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Council and HRA approve sixth amendment to Ford site (Highland Bridge) TIF plan, advancing development with conditions
Summary
The City Council and the Saint Paul Housing & Redevelopment Authority approved a sixth amendment to the Ford site (Highland Bridge) tax increment financing plan and related documents, obligating 447 market-rate units and preserving previously adopted affordable-housing goals; council vote 5–2.
The St. Paul City Council and the Housing & Redevelopment Authority (HRA) approved a sixth amendment to the tax increment financing (TIF) plan for the Ford site redevelopment district (Highland Bridge) and related documents, including a new development agreement for Block 2, a minimum assessment agreement, and amendments to prior redevelopment agreements.
Council members approved the amendment after extended debate about unit counts, minimum assessments and communication between developers and elected officials. The council approved the resolution 5–2; Council Member Kim and Council Member Yang voted no. The HRA took the same measure and approved it 5–2 with the same dissenting members.
Deputy Director Melanie McMahon of the Department of Planning and Economic Development (PED) told the council the amendment does not change the master-plan affordability goals: 20% of all site units will be affordable and half of those (10% of total) will be at or below 30% of area median income (AMI); an additional 5% each will be at or below 50% and 60% AMI. Under the amendment, 447 market-rate units are obligated to be built as part of the revised agreement; staff projects approximately 3,140 dwelling units for the full site under current market conditions, which remains inside the master-plan range of 2,400–4,000 units.
Developers and property owners described financing and market factors. Maureen Michalski of Ryan Companies said market-rate housing generates increment that supports affordable units on site and that affordable-housing partners—Project for Pride in Living and CommonBond Communities—support the plan. Nick Nowacharski of Widener Apartment Homes said rents for market-rate units have not been set but indicated comparable buildings on-site average in the low $2,000s and occupancy remains high.
Council members pressed for clarity on who owns site parcels, rent ranges, and the effect of the amendment on overall unit counts; Melanie McMahon and developer representatives answered that ownership is split among Ryan, Widener and individual owners for row homes, and reiterated that the amendment does not increase the total TIF budget or public subsidy and includes commitments not to seek future public subsidy for this project. The resolution includes a commitment to deliver 350 market-rate units by 2027 backed by $3.5 million in liquidated damages if that target is not met, staff said during discussion.
Several council members stressed the need for improved communication between developers and council offices. Widener’s representative acknowledged the need for better outreach to council members and agreed to quarterly updates. Councilmember Joost, who moved approval, emphasized the project will restart development on a long-dormant site and generate union construction jobs and housing supply.
The council recorded roll-call votes on the city action as: Kim—No; Bui—Yes; Johnson—Yes; Joost—Yes; Provodzsky—Yes; Yang—No; Council President Naker—Yes. The HRA recorded a parallel 5–2 vote. The amendment was adopted; staff will execute the amended documents and proceed with Block 2 development as specified.
