[PAGE 1]
City of Owatonna
Housing and Redevelopment Board
Regular Meeting
Monday, February 26, 2024
4:00 p.m.
City Hall / Small Conference Room 120
1. HRA Board Agenda - 2/26/2024
Documents:
1 FEBRUARY MEETING AGENDA.PDF
2. Roll Call: Dotson, Fiske, Hole, Olivo, Schultz
3. Approval Of Minutes From January 22, 2024
Documents:
2 HRA MINUTES 01-22-2024.PDF
4. Executive Director's Report
5. Old Business
5.I. Board Memorandum
Documents:
3 BOARD MEMORANDUM 2.26.2024.PDF
5.II. Balance Sheets
Documents:
4 BALANCE SHEETS.PDF
5.III. Income Statements
Documents:
5 INCOME STATEMENTS.PDF
5.IV. HCV Demographics
Documents:
6 HCV DEMOGRAPHICS.PDF
5.V. Bridges Demographics
Documents:
7 BRIDGES DEMOGRAPHICS.PDF
6. New Business
7. Other
8. Adjourn
Next scheduled meeting: March 25, 2024
Please inform Ghassan Madkour as soon as possible whether you will be able to attend at
ghassan.madkour@owatonna.gov or 507-774-7318.

[PAGE 2]
City of Owatonna
Housing and Redevelopment Board
Regular Meeting
Monday, February 26, 2024
4:00 p.m.
City Hall / Small Conference Room 120
1. HRA Board Agenda - 2/26/2024
Documents:
1 FEBRUARY MEETING AGENDA.PDF
2. Roll Call: Dotson, Fiske, Hole, Olivo, Schultz
3. Approval Of Minutes From January 22, 2024
Documents:
2 HRA MINUTES 01-22-2024.PDF
4. Executive Director's Report
5. Old Business
5.I. Board Memorandum
Documents:
3 BOARD MEMORANDUM 2.26.2024.PDF
5.II. Balance Sheets
Documents:
4 BALANCE SHEETS.PDF
5.III. Income Statements
Documents:
5 INCOME STATEMENTS.PDF
5.IV. HCV Demographics
Documents:
6 HCV DEMOGRAPHICS.PDF
5.V. Bridges Demographics
Documents:
7 BRIDGES DEMOGRAPHICS.PDF
6. New Business
7. Other
8. Adjourn
Next scheduled meeting: March 25, 2024
Please inform Ghassan Madkour as soon as possible whether you will be able to attend at
ghassan.madkour@owatonna.gov or 507-774-7318.

[PAGE 3]
Regular Meeting
Monday, February 26, 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 January 22, 2024, meeting
3. Executive Directors Report:
4. Old Business:
a. Current Housing Choice Vouchers Updates
b. Current Mainstream Voucher Updates
c. Current Bridges Updates
5. New Business:
6. Other:
7. Adjourn
Next scheduled meeting, March 25, 2024
Please inform Ghassan Madkour as soon as possible whether you will be able to attend at
ghassan.madkour@owatonna.gov 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 JANUARY 22, 2024
The regular meeting of the Owatonna Housing and Redevelopment Authority was called to order at 4:01
p.m. in the Crandall Small Conference Room 120 by Chairperson Olivo.
Members present were Nathan Dotson, Julie Fiske, John Hole, Vicki Olivo, and Lindsay Schultz. Also
present were Executive Director Troy Klecker, Housing Manager Ghassan Madkour and Administrative
Technician Kristen Kopp.
Approval of the Minutes: A motion was made by Dotson and seconded by Hole to approve the minutes
of the November 27, 2023 HRA Board meeting with revisions to the approval of minutes section. All
Commissioners voting Aye, the motion carried.
Executive Director’s Report: Troy Klecker said we are going through a Comprehensive Plan process
that will probably be completed by the end of 2024. We’ll end up with a document that is the community’s
vision on how we want the community to develop. There has already been community engagement and
will be more community engagement. It addresses land use, housing, transportation, and infrastructure.
When it’s approved, we will put policies and ordinances in place to help us achieve the plan. There is a
general sense from the housing side for higher density housing, mostly around commercial areas and
schools. Projects are all moving along nicely. The apartment at Cedar and 26th Street is fully occupied
with a temporary certificate of occupancy. Westlake Meadows will be completed at different points in time,
with the first building planned to be done this spring. That project will bring new units online on a
consistent basis. The first floor is going up on the Ascend project now. There will be three more floors
above that, with 69 higher end units. They’re aiming to be done by the end of this year. There are a
number of other things the City is pursuing for housing, one of which is Eastgate 2. That was not funded
in the last round, so they’re looking at July for the next round. They’re going to change the game plan.
They had applied for workforce housing. In analyzing the criteria for funding, we have a better chance if
we go with senior housing. He said that will be an affordable senior housing project. The design isn’t put
together yet. He said he likes that because no other projects are for seniors. No other developers are
inquiring about it. They’ve consistently heard that we have single family houses occupied by seniors now,
who raised their kids, but there are no affordable options for them. He said he’s hoping that this would
free up some single-family houses. Existing single-family houses are considered affordable. If we can
encourage that movement and free up single-family houses at affordable pricing, we’ve accomplished two
goals. He said he’s pretty excited about that change. They’re still working on the design. If it is funded or
approved, which wouldn’t be announced until December, it will probably be a 2026 start. The other one is
the Hillcrest project—the old Modern Air apartments. They’re working to get a grant and Tax Incremented
Financing to demolish the existing structure and would probably put in a 60 unit apartment building, 12 of
which would be affordable. There are a couple of lots that they are looking to do an affordable housing
project on. One is on the northwest side of town and one lot near Fareway. He has to check on the status
with the City Attorney. He said that he will be bringing something to Council at their next study session on
how the City could facilitate single family development. He said he thinks there are some ways we can
participate and put some criteria around it to help it happen quickly. There are two developers ready to
develop and have run into the same thing. Interest rates aren’t helping. When the City has wanted things
to happen, they have incented things to happen, such as industrial and downtown development. Olivo
asked about the old clinic that’s going to be used for homeless. Klecker said the old clinic has been
purchased by a group. Their plan is to have multiple non-profit organizations located there, as well as
Rachel’s Light and an additional space for homeless families. We have the Hospitality House for men and
Rachel’s Light for women. They have some zoning approvals and a nonprofit status to complete, as well
as renovations. There would be a number of nonprofits, some of which would support the homeless who
are there. Olivo asked about City-owned housing being rented currently. Klecker said that they’re mainly
transition areas that will be redeveloped. If the houses are rentable, we rent them out. We have five units
right now. Hole asked how many stories the Hillcrest apartment would be. Klecker said possibly four.
There will be zoning approvals needed.

[PAGE 5]
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 December totaled 104. Total year to date assistance and
administration costs were $845,369.04 and revenues were $898,059.81. The Housing Choice Voucher
Program fund balance at December month end is $168,752.28. The HRA Revenues year to date total is
$591,959.64 and the expenses total $538,683.72. The HRA General Fund balance is $561,982.74.
Madkour said that 13 left the HCV program, 8 Bridges, and 5 from Mainstream. He said there are two
programs under Bridges: Bridges Regular (State Program) and Bridges Like (SCHRC). They operate
similar, but the qualification is different. We are overbudget because a lot of clients have lost their jobs,
and then our portion goes up. We are actually bigger than Rochester’s Bridges program, but that’s not
their focus. We’re at 101 HCV. We are allotted at 113. We are administering 4 vouchers. We’re at 31 on
Mainstream, out of 40. We’re doing okay, with 178 vouchers total.
A motion was made by Hole and seconded by Dotson to approve the reports as presented. All
Commissioners voting Aye, the motion carried.
New Business: Klecker said there are main two things the HRA does: housing assistance and trying to
get new housing and affordable housing projects. He said there are a lot of housing issues and a lot of
agencies. We work with them to try to meet the needs of the community and try not to duplicate what
each other is doing. He asked the Commissioners to let them know if they see things they could be doing.
The City HRA isn’t there to solve all housing issues. We fill a niche in the community and we all work
together to address issues. He is a member of the Affordable Housing Committee. Fiske asked what he
means by affordable housing. Klecker said it’s a broad term, anything other than market rate. There is a
tax credit workforce housing and deeply subsidized housing. When we work on tax credit projects, we try
to get at less than market rate. There is a balancing act. He said that 30% or less of their income is
affordable, so it’s different for every individual. It’s ever changing.
There was some discussion about payment standards.
Other: Madkour said to let him know if they need to use Teams, so that we’re ready ahead of time.
Adjournment: There being no further business, a motion to adjourn was made by Hole and seconded by
Fiske. All Commissioners voting Aye, the motion carried. The meeting adjourned at 5:11 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: FEBRUARY 26, 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: $45,522.00
YTD Expenses: $39,686.78
Fund Balance: $633,128.58
MHFA BRIDGES PROGRAM
Monthly HAP Revenue $21,635.00
Monthly Admin Revenue $2,280.00
Monthly Expense $23,915.00
Occupancy: 34
Average HAP: $636.32
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 $12,989.00
Monthly HAP Expense $12,989.00
Occupancy: 31
Average HAP: $419.00
SECTION 8 HOUSING CHOICE VOUCHER PROGRAM
YTD Revenue: $75,208.51
YTD Expense: $81,476.53
Total Cash Balance: $164,348.46
Households in Steele Co: 100
Average HAP: $551.20
Households Portable Out: 4
Average HAP: $1,060.75
Total Assisted Households: 104
Households Ported In Billing: 3
Requested Action: The Board is asked to review and approve the monthly reports and program expenditures.

[PAGE 9]
Description Year MTD YTD 1/31/24 Budget
Budget Actual Actual Balance
PROPERTY TAXES - 200,000.00 - 16,600.00 - 16,600.00 - 183,400.00
MOBILE HOME TAX
STEELE COUNTY - HOUS - 55,000.00 - 4,007.00 - 4,007.00 - 50,993.00
OTHER REVENUE
HUD - SEC 8 MGMT FEE - 7,500.00 - 7,500.00
TIF ADMINISTRATIVE F - 5,638.00 - 5,638.00
INTEREST EARNINGS - 4,000.00 - 4,000.00
RENT/RENTALS - 36,000.00 - 1,000.00 - 1,000.00 - 35,000.00
STATE - HOUSING BRID - 253,250.00 - 21,635.00 - 21,635.00 - 231,615.00
STATE - HOUSING BRID - 18,000.00 - 2,280.00 - 2,280.00 - 15,720.00
- 579,388.00 - 45,522.00 - 45,522.00 - 533,866.00
WAGES - REGULAR FT 99,801.00 7,501.00 7,501.00 92,300.00
WAGES - OT
PERA 7,485.00 569.07 569.07 6,915.93
FICA 7,635.00 551.33 551.33 7,083.67
INSURANCE 16,064.00 1,421.29 1,421.29 14,642.71
WORKERS COMP INSURAN 569.00 43.23 43.23 525.77
OFFICE SUPPLIES 1,200.00 1,200.00
OTHER PROFESSIONAL S 10,000.00 10,000.00
BACKGROUND CHECKS 1,300.00 1,300.00
PHONE 900.00 41.24 41.24 858.76
POSTAGE 1,300.00 1,300.00
TRAVEL & TRAINING 2,700.00 152.62 152.62 2,547.38
OPERATIONAL SERVICES 4,000.00 4,000.00
ADVERTISING & PROMOT 200.00 200.00
MEMBERSHIPS & SUBSCR 900.00 900.00
PROPERTY & LIABILITY 4,400.00 4,400.00
RENTAL PROPERTY EXPE 6,900.00 6,900.00
REPAIR & MAINT - EQU 500.00 500.00
REPAIR & MAINT - OTH
SOUTHERN MN INITIATI 1,667.00 1,667.00
HOUSING PAYMENTS - S 55,000.00 3,884.00 3,884.00 51,116.00
LAND PROJECTS 45,600.00 45,600.00
RENTAL CERTIFICATION 25,000.00 2,087.00 2,087.00 22,913.00
TRANSFER TO OTHER FU 15,000.00 1,250.00 1,250.00 13,750.00
HOUSING PAYMENTS - B 271,250.00 22,186.00 22,186.00 249,064.00
579,371.00 39,686.78 39,686.78 539,684.22

[PAGE 10]
Description Year MTD YTD 1/31/24 Budget
Budget Actual Actual Balance
FEDERAL - PROGRAM - 749,722.00 - 50,915.00 - 50,915.00 - 698,807.00
FEDERAL - ADMIN - 75,833.00 - 6,411.00 - 6,411.00 - 69,422.00
FEDERAL - PROGRAM (M - 12,846.00 - 12,846.00 12,846.00
FEDERAL - ADMIN (MS) - 2,705.00 - 2,705.00 2,705.00
FEDERAL - OTHER - 170,000.00 - 170,000.00
OTHER HA - PORT IN H - 100,000.00 - 1,692.00 - 1,692.00 - 98,308.00
OTHER HA - PORT IN A - 8,000.00 - 159.01 - 159.01 - 7,840.99
OTHER HA-PORT IN UTI - 1,000.00 - 1,000.00
FRAUD RECOVERY - HAP - 2,500.00 - 240.25 - 240.25 - 2,259.75
FRAUD RECOVERY - ADM - 2,500.00 - 240.25 - 240.25 - 2,259.75
INTEREST EARNINGS - 500.00 - 500.00
- 1,110,055.00 - 75,208.51 - 75,208.51 - 1,034,846.49
WAGES - REGULAR FT 47,486.00 3,550.40 3,550.40 43,935.60
PERA 3,561.00 256.46 256.46 3,304.54
FICA 3,633.00 243.44 243.44 3,389.56
INSURANCE 11,280.00 804.62 804.62 10,475.38
WORKERS COMP INSURAN 271.00 19.50 19.50 251.50
AUDIT & ACCOUNTING S 11,500.00 4,252.50 4,252.50 7,247.50
MANAGEMENT FEES 7,500.00 7,500.00
PORT OUT ADMIN 1,000.00 301.36 301.36 698.64
TRAVEL & TRAINING 600.00 42.25 42.25 557.75
MAINSTREAM HAP 170,000.00 12,989.00 12,989.00 157,011.00
MS PORT OUT 2,200.00 2,200.00
MS PORT OUT ADMIN 800.00 800.00
MS PORT OUT UA 200.00 200.00
MS UTILITY PAYMENTS
PORT OUT UA 752.00 752.00
HOME OWNERSHIP HAP 12,000.00 881.00 881.00 11,119.00
HOUSING PYMTS HAP 749,722.00 51,974.00 51,974.00 697,748.00
UTILITY PYMTS HAP 2,000.00 227.00 227.00 1,773.00
PORTABLE HSG PYMTS 15,000.00 4,243.00 4,243.00 10,757.00
PORTABLE UTIL PYMTS 550.00 550.00
PORTABLE REC HAP 70,000.00 1,692.00 1,692.00 68,308.00
1,110,055.00 81,476.53 81,476.53 1,028,578.47

[PAGE 11]
Date: 02/22/2024 Owatonna H.R.A. Page: 1
Time: 11:30:04 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 134 95 259 95
Total All Locations 141 100 273 100
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) 113 80 45
Near-Elderly Heads of Household (ages 55 to 61) 27 19 57
Other Heads of Household (age 54 or less) 86 61 41
Female Heads of Household 109 77 49
Elderly 24 22 71
Non-Elderly 85 78 43
Near-Elderly 16 15 58
Other 69 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 60 55
Male 27 32 51
Female 57 68 55
Non-Minority Heads of Household 95 67
Minority Heads of Household 46 33
Black 37 26
Hispanic 9 6
# of Family Members younger than 18 years 104 11
# of Families with children 49 35
Income Source Annual Amount Percent Count Percent
Child Support $43,274 1.6 18 5
Federal Wage $38,059 1.4 1 0
General Assistance $312,502 11.5 102 30
Military Pay $1,991 0.1 1 0
Other Nonwage Sources $170,185 6.3 32 10
SSI $757,756 27.9 69 21
Social Security $545,616 20.1 55 16
TANF (formerly AFDC) $7,200 0.3 3 1
Other Wage $844,183 31.0 55 16
Total All Income Sources $2,720,768 100 336 100
Public Assistance is the sole source of income for 5% of households.
Households that are working comprise 33% of households.
Of the working households, 2% of households also receive TANF.
Average Household Income $19,296
Average Tenant Rent (0-Bdrm) $530
Average Tenant Rent (1-Bdrm) $315
Average Tenant Rent (2-Bdrm) $358
Average Tenant Rent (3-Bdrm) $420
Average Tenant Rent (4-Bdrm) $521
Average Tenant Rent (5-Bdrm) $622
Average Tenant Rent (Combined) $352

[PAGE 12]
Date: 02/22/2024 Owatonna H.R.A. Page: 2
Time: 11:30:04 Demographic Statistics Report
Vouchers - All Projects
Average TTP (rent + utilities per month) $362
Average Housing Assistance Payment $516
Length of Time On Program Count Percent
Less than 1 years 34 25
Less than 2 years 31 23
Less than 3 years 15 11
Less than 4 years 7 5
Less than 5 years 3 2
Less than 6 years 3 2
Less than 7 years 0 0
Less than 8 years 5 4
Less than 9 years 10 7
Less than 10 years 5 4
More than 10 years 24 18
Broad Range of Income Count Percent
$0 - $5,000 3 2
$5,000 - $10,000 6 4
$10,000 - $15,000 43 31
$15,000 - $20,000 37 27
$20,000 - $25,000 18 13
More than $25,000 31 22
Income Levels Count Percent
Over Income 141 100

[PAGE 13]
Date: 02/22/2024 Owatonna H.R.A. Page: 1
Time: 11:27:45 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 33 79 77 86
Waseca 5 12 5 6
West Concord 2 5 2 2
Total All Locations 42 100 90 100
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) 40 95 40
Near-Elderly Heads of Household (ages 55 to 61) 7 17 58
Other Heads of Household (age 54 or less) 33 79 37
Female Heads of Household 29 69 39
Elderly 1 3 72
Non-Elderly 28 97 38
Near-Elderly 3 10 59
Other 25 86 36
Male Heads of Household 13 31 47
Elderly 1 8 62
Non-Elderly 12 92 45
Near-Elderly 4 31 58
Other 8 62 39
Disabled/Handicapped Heads of Household 12 29 46
Male 7 58 48
Female 5 42 46
Non-Minority Heads of Household 30 71
Minority Heads of Household 12 29
Black 4 10
American Indian/Alaska Native 2 5
Asian/Pacific Islander 1 2
Hispanic 5 12
# of Family Members younger than 18 years 43 8
# of Families with children 19 45
Income Source Annual Amount Percent Count Percent
Child Support $36,987 4.7 11 13
General Assistance $189,792 24.3 45 51
Other Nonwage Sources $9,456 1.2 1 1
SSI $75,864 9.7 7 8
Social Security $94,248 12.0 8 9
TANF (formerly AFDC) $1,320 0.2 1 1
Other Wage $374,603 47.9 15 17
Total All Income Sources $782,270 100 88 100
Public Assistance is the sole source of income for 12% of households.
Households that are working comprise 33% of households.
Of the working households, 0% of households also receive TANF.
Average Household Income $18,625
Average Tenant Rent (0-Bdrm) $290
Average Tenant Rent (1-Bdrm) $269
Average Tenant Rent (2-Bdrm) $361
Average Tenant Rent (3-Bdrm) $593
Average Tenant Rent (4-Bdrm) $593
Average Tenant Rent (Combined) $397

[PAGE 14]
Date: 02/22/2024 Owatonna H.R.A. Page: 2
Time: 11:27:45 Demographic Statistics Report
Bridges - All Projects
Average TTP (rent + utilities per month) $383
Average Housing Assistance Payment $529
Length of Time On Program Count Percent
Less than 1 years 20 48
Less than 2 years 17 40
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 4 11
$10,000 - $15,000 10 26
$15,000 - $20,000 7 18
$20,000 - $25,000 9 24
More than $25,000 7 18
Income Levels Count Percent
Over Income 42 100