Bloomington, Minn., Code of Ordinances § 9 § 9.11
PURCHASE AND REHABILITATION OF NATURALLY OCCURRING AFFORDABLE HOUSING (NOAH) (Bloomington Housing Opportunity and Preservation Ordinance)
Operative Text
(a) As an alternative to the requirements provided in section 9.06 (a) or 9.09 , a developer may purchase and substantially rehabilitate NOAH units in a manner that preserves long-term affordability. (b) A developer that proposes to use the alternative described in subsection (a) above must submit an affordable housing plan for review and approval by the Community Development Department that demonstrates how the proposal will achieve the objectives of this chapter by creating opportunity housing equal to or excess of the value of the required opportunity housing units. The value determination must consider the number and type of units that would be preserved, affordability, and the duration of affordability. (c) A qualified developer, with the consent of each party with a legally recognized interest, seeking to acquire a NOAH property with at least 20 dwelling units in the city in order to preserve the property as having at least 20% of the units affordable to households at or below 60% of AMI for ten years may apply to the city for assistance, at a per unit rate listed in City Code Appendix A in order to submit its first year application to the State of Minnesota for a property tax reduction certification, commonly known as 4d classification. The requirements of a qualified developer are set forth in the opportunity housing guidelines. (Ord. 2019-16 , passed 2-25-2019; Ord. 2020-40 , passed 11-23-2020)
Bloomington, Minn., Code of Ordinances § 9 § 9.11 establishes an alternative compliance path for developers who, instead of building new affordable units, choose to purchase and substantially rehabilitate existing Naturally Occurring Affordable Housing (NOAH). Under this pathway, a developer must submit an affordable housing plan to the Community Development Department showing that the preserved units deliver value equivalent to or greater than what would otherwise be required. Additionally, qualified developers seeking to preserve a NOAH property of at least 20 units—with at least 20% of those units affordable to households at or below 60% of Area Median Income for ten years—may apply to the city for financial assistance to pursue a state property tax reduction known as 4d classification.
Plain English — not legal advice.
Developers and property owners considering the NOAH alternative under § 9 § 9.11 generally prepare a detailed affordable housing plan that quantifies the value of preserved units relative to the standard requirement, accounting for unit count, type, affordability level, and duration. Operators pursuing the 4d tax classification path typically ensure the property has at least 20 dwelling units, secure consent from all parties holding a legally recognized interest, and confirm they meet the qualified developer criteria outlined in the opportunity housing guidelines. Engaging early with Bloomington's Community Development Department helps ensure the affordable housing plan addresses all value-determination factors before formal submission.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
For tenants living in NOAH properties in Bloomington, § 9 § 9.11 creates a framework that can result in long-term affordability commitments—potentially keeping at least 20% of units affordable to households at or below 60% of AMI for a decade—when a qualifying developer pursues this path. If a property is being acquired or rehabilitated under this provision, tenants may want to understand whether an affordable housing plan has been approved by the Community Development Department and what affordability protections apply to their unit. Tenant-rights organizations familiar with Bloomington's opportunity housing guidelines can help residents understand what the 4d classification or an approved housing plan may mean for their tenancy.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated September 15, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
References Out
No outbound references recorded yet for this provision.
References In
No inbound references recorded yet for this provision.