11-17-25 HRA MinutesHRA Meeting Minutes
November 17, 2025
1. CALL TO ORDER
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING MINUTES
Richfield, Minnesota
Regular Meeting
November 17, 2025
Chair Vrieze Daniels called the meeting to order at 7:00 p.m. in the Council Chambers.
2. ROLL CALL
HRA Present: Erin Vrieze Daniels, Chair; Gordon Hanson; Sean Hayford Oleary; Mary
Supple; John Young.
Staff Present: Melissa Poehlman, Executive Director; Julie Urban, Assistant Community
Development Director; and Michelle Friedrich, City Clerk.
3. OPEN FORUM
Chair Vrieze Daniels gave instructions on how to participate in the open forum. No residents
participated.
[4.APPROVAL OF THE AGENDA
MOTION: made by Hanson, seconded by Young to approve the agenda as presented.
Motion carried: 5-0
5. APPROVAL OF THE MINUTES
MOTION: made by Supple, seconded by Young to approve the minutes of the Housing and
Redevelopment Authority regular meeting Minutes of September 15, 2025, as presented.
Motion carried: 5-0
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6. PRESENTATION
a. TIF Status Presentation
Rebecca Kurtz from Ehlers, with reporting assistance by Sylvia Johnson, provided a comprehensive
update on the status of the City's Tax Increment Financing (TIF) districts. She reviewed how TIF
works and outlined outstanding obligations.
Commissioners asked clarifying questions regarding referendum tax treatment, the effects of property
value and tax rate changes within TIF districts, and the time limits on TIF fund usage.
7. CONSENT CALENDAR
Executive Director Poehlman presented the consent calendar item.
a. Consideration of a resolution authorizing an amendment to the Developer Agreement with
West Hennepin Affordable Housing Land Trust (WHAHLT).
RESOLUTION NO. 1517
RESOLUTION APPROVING FIRST AMENDMENT TO DEVELOPER AGREEMENT WITH WEST
HENNEPIN AFFORDABLE HOUSING LAND TRUST DBA HOMES WITHIN REACH
MOTION: made by Hayford Oleary, seconded by Supple, to approve the consent calendar as
presented.
Motion carried: 5-0
8. CONSIDERATION OF ITEMS, IF ANY, REMOVED FROM THE CONSENT CALENDAR
None.
9. PUBLIC HEARINGS
None.
10. RESOLUTION(S)
a. Consider an Amendment to the 2022 Spending Plan for unobligated tax increment.
Executive Director Poehlman explained that in 2021, the state legislature provided temporary
authority to use unobligated tax increment from existing tax increment districts to stimulate private
development that would otherwise not occur, and legislature recently amended the temporary
legislation to extend the deadline for using these funds through December 31, 2026.
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RESOLUTION NO. 1518
RESOLUTION APPROVING AN AMENDED TAX INCREMENT SPENDING PLAN
MOTION: made by Young, seconded by Hanson, to approve the Resolution Approving an Amended
2022 Tax Increment Spending Plan.
Motion carried: 5-0
b. Consider a resolution authorizing the decertification of Tax Increment Financing District No.
2020-2.
Executive Director Poehlman explained that the Emi District was created in January 2021 to assist
with a mixed -use project at 101 66th Street East. However, due to increased construction and
material costs, the developer abandoned the project. With no outstanding obligations and no
possibility of meeting statutory deadlines, staff recommends decertification. Executive Director
Poehlman noted that decertifying now rather than waiting until March would save administrative costs,
closing it out in 2025 with the state auditor, and allow for the option of an inner fund loan transfer
repayment.
RESOLUTION NO. 1519
APPROVING THE DECERTIFICATION OF TAX INCREMENT FINANCING DISTRICT NO. 2020-
2: EMI
MOTION: made by Supple, seconded by Young, to approve the Resolution Authorizing the
Decertification of Tax Increment Financing District Number 2020-2 (Emi).
Motion carried: 5-0
c. Consider a resolution authorizing decertification of the Urban Village Tax Increment Financing
District.
Executive Director Poehlman provided background information on the district and decertification.
RESOLUTION NO. 1620
AUTHORIZING DECERTIFICATION OF THE URBAN VILLAGE TAX INCREMENT FINANCING
DISTRICT
MOTION: made by Hanson, seconded by Hayford Oleary, to approve the Resolution Authorizing
Decertification of the Urban Village Tax Increment Financing District.
Motion carried: 5-0
The Commission noted this project as a strong example of effective TIF, with a development that has
aged well and delivered on its commitments to the community.
d. Consider a resolution authorizing decertification of the Interchange West / Lyndale Gateway
Tax Increment Financing District.
Executive Director Poehlman explained this redevelopment district was created to facilitate site
assembly for the Best Buy headquarters and redevelopment along Lyndale Avenue.
RESOLUTION NO. 1521
APPROVING THE DECERTIFICATION OF THE INTERCHANGE WEST AND LYNDALE
GATEWAY TAX INCREMENT FINANCING DISTRICT
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MOTION: made by Supple, seconded by Young, to approve the Resolution Authorizing the
Decertification of the Interchange West and Lyndale Gateway Tax Increment Financing District.
Motion carried: 5-0
11. OTHER BUSINESS
No items were discussed.
12. EXECUTIVE DIRECTOR REPORT
Executive Director Poehlman reported that the Penn Station project on Penn Avenue was expected to
close that week, with abatement work to begin soon afterward.
She also announced that Chair Vrieze Daniels had reached her term limit, and there would be an
opening for an HRA commissioner in 2026. She noted applications were available online and would
be open for approximately one month.
13. HRA DISCUSSION ITEMS
Commissioner Supple thanked Chair Vrieze Daniels for her service, noting that a more formal
acknowledgment would come later as the Chair still had a few months remaining in her term.
Chair Vrieze Daniels encouraged people to apply for the upcoming vacancy, sharing that her 9-10
years of service had been a great pleasure and had gone by quickly.
14. APPROVAL OF CLAIMS
MOTION: made by Young, seconded by Hanson, to approve claims:
U.S. BANK
HRA Checks#
10/20/2025
$41,512.39
Section 8 Checks# 137153-137233
$229,063.55
TOTAL:
$270,575.94
U.S. BANK
11117/2025
HRA Checks #37310-37325
$97,558.89
Section 8 Checks# 137234-137312
$221,039.30
TOTAL:
$318,598.19
Motion carried: 5-0
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15. ADJOURNMENT
This meeting was adjourned by unanimous consent at 8:06 p.m.
Date Approved: January 20, 2026
I= lw ,
ITV ithel a Friedrich
City Clerk
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Gordon Hanson
HRA Acting Chair
ITV a issa PoehIman
Executive Director