ~1xni1'~ , DEVELOPMENT BUDGET DEVELOPMENT COSTS: Land $ 10 Construction 1,700,010 Design: AIA 70,000 Inspect: AIA 15,000 Title Insurance & Recording 19,000 Owner's Risk 2,500 Builder's Risk 5,000 P d P Bond 17,000 1st Year's Project Insurance 81000 Non-Dwellirg Equipment 12,000 i Appliances b0,OD0 Landscaping 20,000 Start-up 8 Miscellaneous 10,000 Interim Interest Expense 56,000 Total Development Costs: $1,994,510 FRPENSES OF BOND ISSUANCE: Fiscal Fee Bond Counsel $ 74,500 20,000 Underwriter's Counsel 61000 Local Councel and Organizational 51000 Rating and Bond Printing 12,000 Trustee's Fee 4,000 Feasibility Study 10,000 Total Expenses of Bond Issuance: $ 131,500 FUNDED ACCOUNTS: Debt Service Reserve $ 3009000 Capitalized Interest 105,613 Total Funded Accounts: $ 405,613 Total Monies Needed: $2,531,623 INCOME: j V Rental Income based on 100% Occupancy j Less 5% Vacancy Allowance $ 499,104 Effective gross income _ 24 986 Less Total Project Expenses IN-'ft Net Available for Debt Service 0 ' :Tff COMPUTATION OF 80NO ISSJE: $299,438 (Net available for debt service) ► ,12043 (Debt Service Factor = Bond Issue of $2,485,000) j ! Plus Interest Earned during construction $ 108,700 i I Total Money Available ;2,593.700 Total Money Required $2,531,623 Surplus $ 62,011 I I J t ra~. OPERATING BUDGET OPERATING EXPENSES PILOT $10,800.00 INSURANCE $ 82000.00 EXTRAORDINARY MAINTENANCE $183000.00 UTILITY EXPENSE ALLOWANCE: 1 BR $33 x 38 x 12 ■ 515,048.00 2 BR $37 x 64 x 12 ■ 528,416.00 3 BR $42 x 44 x 12 522,176.00 4 BR $48 x 9 x 12 ■ $ 5,184.00 Of. EX. $250 x 12 $ 3,000.00 WATER, SEWER & GARBAGE ■ $10,656.00 $84,480.00 ADMINISTRATION $21,600.00 / ORDINARY MAINTENANCE $32,400.00 E TOTAL OPERATING EXPENSES $175,280.00 f ~ 1 J, i i I 1 4 f ~ I I , I I I I 1 a i f { k I i i i ; i I 1 { j i s LL xru ~%l YYIJ1./~ ~sxxw MANAGEMENT PLAN a ow. 1. RESPONSIBILITIES OF HOUSING FUTHORITI' OF THE CITY OF DENTON: , The ultimate Owner of this Project shall be The Housing Authority of the City of Denton, Texas, (hereinafter referred to as "DHA"), a nonprofit public corporate and politic, created by the Legislature of the State of Texas under the Housing Authority Law of 1937, and authorized to function by resolution of the City Council in the City of Denton, Texas, July 14, 1970. Its governing body consists of five Commissioners who serve without compensation and are appointed by the Mayor of the City of Denton, Texas, for two-year terms with no limit on the number of terms served. It is contemplated that the initial Owner of the Project shall be a nonprofit corporal on which is an agency or instrumentality of DHA since this non- profit entity will issue the tax-exempt boiids to be utilized for the financing of the rehabilitation of the rroject. DHA shall, from the inception of the Project assume the responsibility for the renting and management of the Project pursuant to the terms and provisions of a Housing Management Agreement to be entered into between it aid the nonprofit corporation. The DNA is now administering 509 units under the Section 8-Existing Housing Program. The units are spread throughout the community serving both elderly and families. The program has been highly successful for the DNA and tenants alike. The DHA through a nonprofit instrumentality (Denton E Housing Development Corporation) presently is constructing 140 apartments for elderly. a The Board of Directors of the nonprofit corporate Owner of the Project intends to keep itself continually informed and current as to the status and condition of the project and will take an active part in the management and operation relying to a great degree upon DNA, as management agent, to property perform these essential services. The nonprofit Owner will also maintain an active interest in the supportive social programs and be available to meet with and work with any tenant organization. The non- profit Owner shall establish broad policy guidelines and thereafter assign to DHA the responsibility for carrying out those policies. Further, not- withstanding the scope of the assignment of responsibility to the management agent, the nonprofit Owner shall be responsible to the Secretary of Housing and Urban Development and the mortgagee (bond trustee) for all aspects of management. i A manager for the Project shall be selected, who is responsible for the proper day-to-day management and maintenance operations. The manager shall report to the Executive Director, who has first supervisory responsibility for overall project performance. Budget, maintenance and management per- formance are reviewed monthly by the Executive Uirector. The Executive Director is accountable to the Board of Commissioners of DHA. Project operations shah take place within well-defined policies on procedure, i' purchasing, personnel, and administrative practices adopted by the Board of Commissioners of DHA. Action on virtually any and all matters could therefore be taken by management, unless a change of policy were required or the terms of the policy itself required consideration by the Board of Commissioners or the terms, covenants and provisions contained in the Housing e Management Agreement to be entered into by and between the nonprofit Owner and DHA prescribe such consultation before taking action. DHA has fully elaborated policies and trained staff in the fields of management, fiscal affairs, social services and general management; all of these resources are available to the manager at the project level. The areas in which DHA may make decisions without consulting the nonprofit Owner irclude: j (i) Such action as may be necessary to comply promptly with any and all governmental orders or other requirements affecting the Project whether imposed by federal, state, county, or municipal authority, subject, however, to the right of the nonprofit Owner to contest any such governmental order or requirement. (ii) Such action as may be necessary to properly discharge the respon- sibilities and duties delegated to and assumed by DHA in that certain Housing Management Agreement to be entered into by and n„w between the nonprofit Owner and DHA as management agent. (iii) Compliance with all pertinent requirements of the Housing Assis- tance Payments Contract, and the directives of the Secretary of Housing and Urban Development. (iv) Compliance with the terms, and provisiols contained in tha approved edwelling lease form. The provision of housing and the complete range of community social services needed by low income residents must be recognized as a respon- sibility of the community as a whole and not of this housing development alone. Their needs are often so great and varied that Project resources alone cannot hope to meet them. DHA in cooperation with numerous community agencies and resources, has cooperatively established an expanding list of operative social services in its other projects; provided in the pro- posed Project. Since this is an essential element in the successful management of a project, a separate category on Social Services will be a part of this proposal. i The respective responsibilities of the nonprofit Owner and of the 1 management agent are listed primarily in this Management Plan, in the j Housing Management Agreement which will be entered into, and also in the HUD documents relating to this Section B Program to be executed at a later point in time. Every effort has been made to define these responsibilities, but it would be impossible to totally avoid an overlapping of the spheres or areas delegated to each of them. The DHA shall endeavor to provide for all of the basic responsibilities, but, here again, feel that a successful management plan must undergo constant review and reappraisal in the light of clanging Project circumstances which could thereby require modification or alteration of the scope and discharge of such responsibilities. The shall clearly entered define into which n items between of exthe pense nonprofit Housing a theeundersigned Agreement to be Owner to be paid for by the management agent out of its fee and those expenses to be defrayed out of rental income from the operation of the Project. 2. PERSONNEL POLICY AND STAFFING ARRANGEMENTS: ORA operates under a personnel plan adopted by the Board of Commissioners. This plan is under continuing revision, but it essentially provides that DHA sha l be non-discriminatory in all matters regarding employment, promotion and conditions of work; and that promotions and employment shall be based on job related qualifications. Although staffing for the project will depend on final rehabilitation configuration and estimates of actual maintenance workload, the following staffing pattern generally reflects that which OHA has found successful in other projects of approximately similar size: i I 1 Project Manager @ $1,000.00 i Clerk/Cashier @ $ 650.00 1 Maintenance Supervisor @ $ 900.00 1 laborer @ 500100 TOTAL $3,050.00 t Zmployees Estimated Monthly Salaries The lines of authority, responsibility, and accountability within the management entity, DHA, are depicted on the attached diagram which commences immediately below the Board of Commissioners, at the Executive Director level. , e Board of Commissioners Executive Director Project Manager L i Maintenance Administration { i 1 3. PLANS FOR OCCUPANCY: Initial Rent-UP Period: (a) Record initial readings of utility meters as of dates established for commencement of Project responsibility for utilitles in each j building or group of buildings. [ i (b) Instruct residents again in use of equipment at move-in. (c) Schedule resident follow-up visits approximately thirty (30) days after move-in to ascertain whether tenant fully understands the use and care of equipment. (d) Make a physical Inventory of all items of equipment and unused material and supplies at end of initial rent-up period and set up procedures to maintain inventory control. (e) iClose f sufficient religible residentstaredavrent it ailableat sfilla the Project. welfare p organizatonsity, educational, recrea- (f) Clonal, health, and relationships I (g) Establish final accounting records and procedure for operation. (h) Establish budget control to avoid overruns. l (1) Review Fidelity Bond and Coverage, consult with HUD personnel, if i necessary. (j) Inspect Project carefully. Any apparent discrepancies in plan or faulty construction should be immediately reported to HUD Project Inspector. Y ra"~ aixa ra Orientation services to be provided tenants to acquaint them with the Project and the care of their apartments include: (a) At the time of lease signing the provisions of the lease shall be carefully explained to the tenant and his or her spouse, if any. (b) A management representative shall meet with the tenants in the unit and by discussion and demonstrations illustrate the proper manner to clean and maintain walls, floors, appliances and other apartment and building facilities. (c) At the same time, the project manager will discuss with the tenant such matters as Project residency standards, the manner and place for submitting service requests, house rules, coin-operated laundry facilities and the proper operation of the equipment, maintenance and household hints relating to refrigerators, ranges, electrical systems, care of interior painted walls and redecorating, floor tile, picture hanging, and counter top care, garbage and trash disposal, windows, draperies, etc. 4. PROCEDURES FOR DETERMINING TENANT ELIGIBILITY AND FOR CERTIFYING AND RECERTIFYING INCOMES: OHA at present performs eligibility processing and/or recertifica- tion processing for some 509 existing Section 8 tenants. A full set of appropriate forms and operating instructions are in use. DHA anticipates no difficulty in meeting the 30% Very Low Income Family criteria. { The DHA is fully aware of the HUD requirements relating to the taking of applications, selection of tenants including verification of income and other pertinent requirements, the determination of eligibility and amount of the tenant's gross family contribution in accordance with HUD-established schedules and criteria, and the reexamination of the tenant's family-income, composition and extent of exceptional medical or other un- usual expenses and redetermi nations, as appropriate, of the amount of gross family contribution and housing assistance payment in accordance with HUD- established schedules and criteria and other limitations in connection with i residing at this Section B Project. The prospective tenant must provide certain specific information as proof of eligibility for occupancy in the Project, and it is our responsibility to verify all of the elements of eligibility as aforesaid. The objective of certification and verification is to determine if the tenant's current annual income exceeds the pre- scribed income limits and to establish the amount of housing assistance Payments on behalf of each selected tenant in accordance with schedules and criteria established by HUD for this purpose. There shall be no discrimination against any applicant on the basis of race, creed, color, or national origin. The DHA will assist applicants in preparing the requisite application and any other documents or forms prescribed by HUD and will compute the tenant's gross family contribution toward contract rent, i.e., the difference between the amount of the housing assistance payment payable on behalf of the tenant and the gross rent. The amount of the housing assistance payment on behalf of a tenant will be determined by DHA, in accordance with schedules and criteria established by HUD and shall equal the difference between (a) no less than 15% nor more than 25% of the tenant's income and (b) the gross rent, taking into consideration the income of the tenant and the extent of medical or other unusual ex- penses incurred by the tenant. Determination of eligibility of an I applicant will be DHA's responsibility, and copies of all completed applications together with any related correspondence will be retained for three years, for each applicant selected for admission, the DHA shall submit one copy of the completed and signed application to HUD. In addition, preference will be given during the initial renting of contract units to the Very Low Income persons in order to obtain the desired 30% leasing level and thereafter we shall exercise our best efforts to maintain at least 30% occupancy of contract units by the Very Low Income persons, for eligibility and redetermination, as appropriate, of the amount of gross family contribution and housing assistance payment in accordance with HUD- I W'pkYdW 4'l.i.Sv j established schedules and criteria. This shall be done at least once every year. 5. PLANS FOR CARRYING OUT AN EFFECTIVE MAINTENANCE AND REPAIR PROGRAM w.< The most effective means of reducing maintenance costs are preventive in nature. When tenants are made to feel that they are an integral part of the Project, there is a realization that they have a vested interest in keeping maintenance and vandalism to a minimum. A good maintenance program with emphasis on the immediate repair of inoperative equipment I` and damaged property sets a standard which can contribute to pride in the community and to a reduction in vandalism. Repairs shall be made as soon as possible, even if there is an inquiry into responsibility and payment for damages. An effective maintenance and repair program contributes substantially to the financial stability of a project and to the appearance of the Project. Good maintenance and quick response to repair requests also keep tenants contented and reduce turnover. DHA shall be responsible for the efficiency of maintenance and the supervision and training of maintenance personnel. Generally speaking, the maintenance program shall include three phases; namely, scheduled preventive maintenance, periodic inspection of all units, buildings, and common areas, and requests from tenants. When an applicant is first accepted for occupancy and a specific apartment unit agreed upon, the applicant and our project manager shall inspect the unit to be occupied and the DHA and the applicant shall both certify, on forms prescribed by HUD, that they have inspected the unit and determined it to be decent, safe and sanitary in accordance with the criteria provided in the prescribed forms. Copies of these reports shall be kept on file by the nonprofit Owner for at least three years. Each apartment shall be inspected periodically while it is occupied as a part of the preventive maintenance program. Adequate advance notice shall be given to the individual tenant, and the project manager and/or maintenance man will inspect each unit on a regular basis. Appropriate provision shall be made in the lease to implement the inspection program. When damages beyond normal wear and tear are detected during this inspection, the occu- pant shall be required to contribute to the cost of repair. Items of normal maintenance shall be repaired as part of the maintenance program. A routine inspection shall be made by the project manager and/or maintenance man at the time a tenant moves out of the dwelling unit for the purpose of determining the need for any repairs which are properly chargeable to the tenant and subsequently to be taken from the security deposit, or if insufficient, reimbursement shall be sought from HUD not to exceed an amount equal to the difference between one month's gross family contribu- tion and the monthly contract rent. The maintenance policy also designates the types of repairs to be performed by project personnel and those which must be done by contract. A schedule of inspection and maintenance of major items shall be established for project employees in accordance with the manufacturer's manual for installed equipment. A representative of the DHA shall accompany the supervising architect, the general contractor, and the HUD inspector during the final inspection of the apartment units prior to their release for initial occu- pancy in order to check out the proper installation and operating condition of appliances and mechanical equipment. An inventory of all appliances and mechanical equipment shall be prepared by the project manager, working with the general contractor, setting forth the serial number, location, brand, ! and model number of each. Service calls and billings in connection with i the repair or replacement of appliances and mechanical equipment shall be made in accordance with existing warranties in order to minimize operating expenses and replacement costs. Ranges, refrigerators, and similar equip- ment must receive periodic repair to avoid an unreasonable replacement rate. This phase of maintenance is primarily preventive in nature. Lawns, landscaping, sidewalks, and driveways shall also be included. Repairs will be based to a large extent on requests from the occupants or from II the periodic inspection of reisdents' dwelling units or of the Project f facilities. DNA has established a formal system of receiving work requests and preparation of work orders, together with a continuous record of i I ~ f maintenance and repairs in each unit. The system provides a follow-up procedure to insure completed action of each work order request. Almost all maintenance expense in a typical apartment project is incurred for pay- roll, service calls, tenant requests, and other items which the project manager can control or influence. Project maintenance personnel are given written work orders which they are qualified and capable to handle, organ- i_ed in such a manner that time wasted moving from one task to another is minimized. The project manager or maintenance foreman inspects the com- pleted work each day and checks off acceptably performed jobs from the list before the assigned employee leaves in the evening. The project manager and project maintenance personnel shall be made aware of the location of the water meter cutoff, all apartment or fixture cutoffs, the gas meter cutoff, and the sewer cleanouts, and shall have available to them a water meter key and complete basic maintenance equip- ment. The development of janitorial schedules and the supervision of janitorial personnel in order to have proper :leanliness and maintenance of common areas, sidewalks, parking lots, and grounds shall be the responsi- bility of the project manager. He or she shall further be required to make frequent inspection of grounds, parking lots, common spaces, and apartments to insure proper cleanliness and maintenance. It shall be the duty and responsi'',±iiity of the project manager, utilizing project personnel, to clean entryways, and other common areas daily; maintain the grounds and planted areas, including watering in the evening to minimize water wastage and grass burning, spreading adequate fertilizer and keeping shrubs pruned and trimmed regularly to avoid an unkept look; keep laundry facilities .lean and equipment promptly serviced; and generally police the Project grounds in order to minimize unsightly refuse. Although decorating will not be a problem in the early stages of Project operation, a decorating schedule will be established, contemplating ante for painting of apartments once each five years, assuming normal wear and tear. Exterior painting shall be done as frequently as climatic conditions dictate (approximately once each three years), since it is necessary to present an attractive appearance in order for the Project to remain competitive in the market. j I 6. RENT COLLECTION POLICIES AND PROCEDURES: Our rent collection policy is based on the awareness that low income tenants experience unusual difficulty in catching up with rent payments once they fall behind. It is necessary to be firm in requiring payment on the due date, and any rent (gross family contribution) delinquency will be followed up promptly in accordance with the procedure provided. While rent (gross family contribution) is normally due on the first of each month, it is possible to make collections more frequently if the tenants j so desire. The time and place of such collections shall be well-publicized ~J to the tenants, The lease shall require all rents (gross family contribu- tions) to be paid on the first (1st) day of each month and further provides that late payment of the monthly rental (gross family contribution) occurs after the sixth (6th) day of each month. Thereafter, absent any of the special circumstances discussed in the next paragraph, eviction proceedings would be initiated on or after the fifteenth (15th) day of the month if the rent (gross family contribution) has not been paid in full. The DHA is aware that rent payment difficulties will occur and must be anticipated. In these situations, special problems of the low income tenants will be considered on an individual basis and wherever possible suitable arrangements made to handle them in a manner consistent with the k prompt payment policy. As previously stated, payments are accepted on days other than the due date from tenants receiving monthly or semimonthly l assistance checks from various agencies after the rent payment due date. The rent due is not treated as late, provided the full rent is paid the l day agreed upon by the manager and the tenant. Where rent delinquency appears likely to become chronic, OHA will work directly with the tenant to torrent the situation. DHA shall assist a tow income tenant in securing a reduction of rent (gross family contribution) if a continued reduction in income is proven by such tenant. In the event a nonpayment situation persists, despite all efforts on DNA's part and by the appropriate social I or welfare agencies, legal action will be taken as warranted for collection or repossession of the apartment. If payment is not made even after successful court action, DHA will make every effort to have the tenant vacate voluntarily. DNA shall, in like manner, endeavor to avoid actual eviction except in the most extreme and difficult situations. Rent payments are received at the Project office or by mail. Receipts are entered into a bookkeeping system by a fee accountant. Collections are deposited into an account established for Project operations for this Project which will be separate from other accounts and fends, in a bank insured by the Federal Deposit Insurance Corporation, denominated in accordance with the overall BHA account system. 7. PROGRAM FOR MAINTAINING ADEQUATE ACCOUNTING RECORDS AND HANDLING NECESSARY FORMS AND VOUCHERS: DHA retains a fee accountant who maintains a comprehensive system of records, books, and accounts in a manner conforming to the directive of the Secretary of Housing and Urban Development, and otherwise satisfac- tory to the nonprofit Owner and to the mortgagee (bond trustee). All records, books, and accounts will be subject to examination at reasonable hours by any authorized representative of the nonprofit Owner or either the Secretary or the mortgagee (bond trustee). All acounts and financial records of the Project shall be maintained in accordance with the applicable HUD provisions. The financial records and accounts shall be kept current at all times and frequent postings (at least monthly) shall be made to the j ledger accounts. With respect to each fiscal year ending during the term l of our Housing Management Agreement, we shall, if so required by HUD, cause an annual financial report to be prepared by a certified public accountant or other person acceptable to the nonprofit Owner and to the Secretary, based upon the preparer's examination of our books and records and those of the nonprofit Owner. The report, if required, will be prepared in accordance with the directives of the Secretary, will be cer- tified by the preparer and by DHA, and will be submitted to the nonprofit Owner within sixty (60) days after the end of the fiscal year for the non- profit Owner's further certification and submission to the Secretary and to the mortgagee (bond trustee). i DHA's fee accountant shall prepare a monthly report comparing actual and budgeted figures for receipts and disbursements, and will submit each such report to the nonprofit Owner within fifteen (15) days after the end of the month covered. DHA will furnish such information (including occupancy reports) as may be requested by the nonprofit Owner or the Secretary from time to time with respect to the financial, llhysical, or operational condition of the Project. By the fifteenth (15th) day of each month, DHA will furnish the nonprofit Owner with an itemized list of all delinquent accounts, including rental (gross family contribution) accounts, as of the tenth (10th) day of the same month. All rents (gross family contribution) and other collet- bons shall be deposited into an account separate from all other accounts and funds, with a bank whose deposits are insured by the Federal Deposit Insurance Corporation. This account will be carried in OHA's name and styled, "Rental Account". All disbursements, except those made from the petty cash fund, shall be paid from the Rental Account by voucher check; prenumbered and preprinted with the Project name. By the tenth (10th) day of each month, commencing with the initial rent-up period, DHA will furnish the nonprofit Owner with a statement of receipts ant disbursements during the previous month, and with a schedule of accounts receivable and payable, and reconciled bank statements for the Rental Account and Security Deposit Account as of the end of the previous nonth. After the Project reaches sustaining (95%) occupancy, if the rental (gross family contribution) collections plus HUD Section 8 housing assistance payments fall below operating expenses for a sustained period of sixty (60) days, CHA will Immediately send written notification of the same to the Dallas HUD Area Office. The foregoing disbursement procedure may require modification in order to comply with the applicable provisions of the Trust Indenture and the required pledge of all revenues of the project. However, the Trust Indenture once prepared !tall be submitted to HUD for review and approval. p 8. PLANS FOR TENANT-MANAGEMENT RELATIONS: Experience in the existing Section 8 housing program has shown the positive value of encouraging residents to participate in those areas of Project operation which directly affect them. DNA will use its existing expertise to encourage the formation of a resident organization capably of: (a) Informing management and increasing DNA's understanding of the low income residents' individual and collective problems, needs, and desires. (b) Increasing the residents' understanding of and cooperation with management's problems and responsibilities. (c) Insuring that residents are a meaningful and useful part of the management procrss. (d) Acting to implement and promote meaningful services and programs of benefit to all residents. If residents do not show any inclination to create a resident orga.ii- zation, DIIA would then take steps which might lead the residents to begin organizing. DHA believes that the establishment of a formal residents' organization is not an end in itself, but a spirit of cooperation may emerge as management and residents work with each other and make visible progress in improving the social and physical conditions of the Project and residents. { liutual problem solving is the level of resident participation which will 1 be sought in all situations. Management will, where circumstances warrant, not only consult residents to obtain their views but also seek their j active participation in finding and implementing solutions to problems. A relationship of this type can best be achieved when residents have an organization which can effectively represent them and work with management. An effective and operating tenant organization can contribute materially j in the settlement of complaints and grievances. If it cannot be so resolved, the matter will be presented to the management agent or to the nonprofit Owner for disposition. Repairs will be based to a large extent in requests from the occupants or from th3 periodic inspection of resident's dw.,111ng units or of the Project facilities. A system of receiving work requests and preparation of work orders, together with a continuous record of maintenance and repairs i in each unit shall be established. DNA's system provides follow-up pro- cedure to insure completed action of each work order request. ~J 9. MANAGEMENT AGREEMENT: The Management Agreement proposed to be utilized for this Project shall be the suggested model form set forth in Appendix 11 of HUD Hand- book 4351.1 REV., dated October 15, 1974, and entitled "Management of HUD- Insured Multifamily Projects Under Section 221(d)(3) and Section 236 of the National (lousing Act" as modified to fit the circumstances of this j Section 8 Project, The Agreement has not yet been formally prepared. k ~ W f I `s r i 1 i i i i 1 1 I i t r~ r 3 ~u.011Y I'«,~_ 1wwaYO tliy •.y..`r~ Ir1,{ity.' o o! rDlt VC 1.\ If ~ h ~~t~R~lt•RtO~Z~'_.. ~ Y., ~ ~Vr '11, 1' 1L. Y-. tla w, «rnrrlw t1 nea,,11 • r"fJ bra, 4 1 „ ~ tipX " ' `'r` f j ` WINN _ Irw,rcl I ' L~1} `Q trm +r llN lw 1 1r,~4,r OMW ,+II.1 It RI',~' r ~ rm, tl:. y4 ■ Yi„IV,wDi Iw.MVw u 5 a r.tat ,Y rle,4~l~t n.r. , ~ hn0ae _ . _ rlttarrr~ 1 1 ~ u{wYOD1 Lei I I.[ !11 N: rl ~er•M•/~',• aru.ae» 1 r~/... ' r4VirH£ au aU 11 ~•'L NJVII O M~AW (Dl~ rY.r~ ~•~N' rY1:/ NJae r i7] )k •1+, nlrnr•l yyl • YDCLr I.. F , IY.trll ii ti j - 1•y ~ , ~ ~ ti ■71~ f,l .lt r I / "n IIYYp.II ' ~ f F I Iwr r N IYHI 1 ICtlt:l ' i r; l,:t tlIJ111 II ~ (.nM~ Ilr trrl nau., }r~~II 1410 'wo INnVM' f.r tJr, ,~a ,tlYt) ihlW lY+. •r11 ' Ir.{ S w d I IN ~NtI ,aaM 111{• Ir«Yrl I nl •.I eu+ wN.l DUI Iae~{ u~n~. «utn.. I~IL.I0. low Ybp'YMt nm ~ i 7a rau IOIV ' •'IIfMrL`gl ` _ NAV .•'YN r w1\rni,• nn4 ` " ~\„I••., ~ rlrl rr•~n .'1 {YbWi~ 11rQ In r. r. U\r ~I;1 t•IN r jl& i ' ` 1^1 I I D,r NNow I rt1kM1 I „t 9 ..i ~~/ArntOfl».. . Y.„4111 i InIYOY N{uDN nu., r'n14d I~ IiIM J IY.ruwn' A'0 OSlct ~Ay fbflw ter. fpwal ion 171 p t IIaAMr Mot "All I YWrN 7J W111 ty aWIW 1 1r,r I 'wlwr ~ y Ni1Nk~ ~ it `'1 16 lit 6■ ' ~ • Y1 ~ i ~ ttwrMwry IIYN ~ 1`.• I' V Y.1 ~ ~ rc1Y H J j • R Wi 1 i rIMN Yrl rA. _ ~ " taW~.wru 011 ~ ~ H•rl' i,•„.Y l r ~ 11' Nn r.Y 1' [.1.11 t1 W . ! + 1* I r• . u r ~ 1 l .1 ~ I d I.ovulSNIPII / h. • iN Ir qi\I , n 1.111 II 1~r 11 ~ Iw ii.•y rlV` I ' 1 In1, ~ ~h~ { '111 I ~111 V 1 i'/ t rl• + ill I ~ r'r „ ' I ;i 0 lo ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ l G ~ j f { I i i i i .1I a.. J Cit,',f Of, I e?tton ~1lrr►rir mil ll"rildinfl, VoIN11,71,ois 76201 November 8, 1978 iir. JJm Carter Director Denton Housing Authority Denton, Texas 76201 i Dear Jim: At your request, I have met with the City Council to discuss the proposed rehabilitation of Dreamland by the Denton Hous ng Authority. This rehabilitation is consistent with the Housing Assistance Plan ! { of the City of Denton as adopted by the City Council. We appreciate the work that you and the D.H.A. are doing. Sincerely, Joe iiitchell Mayor /rr 1 1 ' i oc 4 i i i t i r I t t jJ~ 1 (Jj ~I I 1 {f i I II t I { f b S rr. 1lYW~ ~If11Y9r\ I'E. T i f It=!~ Wu, the undersigned residents of Denton, do petition the City Council and the Denton I!uu';inq Authority to take the necessary steps to re-establish the Dreamland Apartments as standard housing 's fear to;f- I„conie famIIIes. Our petition also requests that services iur ti,e residents ipelude: day care center, transportation, williai iont rueflicai services, recreation (playground and cww,mnity sl,di:e), security, and strong rdnagcr'w nt„ It is our belief that !i.., apdrtmvnts and the services vouId provide a much needed iotal ,,j rdcl for our residents. Address doa~ , AM`10 (e t-(l,r~~c.. Ktalah4_.. . ~J~jll(4 3 ~1 h1~ _ h l e J~" I / 1 ! / r1' /r •~1aii(t,!r' 1.,'c>T rL►u~r L~c.1 ` LA. 14w (i r D 1 J ~W/1 1r~ ~J J ~fy of tl 0,-f l)..,,' ~ mow,. I C/r title, /I~ r/ ~ e0 ~'I i lac , ~~rl tllU'r~ z I ►ir171ON We, the undersigned residents of Denton, do petition the City Council and the Denton Housing Authority to tale the necessary steps to re-establish the Dreawlani Apartments as standard housing fur loan-income families. Our t•etitiuh a1.,u requests that services for the residents include: day care center, transportation, oulpdtient medical services, recrea}ion (iildyground and community Snare), security, and strong r.anaiii-cnt. It is ,ar belief that the apaifm:nts and the services %:,10d provide a iiwch needed total I nrugrdw for our residents. Address Y Pei .!y &4.1 )Cie L IG46-of.- )CV , ali-L LL- LI f.~.' 1. _.`.CL.. J.6 C L. I , . ~ i 1,/( .l ! y 1, li Cf.W' 'r ` yt • r r 7/44;% ~ v 1__.. Ld _ . ~L /1 C~44~ a •i: lLL.1 r J1✓ l/rte ~ G~ J1 t! ~ _ ic~vo PFIIT ION We, the undersigned residents of Denton, do petition the City Co1rncil and the Denton; ilousing Authority to take the necessary steps to re-establish the Dreamland Apartments as standard housing run low- income families. fur petition also requests that services for the residents include: day care center, transportation, nut patient riedical service;, recre,ition (Illaygraund and eoinmunity Iaee), security, and strong e1,+nagenent It is our belief that the apartments and the services would pruvido a much needed total Jruyrali fur our residents. ila nc ( Address , I + w~ ~ s,4.A Ali.' y 149 -K".t.4"~!^'.. 6.tv14r -1`1 Old I '0 ? .,1 S7 Neu l l.~lL\. Cl,~,ILC~~' ;r.~ r'fpit~_r.L•_ _ _ ~ I 5 rr oat Aa 1, U~~ IN 4- Id J L , v 4 000.1a ~ Z.i Y t)[" IT] ON We, the undersigned residents of Denton, do petition the City Council and the De,oton Ilnusing Authority to take the neceFsary I steps to re-establish the Drc!w,mland Apartments as standard housing for low-income families. Our petition also requests that services too the residents Include: day care center, transportation, moll",tionl. medical servico5, recreation (playground and cowwunity ,,l„iu), security, and strong wanarlel-u'nl It Is our belief that ?L< < Iw rtments and the services would provide a much needed total urlr all for our residents. flame Address ~B ~~1dG~vJ;.~G>/ALL.-•.~7j4'F~t ~i~ ~~~_.:~~.,CZ~s..~1 ~.C_.,,1~: I ) f ♦ i. r _ ~ - I f A/Y f .j:~../f/mot.'.. r 4 1 ....ill. 4 i n 1 C / ! yI 1 I Ott ~ F.'! _~s r~~14. ~ Ci l:.. ~ E 17, l 1 ~ 1t1_.. L - a 1 PET IT I'A r k'e, the undersigned residents of Denton, do petition the City Council and the Denton (lousing Authority to take the necessary .,tees to re-establish the Dreamland Apartments as standard housing -y lot- lour-income families. Our potitiun also requests that services i for the residents inclule: , ddy care centor,` transportation, i out;dtiont medical services, recreation (play(Iround and community s.{1dce); security, and strong iadndgement. It Is our belief that the dpartments and the services would provide a much needed total ;,iwjidi~ for our residents. tldlu; Address ~~(//rAl//1~1J.'.•1-~.f•G~~.S,~».__._.. _ ~~r~.~l_.~f~C.~II:SI.U~~.~.~.__.___. P!l[<( ~ •~~`C fCll4LE:!~,.J-_ . /(~~1/ ~el.l~ 17~,~~/ r1PJ211~. . ~ t ,I ~1/.i)~{r:1~..LC~I.[~~^ - - ~r~~~~iTS.r'7ri(.:J~~„/_...._____ --y<)'c•.rltl: ~~'-r.~ ~i~ - - G ~ 1. l~,a"s~i^~c1ta~IC_~~._._. i J "I L '__...CI 1~:cr4[L~n;ll.LefL2___.. 1-41 l c . E i )C.~~~`. ; ~.~'._yJ~'j:~'-'t> . ~l~t'_~r7-~ 1. x _r .:!k/.~,utty..~.Ss•rki~_....... 1. `s,.~:+~g h_''",~1_..._. _ i } l Ir ,r l,CL~Cc'l+~1-i j.-i[!//J~ (ct~~ CrCtw}I"I"~ ('itlrp .l;',c+I4...~ .~i?~•ty:.]'..r~, t_i'tS~JlI~J~t't':.. k r~ Denton County Community Council October 30, 1978 Mr. Jim Carter, Director Denton Housing Authority 1 404 West Oak St. suite 109 Denton, Texas 76201 Dear Jim: The Denton County Community Council is interested in rehabilitation of Dreamland. We are particularly interested in assisting in it's becoming a model housing project in which the occupants receive the full resources, support, protection and encouragement from the community, i We also want Dreamland to be a good, safe, clean place to live. } The fact is that "you can't have one without the other". We fully believe that, given the opportunity, we have the capability to make Housing Dreamland Authority in accomplishing forward this objective. ng with the Denton Sincere Homer Reese President I HR:cb cc: Fannie Belle Gaupp An Orgtnlzatlon for the Coordination of Social Sorvka In Oanton County es~. R rw DISCOVERING REACHING GROWING November 8, 1978 Mr. Jim Carter Denton Housing Authority 404 W. Oak, Suite 109 Denton,.Texas 16201 Dear Mr. Carters For some time I have been aware of the need for more low-coat housing in the Denton community. Partially through my work with the Human Resources Advisory Committee of the City and also through my supervisory role with Denton County Cooperative Ministries, I have felt that some group or agency should undertake such a project. Your plan to renovate Dreamland for housing for low-income families is in keeping with my thoughts along this line. I am pleased that you are willing to undertake this endeavor and wish your agency well in seeing it through to completion. Be assured of my wholehearted support. Sincerely, ~~J ticcC.Q W.,,4ALd,,0P7 t-1/1 Dr. Gerald Williamson, Director Denton Baptist Association i GE BALD M. WILLIAMSON,OIR. OFMISSION$ DENTON BAPTIST ASSOCIATION • 3311 INTERSTATE 35 DENTON, TEXAS 76201 - 817/383.3544, METRO 434.2831 1. r North Taxes state University November 14, 1978 - + Den78203 xas Department 01 Sociology Mr, Jim Carter Anthropology Denton Housing Authority 404 W. Oak Denton, Tx. 76201 i Dear Jim, Since the NTSU Human Services Center opened in September of this year we have worked with numerous clients who have severe housing needs. We have found that people who are exper- iencing housing problems are often also experiencing diffi- culties in other areas of their lives. It has become clear to me that there is a desperate need for additional low rent %ousing in Denton But just as importnat, there is a need for adequately maintained, low rent housing with some type of accom- panying coordinating program to meet peoples housing needs ~J in a broad and all inclusive way. So very often we have found that peoples material needs (i+a,housing, food, etc,) are almost unseparately bound up with their emotional needs. It would appear that there is an almost desperate need for a broad housing program here in Denton - a place where low income people could live and an accompanying program to help them learn how to live productively. As I have worked within the community these past three months I have heard nothing but praise for the way the dousing Authority is run here in Denton. It is a program that works because of the people who administer it. It ;could seem to me that you peo- ple are in the best position to develop and maintain the kind of broad based low rent housing project that is so desper- ately needed here in Denton. Sinc ely, Lee B. Hipple, AC3W Coordinator, NTSU Human Services Center LH/dw cc 1 V Ac8i7.7;.t-Iaq/:1M w i .F E j I i i i s E , f { I E i i r t RSr',,fX~ STATE OF TEXAS LEASE COUNTY OF DENTON Project No. _ THIS AGREEMENT made and entered into this day of *19 between the Owner, acting by and throug is u y au or ze management agenasA~if as LANDLORD, and WITNESSETH: WHEREAS, OWNER has entered into a Housing Assistance Payments Contract with the Secretary of Housing and Urban Development, actin~~by a ch provides the Federal Housing Commissioner (hereinafter called "HU0,11, wg assistance portion of the rent as housi that the Cammissioner will pay r Housing s A on behalf of (qualified tenants pursuant to Section 8 of the U. S. WHEREAS, OWNER has determined the eligibility of TENANT to reside at the project and computed the amount o` the rent hereunder to be paid by TENANT (hereinafter the Gross Family Contribution") and of the housing assistance paynents on behalf of TENANT in accordance with schedules and criteria established by HUD, and WHEREAS, reexamination of TENANT family income, coopossiiti shall bee extent of medical or other unusual expenses incurred by rime E made by OWNER. at intervals no longer than two years and appropriate redetermination shall be made by OWNER of the amount of theoallFiniac- f Contribution and the amount of the housing assistance payment, with schedules and criteria established by HUD; NOW, THEREFORE, IT IS AGREED: The OWNER hereby leases, and lets to TENANT and the TENANT hereby takes and hires fron OWNER dwelling term come ng on the day ending of the day of J known as 1 of an 1 1g un1 ess sooner terminated as provided here n. ~2• (a) The rent shall be S per month plus $ for utilltiy allowance (estimated averagchui i ty cost) which com"5ned equal the total rent for the apartment (b) $ for rent and $ for utilities shall be payable by or at the rection of HUD as ous ng assistance payments on behalf of the utility charges will be ofaid by thinTENANT. family incomes shall be subject to change by medical expenses InsaccordanceewithtHUD established schedulesrandhcriteria;lor i exp HUD of any applicable Allowance for Utilities by reason Services adjustment Any by and hin anotlficatio tocTENANT9e shalt be effective as of the date stated . total 3. The, t all u cove- tilities, which shall inyno event sinclude t telephones, OWNERn Hants and agrees to furnish to TENANT at reasonable times and in reasonable ' J I I V amounts all such utilities. OWNER shall provide the following services and equipment: electric range, electric refrigerator, air conditioning at reasonable times and reasonable amounts, laundry facilities (coin operated), drapes or blinds, recreation facilities at reasonable tilnes and in reason- able amounts and trash removal. 4. TENANT agrees, in the event the amount of his monthly housing assistance payments is adjusted as provided above, to pay, as his Gross Family Contribution, in lieu of the amount specified in Paragraph 2 hereof, the difference between the total monthly rental and the adjusted amount of his housing assistance payments. OWNER agrees to give written notice to TENANT, by an addendum to be made a part of this lease, immediately upon such adjustment, stating the new amount TENANT will be required to pay as TENANT'S share of the monthly rental (Gross Family Contribution). 5. TENANT'S share of the monthly rental (his Gross Family Contribution) shall be payable to OWNER monthly in advance on or before the first calendar day of each month at the office of the project manager or to such other person or at such other place as OWNER from time to time by written notice designates. If any monthly rental payment is not made by TENANT within 5 days after the due date, TENANT agrees to pay a late charge of 5% if the Gross Family Contribution is paid on the sixth (6th) day of the month; 10% if paid after the tenth (10th) day of the month. Eviction proceedings will be initiated on or after the fifteenth (15th) day of the month if the said monthly Gross Family Contribution and the late charges have not been paid in full. In the event any payment by TENANT to OWNER is made by check, which check is not honored and is returned to OWNER unpaid, by the bank upon which the same is drawn, TENANT agrees to pay a penalty of $5.00 for each such dishonored and returned check in addition to his obligation to immediately make good said check, and the payment of the aforesaid late charge, if required. 6. This Lease may be terminated by the Resident and DHA at any time after giving 30 day written notice to Owner. Owner may terminate this lease by giving notice to Resident and DHA in the manner and time set out hereinbefore for gor good causes, including 1)) serious or repeated inter- ference with the rights of other Residents, ~2) serious of repeated damage to the premises, (3) illegal use of premises, (4) default in payment of rent, (5) failure to pay extra charges or service, (6) failure of the Resident to keep his or her premises in a safe, clean and sanitary E condition. 7. (a) TENANT certifies to the accuracy of the statements made in the tenancy application and in all other documents furnished to OWNER for purposes of determining TENANT'S eligibility to reside at ~J (b) TENANT agrees that the family income, family composition, the extent of medical and other unusual expenses incurred by TENANT and other eligibility requirements shall be deemed substantial and material obligations of his tenancy with respect to the amount of housing assistance payments for which TENANT 1s eligible and in determining TENANT'S share of the monthly ren"ai (Gross Family Contribution). (c) TENVIT agrees to comply promptly with all requests by OWNER or HUD for infcrmation and certification concerning the total current family income of the TENANT, the composition of the TENANT'S family, the ' extent of medical and other unusual expenses incurred by TENANT and other requirements for occupancy and that his familure or refusal to comply with o request for Information with respect thereto shall be deemed a violation of a substantial obligation of his tenancy. (d) TENANT agrees that a recertification of income shall be made to OWNER at intervals no longer than two years from the date of the previous certification. i I i I i ) ArM% ~K (e) TENANT understands that the housing assistance payments and TENANT'S share of the monthly rental (Gross Family Contribution) are subject to adjustment as herein provided and agrees to be bound by such adjustment. (f) TENANT shall not assign this lease; give accomodation to W1 any roomers, lodgers or other persons; or permit the use of the dwelling unit for any purpose other than as a private dwelling solely for the TENANT. 8. TENANT for himself and his heirs, executors and administrators covenants and agrees as follows: (a) to pay the monthly rental (Gross Family Contribution) herein stated promptly when due, without any deductions whatsoever, and without any obligation of the part of OWNER to make any demand for the same; (b) to keep the dwelling unit in a clean and sanitary condition, and to comply with all the laws, health and policy requirements i with respect to said dwelling unit and appurtenances, and to save OWNER harmless from all fines, penalties and costs for violations or non- compliances by TENANT with any of said laws, requirements or regulations, and from all liability arising out of any such violations or noncompliance; (c) not to use the dwelling unit, or any part of the project, for any purpose deemed hazardous by insurance companies carrying insurance thereon, (d) to take good care of the property of OWNER and promptly report to OWNER any repairs that may be needed on said property; that if any damage to the dwelling unit shall be caused by TENANT'S acts or neglect, TENANT shall forthwith repair such damage at his own expense, and should TENANT fail or refuse to make such repairs within a reasonable time as determined by the OIJNER after the occurence of such damage, OWNER may, at his option, make such repairs and charge the cost thereof to TENANT., TENANT shall thereupon reimburse OWNER for the total cost of damages so caused whether or not paid by OWNER, and such reimbursement shall be due as additional rent of the first day of the calendar month following demand therefor by OWNER of TENANT; (e) to permit OWNER, or his agents, or persons authorized by him, or any representative of any holder of a mortgage on the project, to enter the dwelling unit at reasonable times for the purpose of making inspections and repairs and replacements; to permit OWNER to show the dwelling unit to prospective tenants during the last thirty days of the term of this lease or any renewals and extensions thereof, (f) to have no animals or pets of any kind on the project, other than those expressly permitted in writing by OWNER, and then only upon such terms and under such conditions as OWNER may prescribe; (g) not to make any alterations, additions or improvements to OWNER'S prpperty or fixtures without the written permission of OWNER and all such alterations, additions or improvements shall belong to OWNER without reimbursement to TENANT for the cost thereof. TENANT shall not drive nails into the walls of the dwelling unit or otherwise attach to the building any decorations or devices except with the prior written permission of OWNER. (h) to permit OWNER or his agents to bring appropriate legal action in the event of breach or threatened breach by TENANT o any of the covenants or provisions of this lease. 9. TENANT, by the execution of this lease, covenants and agrees that the dwelling unit described herein has been inspected by him and I I I i i i \MIIR. pt1ll.F1! A / RIa.2'a.fy ! meets with his approval in all respects. TENANT acknowledges hereby i■ that said dwelling unit has been satisfactorily completed, and OWNER will not be required to repaint, replaster or otherwise perform any other work, labor or service which it has already performed for TENANT. TENANT covenants and agrees that the dwelling unit 1s in a tenantable condition, and further covenants and agrees, at the expiration or prior termination of the lease, to deliver up and surrender said dwelling unit to OWNER in as good condition as when received, normal wear and tear excepted. 10. No alteration, addition or improvements shall be made in or to the dwelling unit without the prior consent of OWNER in writing. 11. TENANT agrees not to waste utilities furnished by OWNER; not to use utilities or equipment for any improper o- unauthorized purpose; and not to place fixtures, washers, dryers, air conditioning units, signs, fences or television or radio antennas in or about the dwelling unit without the prior permission of OWNER in writing. If such permission is obtained, TENANT agrees, upon termination of the lease, to remove any fixtures, signs, fences or television or radio antennas at the option of OWNER, without damage to the dwelling unit. In the event of any failure of utilities, appliances, fixtures or services to be performed or furnished by OWNER for any cause not attributable to the fault of negli- gence of OWNER, the same shall not result in any liability to OWNER, the only responsibility of OWNER being reasonable diligence in his efforts to restore such utilities, appliances, fixtures or services. 12. OWNER shall maintain the project in good repair and the dwelling unit in tenantable condition, except in case of damage arising fron the acts or neglect of the TENANT, or his family, guests, invitees, servants, employees or agents. 13. TENANT hereby makes a security deposit of § (an amount not to exceed one month's Gross Family Contribution) to secure the faithful performance by TENANT of the tenns, covenants, conditions and 4 provisions of this lease and against any damage except normal wear I and tear done to the dwelling unit and the equipment furnished by the OWNER, by the TENANT, his family, guests, invitees, servants, employees j , or agents; and agrees to pay when billed the full amount of such damage { in order that the security deposit will remain intact. Subject to such deductions as are herein authorized, the security deposit, without interest, will be refunded to TENANT within 30 days after TENANT surrenders the dwelling unit to OWNER, provided TENANT has complied with all of his obligations hereunder. No refund of the securit de sit will be made unless TENANT Ives OWNE wr tten not ce o s ntent on to surren er the dwe ng unit at east 30 days in advance o the last 2 a t e n t a ~J term or an success ve terms o t s ease. TENANT agrees to surrender the e ng un to N upon the term mat on of this lease in the same condition as when leased, normal wear and tear excepted. All costs and expenses incurred by OWNER in restoring the dwelling unit to the same condition as when leased, normal wear and tear excepted, will be paid by TENANT and OWNER 1s hereby authorizes to deduct any and all unpaid charges, damages, penalties or rentals fron the security deposit. To the extent required by law, OWNER will furnish TENANT with a written description and itemized list of all deductions fron the security deposit, provided TENANT has furnished OWNER with a written copy of TENANT'S forwarding address. Notwithstanding any other provision of this lease, OWNER will not be obligated to return the security deposit or furnish a written description of damages and sharges until TENANT has furnished his for- warding address to OWNER. 14. OWNER shall not be liable to TENANT, his family, employees, invitees, agents or guests, for any damage to persons or property caused by the acts or omissions of TEr1ANT, or other tenants. i 6 'ubh~~. A RAti.'L# 'AGM ~l 15. Failure of the OWNER to insist upon the strict performance of the terms, covenants, provisions and conditions herein contained, or any of them, shall not constitute or be construed as a waiver or relinquishment of the OWNER'S right thereafter to enforce any such terms, covenants, provisions and conditions, but the same shall continue in full force and effect. lb. It is specifically understood and agreed between the parties hereto that any obligation of the OWNER to pay money or other consid- eration to TENANT shall be satisfied solely from the OWNER'S estate and interest in the project of which the dwelling unit is a part, or the proceeds thereof, and TENANT covenants and agrees that he will look solely to such financial interest for the satisfaction of any remedy which he may have for the collection of money or other consideration fron the OWNER, by judicial process or otherwise. 17. Upon the termination of this lease for whatsoever cause, TENANT covenants and agrees that he will promptly and peacefully vacate and surrender possession of the dwelling unit to OWNER and that he will promptly and peacefully surrender and deliver to OWNER all of the personal peoperty belonging to OWNER. 18. OWNER may from time to time promulgate such rules and regulations as OWNER deeds to be in the best interest of the orderly management of the project. TENANT agrees to comply with such rules and regulations and to cause his family, guests, invitees, agents, servants, and employees to so comply, and any failure to comply therewith by TENANT or any other such person shall be a breach of the conditions of this lease. TENANT covenants that the conduct of himself, his family, guests, invitees, agents, servants and employees shall never be disorderly or boisterous; that is shall not disturb or interfere with the rights, comfort or convenience of other persons on or around the premises; that is shall not be unlawful or immoral. Parties in the dwelling unit shall be limited to a reasonable number of guests; maintained strictly within the dwelling unit with doors closed and terminated at a reasonable hour. No parties shall be held on the premises outside of the dwelling unit without the prior written permission of OWNER. 1 19. In case of damage by fire of act of God or in the event of l malfunctions of appliances. fixtures or utilities, TENANT shall notify 1 OWNER immediately, and OWNER shall repair the damage or malfunction with promptness and the monthly rental herein reserved shall not abate during the period of such repairs or, if the premises are deemed by the OWNER to be damaged to such an extent as to be unfit for occupancy, or, if the OWNER decides not to repair or restore the building, this lease shall terminate. TENANT agrees to 'accept a comparable dwelling unit j in the project for the remaining term of this lease. If this lease is so terminated rent will be prorated on a daily basis so that TENANT shall pay rent only,up to the date of the damage, and the remainder of the month will be refunded or credited. 20. TENANT further agrees that, should TENANT at any time or in any manner (a) fail to pay, unctually at maturity as stipulated, the rent (Gross Family Contribution ar other charges, damages and penalties assumed under this lease, or violate any of the other terms, conditions or provisions of this lease, or (b) discontinue the use of the dwelling unit for the purpose for which they were rented, or vacate or abandon same, because of ejection or otherwise, or (c) upon the adjudication i of TENANT in bankruptcy, the appointment of a receiver for TENANT, of the filing of a bankruptcy or receivership by TENANT, or (d) ;,:.on ~'NANV S suspension, failure or insolvency, then the rent (Gross ;~.nily Contribution) for which the whole unexpired term of this .ease shall at once become due and payable and, in such event, OWNER shalt have th. option either at once to demand the entire rent (Gross Family Contribution) for the whole term or to immediately cancel this lease, i I i i i i without putting TENANT in default, TENANT to remain responsible for all damages or losses suffered by OWNER; and thereupon, OWNER may, at OWNER'S option, to the extent permitted by the laws of the State of Texas, without consent of TENANT and without responsibility to TENANT for any loss or damage resulting therefrom and without affecting the ob- ligations of TENANT hereunder, enter said dwelling unit, by any means, to decorate the same or make repairs, alterations or changes therein, if OWNER sees fit, and lease or rent tie same for such price and on such terms as may be immediately obtainable, either for the account of OWNER or for the account of whom it may concern, at the option of OWNER, but OWNER shall be under no obligation to do so. All remedies agreed to in this lease are in addition to any other remedies provided by law for enforcement of lease provisions by OWNER. TENANT agrees that acceptance of partial payment by OWNER after notice of termination will not constitute waiver of the notice unless OWNER agrees to a waiver in writing, nor will such payment affect any legal proceedings taken or to be taken by OWNER except to reduce TENANT'S obligation to OWNER by the amount of such partial payment. 21. This lease shall be subordinate in respect to any deed of trust that is not on or that hereafter may be placed against said pro- juct, and the recording of any deed of trust shall have preference and precedence and be superior and prior in lien to this lease, irrespective of the date of recording and TENANT agrees to execute any such instrument without cost, which may be deemed necessary or desirable to further effect the subordination of this lease to any deed of trust, and a refusal to execute such instrument shall entitle OWNER, or OWNER'S successors and assigns, to the option of canceling this lease with- out incurring any expense or damage and the term hereby granted is expressly limited accordingly. 2Z. In return for TENANT'S continued fulfillment of the terms and conditions of this lease, OWNER covenants that TENANT may at all times while this lease remains in effect, have and enjoy for his sole use and benefit the property herainabove described. 23. All notices required or contemplated by this lease from OWNER to TENANT shall be deemed given when addressed to TENANT at the j dwelling unit and delivered either personally, by leaving same in the dwelling unit, or by United States Mail properly addressed and stamped. All notices required or contemplated by this lease from TENANT to OWNER shall be deemed given when addressed to OWNER in care of the resident manager at the project and delivered by TENANT either personally or by United States Mail properly addressed and stamped. 24. OWNER shall not discriminate against TENANT in the pro- vision of services, or in any other manner, on the grounds of race, color, creed, religion, sex or national origin. 25. This lease evidences the entire agreement between the parties hereto and no modification or amendment thereof shall be made except in writint and duly signed by OWNER and TENANT. 26. If any employee of OWNER renders any other services for or at the request of TENANT, his family, invitees, agents, servants, employees or guests, then, for the purpose of such service, such employee shall be deemed the agent of TENANT, regardless of whether or not payment is arranged for such service, and TENANT agrees to relieve OWNER and hold OWNER harmless from any and all liability in connection with such service. 27. Should an agent or attorney be employed to give special attention to the enforcement or protection of any right or clain of OWNER arising from this lease, if the TENANT is found at fault, TENANT shall pay all costs, charges and expenses and, as fees and compensation I E ki e4~ to such agent or attorney, an additional sum of twenty percent (20%) of the amount of such claim, or, it the claim be n)t for money, such sum as will constitute a reasonable fee, the minimum fee, however, in any event, whether the claim be for money or not, to be $25.00. 28. The covenants and provisions of this lease shall be binding on the parties and their heirs, successors and assigns. HOUSING AUTHORITY OF THE CITY OF DENTON I BY: BY: „t Management gent TEN 1~- F i i i I ~ r 1 JI J 1 ~nmcso r ~+r~ i I t f 1 i t I `7 I f i I ~ ~ 1 i 1 r ~ I a I a i ~ hiY. Frll 4a' i:if 1 8uyia e~~iQng o t R,xk. Atkin:>as 14 1 501 ]724784 I IANCOCK, JOSEPH & DANIELS, INC. November 8, 1978 Mr. Jim Carter, Executive Director Denton Housing Authority 404 West Oak - Suite 109 Denton, Texas 76201 Re: Acquisition and Rehabilitation of Dreamland Project Dear Mr. Carter: Based upon our recent concurrence as to the financial feasibility of the Dreamland Project and the Department 1 of Housing and Urban Development's indication that a 15 year Section 8 Housing Assistance program would be available { to fund the acquisition and rehabilitation of the project, our ownerirand HUD to effect datfinancially feasible project. U Very•t ulyra, J. (D:' Ha cock, President JDH/l jl I i i € I f ~ I ~ I I ~ y I 7 I 1 1