4.1. HRA DRAFT MINUTES (2 SETS) 06-05-2023
Meeting of the Elk River
Housing and Redevelopment Authority
Held at the Elk River City Hall
Monday, May 1, 2023
Members Present: Chair Denny Chuba, Commissioners Jayme Cannon, Nate Ovall, and Jennifer Wagner
Members Absent: Commissioner Jill Larson-Vito
Staff Present: Economic Development Director Brent O’Neil, Economic Development Specialist Joshua
Mollan, and Sr. Administrative Assistant/Recording Secretary Jennifer Green
1. Call Meeting to Order
Pursuant to due call and notice thereof, the meeting of the Elk River Housing and Redevelopment
Authority was called to order at 5:30 p.m. by Chair Chuba.
2. Pledge of Allegiance
The Pledge of Allegiance was recited.
3. Consider Agenda
Moved by Commissioner Wagner and seconded by Commissioner Ovall to approve the May 1,
2023, HRA meeting agenda as presented.
Motion carried 4-0.
4. Consent Agenda
Chair Chuba asked for clarification on Item 4.4 regarding interest income of $6500 per year, asking if there
is another source of interest income.
Mr. O’Neil stated yes, there is a prudent investment of the fund balance which adds additional interest.
Moved by Commissioner Ovall and seconded by Commissioner Cannon to approve the consent
agenda as follows:
4.1 March 23, 2023, HRA Closed, and April 3, 2023, Regular Meeting Minutes.
4.2 Check register as outlined in the staff report.
4.3 Balance sheet as outlined in the staff report.
4.4 Revenue/expenditure reports as outlined in the staff report.
Motion carried 4-0.
5. Open Forum
No one appeared for Open Forum.
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6.1 HRA Housing Rehabilitation Loan Update
Mr. Mollan presented the staff report. He indicated there are an additional 6 applications pending from our
campaign.
He discussed the loan signing paperwork with CEE and indicated the loan documents are required as part
of taking out a mortgage on the property.
Commissioner Ovall indicated there are numerous state-statute driven required documents and felt the
HRA’s process with CEE is pretty good.
6.2 General Updates
Mr. O’Neil presented the staff report. He outlined costs associated with the Elk River Meats demolition and
the materials taken from the site:
Total cost – 10% went to asbestos litigation.
Site control fencing and street delineation – 6%
EEE did water and other utility disconnect - 15% of cost.
Other utility work done in kind at no cost.
Veit - $49,000 demo work, general contractor for project, handled permitting.
Materials estimates – 90% concrete went to the Martin Marietta site for recycling; 10% to the
Becker landfill.
Other debris – wood, installation, stucco, went to the Becker Landfill.
One load of steel was brought to a recycling center.
One load of asbestos.
50 loads total
Mr. O’Neil indicated there will be a future conversation with the council on the downtown parking and
former meat market site, asking for their guidance on formulating a bigger picture then just restrooms.
Mr. O’Neil will be obtaining a quote on grass, hoping it can be managed through public works and irrigated
regularly.
Mr. O’Neil indicated he is still getting calls on the Main and Gate site and will keep the HRA posted on that.
Chair Chuba asked if there was a possibility of doing some temporary seasonal, handicapped accessible
higher quality restrooms downtown. He suggested completing a survey to determine the actual need for
restrooms downtown.
Commissioner Cannon agreed with the idea of temporary restrooms, noting local business owners can
already speak to the use of restrooms by non-customers.
Commissioner Wagner commented that particularly during the summer for city events or weddings, the
downtown business restrooms are used by non-customers, and she has experienced it firsthand as a 10+
year business owner and on the board of DERBA, she can speak to the need of a public restroom. She said
if we want to become a “destination downtown,” restrooms should be available. There are two porta potties
currently available, but the need is greater, and would be welcomed as a positive addition to an already great
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downtown.
Commissioner Ovall echoed Commissioner Wagner’s statements, indicating a community survey will not
reveal anything surprising. He felt it would be a way to get community engagement but doesn’t want to
throw money and resources at it. He’s worked downtown for 20 years he agrees in the need.
7. Adjourn Regular Meeting
Moved by Commissioner Wagner and seconded by Commissioner Cannon to adjourn the regular
meeting of the Housing and Redevelopment Authority.
Motion carried 4-0.
The regular meeting adjourned at 5:49 p.m. Chair Chuba called the work session to order at 5:52 p.m.
8.1 Duffy Development Housing Proposal
Mr. O’Neil introduced Jeff Von Feldt and John Duffy of Duffy Development, who presented a concept
project. Mr. Von Feldt began by discussing the need for lower income senior housing units in the area as
outlined in the 2022 housing study. They presented a unique opportunity to obtain one-time funds through
MN Housing currently being discussed in the legislature. The one-time funds create an opportunity for
Duffy Development to propose a 50-unit senior housing building to be built on property they own adjacent
to Coachman Ridge and the North Star transit station and would be similar in size to Coachman and the
Depot. The funds, once approved by the legislature, would require them to submit application in July and
funds would be awarded based upon an application 30–40-point scoring system. They would be competing
with other projects and were asking the city for support.
Mr. Von Feldt outlined their support needs, stating a higher score gives them a better chance of being
awarded funding. He and Mr. Duffy asked for an opportunity to sit down with the HRA and staff to
discuss further details and obtain either a letter of project support from the city, financial support, or in-
kind support (waiver of fees such as park dedication, SAC/WAC, building permits, etc.), direct
grants/loans, and Tax Increment Financing (TIF).
Mr. Von Feldt outlined potential rents proposed for the project, with all units affordable to incomes at or
below 60% of the area median income. Rents would be at 30 to 50% of area median. Rents on a one-
bedroom home will range from $600-$1,045 and two-bedroom homes will be $725 -$1250. He noted this
was a unique scenario in a market not served well in the city and felt it would be a good project for Elk
River.
The HRA discussed the application deadline and timeline needed for meeting to discuss the proposal. The
project would require city council resolution supporting the development and the concept of tax increment
financing. The application would also require the city’s financial consultant to create a TIF run to see what
that would generate, which would support a higher score.
Mr. O’Neil indicated the TIF decision would take longer than their proposed July application deadline and
asked if they envisioned applying for TIF.
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Mr. Von Feldt asked if the city is open to a TIF request. He stated the application would require a front-end
recognition of TIF support from the city, but they would not apply for TIF for over a year from now.
Mr. O’Neil stated the council focuses TIF funds on industrial or commercial projects.
Commissioner Ovall stated they would be required to demonstrate the need for senior housing in Elk River.
He noted there has been housing development in and surrounding the city, but he would be more
supportive of TIF if they presented information and data to show the need is documented. He supports the
site, location, and use of the property.
Commissioner Wagner agreed with Commissioner Ovall’s comments, stating there would have to be a lot of
data to support the project with TIF.
Commissioner Cannon indicated her thoughts also fall in line with the others.
Mr. O’Neil suggested a work session format with the joint finance committee to first and foremost, show
the need for this type of housing, and then discuss how the city can support the project. Mr. Duffy felt that
format would work well with ferreting out the city’s needs.
A future work session will be scheduled to include the Finance Committee, staff, and the HRA.
9. Motion to Adjourn
Moved by Commissioner Cannon and seconded by Commissioner Ovall to adjourn the meeting of
the Housing and Redevelopment Authority.
Motion carried 4-0.
The meeting adjourned at 6:37 p.m.
Minutes prepared by Jennifer Green.
___________________
Denny Chuba, Chair
___________________
Tina Allard, City Clerk
Closed Meeting of the Elk River
Housing and Redevelopment Authority
Held at the Elk River City Hall
Monday, May 22, 2023
Members Present: Chair Denny Chuba, Commissioners Jayme Cannon, Jill Larson-Vito, and Jennifer Wagner
Members Absent: Commissioner Nate Ovall (due to conflict of interest)
Staff Present: Economic Development Director Brent O’Neil and City Clerk Tina Allard
1. Call Meeting to Order
Pursuant to due call and notice thereof, the meeting of the Elk River Housing and Redevelopment
Authority was called to order at 5:31 p.m. by Chair Chuba.
2. Closed Meeting – MN Statute §13D.05, Subd. 3(c)(3)
The HRA held a closed meeting per MN Statute §13D.05, Subd. 3(c)(3) (the “Act”). The purpose of the
meeting was to consider an offer for the sale of real property. The properties discussed were: HRA
Properties at Main St. and Gates Ave.: PID #75-401-0145 and 75-401-0150.
3. Motion to Adjourn
Moved by Commissioner Larson-Vito and seconded by Commissioner Cannon to adjourn the
meeting of the Housing and Redevelopment Authority.
Motion carried 4-0.
The meeting adjourned at 5:57 p.m.
___________________
Denny Chuba, Chair
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Tina Allard, City Clerk