HomeMy WebLinkAboutHousing & Redevelopment Authority Minutes 04-22-2021APPROVED MINUTES
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
April 22, 2021
MEMBERS PRESENT: Chair Michelle Soderberg, Commissioners Robert Huddleston,
Aqueelah Whitfield, Lucas Larson, and James Williams.
STAFF PRESENT: HRA Manager Jim Barnes and Permit Technician Michelle Bast.
OTHERS PRESENT:
ABSENT: Commissioners Jeff Kulaszewicz and Wayne Peterson.
1. CALL TO ORDER
Chair Soderberg called the Plymouth Housing and Redevelopment Authority meeting to
order at 7:01 p.m.
2. PUBLIC FORUM
Chair Soderberg opened and closed the Public Forum as there was no one present to
speak.
3. APPROVE AGENDA
MOTION by Commissioner Williams, seconded by Commissioner Whitfield, to
approve the Agenda. Roll Call Vote. 5 Ayes. MOTION passed unanimously.
4. CONSENT AGENDA
4.1. Approve proposed minutes from March 25, 2021
4.2. Plymouth Towne Square. Accept monthly housing reports
4.3. Vicksburg Crossing. Accept monthly housing reports
MOTION by Commissioner Huddleston, seconded by Commissioner Whitfield, to
approve the Consent Agenda. Roll Call Vote. 5 Ayes MOTION passed
unanimously.
5. PUBLIC HEARING
N/A
6. NEW BUSINESS
Approved Minutes
Plymouth Housing and Redevelopment Authority
April 22, 2021
Page 2
6.1. HRA Strategic Plan – Tenant Protection Ordinance
HRA Manager Barnes gave an overview of the staff report.
Commissioner Williams asked what factors determine the requirements of what
housing units are required.
HRA Manager Barnes replied that staff reviewed the composition of Plymouth’s
housing stock and determined the policy should focus on larger buildings. Staff is
proposing that the policy would be triggered if the property has at least 15 percent of
their units that are considered affordable.
Commissioner Huddleston said the trigger for this policy is the tenant providing notice
of termination not a rent increase of 1 ½ or 2 %.
HRA Manager Barnes responded it would be triggered if the rents were raised within
the 90-day period. The relocation compensation would apply if new ownership
increased rents and the tenant chose to give notice to terminate their lease.
Commissioner Huddleston asked if ‘each notice’ means any notice.
HRA Manager Barnes replied it affirmatively.
Commissioner Larson said his concerns are broader. He said these policies have great
purpose, meaning and intent. His concern is that if the HRA explores these further it
should be done diligently. He stated these ordinances are not number one and number
two priorities in the Strategic Plan. It appears the HRA is moving out of chronological
order. He suggested there be a study on the merits of the policies, the pros and cons,
which includes the direct and indirect costs and benefits of these policies.
Chair Soderberg asked if Commission Larson could suggest an action plan.
Commissioner Larson replied his concern is that the board is moving out of sequence.
He said the Commissioners should be on the same page. He is asking staff to do more
studies on the pros and cons of these before bringing these policies to the City Council.
He asked if these policies do what they are intended to and requested feedback for
what is working.
Commissioner Williams asked that best practices around the metro be considered. He
asked if the HRA should be discussing the benefits and detriments of these policies
before going to City Council.
HRA Manager Barnes explained staffs’ expectation was not to go forward with these
policies tonight. He clarified the purpose of bringing these items before the board is
Approved Minutes
Plymouth Housing and Redevelopment Authority
April 22, 2021
Page 3
to begin a discussion about them. He said staff anticipated the board would have
questions.
Chair Soderberg said staff should concentrate on the western corridor of Maple Grove,
Minnetonka, and Edina.
Commissioner Larson asked how best practice is defined and who determines what
that means. He cautioned to be careful as policies could have long term consequences.
Chair Soderberg stated it is important to be competitive with best practices.
Commissioner Larson said to consider the long-term supply and demand of housing
when deciding on policies. He said some cities who have policies like these are
difficult for developers to deal with.
Chair Soderberg reminded everyone the mission of the HRA is to create and maintain
affordable housing.
Commissioner Williams stated there is more information to gather to figure out what
makes sense for Plymouth.
HRA Manager Barnes said due to staffing limitations it is not possible to talk to all the
cities; he said the goal would be five to seven peer communities with a focus on the
western suburbs. He stated staff will get information to the board such as how long
have these communities had these ordinances and how many times these ordinances
have been used and what were the outcomes. He also said staff will have conversations
with apartment communities.
Commissioner Huddleston stated that the board should remember that the renter
protection ordinance is intended to protect tenants not developers or owners. He said
an open mind is needed and that this is meant to protect tenants at the risk of turning
off developers.
HRA Manager Barnes recapped the discussion and stated staff will go back and create
a set of questions of what we want to learn from other communities who either have
or do not have these policies. Staff will bring back the findings to the board for
discussion.
Commissioner Larson suggested talking to the building owners and/or tenants this
ordinance affected. He said all are stakeholders.
6.2. HRA Strategic Plan – Mixed Income Housing Policy
Approved Minutes
Plymouth Housing and Redevelopment Authority
April 22, 2021
Page 4
HRA Manager Barnes gave an overview of the staff report. He reminded the board
this is a discussion so that a draft may be formed. Staff is looking for what are the best
options for affordable housing. This policy would be triggered when financial
assistance is provided by the City or HRA. He said if the City or HRA provides
financial assistance then a percentage of the units would need to be affordable.
Currently, this occurs through negotiations with developers.
Chair Soderberg requested clarification on what type of financing would be asked for.
HRA Manager Barnes said TIF (tax increment financing) is most common, or it could
be a grant from the HRA reserves or private activity revenue bonds which occurs
sometimes with NOAH properties.
Commissioner Williams asked if we have all the information related to the pros and
cons.
Commissioner Huddleston comments 25 years is a long period of time. He asked if
there was an option for developers to pay money instead of including affordable
housing.
HRA Manager Barnes said Section V lists alternatives and offers options. He added
the dollar amount is not specified.
Commissioner Huddleston commented the ordinances from other cities define what
the alternatives are.
HRA Manager Barnes said if necessary, staff could spell it out.
Chair Soderberg asked about a provision that states what the money could be used for.
HRA Manager Barnes stated ideally there would be affordable housing. He said the
money paid by developers goes into a dedicated account to help future projects.
HRA Manager Barnes stated staff will be evaluating cities, with a concentration in the
western suburbs, that have and have not adopted policies to find out if they are
successful or not. He said information will be gathered about lost developments
because of the policy. He added staff will talk to developers about the impact of such
policies.
6. UPDATES
Cranberry Ridge
Element
Approved Minutes
Plymouth Housing and Redevelopment Authority
April 22, 2021
Page 5
Valor Place
Vicksburg Crossing window project
7. ADJOURNMENT
MOTION by Chair Soderberg, with no objection, to adjourn the meeting at 7:47 p.m.