082123 Complete AgendaREGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING
RICHFIELD MUNICIPAL CENTER, COUNCIL CHAMBERS
AUGUST 21, 2023
7:00 PM
Call to Order
Open Forum
Each speaker is to keep their comment period to three minutes to allow sufficient time for others. Comments
are to be an opportunity to address the HRA. Please refer to the HRA agenda and minutes web page for
additional ways to submit comments. You may also call 612-861-9764 or email ldubois@richfieldmn.gov with
questions. Call into the open forum by dialing 1-415-655-0001 Use webinar access code: 2631 668 3301 and
password: 1234.
Appr oval of t he M inut es
Approval of the minutes of the Regular Housing and Redevelopment Authority meeting of June 20, 2023.
PRESEN TATIONS
1.HRA and EDA Budget Presentation
AGENDA APPROVAL
2.Approval of the Agenda
3.Consent Calendar contains several separate items which are acted upon by the HRA in one motion.
Once the Consent Calendar has been approved, the individual items and recommended actions have
also been approved. No further HRA action on these items is necessary. However, any HRA
Commissioner may request that an item be removed from the Consent Calendar and placed on the
regular agenda for HRA discussion and action. All items listed on the Consent Calendar are
recommended for approval.
A.Cancellation of the public hearing regarding consideration of an amended Business Subsidy Policy.
Staff Report No. 16
B.Consideration of a revised fee schedule for housing programs and loan administration.
Staff Report No. 17
4.Consideration of items, if any, removed from Consent Calendar
RESOLUTIONS
5.Consider resolutions approving proposed 2024 Proposed Housing and Redevelopment Authority Budget and
Tax Levy and 2023 Revised Housing and Redevelopment Authority Budget.
Staff Report No. 18
PUBLIC HEARINGS
6.P ublic hearing and consideration of the adoption of a resolution authorizing the sale of 6600 Newton Avenue
S outh to Munira Ali Yusuf, Abdirizak Yahye Abdinoor and Naimo Abdullahi Farah and the approval of
a C ontract for P rivate D evelopment with Munira A li Yusuf, A bdirizak Yahye A bdinoor and Naimo A bdullahi F arah
for the construction of a duplex through the Richfield Rediscovered P rogram.
S taff Report No. 19
H R A D IS C U S S IO N ITE MS
7.HRA D iscussion Items
E X E C U T IV E D IR E C TO R R E P O R T
8.E xecutive D irector's Report
C LAIMS
9.C laims
10.A djournment
Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96
hours in advance to the City Clerk at 612-861-9739.
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING MINUTES
Richfield, Minnesota
Regular Meeting
June 20, 2023
CALL TO ORDER
HRA Commissioner Hanson called the meeting to order at 7:00 p.m. in the Council
Chambers. Hanson appointed Commissioner Hayford Oleary as temporary secretary for the
meeting.
HRA Members
Present:
Mary Supple; Sean Hayford Oleary; and Gordon Hanson
HRA Members
Absent
Erin Vrieze Daniels, Chair
Staff Present: Melissa Poehlman, Executive Director; Julie Urban, Assistant
Community Development Director; Jan Youngquist, Economic
Development Manager; and Dustin Leslie, City Clerk.
OPEN FORUM
No speakers.
APPROVAL OF THE MINUTES
M/Supple, S/Hayford Oleary to approve the minutes of the 1) Regular Housing and
Redevelopment Authority meeting minutes of April 17, 2023; 2) the Special Housing and
Redevelopment Authority meeting minutes of June 5, 2023; and the Special Housing
and Redevelopment Authority work session minutes of June 7, 2023.
Motion carried: 3-0
ITEM #1
APPROVAL OF THE AGENDA
M/Hayford Oleary, S/Supple to approve the agenda.
Motion carried: 3-0
HRA Meeting Minutes -2- June 20, 2023
ITEM #2
APPROVAL OF THE CONSENT CALENDAR
Executive Director Poehlman presented the Consent Calendar.
A. Consideration of a Resolution authorizing execution of a Developer Agreement with the
West Hennepin Affordable Land Housing Trust, dba Homes Within Reach, for the
acquisition, rehabilitation, and sale of houses under the New Home Program (Staff
Report No. 11).
Resolution No. 1454
RESOLUTION APPROVING DEVELOPER AGREEMENT WITH WEST HENNEPIN
AFFORDABLE HOUSING LAND TRUST DBA HOMES WITHIN REACH
B. Consideration of the adoption of a resolution approving a Subordination of the Contract
for Private Redevelopment and a Collateral Assignment of the Tax Increment Financing
Note for Woodlake Centre, and authorize the Executive Director to execute an Estoppel
Certificate (Staff Report No. 12).
Resolution No. 1455
RESOLUTION APPROVING SUBORDINATION AGREEMENT, COLLATERAL
ASSIGNMENT OF TIF NOTE, AND ESTOPPEL CERTIFICATE FOR
WOODLAKE NATURE CENTRE
M/Supple, S/Hayford Oleary to approve the Consent Calendar.
Motion Carried: 3-0
ITEM #3
CONSIDERATION OF ITEMS, IF ANY, REMOVED FROM THE CONSENT
CALENDAR
None.
ITEM #4
CONSIDER A RESOLUTION APPROVING A REDEVELOPMENT AGREEMENT
WITH BEACON INTERFAITH HOUSING COLLABORATIVE FOR THE
DEVELOPMENT OF APPROXIMATELY 38 UNITS OF SUPPORTIVE HOUSING AT
6613-25 PORTLAND AVENUE
Assistant Community Development Director Urban gave the report to the HRA
Commission.
Commissioner Supple asked the developer representative if they were taking changes
offered by community members at a neighborhood meeting into account. The representative
spoke about how they were planning to keep trees in the area, put a fence around the area for
HRA Meeting Minutes -3- June 20, 2023
security, and looking at the feasibility of dropping it to a two story building. He noted that after
studying the issue, two stories would not be possible but was taking steps to make the building
less imposing.
Commissioner Supple asked about the public hearing process. Assistant Director Urban
spoke about the process and the proposed timeline once the application was received to the
Commission.
Commissioner Hayford Oleary asked about the $500,000 grant from the Affordable
Housing Trust Fund and how that number was calculated. Assistant Director Urban spoke about
the process of negotiations between the city and Beacon and why the Trust Fund was chosen.
Commissioner Hayford Oleary asked if there would be additional needs from the HRA
for this in the future. Assistant Director Urban started there would not be more financial asks for
this project in the future.
Commissioner Hanson asked the developer why the amount of units changed and why
some one-bedroom units became studios. The representative spoke about how they were
maximizing the space for the layout of the building.
Commissioner Hayford Oleary asked how long they would commit to 30% AMI and what
would happen if they sold the building. Assistant Director Urban stated that with the tax funds
they were committing to 40 years of affordability.
Commissioner Supple asked about income eligibility and what would happen if
someone’s income level rose above the eligibility limits. Assistant Director Urban stated that
residents were required to certify income annually and if the income level was 140% of the
eligible amount, they would have to move out.
Commissioner Supple spoke about how she thought this was a good use of the
Affordable Housing Trust Fund as it was targeting the area of affordability that the
Commissioner has been working on.
A member of the audience asked to speak and the Commission allowed it. Sarah Ochoa
– 6612 Oakdale Ave: Resident said she lived right behind the proposed property area and
asked the developer if there would be trees and a fence. The representative stated both would
be added. She also asked about parking and if any other areas of the city were considered
before this plot of land. Assistant Director Urban spoke about initial conversations with Beacon
about the project and spoke about the different sites that were considered.
Commissioner Hayford Oleary asked if other uses have been considered for this site in
the past. Assistant Director Urban spoke about previous townhouse and multifamily proposals
that ultimately did not move forward.
Commissioner Hanson spoke about challenges in marketing the land in the past.
M/Supple, S/Hayford Oleary to approve the resolution approving a Redevelopment
Agreement with Aster Commons Limited Partnership and Aster Commons GP LLC for the
development of up to 38 units of affordable, supportive housing 6613-25 Portland Avenue.
Motion carried: 3-0
HRA Meeting Minutes -4- June 20, 2023
Resolution No. 1456
RESOLUTION APPROVING A CONTRACT FOR PRIVATE
REDEVELOPMENT WITH ASTER COMMONS LIMITED
PARTNERSHIP AND ASTER COMMONS GP LLC
Commissioner Hanson stated that this was not the final approval for the project and that
there would be additional discussions and opportunities for public hearings.
ITEM #5
CONSIDER A RESOLUTION APPROVING THE AMENDED AND RESTATED
CONTRACT FOR PRIVATE DEVELOPMENT WITH 101 E 66TH ST LLC AND
AUTHORIZING THE ISSUANCE OF A TAX INCREMENT LIMITED REVENUE
NOTE RELATED TO THE CONSTRUCTION FOR AN 80-UNIT MIXED USE
PROJECT AT 101 – 66TH STREET EAST
Executive Director Poehlman gave the report to the Commission.
Commissioner Hayford Oleary asked the developer to provide an overall status of the
project. Developer Representative Garrett Duncan gave a status update stating they are nearing
the completion of the permit process. He further stated they would like to start construction in
the next few months.
Commissioner Hayford Oleary asked staff to explain the permit process. Executive
Director explained the permit process and why there were delays.
Commissioner Hayford Oleary spoke about a structure at the site having to be torn down
due to vandalism and asked if that would affect the timeline at all. Executive Director Poehlman
stated it would not affect the timeline.
Commissioner Supple asked about the area near the site that holds water and if that
was part of the development. Executive Director Poehlman stated that area was a separate
storm water area owned by the city.
Commissioner Supple asked what would happen with the TIF if there were more delays.
Executive Director Poehlman explained what effects delays would have on TIF.
M/Hayford Oleary, S/Supple to approve a resolution approving the Amended and
Restated Contract for Private Development with 101 E 66th St LLC and authorizing the issuance
of a Tax Increment Limited Revenue Note.
Motion carried: 3-0
Resolution No. 1457
RESOLUTION APPROVING THE AMENDED AND RESTATED
CONTRACT FOR PRIVATE DEVELOPMENT WITH 101 E 66TH ST
LLC AND AUTHORIZING THE ISSUANCE OF A TAX INCREMENT
LIMITED REVENUE NOTE
HRA Meeting Minutes -5- June 20, 2023
ITEM #6
CONSIDER A REQUEST TO MODIFY (2024) AND THEN TERMINATE (2025) BEST
BUY’S MINIMUM ASSESSMENT AGREEMENT
Executive Director Poehlman gave the report to the Commission.
Commissioner Supple asked for an update on School District and County giving
approvals. Executive Director Poehlman stated staff reached out to Hennepin County and
School Board after the Council approved the agreement. Best Buy representative Tracy Smith
stated they reached out to School District and the County. She stated the County is reviewing its
approval. The Superintendent stated there would be no financial impact to the district and that
Best Buy was hoping for approval by June 26.
Commissioners Supple and Hanson thanked all parties for their work on this agreement.
M/Hayford Oleary, S/Supple to approve a resolution approving agreements with Best
Buy Co., Inc.
Motion carried: 3-0.
Resolution No. 1458
RESOLUTION APPROVING AGREEMENTS WITH BEST BUY CO.,
INC.
ITEM #7
HRA DISCUSSION ITEMS
Commissioner Hanson spoke about the World Fair announcement.
ITEM #8
EXECUTIVE DIRECTOR REPORT
Executive Director Poehlman stated staff received preliminary estimates regarding the
metro sales tax that was approved by the legislature for housing purposes. The city would be
getting approximately $453,000 to work on affordable housing.
Commissioner Supple asked if that would go to the city or HRA. Executive Director
Poehlman stated it would likely go to the city.
ITEM #9
CLAIMS
M/Supple, S/Hayford Oleary that the following claims be approved:
HRA Meeting Minutes -6- June 20, 2023
U.S. BANK 6/20/2023
HRA Checks: #34363-36902 $73,864.05
Section 8 Checks: #134896-134972 $202,251.37
TOTAL $276,115.42
Motion carried: 3-0
ITEM #10
ADJOURNMENT
The meeting was adjourned by unanimous consent at 7:34 p.m.
Date Approved: August 21, 2023
Gordon Hanson
HRA Commissioner
Dustin Leslie Melissa Poehlman
City Clerk Executive Director
2023R-2024 HRA BUDGET
Role of the HRA
Mission
To assist in keeping the residential and commercial areas of the City
vital, maintaining property values, and serving the diverse housing and
economic needs of homeowners, renters, and the business community.
Areas of Focus
•Housing Assistance
•Rental Housing Support
•Housing Improvement and New Construction
•Redevelopment Planning, Administration, Marketing, and Project
Mgmt
HRA Staff
The HRA pays at least 50% of the salary of nine employees.
Executive Director, Melissa Poehlman (66%)
Assistant CD Director, Julie Urban (88%)
Economic Development Manager, Jan Youngquist (50%)
Housing Specialists, Celeste McDermott & Brian Duerwachter – Job Share
(90%)
Accountant, Colleen Thornburg (82%)
Administrative Assistant, LaTonia DuBois (67.5%)
Multifamily Housing Administrator, Lynnette Chambers (67.5%*)
Section 8 Techs, Michelle Luna and Talisa Parson – Job share (100%*)
*primarily funded by the Federal government
2023R/2024 HRA Budget
•2023 Revised Budget increases significantly (26%) over the 2023 Approved due
to new opportunities and grant awards.
–Utility improvement and rehab funds to Woodlawn Terrace;
–Section 8 increased funding (pass through)
–MICC and Woodlawn Terrace grants (pass through)
•The 2024 Proposed Budget decreases over the 2023 Approved because fewer
large projects on the horizon.
–This will increase for 2024R. Spending priorities and plans for new sales tax yet to
be determined.
2022 Actual 2023 Approved 2023 Revised 2024 Proposed
HRA $5,566,190 $4,064,750 $5,120,035 $3,583,625
Funding Sources from the HRA Budget
Expenditures from the HRA Budget
HRA Sources & Uses
2023 App.2023 Rev.2024 Prop.
Taxes $669,200 $669,200 $1,145,620
Intergov. Rev.$1,855,050 $2,328,300 $2,190,000
Misc. Rev.$173,300 $438,360 $192,360
Transfers $748,810 $698,320 $723,410
Total $3,446,360 $4,134,090 $4,251,390
2023 App.2023 Rev.2024 Prop.
Personnel $797,290 $794,290 $871,055
Admin.$213,080 $229,310 $245,565
Programs $3,054,380 $4,096,040 $2,467,010
Total $4,064,750 $5,120,040 $3,583,630
250000
350000
450000
550000
650000
750000
850000
950000
2019 2020 2021 2022 2023 2024
HRA Levy
Max Levy
HRA Levy History
2023 Highlights
•Fully staffed (Econ. Dev. Manager, HRA
Acct.)
•Housing programming that strives to meet
broader city goals.
•Woodlawn Terrace, RF64 Townhomes,
Lynvue, Richfield Flats, Aster Commons,
MICC, Legion
•77th Street underpass properties –
velodrome proposal
2023 Highlights, cont.
• Negotiated deeper affordability Upper Post
Landing Project at Fort Snelling
• Restarted the Remodeled Home Tour
• Administer Section 8 & Kids @ Home
programs – More than 325 households
• Administer single-family programs
• Fund technical and financial remodeling
programs
• Administer 13 active Tax Increment Districts
2024 Initiatives and Goals
•Onboard, train, support new and experienced
staff
•Seek development opportunities for HRA-
owned land
•Spend down pooled TIF
•Track newly approved State
funding/programming and implement
•Continue to shepherd redevelopment projects
and administer programs, TIF Districts
Looking Ahead
•A lot of projects and initiatives to be
excited about!
•New funding approved by Legislature
•Development slowdown
•Capacity here and with partner
organizations
•Challenges to funding with decertification
(2026 Budget)
Questions & Discussion
2023R-2024 EDA BUDGET
Role of the EDA
Mission
To fund beneficial economic development, business assistance, and
housing assistance programming.
Areas of Focus
•Business Assistance
•Housing Assistance – Kids @ Home, Transfomation
Loan
•Apartment Remodeling
EDA Staff
The EDA pays portion of the salary of eight CD employees.
Economic Development Manager, Jan Youngquist (45%)
Multifamily Housing Administrator, Lynnette Chambers (18%)
Housing Specialists, Celeste McDermott & Brian Duerwachter – Job Share
(10%)
Assistant Planner, Ruby Villa (10%)
Executive Director, Melissa Poehlman (7.5%)
Accountant, Colleen Thornburg (5%)
Administrative Assistant, LaTonia DuBois (2.5%)
2023R/2024 EDA Budget
•2023 Revised Budget increases by about 5%.
–Increase Transformation Loan budget
•The 2024 Proposed Budget maintains that 5% increase.
–6.6% increase in staff costs
–$10,000 for Transformation Loan incentives
•2024 Proposed Levy - $599,364; 2024 Maximum Levy - $882,608
2022 Actual 2023 Approved 2023 Revised 2024 Proposed
EDA $364,590 $584,890 $615,490 $616,060
Funding Sources from the EDA Budget
Expenditures from the EDA Budget
EDA Sources & Uses
2023 App.2023 Rev.2024 Prop.
Taxes $573,310 $573,310 $593,370
Misc. Rev.$17,100 $7,100 $7,100
Total $590,410 $580,410 $600,470
2023 App.2023 Rev.2024 Prop.
Personnel $114,100 $124,000 $132,190
Admin.$14,990 $14,990 $17,070
Programs $455,800 $476,500 $466,800
Total $584,890 $615,490 $616,060
Budget Notes
•Kids @ Home
•Transformation Home Loans
•Apartment Rehab Loan/Grant
•Business Development
•Elevate Hennepin
Questions & Discussion
AGENDA SECTION:Consent Calendar
AGENDA ITEM #3.A.
S TAFF REPORT NO. 16
HOUSING AND RE DEVELOPMENT AUT HORIT Y
MEET ING
8/21/2023
RE P O RT P RE PA RE D B Y: J an Youngquist, E conomic D evelopment Manager
O THE R D E PA RTM E NT RE V IE W:
E X E C UTIV E D IRE C TO R RE V IE W: Melissa P oehlman, E xecutive D irector
8/15/2023
I T E M F O R C O UNC IL C O NS ID E RAT I O N:
Cancellation of the public hearing regarding consideration of an amended Business Subsidy Policy.
E X E C UT IV E S UM M ARY:
Minnesota Statutes, Sections 116J .993 through 116J .995, (the Business Subsidy Act) regulates business
subsidies and requires state and local units of government to adopt criteria for awarding business subsidies
after conducting a public hearing.
The Housing and Redevelopment Authority (HRA) and the City Council (Council) adopted business subsidy
criteria in 1999 and adopted amended criteria in 2002. The Economic Development Authority (E D A) was
established in 2017 to promote and provide incentives for economic development, which may include business
subsidies; therefore the E D A should also adopt business subsidy criteria.
The State Legislature has amended the Business Subsidy Act since the amended business subsidy criteria
was adopted by the HRA and Council. Staff has been working with legal counsel in drafting an amended
Business Subsidy Policy (Policy) that complies with the amended Business Subsidy Act, for adoption by the
HRA, E D A, and Council. A public hearing was scheduled for the August 21 HRA meeting, with the intent of
requesting all three bodies to subsequently adopt the Policy.
The draft Policy was pending review by legal counsel at the time of posting for the HRA public hearing. Staff
is recommending that the HRA cancel the public hearing and direct staff to schedule a public hearing for the
September 12 Council meeting, which is the next scheduled public meeting of the three bodies. The intent is
for the Council to conduct a public hearing, with subsequent adoption of the Policy by the Council, HRA and
E D A.
RE C O M M E ND E D AC T I O N:
By motion: Cancel the public hearing regarding consideration of the amended Business Subsidy Policy
and direct staff to publish and schedule the public hearing for the September 12 City Council meeting.
B AS IS O F RE C O M M E ND AT I O N:
A.H IS TOR IC AL C ON T E X T
I n 1999, the State Legislature enacted a law (the Business Subsidy Act) that regulates business
subsidies by state and local units of government and requires the government agency to adopt
criteria for awarding business subsidies after conducting a public hearing.
The HRA conducted a public hearing and adopted business subsidy criteria on November 15,
1999.
The City Council adopted the business subsidy criteria on November 22, 1999.
I n the 2000 State Legislative Session, the Business Subsidy Act was amended.
The HRA conducted a public hearing and adopted revised business subsidy criteria on May 20,
2002.
The City Council adopted the revised business subsidy criteria on J une 11, 2002.
The State Legislature made amendments to the Business Subsidy Act in 2005, 2006, and 2008.
The E D A was established in 2017 to promote and provide incentives for economic development in
Richfield.
B.P OL IC IE S (resolutions, ordinances, regulations, statutes, etc):
Minnesota Statutes, Sections 116J .993 through 116J .995, regulate business subsidies and
require state and local units of government to adopt criteria for awarding business subsidies after
conducting a public hearing.
C.C R IT IC AL T IMIN G IS S U E S:
The E D A must adopt criteria for awarding business subsidies prior to making an award that meets
the definition and requirements of a business subsidy outlined in statute.
D.F IN AN C IAL IMPAC T:
N/A
E.L E GAL C ON S ID E R AT ION:
Legal counsel is drafting the amended Policy to comply with Minnesota
Statutes, Sections 116J .993 through 116J .995 for a public hearing to be conducted at the
September 12 City Council meeting.
The legal notice of a public hearing for the HRA meeting was published; therefore, that public
hearing hearing should be officially canceled.
ALTE R N AT IV E R E C O MME N D ATIO N(S):
None
P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G:
N/A
AGENDA SECTION:Consent Calendar
AGENDA ITEM #3.B.
S TAFF REPORT NO. 17
HOUSING AND RE DEVELOPMENT AUT HORIT Y
MEET ING
8/21/2023
RE P O RT P RE PA RE D B Y: B rian D uerwachter, Housing S pecialist
O THE R D E PA RTM E NT RE V IE W:
E X E C UTIV E D IRE C TO R RE V IE W: Melissa P oehlman, E xecutive D irector
8/16/2023
I T E M F O R C O UNC IL C O NS ID E RAT I O N:
Consideration of a revised fee schedule for housing programs and loan administration.
E X E C UT IV E S UM M ARY:
Housing and Redevelopment Authority (HRA) and Economic Development Authority (E D A) staff administer
several housing programs and manage the HRA/E D A’s loan portfolio. Fees are charged to cover the cost of
processing housing program applications, subordinations and requests for loan settlements. It is appropriate
to review these fees on a regular basis and recommend changes when necessary. T he fees
charged should reflect the staff time and costs related to performing the services associated with
those fees.
The attached fee schedule lists the proposed fees. A slight increase is proposed for each item, reflecting
increased administrative costs. A n ew fee is proposed for the First-time Homebuyer Program, although at a
reduced rate so as not to be a barrier for low-income households.
RE C O M M E ND E D AC T I O N:
By Motion: Adopt a revised fee schedule for housing programs and loan administration.
B AS IS O F RE C O M M E ND AT I O N:
A.H IS TOR IC AL C ON T E X T
Staff costs are incurred in the administration of HRA/E D A programs. I t is appropriate to charge a
fee to help cover the cost of delivering these programs.
The fees should be reviewed on a regular basis, so they best reflect the actual cost of performing
the associated services.
B.P OL IC IE S (resolutions, ordinances, regulations, statutes, etc):
State Statutes require municipal fees and permits be established based on actual staff time and
costs incurred in providing the relevant services.
I t is also important that fees not be so onerous as to discourage participation in HRA/E D A
programs.
C.C R IT IC AL T IMIN G IS S U E S:
None
D.F IN AN C IAL IMPAC T:
Staff has reviewed the program fees and is recommending changes to reflect the current actual
staff time and costs incurred.
The fee for the First-time Homebuyer Program (Program) is proposed at a level less than actual
time and costs to maintain broad access to this Program.
E.L E GAL C ON S ID E R AT ION:
The HRA/E D A is permitted to charge fees to recoup the costs of delivering services.
ALTE R N AT IV E R E C O MME N D ATIO N(S):
Do not adopt the proposed fees.
P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G:
N/A
AT TAC H ME N T S:
D escription Type
Housing P rogram F ees P roposed B ackup Material
Richfield Housing & Redevelopment Authority
Economic Development Authority
2023 Housing Program Fees
Proposed
Program/ITEM Existing Proposed
Subordination $135 $165
Administrative Change/Second Copy $30 $40
Loan Amendment $125 $150
Loan Settlement Request $100 $125
Mortgage Satisfaction/Release Filing, upon request $85 $100
Apartment Remodeling Loan Application* (EDA) $300 $350
Transformation Loan Application* (EDA) $300 $350
Richfield Rediscovered Lot Sale Application* (HRA) $550 $625
Richfield Rediscovered Credit Application* (HRA) $550 $625
Down Payment Assistance (HRA) $0 $100
*Plus any applicable filing fees
AGENDA SECTION:RESOLUTIONS
AGENDA ITEM #5.
S TAFF REPORT NO. 18
HOUSING AND RE DEVELOPMENT AUT HORIT Y
MEET ING
8/21/2023
RE P O RT P RE PA RE D B Y: K umud Verma, F inance D irector
O THE R D E PA RTM E NT RE V IE W: N/A
E X E C UTIV E D IRE C TO R RE V IE W: Melissa P oehlman, E xecutive D irector
8/16/2023
I T E M F O R C O UNC IL C O NS ID E RAT I O N:
Consider resolutions approving proposed 2024 Proposed Housing and Redevelopment Authority
Budget and Tax Levy and 2023 Revised Housing and Redevelopment Authority Budget.
E X E C UT IV E S UM M ARY:
The bylaws of the Richfield Housing and Redevelopment Authority (HRA) require that an annual budget be
submitted to the HRA Commissioners for approval. Accordingly, the 2024 Proposed Budget and Tax Levy and
2023 Revised Budget are presented for approval.
I n addition, Minnesota State Statutes require adoption of a preliminary tax levy from each taxing authority.
The proposed tax levy must be certified to the Hennepin County Auditor by September 30, 2023. Any
amendments to the proposed budget, which would increase the property tax levy, must be made prior to
September 30, 2023. No increases in the tax levy are permissible after that date, only reductions. Final
certification of the HRA tax levy is part of the City’s budget process.
The recommended tax levy as proposed represents a 3.50% increase from the previous year ’s levy.
RE C O M M E ND E D AC T I O N:
By motion: Adopt the attached resolutions approving the 2024 Proposed Housing and Redevelopment
Authority Budget and Tax Levy and 2023 Revised Housing and Redevelopment Authority Budget.
B AS IS O F RE C O M M E ND AT I O N:
A.H IS TOR IC AL C ON T E X T
N/A
B.P OL IC IE S (resolutions, ordinances, regulations, statutes, etc):
Minnesota Statutes require adoption of a preliminary levy from each taxing authority.
The budget and accompanying proposed levy for 2024 are ready for consideration.
Even though a public hearing for the HRA tax levy is not required by State Statute, this does not
preclude the HRA from opening this item up for public discussion if the HRA desires to do so.
C.C R IT IC AL T IMIN G IS S U E S:
As required by State Statutes, each taxing authority must certify its proposed tax levy for the
payable year 2024 to the County Auditor on or before September 30, 2023.
D.F IN AN C IAL IMPAC T:
The Proposed 2024 HRA levy represents a 3.50% increase from the previous year ’s levy. This
equates to an $23,659 increase.
The levy is approximately $201,003 less than the maximum HRA levy established by law of the
.0185% of the City’s total estimated taxable market value.
E.L E GAL C ON S ID E R AT ION:
N/A
ALTE R N AT IV E R E C O MME N D ATIO N(S):
The HRA could adopt a preliminary levy less than the one proposed herein. However, that would not
provide for programs that are recommended in the 2024 Proposed/2023 Revised budget.
The HRA could also consider adoption of a greater levy (up to $900,620), but that would exceed the
expressed needs of staff and may result in a burdensome property tax bill for residents.
P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G:
N/A
AT TAC H ME N T S:
D escription Type
2024 HRA Tax L evy Resolution Resolution L etter
2023 HRA B udget Revision Resolution L etter
HRA RESOLUTION NO.
RESOLUTION APPROVING PROPOSED 2024 HOUSING AND REDEVELOPMENT
AUTHORITY BUDGET AND CERTIFYING THE 2024 TAX LEVY
BE IT RESOLVED by the Housing and Redevelopment Authority of the City of
Richfield, Minnesota as follows:
Section 1. The budget for the Housing and Redevelopment Authority
General Fund of Richfield for the year 2024 in the amount of
$585,865 is hereby ratified.
Section 2. The estimated gross revenue of the Housing and Redevelopment
Authority General Fund of Richfield from all sources, including
general ad valorem tax levies as hereinafter set forth for the year
2023, and as the same are more fully detailed in the Executive
Director’s official copy of the budget for the year 2024, in the
amount of $1,174,180 is hereby approved.
Section 3. There is hereby levied upon all taxable property in the City of
Richfield an ad valorem tax in 2023, payable in 2024 for the
following purposes:
Housing and Redevelopment Authority $699,617
Section 4. A certified copy of this resolution shall be transmitted to the County
Auditor.
Adopted by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 21st day of August, 2023.
Erin Vrieze Daniels, Chair
ATTEST:
Sean Hayford Oleary, Secretary
RESOLUTION NO.
RESOLUTION AUTHORIZING REVISION OF THE 2023 BUDGET OF THE
HOUSING AND REDEVELOPMENT AUTHORITY OF RICHFIELD
WHEREAS, Resolution No. 1440 appropriated funds for personal services and
other expenses and capital outlay for the Housing and Redevelopment Authority for the
year 2023 and
WHEREAS, The Executive Director has requested a revision of the 2023 budget as
detailed in the 2024 budget document.
NOW, THEREFORE, BE IT RESOLVED by the Housing and Redevelopment
Authority of Richfield, Minnesota as follows:
Section 1. That the 2023 appropriation for the Housing and Redevelopment
Authority General Fund is revised as follows:
$9,025 decrease
Section 2. Estimated 2023 gross revenue of the Housing and Redevelopment
Authority General Fund from all sources, as the same is more fully
detailed in the Executive Director’s official copy of the 2024 budget
document, are hereby revised as follows:
$169,060 increase
Section 3. That the Executive Director bring into effect the provisions of this
resolution.
Adopted by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 21st day of August, 2023.
Erin Vrieze Daniels, Chair
ATTEST:
Sean Hayford Oleary, Secretary
AGENDA SECTION:PUBLIC HEARINGS
AGENDA ITEM #6.
S TAFF REPORT NO. 19
HOUSING AND RE DEVELOPMENT AUT HORIT Y
MEET ING
8/21/2023
RE P O RT P RE PA RE D B Y: C eleste McD ermott, Housing S pecialist
O THE R D E PA RTM E NT RE V IE W:
E X E C UTIV E D IRE C TO R RE V IE W: Melissa P oehlman, E xecutive D irector
8/16/2023
I T E M F O R C O UNC IL C O NS ID E RAT I O N:
Public hearing and consideration of the adoption of a resolution authorizing the sale of 6600 Newton
Avenue South to Munira Ali Yusuf, Abdirizak Yahye Abdinoor and Naimo Abdullahi Farah and
the approval of a Contract for Private Development with Munira Ali Yusuf, Abdirizak Yahye
Abdinoor and Naimo Abdullahi Farah for the construction of a duplex through the Richfield
Rediscovered Program.
E X E C UT IV E S UM M ARY:
Munira Ali Yusuf, Abdirizak Yahy e A bdinoor and Naimo Abdullahi Farah (Buyers), are applying to purchase
the lot at 6600 Newton Avenue South from the Housing and Redevelopment Authority (HRA) for the
construction of a duplex. The Buyers are working with Benjamin Akhigbe of Benoz Homes, I nc (Builder) to
construct the home. The B uy ers are family members who will own and occupy both units in the duplex. The
duplex will feature three finished bedrooms in one unit and five finished bedrooms in the other unit, and a
detached two car garage. Each unit will have approximately 2,900 finished square feet. Additionally, the home
will include accessibility features such as wider doorways and wheelchair accessible bathrooms on the main
level, as well as sustainability features including Energy Star certification. Three high priority oak trees have
been identified on the lot, two of which will need to be removed in order to construct the home. The Builder will
work with a tree care company to preserve the remaining oak.
I n 2020, 6600 Newton Avenue South, along with 6600 Logan Avenue S outh were convey ed to the HRA from
Hennepin County following the reconstruction of 66th Street. There was no c ost to the HRA to acquire the
properties. The two remnant lots were designated for new construction in order to offset the loss of 18 homes
that were removed from 66th Street W est prior to reconstruction. The lot at 6600 Newton Avenue South was
designated for the Ric hfield Rediscovered Program (market-rate new c onstruc tion), and the lot at 6600 Logan
Avenue S outh was developed earlier this year through the New Home program (affordable new construction).
The objective of the Richfield Rediscovered Program is to replac e smaller, substandard and blighted homes in
Richfield with larger market rate homes that help to diversify the City's housing stock. A Request for
Proposals (RF P) for the lot at Newton Avenue South was released in May 2023 indicating a preference
towards applications featuring a duplex. The application from the Buyers was the only application received.
The property is being sold for $88,000. The property appraised for $121,000 as a vac ant lot, but a $20,000
discount is being provided to offset the cost of building a duplex, a $3,000 discount to move existing
landscaping and irrigation sy stems, and an additional $10,000 discount is provided for meeting Green Credit
standards.
RE C O M M E ND E D AC T I O N:
Conduct and close the public hearing and by motion:
1. Adopt a resolution authorizing the sale of 6600 Newton Avenue South to Munira Ali
Yusuf, Abdirizak Yahye Abdinoor and Naimo Abdullahi Farah; and
2. Authorize execution of a Contract for Private Development between the Housing and
Redevelopment Authority and Munira Ali Yusuf, Abdirizak Yahye Abdinoor and Naimo Abdullahi
Farah for the redevelopment of 6600 Newton Avenue South.
B AS IS O F RE C O M M E ND AT I O N:
A.H IS TOR IC AL C ON T E X T
6600 Newton Avenue South:
I n 2020, following the completion of the 66th Street reconstruction project, Hennepin County
conveyed the properties at 6600 Logan Avenue South and 6600 Newton Avenue South to the
Richfield HRA.
I n 2021, the conveyance was approved by the HRA with plans to develop the properties either
through the New Home Program (affordable new construction) or the Richfield Rediscovered
Program (market rate new construction). The property on Newton Avenue South was designated
for the Richfield Rediscovered Program, while the property on Logan Avenue South was
developed by Habitat for Humanity through the New Home Program earlier this year.
Prior to the conveyances, landscaping and irrigation was installed on the lot by Hennepin County.
The Buyers will be required to remove the irrigation system and relocate the landscaping to the
right-of-way on the north side of the lot to ensure the landscaping is consistent along 66th Street.
Richfield Rediscovered Program:
I n November 2022, the Richfield Rediscovered Program (Program) Guidelines were updated to
require that all homes meet minimum accessibility requirements. Additionally, all homes built
through the Program must include at least one of the following features:
An Accessory Dwelling Unit (A D U);
Full accessibility per the standards of the Minnesota Accessibility Code Section 1002;
Sustainability measures that meet the Green Credit standards and include either solar
panels, geothermal heating, or other additional sustainability feature as approved by the
HRA;
Be an owner-occupied duplex or;
Another unique design that furthers HRA housing goals, as approved by the HRA.
B.P OL IC IE S (resolutions, ordinances, regulations, statutes, etc):
The proposed project meets the policy objectives of the Program:
Removes substandard, functionally obsolete housing and eliminates its blighting influence;
Provides larger, higher valued housing;
Two-unit design (duplex) alleviates shortage of housing choice for families;
I ncludes additional ac cessibility features that make the first floor acc essible to wheelchair
users;
I ncludes sustainability features that meet the Green Credit standards, and may include
solar panels.
All efforts will be made to preserve existing high priority trees on site when possible.
The project also meets the Housing Design and Site Development c riteria, as defined in the
Richfield Rediscovered Guidelines:
The height and mass of the house is visually minimized through the varied roof lines and
sidings. Due to the location on a corner lot, the impact of a larger home is minimized.
The plan provides a balanced and pleasing distribution of wall, door and window areas from
all views.
The inclusion of a duplex meets this strategy in the Comprehensive Plan:
Encourage use of the City 's A D U ordinanc e to inc rease the number of housing units and
expand housing options for extended families.
I n April 2019, the HRA adopted the revised I nclusionary Housing Polic y, which states: "W ith
regards to scattered-site single family housing development, at least 20% of the units newly
constructed or rehabilitated and converted to long-term affordability in any three-year period must
meet the proscribed affordability requirements."
Given formal approval of this projec t, the ratio of affordable scattered-site single family
housing development will be 57% for the 2023-2022 time period.
I n that time period, three market-rate new homes have been built, while seven
affordable new c onstruc tion/rehabilitated homes will have been fac ilitated through the
HRA.
C.C R IT IC AL T IMIN G IS S U E S:
The Contract for Private Development (Contract) requires the Builder to close on the property by
December 31, 2023, and to complete construction by August 31, 2024. All Richfield Rediscovered
contracts include a provision authorizing staff to grant an extension to these deadlines for a period
up to six months.
D.F IN AN C IAL IMPAC T:
The HRA acquired the 68-foot wide property in 2020 following the completion of the 66th Street
reconstruction project. Hennepin County conveyed the properties at 6600 Logan Avenue South
and 6600 Newton Avenue South to the Richfield HRA at no cost.
The appraised value of the property as a vacant lot is $121,000.
Discounts to the lot sale price are applied to account for the additional expenses related to
constructing a duplex, moving the existing landscaping and irrigation system, and meeting Green
Credit Standards.
Under the terms of the Contract, $88,000 will be due at closing.
Under the terms of the Contract for the property, the contracted minimum market value of the new
home will be at least $800,000.
Under the terms of the Contract, the Buyer will also be required to submit a $10,000 cash escrow.
E.L E GAL C ON S ID E R AT ION:
Notice of the public hearing was published in the Sun Current on August 10, 2023.
Mailed notification is not required on this item; however, a courtesy notice was mailed to residents
within 350 feet of the property.
The HRA Attorney prepared the Contract and will approve any final revisions.
ALTE R N AT IV E R E C O MME N D ATIO N(S):
Do not approve the sale of the property and the Contract for Private Development.
P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G:
Munira Ali Yusuf, Abdirizak Yahye Abdinoor and Naimo Abdullahi Farah, Buyers Ben Akhigbe, Benoz Homes
I nc, Builder
AT TAC H ME N T S:
D escription Type
Resolution Resolution L etter
C ontract for P rivate D evelopment C ontract/A greement
E levations and F loor P lans B ackup Material
S ite P lan B ackup Material
HRA RESOLUTION NO.
RESOLUTION AUTHORIZING THE SALE OF REAL PROPERTY LOCATED
AT 6600 NEWTON AVENUE SOUTH TO MUNIRA ALI YUSEF, ABDIRIZAK
YAHYE ABDINOOR and NAIMO ABDULLAHI FARAH
WHEREAS, the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota (HRA) desires to develop certain real property pursuant to and in
furtherance of the Richfield Rediscovered Program adopted by the HRA, said real
property being described as:
Address: 6600 Newton Avenue South
Legal: The South 68.00 feet of Lot 1, Block 5, "Fairwood Park", Hennepin
County, Minnesota.
WHEREAS, the HRA is authorized to sell real property within its area of
operation after a public hearing; and
WHEREAS, the purchaser of the described property has been identified as
Munira Ali Yusuf, Abdirizak Yahye Abdinoor and Naimo Abdullahi Farah, and
WHEREAS, a Contract for Private Development has been prepared, and the sale
price of 6600 Newton Avenue is $88,000 with performance security in the amount of
$10,000; and
WHEREAS, a public hearing has been held after proper public notice.
NOW, THEREFORE, BE IT RESOLVED by the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesota:
1.A public hearing has been held and 6600 Newton Avenue South is authorized to be
sold for $88,000 to Munira Ali Yusuf, Abdirizak Yahye Abdinoor and Naimo
Abdullahi Farah; and
2.The Chairperson and Executive Director are authorized to execute a Contract for
Private Development and other agreements as required to effectuate the sale to the
Builder.
Adopted by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 21st day of August, 2023.
Erin Vrieze Daniels, Chair
ATTEST:
Sean Hayford Oleary, Secretary
CONTRACT FOR PRIVATE DEVELOPMENT
Between
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF RICHFIELD
and
Naimo Farah, Munira Yusef, and Abdirizak Abdinoor
for property located at
6600 Newton Ave S, Richfield MN 55423
This Instrument Drafted by:
The Housing and Redevelopment Authority
in and for the City of Richfield
6700 Portland Avenue South
Richfield, Minnesota 55423
Telephone: (612) 861-9760
CONTRACT FOR PRIVATE DEVELOPMENT
THIS AGREEMENT, made and entered into as of this ______ day of ________, 2023,
by and between the Housing and Redevelopment Authority in and for the City of Richfield, a
public body corporate and politic under the laws of the State of Minnesota, having its principal
office at 6700 Portland Avenue, Richfield, Minnesota (HRA) and Naimo Farah, Munira Yusef,
and Abdirizak Abdinoor (Buyer).
WITNESSETH:
WHEREAS, the City of Richfield (City) and the HRA have previously created and
established a Redevelopment Project (Project) pursuant to the authority granted in Minnesota
Statutes, Sections 469.001 through 469.047 (collectively, the Act); and
WHEREAS, pursuant to the Act, the City and the HRA have previously adopted a
redevelopment plan for the Project (Redevelopment Plan); and
WHEREAS, in order to achieve the objectives of the Redevelopment Plan and particularly
to make specified land in the Project available for development by private enterprise for and i n
accordance with the Redevelopment Plan, the HRA has determined to provide substantial aid and
assistance to finance development costs in the Project; and
WHEREAS, the Buyer has proposed a development as hereinafter defined within the
Project which the HRA has determined will promote and carry out the objectives for which the
Project has been undertaken, will assist in carrying out the obligations of the Redevelopment Plan,
will be in the vital best interests of the City and the health, safety and welfare of its residents and
is in accord with the public purposes and provisions of the applicable state and local laws and
requirements under which development in the Project has been undertaken and is being assisted.
NOW, THEREFORE, in consideration of the mutual covenants and obligation of the
HRA and the Buyer, each party does hereby represent, covenant and agree with the other as
follows:
ARTICLE I
DEFINITIONS, EXHIBITS, RULES OF INTERPRETATION
Section 1.1. Definitions. In this Agreement, the following terms have the meaning given
below unless the context clearly requires otherwise:
Building Plans. Detailed plans for the Improvements to be constructed on the Property,
as required by the local building official for issuance of a building permit.
City. The City of Richfield, Minnesota.
Construction Plans. The construction plans approved by the HRA pursuant to Section
4.1 of this Agreement. The Construction Plans include a schedule for construction of the
Improvements, preliminary plans and schematics of the Improvements to be constructed, and a
landscaping plan.
Development. The Property and the Improvements to be constructed thereon according to
the Construction Plans approved by the HRA.
Duplex. A residential building used for occupancy by two (2) families living
independently of each other, where both units are situated on the same parcel of land.
Event of Default. Event of Default has the meaning given such term in Section 8.1.
Guidelines. The Richfield Rediscovered Program Guidelines Lot Sale Program, revised
November, 2022 and attached as Exhibit B to this Agreement.
Green Credit Standards. The Green Credit Standards for Richfield Rediscovered,
attached as Exhibit D.
Improvements. All of the structures and site improvements constructed on the Property
by the Buyer, as specified in the Construction Plans to be approved by the HRA.
Minimum Market Value. $800,000, which is the minimum market value for the Property
and Improvements as confirmed by the Hennepin County Assessor.
Mortgage. A mortgage obtained by the Buyers from a third party lender in accordance
with Section 6.1 of this Agreement.
Property. The real property legally described as:
The South 68.00 feet of Lot 1, Block 5, “Fairwood Park”, Hennepin County, Minnesota.
Located on land having a street address of:
6600 Newton Ave S, Richfield, Minnesota 55423
Unavoidable Delays. Delays which are the direct result of strikes, labor troubles, fire or
other casualty to the Improvements, litigation commenced by third parties which results in delays
or acts of any federal, state or local government, except those contemplated by this Agreement,
which are beyond the control of the Buyers.
Section 1.2. Exhibits. The following Exhibits are attached to and by reference made a
part of this Agreement:
A. Legal Description
B. Form of Certificate of Completion
C. Program Guidelines – Lot Sale Program
D. Form of Quit Claim Deed
E. Green Credit Standards For Richfield Rediscovered Program
Section 1.3. Rules of Interpretation.
(a) This Agreement shall be interpreted in accordance with and governed by the laws
of the State of Minnesota.
(b) The words “herein” and “hereof” and words of similar import, without reference to
any particular section or subdivision refer to this Agreement as a whole rather than any particular
section or subdivision hereof.
(c) References herein to any particular section or subdivision hereof are to the section
or subdivision of this Agreement as originally executed.
(d) Any titles of the several parts, articles and sections of this Agreement are inserted
for convenience and reference only and shall be disregarded in construing or interpreting any of
its provisions.
ARTICLE II
REPRESENTATIONS AND UNDERTAKINGS
Section 2.1. Representations of the Buyer. The Buyer makes the following
representations and undertakings:
(a) The Buyer has the legal authority and power to enter into this Agreement and has
duly authorized the execution, delivery and performance of this Agreement;
(b) The Buyer has the necessary equity capital or has obtained commitments for
financing necessary for construction of the Improvements;
(c) The Buyer will construct the Improvements in accordance with the terms of this
Agreement and all local, state and federal laws and regulations;
(d) The Buyer will obtain, in a timely manner, all required permits, licenses and
approvals, and will meet, in a timely manner, the requirements of all local, state and federal laws
and regulations which must be obtained or met before the Improvements may be constructed;
(e) The plans for the Improvements have been prepared by a qualified draftsperson or
architect; and
(f) The Buyer intends to reside at the Property upon completion of the Improvements
and is not buying the Property with the intent to resell it upon completion of the Improvements;
and
(g) The Buyer has read and understands the Guidelines and agrees to be bound by them.
Section 2.2. Representations of the HRA. The HRA makes the following representations
as the basis for the undertaking on its part herein contained:
(a) The HRA is authorized by law to enter into this Agreement and to carry out its
obligations hereunder; and
(b) The HRA will, in a timely manner, subject to all notification requirements, review
and act upon all submittals and applications of the Buyer and will cooperate with the efforts of the
Buyer to secure the granting of any permit, license, or other approval required to allow the
construction of the Improvements.
ARTICLE III
ACQUISITION OF PROPERTY; CONVEYANCE TO BUYER
Section 3.1. Purchase of Property by Buyer. The HRA agrees to sell the Property to
Buyer and the Buyer agrees to purchase the Property from the HRA in an “as-is” condition. The
HRA agrees to convey the Property to the Buyer by Quit Claim Deed in the general form of Exhibit
C. The HRA’s deed to the Buyer will contain the right of reverter required in Section 8.3. The
purchase price for the Property, payable on the Closing Date (as defined in Section 3.6), will be
$88,000.00 (“Purchase Price”). The Purchase Price reflects a land write-down in the amount of
$33,000.00. The land write-down is being provided to the Buyer under the conditions that the
Buyer constructs a Duplex that conforms to the City’s requirements which will be commenced and
completed as required under Section 4.3, meets Green Credit Standards as outlined in Exhibit D,
and relocates existing landscaping and remove irrigation system as directed by city staff.
Section 3.2. Title and Examination. As soon as reasonably possible after execution of
this Contract for Private Development by both parties,
(a) HRA shall surrender any abstract of title and a copy of any owner’s title
insurance policy for the property, if in HRA’s possession or control, to Buyer or to Buyer’s
designated title service provider; and
(b) Buyer shall obtain the title evidence determined necessary or desirable by Buyer
or Buyer’s lender, including but not limited to title searches, title examinations, abstracting, a title
insurance commitment or an attorney’s title opinion, at Buyer’s selection and cost, and provide a
copy to the HRA.
The Buyer shall have 20 days from the date it receives such title evidence to raise any objections
to title it may have. Objections not made within such time will be deemed waived. The HRA
shall have 90 days from the date of such objection to effect a cure; provided, however, that the
HRA shall have no obligation to cure any objections, and may inform Buyer of such. The Buyer
may then elect to close notwithstanding the uncured objections or declare this Agreement null and
void, and the parties will thereby be released from any further obligation hereunder.
Section 3.3. Taxes and Special Assessments. Real estate taxes and installments of special
assessments will be prorated between the HRA and Buyer as of the Closing Date.
Section 3.4. Soil Conditions and Hazardous Wastes. The Buyer acknowledges that the
HRA makes no representations or warranties as to the conditions of the soils on the Property, its
fitness for the construction of improvements or any other purpose for which the Buyer may use
the Property, or regarding the presence of hazardous wastes on the Property. The HRA will allow
reasonable access to the Property for the Buyer to conduct such tests regarding soils conditions
and hazardous wastes as the Buyer may desire. Permission to enter the Property to conduct such
tests must be given in writing under reasonable terms and conditions established by the HRA.
Section 3.5. Other Preconditions to Closing. Closing may not take place until the HRA
is satisfied that the proposed Improvements are in all respects in full compliance with the
provisions of the Guidelines contained in Exhibit B.
Section 3.6. Closing. Closing must take place on or before December 31, 2023 (“Closing
Date”) or such other date as may be agreed to by the Buyer and HRA in writing. On the Closing
Date, the Buyer will provide the HRA with a cash deposit for the escrow account established
pursuant to Section 5.1, in addition to the Purchase Price.
Section 3.7. Closing Costs. The Buyer will pay: (a) all closing fees charged by its title
insurance company or other closing agent, if any, utilized to close the transaction for Buyer;
(b) title services chosen by Buyer pursuant to Section 3.2 above, including the premium for title
insurance policy, if any, and (c) the recording fees for the Contract for Private Development and the
deed transferring title to the Buyer. HRA will pay (a) any transfer taxes, and (b) fees and charges
related to the filing of any instrument required to make title marketable. Each party shall pay its
own attorney fees.
Section 3.8. Sewer and Water. HRA warrants that city water is available at the lot line
and city sewer is available at the curb.
Section 3.9. ISTS Disclosure. HRA is not aware of any individual sewage treatment
system on the property. Buyer is responsible for all costs of removing any individual sewage
treatment system that may be discovered on the Property.
Section 3.10. Well Disclosure. The HRA does not know of any wells on the Property.
Section 3.11. Methamphetamine Disclosure. To the best of HRA’s knowledge,
methamphetamine production has not occurred on the property.
Section 3.12. Right of Entry.
(a) The HRA hereby grants to the Buyer, its agents, employees and contractors, the
right to enter upon the Property for purposes of making surveys, inspections, investigations, soil
borings, and testing relative to the Buyer’s possible purchase of the Property.
(b) In consideration for such right of entry, the Buyer agrees to:
(i) Notify the HRA at least 48 hours in advance of the date and time that the
Buyer, its agents, employees or contractors, will enter the Property and of the purpose for
the entry, in order to permit the HRA to be present during the time any work is being done
by the Buyer, its agents, employees or contractors;
(ii) Provide to the HRA a copy of all test results and reports prepared by the
Buyer or its consultants evaluating the conditions present on the Property, as soon as
reasonably possible following final completion thereof;
(iii) Dispose of all solid waste generated during the course of the Buyer’s
sampling activities and other work on the Property in accordance with applicable federal,
state and local laws, rules and regulations;
(iv) Coordinate activities with the HRA so as to avoid unnecessary disruption to
or interference with the HRA’s use of the Property;
(v) Do no unnecessary damage to the Property and restore the Property to
substantially the same condition as the condition in which it was found by the Buyer at the
time of entry upon the Property by the Buyer, its agents, employees or contractors;
(vi) Hold the HRA harmless from and indemnify the HRA from any and all
claims, damages, judgments or obligations, including the cost of defense of suit, arising
out of damage to Property or arising out of injury to anyone incurred or alleged to have
been incurred in connection with or as a result of any work done pursuant to this right of
entry, or as a result of the intentional torts or negligence of the Buyer, its agents, employees
or contractors. Notwithstanding the foregoing, (i) neither the Buyer nor its contractors
shall be responsible for the timeliness of any submission or application for further
investigation or feasibility analysis or determining the proper methods of removal,
treatment or disposal of any pollutants, contaminants or hazardous substances present on
the Property; and (ii) nothing in this Agreement shall be deemed a waiver of defenses or
limitations available to the HRA under Minnesota Statutes Chapter 466 (the Municipal
Tort Claims Act); and
(v) If the Buyer or its contractors removes a sample or portion of the Property
for investigation, monitoring or testing or obtains any data or issues any report, it must give
the HRA an equal amount of the sample or portion and a copy of any data or report, and
must permit the HRA to perform an independent investigation, monitoring, or testing of
the sample or portion.
ARTICLE IV
CONSTRUCTION OF IMPROVEMENTS
Section 4.1. Construction of Improvements. The Buyer shall construct the
Improvements on the Property in accordance with the Guidelines and the Construction Plans, shall
cause the Improvements to meet or exceed the Minimum Market Value specified in Section 1.1,
and shall maintain, preserve and keep the Improvements in good repair and condition. The Buyer
shall provide his or her proposed construction plans to the HRA for review; if the proposed
construction plans are in conformity with this Agreement and the Guidelines, the HRA will
approve the Construction Plans following review and comment by the Homeowner.
Section 4.2. Construction Plans. No building permit will be issued by the City unless
the Building Plans are in conformity with the Guidelines, the Construction Plans, the required
Minimum Market Value, other requirements contained in this Agreement, and all local, state and
federal regulations. The Buyer shall provide the HRA with a set of Building Plans to be used in
connection with any application for a building permit. The HRA shall, within 25 days of receipt
of the Building Plans review the same to determine whether the foregoing requirements have been
met. If the HRA determines such Building Plans to be deficient, it shall notify the Buyer in writing
stating the deficiencies and the steps necessary for correction. Issuance of the building permit by
the City shall be a conclusive determination that the Building Plans have been approved and shall
satisfy the provisions of this Section 4.2.
Section 4.3. Schedule of Construction. Subject to Unavoidable Delays, construction of
the Improvements shall be completed prior to August 31, 2024 (“Construction Completion Date”).
All construction shall be in conformity with the approved Construction Plans and the Guidelines.
Periodically during construction the Buyer shall make reports in such detail as may reasonably be
requested by the HRA concerning the actual progress of construction. If at any time prior to
completion of construction the HRA has cause to believe that the Buyer will be unable to complete
construction of the Improvements in the time permitted by this Section 4.3, it may notify the Buyer
and demand assurances from the Buyer regarding the Buyer’s construction schedule. If such
assurances are not forthcoming or are deemed by the HRA at its sole discretion to be inadequate,
the HRA may declare an Event of Default and may avail itself of any of the remedies specified in
Section 8.2 of this Agreement.
Section 4.4. Certificate of Completion. After notification by the Buyer of completion of
construction of the Improvements, the HRA shall inspect the construction to determine wheth er
the Improvements have been completed in accordance with the Construction Plans and the terms
of this Agreement, including the date of the completion thereof, and including satisfactory
completion of Green Credit Standards. In the event that the HRA is satisfied with the construction,
and upon closing on the sale of the Property to the Homeowner, the HRA shall furnish the Buyer
with a Certificate of Completion in the form attached hereto as Exhibit A. Such certification by
the HRA shall be a conclusive determination of satisfaction and termination of the agreements and
covenants in this Agreement. Issuance of the Certificate of Completion shall also serve as a
satisfaction of any obligation of Buyer secured by the escrow account established under Section
5.1, and the remaining funds in the escrow account will be released to the Buyer.
If the HRA shall refuse or fail to provide certification in accordance with the provisions of
this Section 4.4, the HRA shall within 15 days of such notification provide the Buyer with a written
statement, indicating in adequate detail in what respects the Buyer has failed to complete the
Improvements in accordance with the provisions of this Agreement necessary, in the opinion of
the HRA, for the Buyer to take or perform in order to obtain such certification.
Section 4.5. Landscaping. The Buyer understands and agrees to move existing
landscaping to the right-of-way and remove existing irrigation system, pending approval from city
staff. A landscaping plan must be submitted prior to issuance of building permits.
Section 4.6. Trees. All healthy trees will be saved and protected by the Buyer during
construction, to the extent possible, except those that specifically interfere with the construction
of the Improvements. The Buyer may not cut or remove a tree from the Property without prior
permission from the HRA. Trees requested to be removed must be identified by type on the site
plan provided by the Buyer. A tree preservation plan must be submitted prior to issuance of
building permits.
Section 4.7. Green Credit. The Buyer understands that the purchase price reflects a land
write-down under the condition that the Green Credit Standards are completed as outlined in
Exhibit D.
Section 4.8. Accessibility. The Buyer understands that all accessibility requirements listed
in the Guidelines in Exhibit B must be met prior to the issuance of the Certificate of Completion.
Section 4.9. Failure to Construct. In the event that construction of the Improvements is
not completed as provided in Section 4.3 of this Agreement, an Event of Default shall be deemed
to have occurred, and the HRA may proceed with its remedies under Section 8.2.
ARTICLE V
REDEVELOPMENT ASSISTANCE
Section 5.1. Establishment of Cash Escrow. Buyer acknowledges that the HRA has
incurred significant costs in acquiring the Property and selling the Property to the Buyer at a
reduced price. On the Closing Date, Buyer will deliver to the HRA $10,000 to be placed in a non-
interest bearing escrow account pursuant to the Escrow Agreement, dated as of the date hereof,
between Buyer and HRA. The obligation to pay the $10,000 to the HRA will be forgiven, and the
cash in the escrow account will be returned to Buyer if: (i) the Buyer receives a Certificate of
Completion; and (ii) the Buyer is not otherwise in default of any of its obligations hereunder. If
such have not occurred, an Event of Default shall be deemed to have occurred and the HRA may
exercise its remedies under Section 8.2.
ARTICLE VI
FINANCING
Section 6.1. Financing. HRA acknowledges that Buyer has submitted evidence of
financing for the Improvements in compliance with the provisions of Section 2.1(b) of this
Agreement. Buyer must notify HRA immediately of any changes to or withdrawal of the approved
financing, HRA shall have 10 days to approve or disapprove changes in financing. If the HRA
rejects a change in the approved financing or if the approved financing is withdrawn, the Buyer
shall have 30 days or such additional period of time as the Buyer may reasonably require from the
date of the HRA’s notification to submit evidence of financing satisfactory to the HRA. If the
Buyer fails to submit such evidence or fails to use due diligence in pursuing financing, the HRA
may terminate this Agreement and both parties shall be released from any further obligation or
liability hereunder. Closing shall not take place until Buyer has provided HRA with acceptable
evidence of financing for construction of the Improvements.
Section 6.2. Copy of Notice of Default to Lender. Whenever the HRA shall deliver any
notice or demand to the Buyer with respect to any Event of Default by the Buyer in its obligations
or covenants under this Agreement, the HRA shall at the same time forward a copy of such notice
or demand to each holder of any Mortgage authorized by the Agreement at the last address of such
holder shown in the records of the HRA.
Section 6.3. Subordination. In order to facilitate obtaining financing for the construction
of the Improvements by the Buyer, the HRA may, in its sole and exclusive discretion, agree to
modify this Agreement in the manner and to the extent the HRA deems reasonable, upon request
by the financial institution and the Buyer.
ARTICLE VII
PROHIBITIONS AGAINST ASSIGNMENT AND TRANSFER
Section 7.1. Representations as to Redevelopment. The Buyer represents and agrees
that its undertakings pursuant to the Agreement, are for the purpose of development of the Property
and not for speculation in land holding. The Buyer further recognizes that, in view of the
importance of the Development to the general welfare of Richfield and the substantial financing
and other public aids that have been made available by the HRA for the purpose of making the
Development possible, the qualification and identity of the Buyer are of particular concern to the
HRA. The Buyer further recognizes that it is because of such qualifications and identity that the
HRA is entering into this Agreement, and, in so doing, is further willing to rely on the
representations and undertakings of the Buyer for the faithful performance of all undertakings and
covenants agreed by the Buyer to be performed.
Section 7.2. Prohibition Against Transfer of Property and Assignment of Agreement.
For the reasons set out in Section 7.1 of this Agreement, the Buyer represents and agrees as
follows:
(a) Except as specifically allowed by this section, Buyer has not made or created, and,
prior to the issuance of the Certificate of Completion, Buyer will not make or create, or suffer to
be made or created, any total or partial sale, assignment, conveyance, or any trust in respect to this
Agreement or the Property or any part thereof or any interest therein, or any contract or agreement
to do any of the same, without the prior written approval of the HRA.
(b) This provision shall not be deemed as preventing the Buyer from entering into a
Purchase Agreement for the sale of the Property to the Homeowner.
(c) This provision does not prohibit conveyances that are only by way of security for,
and only for the purpose of obtaining financing necessary to enable the Buyer or any successor in
interest to the Property, or any part thereof, to perform its obligations with respect to the
Development under this Agreement, and any other purpose authorized by this Agreement. Any
Mortgage obtained by the Buyer must be disclosed to the HRA, and must be subordinate to this
Agreement. The Buyer must provide the HRA with an address for the holder of the Mortgage for
purposes of providing notices as may be required by this Agreement.
ARTICLE VIII
EVENTS OF DEFAULT
Section 8.1. Events of Default Defined. The following shall be deemed Events of Default
under this Agreement and the term shall mean, whenever it is used in this Agreement, unless the
context otherwise provides, any one or more of the following events:
(a) Failure by the Buyer to pay when due the payments required to be paid or secured
under any provision of this Agreement;
(b) Failure by the Buyer to observe and substantially perform any covenant, condition,
obligation or agreement on its part to be observed or performed hereunder, including the time for
such performance;
(c) If the Buyer shall admit in writing its inability to pay its debts generally as they
become due, or shall file a petition in bankruptcy, or shall make an assignment for the benefit of
its creditors, or shall consent to the appointment of a receiver of itself or of the whole or any
substantial part of the Property;
(d) If the Buyer, on a petition in bankruptcy filed against it, be adjudicated as bankrupt,
or a court of competent jurisdiction shall enter an order or decree appointing, without the consent
of the Buyer, a receiver of the Buyer or of the whole or substantially all of its property, or approve
a petition filed against the Buyer seeking reorganization or arrangement of the Buyer under the
federal bankruptcy laws, and such adjudication, order or decree shall not be vacated or set aside or
stayed within 60 days from the date of entry thereof; or
(e) If the Buyer is in default under any Mortgage and has not entered into a work-out
agreement with the holder of the Mortgage.
Section 8.2. Remedies on Default. Whenever any Event of Default occurs, the HRA
may, in addition to any other remedies or rights given the HRA under this Agreement, take any
one or more of the following actions following written notice by the HRA to the Buyer as provided
in Section 8.3 of this Agreement:
(a) Suspend its performance under this Agreement until it receives assurances from the
Buyer, deemed reasonably adequate by the HRA, that the Buyer will cure its default and continue
its performance under this Agreement;
(b) Cancel or rescind this Agreement;
(c) Exercise its right under Section 8.3;
(d) Withdraw all funds in the escrow account established in Section 5.1;
(e) Withhold the Certificate of Completion; or
(f) Take whatever action at law or in equity may appear necessary or desirable to the
HRA to enforce performance and observance of any obligation, agreement, or covenant of the
Buyer under this Agreement; provided, however, that any exercise by the HRA of its rights or
remedies hereunder shall always be subject to and limited by, and shall not defeat, render invalid
or limit in any way (a) the lien of any Mortgage authorized by this Agreement and (b) any rights
or interest provided in this Agreement for the protection of the holders of a Mortgage; and provided
further that should any holder of a Mortgage succeed by foreclosure of the Mortgage or deed in
lieu thereof to the Buyer’s interest in the Property, it shall, notwithstanding the foregoing, be
obligated to perform the obligations of the Buyer under this Agreement to the extent that the same
have not therefore been performed by the Buyer.
Section 8.3. Revesting Interest in HRA Upon Happening of Event of Default
Subsequent to Conveyance of Property to Buyer. In the event that subsequent to the closing or
the sale of the Property to the Buyer and prior to the issuance of the Certificate of Completion:
(a) The Buyer fails to begin construction of the Improvements in conformity with this
Agreement, and such failure is not due to Unavoidable Delays;
(b) The Buyer, after commencement of the construction of the Improvements, defaults
in or violates obligations with respect to the construction of the Improvements, including the nature
and the date for the completion thereof, or abandons or substantially suspends construction work,
and such act or actions is not due to Unavoidable Delays;
(c) The Buyer or successor in interest fails to pay real estate taxes or assessments on
the Property or any part thereof when due, or places thereon any encumbrance or lien unauthorized
by this Agreement, or suffers any levy or attachment to be made, or any supplier’s or mechanic’s
lien, or any other unauthorized encumbrance or lien to attach;
(d) There is, in violation of Article VIII of this Agreement, any transfer of the Property
or any part thereof; or
(e) The Buyer fails to comply with any of its covenants under this Agreement, then the
HRA shall have the right upon 30 days’ written notice to Buyer and the Buyer’s failure to cure
within such 30 days period, to re-enter and take possession of the Property and to terminate and
revest in the HRA the interest of the Buyer in the Property; provided, however, that such revesting
of title shall be subject to the lien of any prior encumbrance permitted under this Agreement or
any right of the Buyer pursuant to a valid Purchase Agreement authorized by this Agreement.
Section 8.4. No Remedy Exclusive. No remedy herein conferred upon or reserved to the
HRA is intended to be exclusive of any other available remedy or remedies, but each and every
such remedy shall be cumulative and shall be in addition to every other remedy given under this
Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to
exercise any right or power accruing upon any default shall impair any such right or power or shall
be construed to be a waiver thereof, but any such right and power may be exercised from time to
time and as often as may be deemed expedient. In order to entitle the HRA or the Buyer to exercise
any remedy reserved to it, it shall not be necessary to give notice, other than such notice as may
be required in this Article VIII.
Section 8.5. No Additional Waiver Implied by One Waiver. In the event of the
occurrence of any Event of Default by either party, which Event of Default is thereafter waived by
the other party, such waiver shall be limited to the particular Event of Default so waived and shall
not be deemed to waive any other concurrent, previous or subsequent Event of Default.
ARTICLE IX
ADDITIONAL PROVISIONS
Section 9.1. Conflict of Interests; Representatives Not Individually Liable. No HRA
officer who is authorized to take part in any manner in making this Agreement in his or her official
capacity shall voluntarily have a personal financial interest in this Agreement or benefit financially
there from. No member, official, or employee of the HRA shall be personally liable to the Buyer,
or any successor in interest, for any Event of Default by the HRA or for any amount which may
become due to the Buyer or successor or on any obligations under the terms of this Agreement.
Section 9.2. Non-Discrimination. The provisions of Minnesota Statutes, Section 181.59,
which relate to civil rights and non-discrimination, and any affirmative action program of the City
shall be considered a part of this Agreement and binding on the Buyer as though fully set forth
herein.
Section 9.3. Notices and Demands. Except as otherwise expressly provided in this
Agreement, a notice, demand or other communication under this Agreement by either party to the
other shall be sufficiently given or delivered if it is sent by mail, postage prepared, return receipt
requested or delivered personally:
(a) As to the HRA:
Richfield HRA
Executive Director
6700 Portland Avenue South
Richfield, MN 55423
(b) As to the Buyer:
Naimo Farah
4313 Chowen Ave
Minneapolis, MN 55410
Munira Yusef
4313 Chowen Ave
Minneapolis, MN 55410
Abdirizak Abdinoor
4043 Chatsworth St. #211
Shoreview, MN 55126
or at such other address with respect to either such party as that party may, from time to time,
designate in writing and forward to the other as provided in this Section 8.3.
Section 9.4. Counterparts. This Agreement may be simultaneously executed in any
number of counterparts, all of which shall constitute one and the same instrument.
Section 9.5. Extensions. Any extension to the Closing Date and/or extension to Construction
Completion Date that exceeds 6 months from the date agreed to in Section 3.6 and 4.3, respectively,
must be approved by the HRA Board. HRA staff is authorized to extend the Closing Date to a date
less than 6 months from the Closing Date agreed to in Section 3.6 and extend the Construction
Completion Date to a date less than 6 months from the Construction Completion Date agreed to in
Section 4.3.
(The remainder of this page is intentionally left blank.)
IN WITNESS WHEREOF, the parties have caused this Agreement to be duly executed as of the
day and year first above written.
THE HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF
RICHFIELD, MINNESOTA
By _______________________________________
Its Chairperson
By _______________________________________
Its Executive Director
STATE OF MINNESOTA )
) SS
COUNTY OF ______________ )
The foregoing instrument was acknowledged before me this __________ day of
____________________, 2023, by , the Chairperson of the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesota, a public body corporate and politic under
the laws of Minnesota, on behalf of the authority.
________________________________________________
Notary Public
STATE OF MINNESOTA )
) SS
COUNTY OF ______________ )
The foregoing instrument was acknowledged before me this __________ day of
____________________, 2023, by , the Executive Director of the Housing and
Redevelopment Authority in and for the City of Richfield, Minnesota, a public body corporate and
politic under the laws of Minnesota, on behalf of the authority.
________________________________________________
Notary Public
Signature Page for Buyer
______________________________________
Naimo Farah
______________________________________
______________________________________
Munira Yusef
______________________________________
Abdirizak Abdinoor
STATE OF MINNESOTA )
) SS
COUNTY OF ______________ )
The foregoing instrument was acknowledged before me this __________ day of
____________________, 20_____, by __________________________________________, the
______________________ of _______________________________________________, a
_________________________ under the laws of _____________________, on behalf of the
_____________________.
________________________________________________
________________________________________________
Notary Public
STATE OF MINNESOTA )
) SS
COUNTY OF ______________ )
The foregoing instrument was acknowledged before me this __________ day of
____________________, 20_____, by __________________________________________, the
______________________ of _______________________________________________, a
_________________________ under the laws of _____________________, on behalf of the
_____________________.
________________________________________________
________________________________________________
Notary Public
STATE OF MINNESOTA )
) SS
COUNTY OF ______________ )
The foregoing instrument was acknowledged before me this __________ day of
____________________, 20_____, by __________________________________________, the
______________________ of _______________________________________________, a
_________________________ under the laws of _____________________, on behalf of the
_____________________.
________________________________________________
Notary Public
EXHIBIT A
FORM OF CERTIFICATE OF COMPLETION
The undersigned hereby certifies that ____________________________, has fully and
completely complied with its obligations under that document entitled “Contract for Private
Development”, between the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota and ________________________ dated ___________________________,
filed ___________________________ as Document No. ____________________ (the
“Contract”) with respect to the construction of the approved construction plans at
________________________, legally described as _____________________________ and is
released and forever discharged from its obligations under such Contract.
DATED: ___________________
THE HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY
RICHFIELD
By: __________________________________
Its: Executive Director
STATE OF MINNESOTA )
) SS
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ day of
_______________, 20__, by _________________________ the Executive Director of the
Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate
and politic under the laws of the State of Minnesota on behalf of the public body corporate and
politic.
________________________________
Notary Public
This instrument was drafted by:
Kennedy & Graven, Chartered
150 South Fifth Street, Suite 700
Minneapolis, MN 55402-1299
(612) 337-9300
EXHIBIT B
RICHFIELD REDISCOVERED
PROGRAM GUIDELINES
LOT SALE PROGRAM
REVISED: November, 2022
PROGRAM OBJECTIVES ............................................................................................................................ 3
DEFINITIONS ............................................................................................................................................... 3
PROGRAM BASICS ..................................................................................................................................... 4
APPLICATION REQUIREMENTS ................................................................................................................ 4
ADDITIONAL REQUIREMENTS .................................................................................................................. 5
HOUSE DESIGN AND SITE DEVELOPMENT REQUIREMENTS .............................................................. 6
New House Standards ............................................................................................................................ 6
Site Standards ......................................................................................................................................... 6
Construction Requirements .................................................................................................................. 7
General Standards .................................................................................................................................. 7
Green Community Concepts ................................................................................................................. 9
CITY REVIEW PROCEDURE ....................................................................................................................... 9
LOT SALE TO BUILDER/BUYER .............................................................................................................. 10
PROGRAM MARKETING ........................................................................................................................... 10
DATA PRIVACY ......................................................................................................................................... 11
This document has been developed as a guidance tool for program administration. It should not be interpreted as
constituting any contractual agreement or liability by the City or Housing and Redevelopment Authority (HRA).
The HRA may modify or divert from the guidelines where it deems appropriate.
I. Program Objectives
1. To remove substandard, functionally obsolete housing on scattered sites throughout the City and replace
with new, higher-valued housing.
2. To eliminate the blighting influence of substandard housing, thus improving residential neighborhoods.
3. To alleviate the shortage of housing choices for families.
4. To facilitate the construction of larger three- to four-bedroom, owner-occupied homes designed for
families.
5. To facilitate the construction of accessory dwelling units, sustainably built homes, owner-occupied
duplexes, and accessible homes.
These objectives will be achieved through the sale of lots by the Housing and Redevelopment Authority to
Builder/Buyer teams for the development of newly constructed homes.
II. Definitions
Accessory Dwelling Unit: A dwelling unit that is located on the same lot as a principal residential structure to which
it is accessory, and that is subordinate in area to the principal dwelling. These may be attached to either the primary
home or the garage, but cannot be freestanding and must meet all applicable zoning code requirements.
Applicant: An individual who submits an application for a Richfield Rediscovered lot. The Applicant may be a Builder
or the end Buyer. If the Applicant is a Builder, an end Buyer should be identified. If the Applicant is the Buyer, the
Applicant must submit a signed contract between the Builder and the Buyer to build a home on the lot identified in
the application.
Buyer: An individual(s) who will build, own and occupy a new housing unit in Richfield.
The Buyer will occupy the property and not offer it for rent. The Buyer may not also function as the Builder on a
Richfield Rediscovered project. The Buyer and Builder must be unrelated separate legal entities. A speculative project
by a Buyer may be considered if all other program requirements can be met. However, neither the Buyer, the Buyer’s
Builder or Builder’s subcontractors, or the Builder’s realty agents may occ upy or purchase the property.
Buyers, unless licensed in the trade specified, may not put any sweat equity into the construction of the foundation,
wall/roof framing, shingling, exterior work, electrical/plumbing/HVAC systems or interior carpentry.
A Buyer, and all members of his/her household, is limited to building a home through the program no more than once
every seven years.
Builder: Licensed Contractor who has signed a contract with the Buyer to build a home on the lot identified in the
application.
Contract for Private Development: A contract between the HRA and the Builder or Buyer that establishes the
conditions under which the lot will be sold and the proposed house will be developed.
Deconstruction: the process of carefully removing components of the home so the materials can be recycled,
repurposed, or reused instead of being sent to a landfill. Once all materials that can be salvaged are removed, the
remainder of the foundation will be demolished. Grants may be available through Hennepi n County to help offset
the costs.
Duplex- A residential building used for occupancy by two (2) families living independently of each other, where
both units are situated on the same parcel of land. At least one unit must be owner -occupied in order to be eligible
for the Richfield Rediscovered program.
Green Community Concepts Plan: A written plan indicating how the proposed development will incorporate green
building features and concepts. Priority will be given to projects that incorporate green building features.
HRA: Housing and Redevelopment Authority in and for the City of Richfield.
Lot List: A listing of available lots for sale. Information regarding the lot location, size and sale price is provided.
III. Program Basics
1. HRA publishes a list of available vacant lots for purchase including sale price and development criteria.
2. Builder/Buyer team proposes a plan for a lot consistent with development criteria and program
requirements and makes an offer to purchase.
3. HRA may issue a Request for Proposals for a specific lot(s) with a specific submittal deadline. HRA
staff review all Proposals submitted by the deadline for consistency with development criteria and
program requirements. The Proposal that best meets the criteria and requirements is selected to develop
the lot.
4. HRA approves lot sale.
5. Lot is sold to Builder or Buyer.
6. Builder constructs new home.
7. Projects must be completed within one year of HRA approval of the project.
IV. Application Requirements
The following must be submitted for application to the program:
1. $550 application fee
An application fee must be paid at the time of application. This fee is non-refundable and is not part
of the lot price.
2. Application Form
3. Floor plans
The layout of all levels, including basement and unfinished space, must be provided.
4. Elevations
Elevations of all four sides of the house, including view of garage shall be provided. Colored
renderings may also be required.
5. Site plan
The site plan shall indicate the location of the new house, walkways and garage.
6. Landscaping plan
A landscaping plan must indicate the location and type of trees, shrubbery, flowers and landscaping
materials (e.g. rocks, mulch) and any existing trees to be preserved.
7. Detail of construction materials to be used on the project.
8. Green Community Concepts Plan
The plan should indicate what Green Community Concepts will be incorporated into the project.
9. Construction timeline
Construction must be completed with one year of the purchase of the property.
10. Signed contract with Builder
11. Purchase agreement
If the Builder plans to purchase the lot, the application must include a valid purchase agreement
between the Buyer and the Builder for the lot to be developed.
12. Financial capability statement
A statement from a financial institution indicating willingness to provide sufficient construction
capital to complete the project must be provided.
13. Builder References
a. Five previous customers
b. Three major suppliers, one being the construction supplier
c. Building inspectors from two cities where the Builder has constructed new housing within the
past three years
14. Proof of Builder’s Comprehensive General Liability with Property Damage Protection.
15. Proof of sufficient worker’s compensation insurance coverage by the Builder.
16. Written warranty program
To be provided to the Buyer, which guarantees at a minimum, warranted repairs as required by
Minnesota State Statute.
V. Additional Program Requirements
1. The Applicant is expected to meet with an architectural/design consultant prior to submitting an application.
A two-hour consultation is available through the HRA at a cost of $50.00 to the applicant. See the City’s
website (www.richfieldmn.gov ) for more information. This requirement may be waived if the applicant is
using an architect for the project.
2. The site will be sold to the Builder or Buyer at the fair market value as appears on the Lot List. The HRA
will not accept offers for less than the established sale price. Home design features may be taken into account
when establishing the final lot price.
3. A Contract for Private Development is signed by the HRA and the Builder or the Buyer. The Contract is a
standard form which includes conditions for acquisition and development of the property. The Contract will
establish a minimum required end-value for the property based on construction estimates provided by the
applicant. The Builder or Buyer will be expected to agree to the terms of the Contract before the application
can be scheduled on the HRA agenda.
4. The lot can be sold to either the Builder or the Buyer. If the lot is sold to the Builder, the Builder will pay
cash for the lot at closing and submit a Letter of Credit or cash escrow for $10,000. The Letter of Credit
must be from a financial institution incorporated in the Twin Cities metropolitan area. The cash escrow will
be held in a non-interest bearing account. The Letter of Credit or cash escrow will be released once the
construction and landscape work are completed and a final Certificate of Occupancy is issued.
5. If the lot is sold to the Builder and the Builder fails to complete construction as approved by the HRA, the
Letter of Credit or cash escrow may be drawn upon by the HRA. In addition, the Contract for Private
Development will contain a reverter provision, which will enable the HRA to reclaim ownership of the
property in the event of a default in the Contract. In the event that the Builder fails to complete construction,
the HRA may exercise its rights under the reverter provision, as well as draw upon the Letter of Credit or
cash escrow.
6. If the lot is sold to the Buyer, the Buyer will pay cash for the lot at closing and submit a cash escrow for
$10,000 The cash escrow will be released once the construction and landscape work are completed and a
final Certificate of Occupancy is issued.
7. If the lot is sold to the Buyer and the Buyer fails to complete construction as approved by the HRA, the HRA
may exercise its rights provided in the mortgage.
8. A Buyer, and all members of his/her household, is limited to purchasing no more than one lot every seven
years.
VI. House Design and Site Development Requirements
The development of all sites shall meet the development criteria listed below, as reviewed and approved by the HRA.
To maximize the development of a given lot, the HRA reserves the right to explore all development options without
obligating the HRA to support any specific proposal, idea or solic itation.
Housing design is a critical element of the program. Siding materials, exterior façade presentation, roof, window,
siding and building line variability, finished landscape, interior space function and use are all important issues of
design to the HRA. The design requirements were created to ensure that the homes built on the HRA -sold lots blend
in with the surrounding neighborhood and respond to the specific concerns of the HRA.
All new houses built under the Richfield Rediscovered Program must meet the requirements of the City’s Zoning
Code and additional criteria, as listed in this document.
A. New House Standards
1. New dwelling must be owner-occupied.
2. Three finished bedrooms are required, at a minimum.
3. Two finished bathrooms are required, at a minimum.
4. Two-car garage is required, at a minimum.
5. A full basement is required, unless the selected design results in a split-level or a garden-level type of
basement. In the case of an “accessible” house, a basement may be omitted if it would otherwise prohibit
accessible design elements.
6. Must incorporate additional accessibility features as outlined in the Program Guidelines.
7. Home must feature either an accessory dwelling unit, green design, duple x, accessible design, or other
unique feature that furthers HRA housing goals as approved by the HRA.
B. Site Standards
1. After construction, the site must be fully landscaped, including plantings around the foundation. The entire
grounds shall be landscaped and be aesthetically pleasing in all seasons. Land forms and plant materials
shall be used to define the site and blend neatly with adjoining properties. Specific lot line blending
requirements may be required, as appropriate, for specific sites.
The applicant must meet the “Landscaping and Screening Requirements” in the City’s Zoning Code under
Section 544.03, Subd. 4, General landscaping requirements and Subd. 5, Residential sites. The code is
available on the City’s website: www.richfieldmn.gov. Additionally, one approved landscaping feature will
be required in both the front yard and back yard. Examples of acceptable landscaping features are: native
plantings, pollinator gardens, and food gardens. The square footage of the landscaping feature must be
reasonable in relation to lot size. SSOM compost will be required for all installations.
2. To the greatest extent possible, existing trees should be preserved. Any trees removed must be replaced (they
do not have to be the same species or in the same location) and should be labeled on the required landscape
plan. A lot review will be conducted by City staff to determine the health of existing trees as well as ideal
placement of new trees to increase natural cooling efficiency. New trees must be species from the Forestry
Department’s approved list. A total of three trees will be required on the lot, including existing trees that can
be preserved. A boulevard tree must be planted if there is not an existing one on the lot.
Unless otherwise specified by the Public Works Director, all tree species and their cultivars and varieties
planted on the boulevard shall conform to the American Association of Nurserymen Standards and be at least
1 ½ to 2 inches (1.5-2”) in diameter, six inches (6”) above ground level, and at least nine feet (9’) in height
when planted. The crown shall be in good balance with the trunk.
3. Utility meters shall be screened from street view and locations must be specified on plans.
4. Site drainage should be accommodated on the site so that water is directed away from the new home and
the neighboring properties. All downspouts must drain into the grass, a garden, or a rainwater harvesting
system. Neighboring properties must not be disturbed by the creation of drainage swales. Specific storm
water management requirements may be required, as appropriate, including the addition of gutters or on -
site management for specific sites. Construction and the finished structure must not have a detrimental
impact on storm water drainage patterns in the neighborhood.
5. All air conditioning units must be located in the rear yard of the house, or as approved by the HRA.
C. Construction Requirements
1. If demolition of an existing home is necessary, the builder should utilize deconstruction. If not feasible, an
exemption may be requested from HRA staff.
2. Existing trees identified on the landscape plan as being preserved, must be protected during construction.
A tree wrap with board reinforcements shall be used on trees directly adjacent to active grading and
construction areas. Damaged or destroyed trees must be replaced.
3. The construction site, neighboring properties and adjacent public streets shall be kept free of construction
debris at all times.
4. No construction workers, construction equipment or construction material shall encroach upon neighboring
properties.
5. The property shall have a new sanitary service line installed to the City sanitary sewer main per city
standards . If there is an existing 6” sewer stub at the property line, it must be fully lined with an approved
CIPP product of the same sewer size the City’s sanitary main.
The line must be televised after installation to ensure the line meets city standards
D. General Standards
1. The value of the new home must meet or exceed the minimum value specified in the Contract for Private
Redevelopment.
2. All homes in the Richfield Rediscovered Program must be stick-built or high-quality modular, new
construction and the design must include one of the following features:
a. Accessory Dwelling Unit
b. Meet the attached “Green Credit Standards for Richfield Rediscovered” and include either solar
panels, geothermal heating or other sustainable feature as approved by the HRA.
c. Be an owner-occupied duplex
d. Fully accessible per the criteria outlined in the Minnesota Accessibility Code Section 1002:
Accessible Units
e. Other unique design that furthers HRA housing goals, as approved by the HRA
3. Exterior materials (siding, soffit, doors and windows) should be low-maintenance and durable. Brick, stucco
and fiber cement siding are preferred. Natural cedar lap is acceptable if properly stained or painted.
Hardboard panels or hardboard lap siding are prohibited. Roof valleys must have metal valleys and not be
woven.
4. Unit height and mass of the new house shall be compatible with the scale of the surrounding homes in the
neighborhood.
5. Plans must present a balanced and pleasing distribution of wall, door and window areas from all views.
6. The dominance of the garage door must be minimized through placement, architectural detail, door design
and utilization and design of windows. Garages, where the garage door faces the street, shall not be located
closer to the front lot line than the foremost facade of the principal building facing the front property line.
Garage sidewalls that face the street should appear to contain habitable space. This can be accomplished by
incorporating windows and other design elements into the garage wall that are in character with the remainder
of the dwelling. For lots that have alley access, the garage should be oriented to access the alley.
7. At minimum, home design must meet the following standards of accessibility:
Exterior
o All walkways at least 36 in wide
o Attention paid to entrance accessibility (railings, stair tread measurements, slope etc)
o Outside light with motion control at entryways
Entryways
o One half inch threshold
o 36 in clear opening
o Five foot by five foot by five foot landing on each side of door
o Covered entry
All doors
o Lever style door handles (not round doorknobs)
o 32 in clear opening for all doors
o Flush entrance for interior doors
o 18 in clearance beyond latch
Bathrooms
o All bathrooms must have reinforcements in place for placement of future grab b ars
o Wheelchair turning radius included in at least one ground floor bathroom
Lit closets
Laundry room- Clear floor space 36 inches wide extending full length of appliances plus 18 inches to
either side of clothes washer and dryer.
48 inches between counters in kitchen
Large rocker-style light switches that are easy to use
Hallways 36 inches wide; 42 inches is recommended
Preference for designs that include:
Kitchen, bath, laundry, and at least one sleeping room (no smaller than 12 feet by 12 feet) on the main
floor. The sleeping room can be used for different purposes at different times: den, office, playroom,
etc.
Closets “stacked” over each other in a multi-story home, in order to allow for future installation of an
elevator or lift (allow at least 60 inches by 60 inches for installation)
8. All building plans must have been prepared in consultation with an architect or qualified draftsperson. All
requirements by the Building Inspections Division must be met.
9. All Richfield Rediscovered houses must meet or exceed Minnesota Energy Code requirements.
9. All new homes shall be built to provide high quality sound insulation. Recommendations for sound
insulation measures may be provided on a site-by-site basis. All construction must conform to sound
attenuation building standards as required by Zoning Ordinance Section 541.19 for properties located
within the 2007 60-62 DNL Contour and 2007 63 or greater DNL contours.
10. If a variance is required to construct the proposed development, the HRA may, at its sole discretion, choose
to reject the application.
11. If the HRA accepts an application that needs a variance(s), sale of the property will be contingent upon the
applicant obtaining the necessary variance(s). The Applicant is responsible for applying for the variance(s)
at its own expense. The HRA, as owner of the property, will, however, cooperate with the application.
E. Green Community Concepts
Priority will be given to projects incorporating the green community concepts listed below. Any concepts the applicant
would like considered during the application process should be explained in a written plan submitted with the
application. Projects that meet the attached “Green Credit Standards for Richfield Rediscovered” in addition to another
feature (ADU, duplex or accessibly designed home) will be eligible for a lot price reduction. The lot price will be
reduced by a minimum of $5,000 up to a maximum of $10,000 depending on the actual costs of the measures provided.
1. Protect and conserve water and soil. To reduce water consumption, consider the use of water -conserving
appliances, fixtures, and landscaping. Steps should be taken to minimize the loss of soil and sediment during
construction and occupancy to reduce storm-water sediment and air pollution.
2. Minimize energy consumption. Reduce energy consumption by taking advantage of natural heating, cooling
and day lighting, and by using energy-efficient appliances, equipment and lighting.
3. Enhance indoor environmental quality. Use non-toxic materials, ventilation and exhaust systems, and
moisture control products and systems.
4. Use environmentally-preferable materials and resources. Use locally-produced, salvaged and/or
manufactured materials, products with recycled content or from renewable sources, recy clable or reusable
materials, and low-VOC-emitting materials.
5. Reduce waste. Reduce and manage wastes generated during the construction process and operation of
buildings. If demolition occurs, sort and recycle leftover materials and debris.
VII. City Review Procedure
1. Applicant reviews proposed project with HRA staff before plans are finalized.
2. Applicant submits application, plans, and application fee at least 45 days prior to the HRA meeting.
3. An application is considered to be received when delivered personally to HRA staff in a pre-arranged
meeting. If more than one application is submitted for a lot within five-working days, all applications will be
reviewed, and the application that best meets the program guidelines will be selected. The ap plication fee
will be returned to the Applicant whose proposal was not selected. Following this five-day period, the lot
will be considered reserved by the selected application and no additional applications will be accepted for
the proposed lot while the application is being processed.
4. If an application is determined to be incomplete, the applicant will have 30 days to submit a complete
application. If a complete application is not received within 30 days, the application will be rejected and the
lot will be made available for new applications.
5. HRA staff review application to ensure conformance with House Design and Site Development
Requirements.
6. HRA staff may reject or accept an application at its sole discretion.
7. HRA staff may choose to issue a Request for Proposals (RFP) for a lot. In this case, Staff issues an RFP,
giving a specific time period within which proposals may be submitted. HRA staff review all proposals for
consistency with development criteria and program requirements. The proposal that best meets the criteria
and requirements is selected to develop the lot. The applicant will have 30 days to submit a complete
application. If a complete application is not received within 30 days, the application will be rejected. Staff
may elect to award the lot to another submitted proposal or solicit additional proposals.
8. The Builder or Buyer executes a Contract for Private Redevelopment.
9. An application is determined to be complete at least three weeks prior to the HRA meeting.
10. HRA staff publishes a legal notice of the public hearing and prepares a report and recommendation for the
HRA.
11. HRA reviews application, conducts a public hearing, and takes action at the HRA meeting.
12. If approved, the Contract for Private Redevelopment is executed by the HRA.
VIII. Lot Sale to Builder or Buyer
1. Upon approval of the application by the HRA, a closing will be scheduled between the HRA and the Builder
or Buyer.
2. The HRA will prepare all statements, affidavits, documents, and general release forms required for closing.
3. The Builder will attend a pre-construction meeting with city staff from relevant departments.
4. The Builder applies for a building permit prior to closing. The Builder is responsible for acquiring the
necessary building permits with the City of Richfield Building Inspections Division. If changes to the plans
are required by the Inspections Division, the applicant must notify HRA staff.
5. The Applicant provides evidence to HRA staff that all requirements to proceed with construction, as
determined in the Contract for Private Redevelopment, have been met.
6. The HRA conveys the property to the Builder or Buyer by Quit Claim Deed. The site wil l be sold to the
Builder or Buyer at the fair market value as appears on the Lot List.
7. At closing with the Builder, the Builder provides a cash escrow for $10,000 to the HRA.
8. Upon completion of the project, the cash escrow is released to the Builder. A Certificate of Completion is
executed by the HRA, releasing the obligations of the Contract for Private Redevelopment.
IX. Program Marketing
Richfield Rediscovered program marketing is entirely at the discretion of the HRA. It may include the following:
1. Buyer Solicitation. The HRA may market the program to potential Buyers through promotional articles, direct
mail, the Internet, or other methods as deemed appropriate. Buyers may be any financially capable individual
or household, including first-time buyers, move-up buyers or empty-nesters.
2. Public Promotion.
a. The HRA will periodically provide information about the program through articles in city
publications, on the City’s web site, on the Community Cable channel, or via press releases to
promote community awareness.
b. A public open house may be held to provide an opportunity for residents and other interested parties
to collectively view the finished homes. The Parade of Homes Fall Showcase and Spring Preview
may also accomplish this.
c. Photos will be taken of finished homes and may be used to promote the program.
A program information package will be mailed to all interested participants. The information packet may include the
following:
1. Lot List
2. Richfield Rediscovered Lot Sale Procedural Guidelines
3. Application Form
4. Sample Contract for Private Redevelopment
X. Data Privacy
The HRA is subject to Minnesota Statutes Chapter 13 (the “Minnesota Government Data Practices Act”). Under
the Minnesota Government Data Practices Act, the names and addresses of applicants for or recipients of assistance
under this program and the amount of assistance received under this program are public data. All other financial
information submitted to the HRA for purposes of the program application is considered private data.
EXHIBIT C
QUIT CLAIM DEED
Deed Tax Due: $__________
ECRV ___________________
Date: ____________________
FOR VALUABLE CONSIDERATION, Housing and Redevelopment Authority in and for the
City of Richfield, a public body corporate and politic under the laws of the State of Minnesota,
Grantor, hereby conveys and quit claims to _____________________, a _______________ under
the laws of the State of ____________, Grantee, real property in Hennepin County, Minnesota,
described as follows:
, according to the map or plat thereof on file or of record in the office of the Hennepin County
Recorder.
This deed is subject to that certain Contract for Private Development between Grantor and Grantee,
dated __________________, 20__ (the “Contract”), recorded in the office of the Hennepin County
Recorder/Registrar of Titles. The Contract provides that the Grantee’s rights and interest in the
real property described above are subject to the Grantor’s right to re-enter and revest in Grantor title
to the Property under conditions specified therein, including but not limited to termination of the
Grantor’s right to re-enter and revest upon issuance of a Certificate of Completion as defined in the
Contract.
together with all hereditaments and appurtenances.
The Seller certifies that the Seller does
not know of any wells on the
described real property.
A well disclosure certificate
accompanies this document or has
been electronically filed. (If
electronically filed, insert WDC
number: __________________).
I am familiar with the property
described in this instrument and I
certify that the status and number of
wells on the described real property
have not changed since the last
previously filed well disclosure
certificate.
Housing and Redevelopment Authority in and
for the City of Richfield
By
______________________________
Its Chairperson
By
______________________________
Its Executive Director
STATE OF MINNESOTA
} ss.
COUNTY OF HENNEPIN
The foregoing was acknowledged before me this ____ day of _______, 20__ by
_____________________, the Chairperson of the Housing and Redevelopment Authority in and
for the City of Richfield, a public body corporate and politic under the laws of Minnesota, on
behalf of the corporation, Grantor.
________________________________
NOTARY STAMP SIGNATURE OF PERSON TAKING ACKNOWLEDGMENT
STATE OF MINNESOTA
} ss.
COUNTY OF HENNEPIN
The foregoing was acknowledged before me this ____________ day of _______, 20__, by
________________, the Executive Director, of Housing and Redevelopment Authority in and for
the City of Richfield, a public body corporate and politic under the laws of the State of Minnesota,
on behalf of the corporation, Grantor.
________________________________
NOTARY STAMP SIGNATURE OF PERSON TAKING ACKNOWLEDGMENT
This instrument was drafted by:
Kennedy & Graven, Chartered
150 South Fifth Street, Suite 700
Minneapolis, MN 55402-1299
(612) 337-9300
Tax Statements should be sent to:
EXHIBIT D
Green Credit Standards for Richfield Rediscovered
Requirement Details
Overall
Certification
Obtain one of the listed
certifications, or propose a
different certification to be
approved by City staff. Share
the submitted certification
checklist or documents with
City staff.
GreenStar Homes – Silver
MN GreenPath – Advanced or Master
ENERGY STAR
LEED Certification
Tree Standards
4 trees must be on the lot.
Existing trees that remain
throughout construction count
towards this total.
Must plant a boulevard tree if
there is not an existing one.
Trees must be from the list of approved species (see attached). At
least one ornamental must be a tree and not a shrub. Staff will
conduct a lot review for ideal placement to increase natural
heating/cooling efficiency.
Unless otherwise specified by the Public Works Director, all tree
species and their cultivars and varieties planted on the boulevard shall
conform to American Association of Nurserymen Standards and be at
least 1½ to 2 inches (1.5-2”) in diameter, six inches (6”) above ground
level, and at least nine feet (9’) in height when planted. The crown
shall be in good balance with the trunk.
Landscaping
50% of “unbuilt” green space
must be alternatively
landscaped. One feature must
be located in the front yard.
SSOM compost use is required
to fulfill this standard.
Approved landscaping elements:
Native grasses/natural or conservation landscaping
Gardens (pollinator, flower, food, etc.)
Xeriscaping
other proposals as approved by City staff
Water
Conservation
Must include 1 or more
features.
All downspouts must be
disconnected and drain into
the grass, a garden, or a
rainwater harvesting system.
Install water-conserving
appliances and fixtures.
Install a grass strip in the middle of the driveway for less
impervious pavement.
Install a rainwater harvesting system (i.e. a cistern) or rain barrels.
Use permeable materials in walkways or patios.
Materials
Must include 1 or more
features.
Enhance indoor environmental quality by using non-toxic building
materials, ventilation and exhaust systems, and moisture control
products and systems.
Use locally-produced, salvaged and/or manufactured materials,
products with recycled content or from renewable sources,
recyclable or reusable materials, and low-VOC-emitting materials.
Reduce waste generated during the construction process and
operation of buildings. If demolition occurs, sort and recycle
leftover materials and debris.
Energy Efficiency
Must include 1 or more
features.
All LED lighting, a
programmable thermostat, a
high-efficiency HVAC system,
and attic insulation are
required.
Reduce energy consumption by taking advantage of natural
heating, cooling and day lighting.
Install conduit for an EV charger so the garage is “EV-ready”.
Install solar panels.
Install a heat pump system.
Install all electric appliances.
Other
One of these features may
count towards any of the
above categories (except
Install a green roof. Green roofs help manage storm water by
mimicking hydrologic processes normally associated with open
space. Plants capture rainwater and absorb it in their root zone,
Trees, Landscaping, and
Overall Certification)
encouraging evapotranspiration and preventing much stormwater
from entering runoff streams.
Deconstruction of any existing building onsite.
List of Acceptable Tree Varieties
General conditions for selecting varieties of trees suitable are: hardiness, upright growth characteristics, lack of fruit or nuts, local
availability, and price. Other varieties may be accepted by the City Forester.
Deciduous or coniferous trees
Birch, Prairie Dream
Birch, River
Birch, Whitespire
Buckeye, Autumn splendor
Coffeetree, Kentucky-Espresso
Elm, New Harmony
Elm, New Horizon
Elm, Princeton
Elm, Valley Forge
Ginkgo, Autumn Gold
Ginkgo, Princeton Sentry
Hackberry
Honeylocust, Imperial
Honeylocust, Northern Acclaim
Honeylocust, Skyline
Honeylocust, Streetkeeper
Honeylocust, Sunburst
Ironwood
Linden, American
Linden, Blvd.
Linden, Glenleven
Linden, Greenspire
Linden, Redmond
Linden, Sentry
*Maple, Hybrids (Autumn Blaze, Fantasy, Firefall and
Radiance)
*Maple, Norway
*Maple, Sugar
*Maple, Red
Oak, Bur
Oak, Crimson Spire
Oak, Heritage
Oak, Northern Pin
Oak, Red
Oak, Regal Prince
Oak, Swamp White
Oak, Warei ‘Long’
Pine, White
*Maples are allowed but not recommended due to their prevalence
in Richfield.
Ornamental trees
Ash, Showy Mountain
Beech, Blue
Crabapple, Donald Wyman
Crabapple, Harvest Gold
Crabapple, Pink Spires
Crabapple, Prariefire
Crabapple, Rejoice
Crabapple, Royal Raindrops
Crabapple, Spring Snow
Crabapple, Velvet Pillar
Hawthorn, Russian
Hawthorn, Thornless
Japanese Tree Lilac, Ivory Silk
Japanese Tree Lilac, Summer Storm
Prohibited Trees
Amur Cork
Amur Maple
Ash
Autumn Olive
Black Locust
Boxelder
Buckthorn
Ginko (female only)
Mulberry
Non-disease resistant elm species
Nonhybrid cottonwood species
Norway Maple
Russian Olive
Siberian Elm
Siberian Peashrub
Tree of He
D-0
PAGE NO:
SCALE:
DATE:
DATE:DRAWN:
JOB NO:CHECKED
:
PLANS PROVIDED BY:
SCHWIETERS HOME DESIGN
1628 COUNTY HIGHWAY 10 N.E.
SPRING LAKE PARK, MN 55432
TEL: (763) 785-2105
SchHomDsgn@aol.com
PRELIMINARY PLAN
AUGUST 01, 2023
NOT FOR CONSTRUCTION
As indicated
A-1
ELEVATIONS
08/01/2023
08/01/2023 DICK S.
02349 R.J.S.
PROJECT:
NEWTON AVE. DUPLEX
OWNER:
ABDIRIZAK ABDINOOR
MUNIRA YUSUF, NAIMO FARAH
ADDRESS:
6600 NEWTON AVE S.
RICHFIELD, MINN.
CONTRACTOR:
BENOZ HOMES INC.
CONTACT: BEN AKHIGBE
PHONE: (612) 508-7927
E-MAIL: bakhigbe@aol.com
1/4" = 1'-0"A-1
1 EAST ELEVATION (NEWTON)
1/8" = 1'-0"A-1
2 SOUTH ELEVATION
1/8" = 1'-0"A-1
3 WEST ELEVATION 1/8" = 1'-0"A-1
4 NORTH ELEVATION
A-1
5 3-VIEW
REVISIONS
NO. DATE DESCRIPTION BY
W/H W/H W/HW/H
41' - 0"STORAGE41' - 0"48' - 0"
20' - 0"15 R UPFINISH 3/4 BATH
FINISH
BEDROOM
MECHANICAL
& STORAGE
48' - 0"
HEET
RISER
W/D
LIN
CL.
FURN
LIN
CL.
MECHANICAL
& STORAGE
HEET
RISER
FURN
FUTURE BEDROOM
FUTURE
BEDROOM15 R UPW/D
12' - 5"13' - 10"2' - 6"12' - 3"26' - 3"2' - 6"12' - 3"FINISH REC. ROOM
FINISH
BEDROOM
FINISH 3/4 BATH
FINISH REC. ROOM
7' - 8"
8' - 0"8' - 0"
16' - 0"16' - 0"16' - 0"5' - 0"24' - 0"24' - 0"
16' - 4"24' - 0"
12' - 4"4' - 0"7' - 8"2' - 0"43' - 0"3' - 0"44' - 0"1' - 0"44' - 0"11' - 10"2' - 3 1/2"11' - 7 1/8"
2' - 6"11' - 4 1/4"13' - 10"8' - 8"4' - 6 1/2"PAGE NO:
SCALE:
DATE:
DATE:DRAWN:
JOB NO:CHECKED
:
PLANS PROVIDED BY:
SCHWIETERS HOME DESIGN
1628 COUNTY HIGHWAY 10 N.E.
SPRING LAKE PARK, MN 55432
TEL: (763) 785-2105
SchHomDsgn@aol.com
PRELIMINARY PLAN
AUGUST 01, 2023
NOT FOR CONSTRUCTION
1/4" = 1'-0"
A-2
FOOTING AND
FOUNDATION PLAN
08/01/2023
08/01/2023 DICK S.
02349 R.J.S.
PROJECT:
NEWTON AVE. DUPLEX
OWNER:
ABDIRIZAK ABDINOOR
MUNIRA YUSUF, NAIMO FARAH
ADDRESS:
6600 NEWTON AVE S.
RICHFIELD, MINN.
CONTRACTOR:
BENOZ HOMES INC.
CONTACT: BEN AKHIGBE
PHONE: (612) 508-7927
E-MAIL: bakhigbe@aol.com
1/4" = 1'-0"A-2
1 FOOTING AND FOUNDATION PLAN
REVISIONS
NO. DATE DESCRIPTION BY
UP
48' - 0"
48' - 0"6' - 0"24' - 0"24' - 0"
MUDROOM
FOYER
KITCHEN
SINK D.W.RANGE2-8
17 RISERS17 RISERS41' - 0"HEAT
RISER
2-8
3' - 6"BENCHPANTRY
RAILING
5' - 5"24' - 0"24' - 0"
MUDROOMKITCHENHEAT
RISER BENCHPANTRY
GREAT ROOM
2' - 8"3' - 0"7' - 8"
GREAT ROOM41' - 0"16' - 4"7' - 8"6' - 0"3' - 0"4' - 8"44' - 0"OFFICE
OFFICE 12' - 0"CABT.
CABT.
16' - 4"
7' - 9"8' - 7"8' - 7"7' - 9"5' - 0"23' - 7"FIXED GLASS WINDOWSFIXED GLASS WINDOWS5' - 0"3' - 7"5' - 0"5' - 0"3' - 7"4' - 2"3' - 7"3' - 7"4' - 2"12' - 2"5' - 6"12' - 9"22' - 9"16' - 0"8' - 0"8' - 0"16' - 0"REF.SINKD.W.RANGEREF.12' - 9"10' - 7"FOYER
NORTH
SOUTH
EAST
WEST
3' - 6"
3' - 6"3' - 6"
3' - 0"3' - 6"2' - 0 3/4"
EXTEND RISERS11' - 8 5/8"1' - 3 5/8"6' - 0"3' - 8"
7' - 11"
EXTEND RISERS
PAGE NO:
SCALE:
DATE:
DATE:DRAWN:
JOB NO:CHECKED
:
PLANS PROVIDED BY:
SCHWIETERS HOME DESIGN
1628 COUNTY HIGHWAY 10 N.E.
SPRING LAKE PARK, MN 55432
TEL: (763) 785-2105
SchHomDsgn@aol.com
PRELIMINARY PLAN
AUGUST 01, 2023
NOT FOR CONSTRUCTION
1/4" = 1'-0"
A-3
MAIN FLOOR PLAN
2051 SQ. FT.
08/01/2023
08/01/2023 DICK S.
02349 R.J.S.
PROJECT:
NEWTON AVE. DUPLEX
OWNER:
ABDIRIZAK ABDINOOR
MUNIRA YUSUF, NAIMO FARAH
ADDRESS:
6600 NEWTON AVE S.
RICHFIELD, MINN.
CONTRACTOR:
BENOZ HOMES INC.
CONTACT: BEN AKHIGBE
PHONE: (612) 508-7927
E-MAIL: bakhigbe@aol.com
1/4" = 1'-0"A-3
1 MAIN FLOOR PLAN
REVISIONS
NO. DATE DESCRIPTION BY
24' - 0"24' - 0"
48' - 0"
24' - 0"24' - 0"
1
A-5
48' - 0"41' - 0"LAUNDRY
2-417 R DOWN17 R DOWNLOBBY 11' - 4"12' - 4"11' - 8"11' - 0"5' - 0"BED # 2
5' - 5"
LOBBY
BED # 3
MASTER
BEDROOM
11' - 8"
6' - 11"6' - 11"5' - 5"
12' - 4"
LAUNDRY
BED # 2
BED # 3
MASTER
BEDROOM
M. BATH M. BATH
BATH BATH
11' - 0"2' - 6"2' - 6"11' - 4"24' - 8"3' - 0"2' - 6"2' - 6"27' - 4"27' - 4"3' - 5 1/2"
6' - 4"
2' - 5"
2' - 0"13' - 8"15' - 8"43' - 0"13' - 8"2' - 0"7' - 8"7' - 8"16' - 4"16' - 4"
6' - 4"10' - 0"10' - 0"6' - 4"
5' - 0"5' - 0"5' - 0"5' - 0"4' - 2"2' - 2"2' - 2"4' - 2"2' - 0"2' - 4"2' - 0"9' - 4"2' - 4"10' - 7 3/4"10' - 8"10' - 10 1/4"
11' - 0 1/4"
13' - 4 1/4"
0' - 3 1/4"
PAGE NO:
SCALE:
DATE:
DATE:DRAWN:
JOB NO:CHECKED
:
PLANS PROVIDED BY:
SCHWIETERS HOME DESIGN
1628 COUNTY HIGHWAY 10 N.E.
SPRING LAKE PARK, MN 55432
TEL: (763) 785-2105
SchHomDsgn@aol.com
PRELIMINARY PLAN
AUGUST 01, 2023
NOT FOR CONSTRUCTION
1/4" = 1'-0"
A-4
2ND FLOOR PLAN
2051 SQ. FT.
08/01/2023
08/01/2023 DICK S.
02349 R.J.S.
PROJECT:
NEWTON AVE. DUPLEX
OWNER:
ABDIRIZAK ABDINOOR
MUNIRA YUSUF, NAIMO FARAH
ADDRESS:
6600 NEWTON AVE S.
RICHFIELD, MINN.
CONTRACTOR:
BENOZ HOMES INC.
CONTACT: BEN AKHIGBE
PHONE: (612) 508-7927
E-MAIL: bakhigbe@aol.com
1/4" = 1'-0"A-4
1 2ND FLOOR PLAN
REVISIONS
NO. DATE DESCRIPTION BY
27' - 6 1/2"9' - 0"8' - 0"6' - 4 1/4"6' - 4 1/4"7
12
1' - 6 3/4"9' - 1 1/8"0' - 10 1/4"9' - 1 1/8"33' - 10 5/8"PAGE NO:
SCALE:
DATE:
DATE:DRAWN:
JOB NO:CHECKED
:
PLANS PROVIDED BY:
SCHWIETERS HOME DESIGN
1628 COUNTY HIGHWAY 10 N.E.
SPRING LAKE PARK, MN 55432
TEL: (763) 785-2105
SchHomDsgn@aol.com
PRELIMINARY PLAN
AUGUST 01, 2023
NOT FOR CONSTRUCTION
1/4" = 1'-0"
A-5
SECTION
08/01/2023
08/01/2023 DICK S.
02349 R.J.S.
PROJECT:
NEWTON AVE. DUPLEX
OWNER:
ABDIRIZAK ABDINOOR
MUNIRA YUSUF, NAIMO FARAH
ADDRESS:
6600 NEWTON AVE S.
RICHFIELD, MINN.
CONTRACTOR:
BENOZ HOMES INC.
CONTACT: BEN AKHIGBE
PHONE: (612) 508-7927
E-MAIL: bakhigbe@aol.com
1/4" = 1'-0"A-5
1 SECTION THRU HOUSE
REVISIONS
NO. DATE DESCRIPTION BY
PAGE NO:
SCALE:
DATE:
DATE:DRAWN:
JOB NO:CHECKED
:
PLANS PROVIDED BY:
SCHWIETERS HOME DESIGN
1628 COUNTY HIGHWAY 10 N.E.
SPRING LAKE PARK, MN 55432
TEL: (763) 785-2105
SchHomDsgn@aol.com
PRELIMINARY PLAN
AUGUST 01, 2023
NOT FOR CONSTRUCTION
D-1
3-D PERSPECTIVES
08/01/2023
08/01/2023 DICK S.
02349 R.J.S.
PROJECT:
NEWTON AVE. DUPLEX
OWNER:
ABDIRIZAK ABDINOOR
MUNIRA YUSUF, NAIMO FARAH
ADDRESS:
6600 NEWTON AVE S.
RICHFIELD, MINN.
CONTRACTOR:
BENOZ HOMES INC.
CONTACT: BEN AKHIGBE
PHONE: (612) 508-7927
E-MAIL: bakhigbe@aol.com
D-1
1 3-D PERSPECTIVE SOUTH EAST VIEW
D-1
2 3-D PERSPECTIVE NORTH WEST VIEW
D-1
3 3-D PERSPECTIVE NORTH EAST VIEW
D-1
4 3-D PERSPECTIVE SOUTH WEST VIEW
REVISIONS
NO. DATE DESCRIPTION BY
68' - 0"135' - 0"6' - 0"48' - 0"14' - 0"
48' - 0"
LOT 9180 SQ. FT.
IMPERVIOUS 45% = 4131 SQ. FT. MAX IMPERVIOUS
2762 SQ. FT. STRUCTURE.
1248 GARAGE APRON,
DRIVE AND SIDEWALK
4131 MAX SQ. FT. HAVE 4010 SQ. FT. ( -121 SQ. FT.)
STRUCTURE 35% 3213 MAX SQ. FT. HAVE 2761 SQ. FT. (-452 SQ. FT.)
CONCRETE
GARGE APRON5' - 0"22' - 0"
GARAGE
6' - 0 5/8"30' - 0"135' - 0"IMPERVIOUS 9180 X .45% = 4131 SQ. FT.
STRUCTURE 9180 X .35% = 3213 SQ. FT.
NEWTON
14' - 0"12' - 0"
528
27' - 2"18' - 0"9' - 8"
2' - 0"
3' - 0"
1' - 0"
3' - 0"
DUPLEX
3' - 0"
2' - 0"24' - 0"26' - 0"
25' - 0"3' - 0"80
51 51
162
486
2051
425
4' - 0"
103
2' - 4"3' - 0"44' - 0"32' - 0"6' - 0"12' - 0"
72
PAGE NO:
SCALE:
DATE:
DATE:DRAWN:
JOB NO:CHECKED
:
PLANS PROVIDED BY:
SCHWIETERS HOME DESIGN
1628 COUNTY HIGHWAY 10 N.E.
SPRING LAKE PARK, MN 55432
TEL: (763) 785-2105
SchHomDsgn@aol.com
RESUBMITTAL PLAN
NEWTON AVE DUPLEX
JULY 26, 2023
1" = 10'-0"
A-6
SITE PLAN
06/30/23
07/26/2023 DICK S.
02330 R.J.S.
PROJECT:
NEWTON AVE. DUPLEX
OWNER:
ABDIRIZAK ABDINOOR
MUNIRA YUSUF, NAIMO FARAH
ADDRESS:
6600 NEWTON AVE S.
RICHFIELD, MINN.
CONTRACTOR:
BENOZ HOMES INC.
CONTACT: BEN AKHIGBE
PHONE: (612) 508-7927
E-MAIL: bakhigbe@aol.com
1" = 10'-0"A-6
1 SITE
REVISIONS
NO. DATE DESCRIPTION BY