[PAGE 1]
City of Owatonna
HRA Board
Regular Meeting
Monday, January 22, 2024
4:00 pm
City Hall/Crandall Small Conference Room 120
Preliminary Agenda
1. HRA Board Agenda - 1/22/2024
Documents:
1 JANUARY MEETING AGENDA.PDF
2. Roll Call: Dotson, Fiske, Hole, Olivo, Schultz
3. Approval Of Minutes From November 27, 2023
Documents:
2 HRA MINUTES 11-27-2023.PDF
4. Executive Director's Report
5. Old Business
5.I. 2023 Voucher Numbers
5.II. Board Memorandum
Documents:
3 BOARD MEMORANDUM 1.22.2024.PDF
5.III. Balance Sheets
Documents:
4 BALANCE SHEETS.PDF
5.IV. Income Statements
Documents:
5 INCOME STATEMENTS.PDF
5.V. Voucher Demographics
Documents:
6 VOUCHERS DEMOGRAPHICS.PDF
5.VI. Bridges Demographics
Documents:
7 BRIDGES DEMOGRAPHICS.PDF
5.VII. Current Mainstream Voucher Numbers
5.VIII. Current Bridges Updates
6. New Business
7. Other
8. Adjourn
Next scheduled meeting: February 26, 2024
Please inform Ghassan Madkour as soon as possible whether you will be able to attend at
ghassan.madkour@ci.owatonna.mn.us or 507-774-7318.

[PAGE 2]
City of Owatonna
HRA Board
Regular Meeting
Monday, January 22, 2024
4:00 pm
City Hall/Crandall Small Conference Room 120
Preliminary Agenda
1. HRA Board Agenda - 1/22/2024
Documents:
1 JANUARY MEETING AGENDA.PDF
2. Roll Call: Dotson, Fiske, Hole, Olivo, Schultz
3. Approval Of Minutes From November 27, 2023
Documents:
2 HRA MINUTES 11-27-2023.PDF
4. Executive Director's Report
5. Old Business
5.I. 2023 Voucher Numbers
5.II. Board Memorandum
Documents:
3 BOARD MEMORANDUM 1.22.2024.PDF
5.III. Balance Sheets
Documents:
4 BALANCE SHEETS.PDF
5.IV. Income Statements
Documents:
5 INCOME STATEMENTS.PDF
5.V. Voucher Demographics
Documents:
6 VOUCHERS DEMOGRAPHICS.PDF
5.VI. Bridges Demographics
Documents:
7 BRIDGES DEMOGRAPHICS.PDF
5.VII. Current Mainstream Voucher Numbers
5.VIII. Current Bridges Updates
6. New Business
7. Other
8. Adjourn
Next scheduled meeting: February 26, 2024
Please inform Ghassan Madkour as soon as possible whether you will be able to attend at
ghassan.madkour@ci.owatonna.mn.us or 507-774-7318.

[PAGE 3]
Regular Meeting
Monday, January 22, 2024
4:00 PM
City Hall/Crandall Small Conference Room 120
Preliminary Agenda
1. Roll Call: Dotson, Fiske, Hole, Olivo, Schultz
2. Approval of Minutes from November 27, 2023, meeting
3. Executive Directors Report:
4. Old Business:
a. 2023 voucher numbers
b. Current Housing Choice Vouchers Updates
c. Current Mainstream Voucher Updates
d. Current Bridges Updates
5. New Business:
6. Other:
7. Adjourn
Next scheduled meeting, February 26, 2024
Please inform Ghassan Madkour as soon as possible whether you will be able to attend at
ghassan.madkour@ci.owatonna.mn.us or 507-774-7318.
OWATONNA HOUSING & REDEVELOPMENT AUTHORITY
540 WEST HILLS CIRCLE | OWATONNA, MN 55060-4701 | OWATONNA.GOV

[PAGE 4]
MINUTES
OWATONNA HOUSING AND REDEVELOPMENT AUTHORITY
REGULAR MEETING on NOVEMBER 27, 2023
The regular meeting of the Owatonna Housing and Redevelopment Authority was called to order at 4:04
p.m. in the 2nd Floor Conference Room by Vice Chairperson Hole.
Members present were Nathan Dotson, Julie Fiske, John Hole. Also present were Executive Director Troy
Klecker, Housing Manager Ghassan Madkour and Administrative Technician Kristen Kopp.
Approval of the Minutes: Chairperson Olivo called for a motion to approve the minutes of the October
23, 2023 meeting. A motion was made by Dotson and seconded by Fiske to approve the minutes. All
Commissioners voting Aye, the motion carried.
Executive Director’s Report: Troy Klecker gave an update on housing projects. He said the apartments
on 26th Street and Cedar Avenue North are open. Some units may not be open yet, but they are pretty
close to being open. Westlake Meadows apartments are progressing. Each of the five buildings are at a
different stage. The first one should be opening up as soon as January and they will open in phases
throughout the next couple of years. The other apartment project, Ascend, is a mixed-use project. They’re
moving along well and are planning to be done around this time next year. There are two projects we’re
working on now: the redevelopment of Modern Aire Apartments, which will be 60 units, 20 of which are
affordable, and Eastgate II, which is a tax credit project very similar to Eastgate. We were not awarded
tax credits, but will be reapplying in June. These projects take a long time, especially the affordable ones.
The City owns a lot on the corner of 3rd Avenue NW and 22nd Street NW. We’re trying to get the title work
cleared up so we can plat it. That was land that was given to the City for affordable housing by the
Cashmans. There is a lot behind Fareway Foods on Cedar Avenue South that’s getting some interest as
well. All the approvals are in place for Mineral Springs Estates up by the waterpark. They were hoping to
get started this fall, but the costs related to infrastructure is too high to move forward, as that affects the
lot prices. They’re looking at equity investors and hoping to move forward in the spring. We’ve had a
couple of local developers asking what they need to do for a single-family development. That is very
encouraging that they’re starting to ask questions. The good news is we’re getting a good number of
apartments and we’re at 21 houses. Last year we had 16 houses, so that is encouraging.
Old Business: The Housing Choice Voucher program monthly report was presented by Madkour,
including the City of Owatonna monthly balance sheet and revenue/expense report. Program utilization:
The Housing Voucher program for October totaled 100. Total year to date assistance and administration
costs were $696,665.79 and revenues were $747,581.01. The Housing Choice Voucher Program fund
balance at September month end is $84,656.83. The HRA Revenues year to date total is $489,079.77
and the expenses total $448,453.45. The HRA General Fund balance is $561,982.74.
He said by the end of this month, we should be hitting 100. Mainstream is back over 30. Bridges is
currently at 37 for regular Bridges and 7 for Bridges Like. Quite a bit of waitlist applications are coming in
lately—the list is over 200. It’s a constant thing that people don’t respond. He said he’s considering giving
them a month instead of two weeks, but it already takes a long time to get someone on board after they
have an application. To put it out another two weeks adds another two weeks to fill the voucher. It takes
the sense of urgency out. Klecker says it leaves those on the waiting list there longer. Dotson agreed.
The Commissioners agreed to keep it at two weeks. Klecker said they can gauge the need based on how
quickly they act. He said they coordinate with the police department. The Police Department have a list of
addresses, so if anything happens, we get notified. If it rises to a level that violates the voucher, we take
action. Dotson asked how much notice we give. Klecker said someone could be charged and not be
guilty, but we watch it. Madkour said to be customer oriented, we usually give them an extra month, so 60
days, if the charge is set in stone.
A motion was made by Dotson and seconded by Fiske to approve the reports as presented. All
Commissioners voting Aye, the motion carried.

[PAGE 5]
New Business: Madkour said he’s working with a couple of agencies to see if we can absorb the
vouchers. He said he’d rather fill it with our people. He said he wants to keep the numbers where they
need to be. Klecker said he’s on the Affordable Housing Task Force through United Way. It’s a group of
people who want to see more affordable housing, although it’s not really clear what role the group can
play. There is something this group can do, and that is that we have a Community Affordable Housing
Action Plan. He said to let him know if they have any ideas of what this group can do.
Other: Madkour said that the December meeting falls on Christmas Day. Klecker said we could just
cancel the meeting in December. Madkour said it will slow down quite a bit. Dotson asked if we have to
have a special meeting, how much notice do we need? Madkour said at least a week. We’re planning to
be in the new building next meeting.
Adjournment: There being no further business, a motion to adjourn was made by Dotson and seconded
by Fiske. All Commissioners voting Aye, the motion carried. The meeting adjourned at 4:40 pm.
Respectfully Submitted,
Ghassan Madkour
Housing Manager

[PAGE 6]
MEMORANDUM
TO: OWATONNA HOUSING AND REDEVELOPMENT AUTHORITY BOARD
FROM: GHASSAN MADKOUR, HOUSING MANAGER
SUBJECT: MONTHLY DEMOGRAPHICAL AND FINANCIAL DATA
DATE: JANUARY 22, 2024
The purpose of this memorandum is to provide the Owatonna Housing and Redevelopment Authority with demographic and
financial data on the HRA General Fund, Housing Choice Voucher, Mainstream Voucher, and Bridges Voucher programs.
OWATONNA HRA GENERAL FUND
YTD Revenues: $591,959.64
YTD Expenses: $538,683.72
Fund Balance: $630,485.31
MHFA BRIDGES PROGRAM
Monthly HAP Revenue $21,572.00
Monthly Admin Revenue $2,400.00
Monthly Expense $23,972.00
Occupancy: 40
Average HAP: $539.30
COUNTY BRIDGES PROGRAM
Monthly HAP Revenue $4,007.00
Monthly HAP Expense $4,007.00
Occupancy: 8
Average HAP: $500.88
MAINSTREAM VOUCHER PROGRAM
Monthly HAP Revenue $12,511.00
Monthly HAP Expense $12,511.00
Occupancy: 31
Average HAP: $403.58
SECTION 8 HOUSING CHOICE VOUCHER PROGRAM
YTD Revenue: $898,059.81
YTD Expense: $845,369.04
Total Cash Balance: $163,752.28
Households in Steele Co: 100
Average HAP: $556.78
Households Portable Out: 4
Average HAP: $1,060.75
Total Assisted Households: 104
Households Ported In Billing: 4
Requested Action: The Board is asked to review and approve the monthly reports and program expenditures.

[PAGE 9]
Description Year MTD YTD 12/31/23
Budget Actual Actual
PROPERTY TAXES - 195,000.00 - 12,471.58 - 196,214.72
MOBILE HOME TAX - 252.87 - 301.06
STEELE COUNTY - HOUS - 55,000.00 - 4,034.00 - 55,054.00
OTHER REVENUE - 125.00 - 540.00
HUD - SEC 8 MGMT FEE - 7,500.00
TIF ADMINISTRATIVE F - 7,175.00 - 2,818.84 - 5,637.68
INTEREST EARNINGS - 200.00 - 9,559.18
RENT/RENTALS - 36,000.00 - 36,104.00
STATE - HOUSING BRID - 230,000.00 - 21,572.00 - 260,859.00
STATE - HOUSING BRID - 25,000.00 - 2,400.00 - 27,690.00
- 555,875.00 - 43,674.29 - 591,959.64
WAGES - REGULAR FT 93,892.00 7,325.27 95,061.93
WAGES - OT 6.28
PERA 7,042.00 553.45 7,195.74
FICA 7,183.00 536.45 6,992.14
INSURANCE 15,765.00 1,357.99 16,349.18
WORKERS COMP INSURAN 573.00 42.07 577.69
OFFICE SUPPLIES 1,200.00 54.81 1,645.72
OTHER PROFESSIONAL S 8,500.00 2,486.00 23,673.50
BACKGROUND CHECKS 1,300.00 150.00 1,500.00
PHONE 900.00 41.23 493.88
POSTAGE 1,300.00 75.12 1,191.77
TRAVEL & TRAINING 2,700.00 1,639.04
OPERATIONAL SERVICES 4,000.00 3,305.00 3,785.00
ADVERTISING & PROMOT 200.00
MEMBERSHIPS & SUBSCR 900.00 99.00 958.98
PROPERTY & LIABILITY 3,200.00 3,200.00
RENTAL PROPERTY EXPE 6,000.00 1,740.44 9,342.78
REPAIR & MAINT - EQU 500.00 1,139.83
REPAIR & MAINT - OTH 155.00
SOUTHERN MN INITIATI 1,667.00 1,667.00
HOUSING PAYMENTS - S 55,000.00 4,007.00 54,100.00
LAND PROJECTS 50,000.00 6,742.26
RENTAL CERTIFICATION 22,000.00 1,870.00 22,400.00
TRANSFER TO OTHER FU 15,000.00 1,250.00 15,000.00
HOUSING PAYMENTS - B 255,000.00 21,522.00 263,866.00
553,822.00 46,415.83 538,683.72

[PAGE 10]
Description Year MTD YTD 12/31/23
Budget Actual Actual
FEDERAL - PROGRAM - 628,024.00 - 49,417.00 - 550,738.00
FEDERAL - ADMIN - 63,000.00 - 6,767.00 - 82,230.00
FEDERAL - PROGRAM (M - 13,940.00 - 205,191.00
FEDERAL - ADMIN (MS) - 2,293.00 - 27,090.00
FEDERAL - OTHER - 96,000.00
OTHER HA - PORT IN H - 100,000.00 - 1,803.00 - 24,966.00
OTHER HA - PORT IN A - 8,000.00 - 208.44 - 2,548.72
OTHER HA-PORT IN UTI - 1,000.00
FRAUD RECOVERY - HAP - 2,500.00 - 130.00 - 1,279.50
FRAUD RECOVERY - ADM - 2,500.00 - 130.00 - 1,279.50
INTEREST EARNINGS - 500.00 - 2,737.09
- 901,524.00 - 74,688.44 - 898,059.81
WAGES - REGULAR FT 44,820.00 3,448.00 44,725.59
PERA 3,362.00 251.23 3,249.03
FICA 3,429.00 236.60 3,072.11
INSURANCE 11,058.00 773.23 9,225.21
WORKERS COMP INSURAN 273.00 19.09 260.94
AUDIT & ACCOUNTING S 10,500.00 12,602.50
MANAGEMENT FEES 7,500.00
PORT OUT ADMIN 1,000.00 301.36 2,408.76
TRAVEL & TRAINING 600.00 389.25
MAINSTREAM HAP 96,000.00 12,511.00 158,315.45
MS PORT OUT 1,352.00
MS PORT OUT ADMIN 210.20
MS UTILITY PAYMENTS 234.00
PORT OUT UA 300.00
HOME OWNERSHIP HAP 10,000.00 881.00 10,972.00
HOUSING PYMTS HAP 628,024.00 50,406.00 518,243.00
FSS PYMTS HAP 3,000.00
UTILITY PYMTS HAP 2,000.00 238.00 1,338.00
PORTABLE HSG PYMTS 15,000.00 4,243.00 52,106.00
PORTABLE UTIL PYMTS 250.00
PORTABLE REC HAP 70,000.00 2,308.00 26,665.00
907,116.00 75,616.51 845,369.04

[PAGE 11]
Date: 01/18/2024 Owatonna H.R.A. Page: 1
Time: 11:40:30 Demographic Statistics Report
Vouchers - All Projects
Unit Locations HoH Count Percent Fam Count Percent
4 3 11 4
Blooming Prairie 2 1 2 1
Ellendale 1 1 1 0
Owatonna 131 95 254 95
Total All Locations 138 100 268 100
Family Composition Count Percent Avg Age
Average Family Size 2
Elderly Heads of Household (age 62 or older) 28 20 70
Non-Elderly Heads of Household (age 61 or less) 110 80 45
Near-Elderly Heads of Household (ages 55 to 61) 26 19 57
Other Heads of Household (age 54 or less) 84 61 41
Female Heads of Household 106 77 49
Elderly 24 23 71
Non-Elderly 82 77 43
Near-Elderly 15 14 58
Other 67 63 40
Male Heads of Household 32 23 52
Elderly 4 13 64
Non-Elderly 28 88 50
Near-Elderly 11 34 57
Other 17 53 45
Disabled/Handicapped Heads of Household 84 61 55
Male 27 32 51
Female 57 68 55
Non-Minority Heads of Household 94 68
Minority Heads of Household 44 32
Black 35 25
Hispanic 9 7
# of Family Members younger than 18 years 102 10
# of Families with children 48 35
Income Source Annual Amount Percent Count Percent
Child Support $51,999 2.0 18 6
Federal Wage $38,059 1.5 1 0
General Assistance $290,650 11.3 96 30
Other Nonwage Sources $163,057 6.3 32 10
SSI $719,075 28.0 67 21
Social Security $519,480 20.2 51 16
TANF (formerly AFDC) $7,200 0.3 3 1
Other Wage $782,937 30.4 52 16
Total All Income Sources $2,572,459 100 320 100
Public Assistance is the sole source of income for 4% of households.
Households that are working comprise 33% of households.
Of the working households, 2% of households also receive TANF.
Average Household Income $18,641
Average Tenant Rent (0-Bdrm) $240
Average Tenant Rent (1-Bdrm) $337
Average Tenant Rent (2-Bdrm) $414
Average Tenant Rent (3-Bdrm) $415
Average Tenant Rent (4-Bdrm) $552
Average Tenant Rent (5-Bdrm) $622
Average Tenant Rent (Combined) $370
Average TTP (rent + utilities per month) $389
Average Housing Assistance Payment $490

[PAGE 12]
Date: 01/18/2024 Owatonna H.R.A. Page: 2
Time: 11:40:30 Demographic Statistics Report
Vouchers - All Projects
Length of Time On Program Count Percent
Less than 1 years 35 26
Less than 2 years 27 20
Less than 3 years 18 13
Less than 4 years 5 4
Less than 5 years 2 1
Less than 6 years 3 2
Less than 7 years 2 1
Less than 8 years 3 2
Less than 9 years 13 10
Less than 10 years 2 1
More than 10 years 24 18
Broad Range of Income Count Percent
$0 - $5,000 2 1
$5,000 - $10,000 5 4
$10,000 - $15,000 44 33
$15,000 - $20,000 35 26
$20,000 - $25,000 23 17
More than $25,000 25 19
Income Levels Count Percent
Over Income 138 100

[PAGE 13]
Date: 01/18/2024 Owatonna H.R.A. Page: 1
Time: 11:30:14 Demographic Statistics Report
Bridges - All Projects
Unit Locations HoH Count Percent Fam Count Percent
Blooming Prairie 1 2 3 3
Ellendale 1 2 3 3
Owatonna 35 80 80 86
Waseca 5 11 5 5
West Concord 2 5 2 2
Total All Locations 44 100 93 100
Family Composition Count Percent Avg Age
Average Family Size 2
Elderly Heads of Household (age 62 or older) 2 5 67
Non-Elderly Heads of Household (age 61 or less) 42 95 40
Near-Elderly Heads of Household (ages 55 to 61) 7 16 58
Other Heads of Household (age 54 or less) 35 80 37
Female Heads of Household 30 68 39
Elderly 1 3 72
Non-Elderly 29 97 38
Near-Elderly 3 10 59
Other 26 87 35
Male Heads of Household 14 32 47
Elderly 1 7 62
Non-Elderly 13 93 46
Near-Elderly 4 29 58
Other 9 64 40
Disabled/Handicapped Heads of Household 12 27 46
Male 7 58 48
Female 5 42 46
Non-Minority Heads of Household 32 73
Minority Heads of Household 12 27
Black 4 9
American Indian/Alaska Native 2 5
Asian/Pacific Islander 1 2
Hispanic 5 11
# of Family Members younger than 18 years 44 8
# of Families with children 20 45
Income Source Annual Amount Percent Count Percent
Child Support $37,314 4.7 11 12
Federal Wage $6,036 0.8 1 1
General Assistance $195,876 24.7 48 52
Other Nonwage Sources $9,456 1.2 1 1
SSI $75,864 9.6 7 8
Social Security $93,756 11.8 8 9
TANF (formerly AFDC) $1,320 0.2 1 1
Other Wage $372,265 47.0 15 16
Total All Income Sources $791,887 100 92 100
Public Assistance is the sole source of income for 14% of households.
Households that are working comprise 34% of households.
Of the working households, 0% of households also receive TANF.
Average Household Income $17,997
Average Tenant Rent (0-Bdrm) $290
Average Tenant Rent (1-Bdrm) $318
Average Tenant Rent (2-Bdrm) $344
Average Tenant Rent (3-Bdrm) $376
Average Tenant Rent (4-Bdrm) $581

[PAGE 14]
Date: 01/18/2024 Owatonna H.R.A. Page: 2
Time: 11:30:14 Demographic Statistics Report
Bridges - All Projects
Average Tenant Rent (Combined) $364
Average TTP (rent + utilities per month) $344
Average Housing Assistance Payment $550
Length of Time On Program Count Percent
Less than 1 years 24 55
Less than 2 years 15 34
Less than 3 years 3 7
Less than 4 years 0 0
Less than 5 years 1 2
Less than 6 years 0 0
Less than 7 years 0 0
Less than 8 years 1 2
Less than 9 years 0 0
Less than 10 years 0 0
More than 10 years 0 0
Broad Range of Income Count Percent
$0 - $5,000 1 3
$5,000 - $10,000 5 13
$10,000 - $15,000 9 23
$15,000 - $20,000 8 21
$20,000 - $25,000 8 21
More than $25,000 8 21
Income Levels Count Percent
Over Income 44 100