Housing & Redevelopment AuthorityItem 6.a.Discussed
TIF Status Presentation
City staff presented an update on the status of Richfield's ten active Tax Increment Financing (TIF) districts and three districts decertifying, showing all districts on track with no compliance issues. The presentation detailed pooling opportunities, including $750,000 already transferred to the Housing Trust Fund since 2022 and $1.3 million spent under the Temporary Spending Authority, along with plans for future affordable housing funding as districts like Interchange West/Lyndale Gateway and Urban Village decertify in December 2025.
informational or procedural item — no vote taken
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Potential benefit
Decertifying TIF districts returns roughly $1.9 million in captured tax capacity to the general tax rolls starting in 2026, which could help stabilize the city's overall tax rate.
Concern to consider
Complex TIF financing mechanisms can make it hard for residents to track how public development subsidies affect their property taxes long-term.
What happens next: Staff will proceed with decertifying three TIF districts as detailed in later agenda items and continue exploring pooling and in-district affordable housing opportunities.
Sources: Housing & Redevelopment Authority agenda (city portal) ↗
Housing & Redevelopment AuthorityItem 7.a.Approved
Amendment to Developer Agreement with West Hennepin Affordable Housing Land Trust
The HRA approved a First Amendment to its January 2025 Developer Agreement with West Hennepin Affordable Housing Land Trust (WHAHLT), removing the $80,000-per-property funding cap and allowing WHAHLT to rehabilitate more than three homes using the same total $240,000 in Affordable Housing Trust Fund money. WHAHLT has already completed three home rehabs in 2025 using less than $80,000 each and requested to use the remaining $70,000 toward a fourth Richfield property for resale to households earning 80% or less of area median income ($104,200 for a family of four).
Passed (Consent Calendar)
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Key figure: $240,000 — Total capped HRA/AHTF funding for WHAHLT's home acquisition and rehabilitation program in 2025
Potential benefit
This amendment allows more affordable homes to be rehabilitated in Richfield within the same city budget by giving WHAHLT flexibility in how funds are spent per property.
Concern to consider
Some residents may want assurance that flexible per-property funding still results in quality rehabilitation and long-term affordability.
What happens next: WHAHLT will proceed to purchase and rehabilitate a fourth Richfield property using the remaining $70,000 and continue reporting to the HRA on affordability compliance.
Sources: Housing & Redevelopment Authority agenda (city portal) ↗
Housing & Redevelopment AuthorityItem 10.a.Approved
Amendment to 2022 Spending Plan for Unobligated Tax Increment
The HRA considered amending its November 2022 Spending Plan, which authorized up to $6,345,000 in unobligated tax increment from the Lyndale Gateway/Interchange West, Urban Village, and City Bella TIF districts, to extend the deadline for spending these funds from December 31, 2025 to December 31, 2026, per a 2025 state legislative change the City advocated for. No other changes to the plan's priorities or spending strategy were proposed.
Passed
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Key figure: $6,345,000 — Total unobligated tax increment authorized under the original 2022 Spending Plan
Potential benefit
Extending the spending deadline by one year gives the HRA more time to use up to $3.07 million in remaining unobligated tax increment for redevelopment and job-creating projects before it reverts to the TIF funds.
Concern to consider
Delaying deployment of these public development funds means the intended stimulus projects and their community benefits are further postponed.
What happens next: The Richfield City Council will consider a related amendment at its November 25, 2025 meeting, and any unspent increment after December 31, 2026 will transfer back to the respective TIF funds.
Sources: Housing & Redevelopment Authority agenda (city portal) ↗
Housing & Redevelopment AuthorityItem 10.b.Approved
Decertification of Tax Increment Financing District No. 2020-2 (Emi)
The HRA adopted a resolution decertifying TIF District No. 2020-2 (Emi, located at 101 66th Street East) after the City terminated its development agreement due to non-performance by the developer, ahead of the district's five-year rule deadline of March 2026.
Passed
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Potential benefit
Decertifying this non-performing TIF district removes an obligation tied to a stalled development and returns the property to standard tax rolls sooner.
Concern to consider
The decertification reflects that a planned redevelopment project at 101 66th Street East failed to move forward as originally intended.
What happens next: The Emi TIF District 2020-2 is decertified, and the associated Interfund Loan obligation will be addressed through the HRA's general fund.
Sources: Housing & Redevelopment Authority agenda (city portal) ↗
Housing & Redevelopment AuthorityItem 10.c.Approved
Decertification of the Urban Village Tax Increment Financing District
The HRA adopted a resolution decertifying the Urban Village TIF District effective December 31, 2025, returning the property—with an estimated 2026 market value of $73.6 million—to the general tax rolls and generating an estimated $1,012,829 in additional tax capacity for the city, county, and school district.
Passed
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Key figure: $1,012,829 — Estimated additional tax capacity generated once Urban Village returns to tax rolls in 2026
Potential benefit
Decertifying Urban Village returns roughly $816,666 in captured tax capacity to the tax rolls in 2026, potentially easing the tax burden on other properties citywide.
Concern to consider
Some pooled Urban Village funds ($745,235 through 25% regular pooling and $170,000 already sent to the Housing Trust Fund) may no longer be available for future redevelopment assistance once the district closes.
What happens next: The Urban Village TIF District officially decertifies December 31, 2025, and its property tax capacity returns to standard tax rolls beginning in 2026.
Sources: Housing & Redevelopment Authority agenda (city portal) ↗
Housing & Redevelopment AuthorityItem 10.d.Approved
Decertification of the Interchange West / Lyndale Gateway Tax Increment Financing District
The HRA adopted a resolution decertifying the Interchange West / Lyndale Gateway TIF District effective December 31, 2025, returning the Best Buy and Richfield Senior Housing properties to the tax rolls, with Best Buy's estimated 2026 market value at $62,456,000 and combined additional tax capacity estimated at over $1.47 million.
Passed
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Key figure: $1,118,279 — Estimated additional tax capacity from this district returning to the 2026 tax rolls
Potential benefit
This decertification returns an estimated $1,118,279 in captured tax capacity to the general tax rolls in 2026, which can help distribute the tax burden more broadly across the city.
Concern to consider
The 2012B bond tied to this district was only recently paid off in February 2025, and remaining PAYGO note risks were carried by the private developers rather than the city.
What happens next: The Interchange West / Lyndale Gateway TIF District officially decertifies December 31, 2025, with the affected properties' full tax capacity applied starting in 2026.
Sources: Housing & Redevelopment Authority agenda (city portal) ↗
Housing & Redevelopment AuthorityItem 14Approved
Approval of Claims
The HRA was scheduled to approve routine claims and financial payments for the period, following the pattern of prior meetings where claims such as HRA checks and Section 8 housing assistance payments are approved together.
per the meeting record — vote tally not extracted
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Potential benefit
Ensures vendors, contractors, and Section 8 housing assistance payments are processed on schedule.
Concern to consider
None; this is routine financial administration.
What happens next: Approved claims are processed and paid by the HRA's finance department.
Sources: Housing & Redevelopment Authority agenda (city portal) ↗
Economic Development AuthorityItem 5.aDiscussed
Approval of the Minutes of the August 18, 2025 Regular EDA Meeting
The EDA was scheduled to formally approve the minutes from its August 18, 2025 meeting, at which it had approved the 2026 EDA budget and tax levy (Resolutions 61 and 62) and approved claims totaling $90,026.58 for June through August 2025.
informational or procedural item — no vote taken
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Key figure: $90,026.58 — Total EDA claims approved for June, July, and August 2025 at the prior meeting
Potential benefit
Approving prior minutes creates an official public record of past EDA budget and spending decisions, including the certified 2026 tax levy.
Concern to consider
No new spending or policy occurs with this approval; it only formalizes the record of an already-completed meeting.
What happens next: The EDA voted to approve the August 18, 2025 minutes at the November 17, 2025 meeting, finalizing the public record.
Sources: Economic Development Authority agenda (city portal) ↗
Economic Development AuthorityItem 7.aOutcome pending
Amendment to CEE Agreement Authorizing $103,000 for the 2026 Apartment Remodeling Program
The EDA's consent calendar included an amendment to its agreement with the Center for Energy and Environment (CEE), authorizing a $103,000 budget for 2026 to administer the Apartment Remodeling Loan Program, which offers zero-interest, 15-year deferred loans of up to $50,000 to owners of rental properties at least 30 years old. The program targets Naturally Occurring Affordable Housing (NOAH) renting at or below 60% of Area Median Income, and covers exterior, interior, and energy-related improvements. The amendment would run from January 1 through December 31, 2026.
final tally arrives when the city publishes the minutes
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Key figure: $103,000 — Total 2026 budget authorized for the Apartment Remodeling Program
Potential benefit
Rental property owners can access up to $50,000 in zero-interest, forgivable loans to fix code violations, safety issues, or aging systems, benefiting a rental population that is 54% BIPOC in Richfield.
Concern to consider
The $103,000 budget is limited and loans are distributed first-come, first-served, so demand could exceed available funds, and 1-3 unit properties aren't eligible until August 1, 2026.
What happens next: The EDA was scheduled to vote on this consent calendar item on November 17, 2025; if approved, the amendment takes effect January 1, 2026 through December 31, 2026, and CEE will begin processing loan applications.
Sources: Economic Development Authority agenda (city portal) ↗