Housing & Redevelopment AuthorityItem 6.aDiscussed
TIF Status Presentation
Ehlers consultant Rebecca Kurtz, with assistance from Sylvia Johnson, presented an update on the status of the City's Tax Increment Financing (TIF) districts, reviewing outstanding obligations and how TIF works. Commissioners asked questions about referendum tax treatment, property value and tax rate changes, and time limits on TIF fund usage; no action was taken.
informational or procedural item — no vote taken
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Potential benefit
Provides transparency on how the City's TIF districts are performing and what obligations remain, helping residents understand redevelopment financing tools.
Concern to consider
No immediate action was taken, so residents seeking specific outcomes on individual TIF districts must wait for future decertification or spending plan decisions.
What happens next: The HRA will continue to review individual TIF district statuses, including decertification decisions, as districts reach the end of their statutory terms.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 7.aOutcome pending
Temporary Permit for MnDOT Access to HRA Properties at 1600 and 1620 78th Street East
The HRA considered granting the Minnesota Department of Transportation a temporary construction permit to access HRA-owned properties at 1600 and 1620 78th Street East so MnDOT can rebuild the adjacent sidewalk during the I-494 Project 2 construction, expected to be let in Spring/Summer 2026. The permit would remain valid until December 1, 2031 or completion of construction, whichever comes first, with no financial impact to the HRA.
recorded in the approved minutes — tally not yet extracted here
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Key figure: None — Financial impact to the HRA listed as none in the staff report.
Potential benefit
Enables ADA-compliant sidewalk reconstruction along 78th Street East as part of the broader I-494 highway project, improving pedestrian access near HRA-owned redevelopment sites.
Concern to consider
Temporary construction access to HRA property could delay future redevelopment plans for the 1600 and 1620 78th Street East parcels.
What happens next: If approved, the HRA Chair and Executive Director will execute the permit; MnDOT anticipates letting I-494 Project 2 in Spring/Summer 2026.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 7.a (Nov 17 minutes)Approved
Amendment to Developer Agreement with West Hennepin Affordable Housing Land Trust (WHAHLT)
The HRA approved Resolution No. 1517, a First Amendment to the Developer Agreement with West Hennepin Affordable Housing Land Trust, doing business as Homes Within Reach, as part of the November 17, 2025 consent calendar. The amendment updates terms of the existing agreement supporting affordable homeownership development in Richfield.
Passed 5-0
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Potential benefit
Supports continued affordable homeownership opportunities in Richfield through the Homes Within Reach land trust model.
Concern to consider
Details of the specific amendment terms were not disclosed beyond approval of the resolution.
What happens next: The amended agreement takes effect as approved; no further HRA action is required unless further amendments are needed.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 10.a (Nov 17 minutesApproved
Amendment to the 2022 Spending Plan for Unobligated Tax Increment
The HRA approved Resolution No. 1518, amending the 2022 Tax Increment Spending Plan to reflect a state legislative extension allowing use of unobligated tax increment from existing TIF districts to stimulate private development through December 31, 2026. This gives the HRA additional time to deploy previously unobligated tax increment funds.
Passed 5-0
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Potential benefit
Extends the deadline to December 31, 2026 for using unobligated tax increment to spur private development that might not otherwise occur.
Concern to consider
Delays in deploying these funds could mean missed development opportunities if the extended deadline is not met.
What happens next: The HRA and staff will continue to identify eligible development projects to use the unobligated tax increment before the December 31, 2026 deadline.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 10.b (Nov 17 minutesApproved
Decertification of Tax Increment Financing District No. 2020-2 (Emi)
The HRA approved Resolution No. 1519 decertifying TIF District No. 2020-2, known as the Emi District, which was created in January 2021 to assist a mixed-use project at 101 66th Street East that the developer abandoned due to rising construction and material costs. Decertifying in 2025 rather than waiting until March saves administrative costs and allows for an inter-fund loan transfer repayment option.
Passed 5-0
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Potential benefit
Closing out the inactive Emi TIF district saves administrative costs and allows any remaining tax increment to return to the general tax rolls sooner.
Concern to consider
The planned mixed-use development at 101 66th Street East will not move forward under this district, leaving the site without the originally envisioned project.
What happens next: The district closes out with the state auditor in 2025, and the HRA may pursue an inter-fund loan transfer repayment option.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 10.c (Nov 17 minutesApproved
Decertification of the Urban Village Tax Increment Financing District
The HRA approved Resolution No. 1520, decertifying the Urban Village Tax Increment Financing District. Commissioners noted the district as a strong example of effective TIF, citing a development that has aged well and delivered on its commitments to the community.
Passed 5-0
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Potential benefit
Successful completion of the Urban Village TIF district returns its tax capacity to the general tax rolls, benefiting the broader tax base.
Concern to consider
None noted; commissioners described this district as a positive example of completed redevelopment.
What happens next: The district closes out administratively; no further HRA action on this district is required.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 10.d (Nov 17 minutesApproved
Decertification of the Interchange West / Lyndale Gateway Tax Increment Financing District
The HRA approved Resolution No. 1521, decertifying the Interchange West and Lyndale Gateway Tax Increment Financing District, which was originally created to facilitate site assembly for the Best Buy headquarters and redevelopment along Lyndale Avenue.
Passed 5-0
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Potential benefit
Closes out a TIF district that successfully supported the Best Buy headquarters and Lyndale Avenue redevelopment, returning full tax capacity to the general tax base.
Concern to consider
None noted in the minutes beyond standard administrative closure.
What happens next: The district closes out administratively; no further HRA action on this district is required.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 11.aOutcome pending
Professional Services Agreement with VEAP for Emergency Rental Assistance
The HRA considered a Professional Services Agreement directing $50,000 in Local Affordable Housing Aid (LAHA) to VEAP to provide emergency rental assistance to Richfield households earning up to 50% of Area Median Income, with up to three months of assistance per household. Up to $7,500 (15%) of the funds may cover VEAP's navigation and case-management services, and VEAP expects to serve 10 to 30 households under the agreement running January 21 through December 31, 2026.
recorded in the approved minutes — tally not yet extracted here
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Key figure: $50,000 — Total Local Affordable Housing Aid directed to VEAP for emergency rental assistance.
Potential benefit
Fills a funding gap left by reduced county and state pandemic-era rental assistance, helping low-income Richfield households avoid eviction and housing instability.
Concern to consider
The $50,000 commitment is one-time and limited to 10-30 households, leaving many other eligible low-income renters without assistance given reduced county funding.
What happens next: If approved, the agreement takes effect January 21, 2026 and runs through December 31, 2026, with VEAP submitting quarterly reports on households served and funds spent.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗
Housing & Redevelopment AuthorityItem 14 (Nov 17 minutes)Approved
Approval of Claims
The HRA approved payment of claims totaling $270,575.94 for the U.S. Bank period ending October 20, 2025 (including $41,512.39 in HRA checks and $229,063.55 in Section 8 checks) and $318,598.19 for the period ending November 17, 2025 (including $97,558.89 in HRA checks and $221,039.30 in Section 8 checks).
Passed 5-0
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Key figure: $270,575.94 — Total claims approved for the U.S. Bank period ending October 20, 2025.
Potential benefit
Ensures ongoing payment of HRA operational expenses and Section 8 housing voucher payments that support low-income Richfield renters.
Concern to consider
No specific concerns noted; this is a routine financial approval.
What happens next: Claims are paid as approved; no further action is required.
Sources: Housing & Redevelopment Authority supplement (city portal) ↗