Housing and Redevelopment Authority Work Meeting
Members are paraphrased, not quoted.
HRA recently was reconfigured to be made up of City Council members and hold meetings before City Council work sessions on the second Tuesday of each month.
- Five minutes prior to the meeting council members stand and sit talking to one another and some enter as the meeting time approaches.
- Meeting started with Housing and Redevelopment Authority work session, different from what printed agenda says (says city council work session starts at 6, but RHA did instead)
- Three city council members absent: Ness, Kauffeld, and Holmes
- Peterson White arrived a few minutes late
- Council members paying attention and taking notes
Local Housing Trust Fund
- Presentation about Local Housing Trust Fund, presented by Melissa Hanson
- What it’s about and what they want from the Council, including feedback about its goals
- Sokup: what kind of feedback do they want?
- Zweifel: clarification question about the recommended AMI categories due to higher house prices in Northfield
- Hanson: the Council can decide to put max house price that the fund helps with
- Sokup: what is the balance of the Local Housing Trust Fund currently?
- $168,597 in addition to $150,000 in matching funds from state (downpayment assistance and rehab)
- Zweifel, Peterson White, Beumer, Sokup verbally support Hanson’s recommendation to increase AMI eligibility to statutory maximum (115%)
- Observer notes: Members seem not to be super knowledgeable about the topic and what the best course of action is, and defer to the staff’s expertise. Other members don’t verbally dissent, seem to agree as well.
- Zweifel: what is the adaptability around changing the price limits
- Hanson: the fund is flexible and wouldn’t be too challenging to adapt
Manufactured Homes presentation
- The council moves on to a discussion of Manufactured Homes Acquisition.
- Hanson’s presentation:
- Describes the evolution of code and construction requirements in Northfield and Dundas
- Discusses the manufactured homes presence in Northfield (179), as well as apartment and house prices in Viking Terrace and Riverside areas of Northfield
- Conditions of MHs are subpar, shows photos of sinking ceiling, mold, etc. taken during inspections
- Hanson: Manufactured Home (MH) Replacement Challenges
- There is a limited supply of safe, affordable units of housing along with other issues like complex financing
- Replacement strategies proposed are offering housing navigation through the CAC and HRA covering the cost of demolition (removing homes without replacing), establishing a formal down payment program (only new homes eligible), and invitation- only program, triggered when a home is not habitable (building department leads).
- Hanson presents MH replacement strategies, and leaves floor open for Council discussion on formalizing replacement strategies (instead of the emergency programs that were used for two cases given in the presentation)
- Sokup facilitates the discussion and serves as a sort of moderator for the other members and the presenter
- Hanson invites a building official Mike Moorhouse to clarify about specific statistics in MH habitability
- Moorhouse estimates about 10% are uninhabitable currently. About 8 homes have been removed from riverside, but estimated 190 to 200 homes have been found uninhabitable.
- Peterson White: What triggers inspection of MHs?
- Moorhouse responds that some have 2 year rental inspections, concern from emergency services, or applying for a rehab loan triggers them
- Peterson White points out that the loan inspections may disincentivize families from applying for loans
- Dahlen: asks about what role the CAC plays in determining houses as uninhabitable
- Hanson: according to the requirements of the CAC, Northfield provides some resources for people to find new homes, such as down payment.
- Sokup asks about CAC capacity
- Hanson: there are troubles with capacity, and the two families mentioned had troubles applying for loan other than the damage (ie language barrier). Staff may need to be better at setting boundaries for what they do in the programs so that they aren’t stretching themselves with cases that aren’t in their wheelhouse
- Zweifel asks about if they can do more than one replacement strategy or just one
- Hanson: open for discussion, but Council is the driver of the program and should set the priorities
- Peterson White: Mentions the challenges of high interest rates and low credit impact families. Wondering if banks offer different types of loans for manufactured homes. States that the council should encourage home ownership for the prospects of a family.
- Hanson – lowest interest rate that she knows for a manufactured home is 8%. Homes paid for with cash can bypass inspections which causes houses to remain in the housing “ecosystem.”
- Moorhouse adds that the title for a MH can be transferred around and they don’t know the ratio of ownership to renting due to illegal renting
- As a housing official, Moorhouse states that safe housing is his highest priority
- Moorhouse comments that in history of MH communities, city involvement has been minimal and long-standing issues are being unearthed and has a ways to go until they are solved
- Swanson seems unfocused and less engaged than the other members during the meeting
- Sokup: in the larger context of HRA (Housing and Redevelopment Authority), the purpose is homelessness prevention. Concerned with the invitation-only requirement because some will slip through and not all homes can be helped, but helping some is important. How can the program be helped by the HRA, funding-wise? Expresses preference for the invitation-only program for its hard guidelines.
- Moorhouse: Management of MHs has paid for demolition of uninhabitable homes and have been cooperative with these programs
- Beumer: How long can demolition of an old home to construction of a new home and occupancy can take?
- Moorhouse: Best case scenario, 60 days is the amount of time the process of demo to occupancy can take.
- Hanson: Biggest delay was Lakeshore not putting in the utilities order until start of Dec (MH was ordered in start of Nov) and Xcel Energy delaying the utilities installment until the end of Feb
- Peterson White: how big of a down payment program is needed to aid families that are so poor that they are living in an uninhabitable MH?
- Hanson: rent is about $1100 but is still cheaper than an apartment, so the down payment program is best for helping those families. Minimizing long-term impact would be to require MH is new
- Peterson White agrees with new MH requirement
- Peterson White: If a person is trying to get access to credit for a small business, it would be beneficial to have public assistance for budgeting and credit counseling. She asks if there are public assistance programs.
- Hanson: Budgeting and credit counseling are offered. Habitat for Humanity is also another organization which helps.
- Peterson White asks about getting access to capital for starting a small business, rather than improving credit
- Hanson: Direct mortgages/capital aren’t offered by housing programs
- Hanson: Budgeting and credit counseling are offered. Habitat for Humanity is also another organization which helps.
- Peterson White: in the small business world, families that do not seem credit worthy will not offer people loans and good interest rates. The Hispanic Development Council may be more able to help families with more affordable interest rates and loan payment plans.
- Sokup: Clarifies if downpayment assistance can help bridge the cap between incomes and ability to buy a new home. That is what the proposal to establish a formal downpayment program would benefit residents.
- Zweifel: doesn’t want to have inspections remove MHs without replacing them
- Beumer: supports invitation-only program coupled with a formal down payment program
- Peterson White: wants to remove disincentives for applying for help from HRA programs and avoid that pitfall for future programs. Also funding programs so that they are effective and partnering with other groups in the community to solve problems affecting those in subpar MHs
- Dahlen: Lakeshore (the MH property owner) has a place at the table in these discussions
- Beumer makes motion to extend meeting which is supported unanimously
- Zweifel: supports partnering with CAC in particular to help with transitional housing
Southbridge site status update
- Fargaze Meadows Status – Pursuing Grants for infrastructure
- 706/716 2nd street – Holding
- 308 Cherry Street 315 Linden Street – possible for affordable housing
- Beumer: Is there an offer on the Aliana property? Can the members take a tour of the property?
- Sokup: asks Hanson if there is anything else she wants to add
- Hanson: Does the council want an owner’s representative to help market the property and develop RFP or RFQ?
- Sokup expresses support for this, also expresses interest in a past development attempt at Southbridge for a MH cooperative that failed in the past
- Beumer: has been interested in the site’s potential for housing, thinks it’s prime for slab on grade(?) homes (cost-effective and high-density housing)
- Zweifel: prioritizing the city’s capacity and southbridge would be a good place to start, Meadows Park needs more work in order to develop further.
- Sokup: What should the path be for the 706/716 2nd St holding? RFP, developer?
- Hanson: whatever path the Council wants to take
- Scott Wopata: Informing people and contractors about the current properties and the states that they are in currently is important in order to move forward.
- Sokup reexpresses interest in development in Southbridge site and 716 holding for short-term development
Discussing declaring April 2026 to be Fair Housing Month
- Hanson presents a fair housing statement; disavows housing discrimination. Declaring April the month is required for some federal and state funding programs
Staff Updates on Outstanding HRA Items
- Hanson: having representatives come to talk next week about a new site acquisition?
- Wopata: Discusses housing TIP districts. Harvest hills is not in a TIP district.
- Zweifel: Touches on how cleanups at a housing site could use smaller trucks. States that she would like to have a cleanup site that is closer to housing sites in order to capture what can be used and recycled.
- Sokup: Announcement about zoning code update kickoff open house at the Northfield Depot from 6-7:30. People from the consulting committee to rewrite the zoning code to incentivize more housing will be there and will be open to feedback from the HRA. HRA has been given a feedback form for the new zoning code.
- Sokup calls for a motion to adjourn the meeting. Motion passes.
Regular City Council Work Session Begins
- Regular agenda has two items: Discussion on Tree Related Policies and Information, and Review 2027-2028 Budget Calendar and Points of Emphasis
- Holmes and Ness are absent
Discussion on Tree Related Policies and Information
- David Bennett, public works director: introduces and praises Shelley Evanson, horticulturist
- Evanson: presents on tree canopy in Northfield and the effect the Emerald Ash Borer (EAB) will have on it in the next few years, as well as how this problem is being addressed through state grants
- Future Ash Tree plan
- Continue seeking grants for removal and replacement
- Staff will remove as many as time and accessibility allows
- Operating budget covers the removals by contractor
- 241 ash trees need to be removed in the next 5 years.
- There is a spring tree sale available to residents of Northfield. This will account for a percentage of the trees needed to adequately diversify the canopy.
- Observer note: All council members seem to be paying attention to the presentation
- Sokup: asks about the budget for ash tree removal. $277,000 outside of programs used to take down ash trees, is that funding preventing the department from funding other programs?
- Evanson: Yes. Other trees will probably need to be removed from things like storm damage, which the ash removal takes away from
- Sokup: how many trees do you take down in a year?
- Evanson: About 50-60
- Evanson: Yes. Other trees will probably need to be removed from things like storm damage, which the ash removal takes away from
- Peterson White: Due to how many trees have been lost downtown, she asks what kind of canopy would we want downtown and what kinds of trees should be planted there.
- Evanson: Tried to select trees that would do well downtown and can handle the urban conditions. Some canopies will be narrow due to proximity to buildings, and usually don’t live as long as Ash.
- Peterson White: What could be done differently downtown to encourage those trees to thrive? Does snow/ice handling policies affect that as well?
- Evanson defers to Bennett
- Bennett: States that in urban environments planters are putting in structural soil to help with the growth of trees in order to make the planting beds larger.
- Peterson White: Downtown has created larger planting beds for trees. Should there be more of that? Shade is important for downtown business and keeping people spending time in downtown and public spaces, as well as keeping buildings cool.
- Bennett: Proposes reviewing the soil to see if planting beds can be expanded or if streets can be redone to support more planting space.
- Sokup: clarifying question about long-term development of Division street
- Zweifel: is there a map detailing the plans for planting or pruning trees in the near future.
- Evanson: pruned trees are marked in GIS, reset every ten years. Can look in what area was done in which year
- Zweifel: would be helpful if the public knew when pruning was being done
- Evanson: pruned trees are marked in GIS, reset every ten years. Can look in what area was done in which year
- Zweifel: What policies should be enacted in regards to the city’s mowing machines and their damage to young trees?
- Evanson: is not aware of anything in the city’s policy that talks about mowing around trees or protecting new trees.
- Martig presses Bennet about those policies
- Bennett: Some things are up to the private property owners, but city has some control over that
- Zweifel offers to send photos of specific trees to Bennett
- Evanson: is not aware of anything in the city’s policy that talks about mowing around trees or protecting new trees.
- Martig: what guidance is there for residents who prune the trees themselves?
- Evanson: there isn’t really guidance. Some don’t touch them and some do what they think will help. There’s been discussion about putting information guides about the boulevard trees at the Home and Garden Show, as well as Facebook posts
- Beumer: Asks if the council has thought about an informational placard which can go next to a new tree to let homeowners know that if you wish to plant new trees there is information available for ways they can help.
- Bennett: When replacing ash, there’s communication with nearby residents about helping with the watering
- Evanson: Doesn’t know if in-depth tree care is discussed with residents
- Zweifel comments:
- Praises Evanson for her work on the EAB issue.
- The Met Council includes some of Northfield in their maps, and suggests reaching out to get info about how they get that data.
- Suggests artificial shade downtown in addition to natural shade.
- Supports increasing tree species diversity in Northfield.
- Curious about an equity lens for the tree sale.
- Encourages getting into assisted migration for trees for southern trees
- Peterson White comments: attests that shade is needed downtown to keep foot traffic, especially in August.
- Beumer: asks about trees downtown and their impact on the curb and drain tile
- Bennett: Trees can be an issue for that. Trying to balance expanding and retrofitting infrastructure while keeping trees healthy
- Beumer: Discusses projects replacing 1 tree with 2 new trees. Is cautious of planting too many trees in one spot where trees have been replaced. Wonders if taking some of these trees can be given for free in order to spread out the planting and maintain equitable access to new trees. Trees also don’t need to be replaced into the same spot, necessarily.
- Bennet: To meet the 2:1 requirement the city has planted trees outside of project boundaries. That option can potentially be done.
- Martig: keep bond compliance in mind in regards to debt in project area
- Sokup: another outreach option is the welcome wagon when residents first move in. A pamphlet could be included with information about trees. Thanks Evanson for her work with the EAB issue.
- Martig: Some welcome wagons took people’s information and shared them with businesses
- Bennett: We have not been allocating budget dollars to purchase trees. The money has mostly come from grants and in the future it will be important to monitor if the city has the money to both remove and plant new trees because of budgetary constraints.
Budget Calendar Review and Points of Emphasis
- City administrator Ben Martig presents the 27-28 budget calendar.
- Informs about changes and important details.
- Lays out schedule for key dates of budget meetings.
- Motion to extend meeting past 9pm passes unanimously
- Martig continues speaking explaining the importance of public communication and explaining the goals and reasons behind the council budget to the public. He adds new opportunities for enhanced public communication.
- Zweigel: Asks if there are any questions of comments from the council
- Dahlen: Proposes moving up informing public about proposed 27-28 budget from October date due to it being a rush month and being near midterms,
- Sokup: seconds Dahlen’s proposal due to the public thinking they have more impact on the budget than the actually do
- Beumer: Agrees with both of the previous speakers, mainly due to transparency
- Zweifel concurs
- Martig: States that keeping an October public budget proposal while also presenting the budget to the public in the summer, possibly July, will give more opportunity to get feedback from city residents.
- Beumer adjourns meeting unanimously
