Bloomington approves Mall of America redevelopment extension despite concerns
The Bloomington City Council voted 4-2 on July 22 to extend deadlines for the Mall of America redevelopment project by two years, citing pandemic-related delays. The decision drew sharp criticism from one commissioner who called the long-running project a "neverending" drain on city resources.
The council approved a second amendment to the 2016 redevelopment contract with MAC Land Holdings, which governs how the Mall of America property will be developed and how tax increment financing—a tool that directs future tax revenue toward development—will be spent. The amendment extends two performance deadlines from 10 to 12 years and from 20 to 22 years, and adjusts financial thresholds for the project's phases.
Proponents framed the extension as routine. Commissioner Nelson noted the City Council had already approved it unanimously the night before, calling it "a pretty straightforward issue" and simply "an extension as we work together to get things done." Port Authority officials cited the contract's language allowing extensions for "unavoidable delays" including epidemics and government actions—a direct reference to the pandemic's impact on the project.
However, Commissioner LZ strongly dissented, arguing the $180 million in spending involved is anything but straightforward. "I think it's turned into a neverending project. I think it's got a fatigue factor to it," LZ said, expressing frustration with the developer's inability to secure private financing and the continued reliance on public tax increment funds. One other unnamed commissioner also voted against the amendment.
In other business, the council unanimously approved the Port Authority's 2025 financial audit, which received a "clean opinion"—the highest rating possible. Auditor Andy Herring reported no findings related to fraud, internal control problems, or legal compliance issues. The Port Authority saw a $1.4 million increase in tax increment revenue and an $11 million increase in overall fund balance during 2025.
The council also received updates on various development projects, including the Southtown development (expected to proceed without initial tax increment financing for its first phase), the Lindale Apartments project, and ongoing work on a water park at the Mall of America. Officials also announced the rebranding of a business support program from "Hatch Bloomington" to "Bloomington Loves Local," with renewed focus on supporting existing businesses.
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Votes (2)
Second Amendment to the 2016 Master Redevelopment Contract for Private Redevelopment of Land with MAC Land Holdings
Dissent: Commissioner LZ [N/A] and one other unnamed commissioner.
Moved by President Ericson [N/A] · Seconded by Unknown [N/A]
The proposed amendment extends two performance thresholds by two years each (from 10 to 12 years, and 20 to 22 years) and adjusts redevelopment value requirements (reduction from $500M to $400M for the first threshold, increase from $700M to $800M for the second, total $1.2B unchanged). The justification was pandemic-related unavoidable delays. Commissioner Nelson expressed support, citing City Council's unanimous approval and the straightforward nature of an extension. Commissioner LZ vehemently opposed, criticizing the ongoing nature of the project, Triple 5's inability to secure private financing, and the significant TIF expenditure, calling it a 'neverending project' with 'fatigue factor'.
External Auditor's Report on the Port Authority's 2025 Year-End Financials
Dissent: None
Moved by Mr. Peterson [N/A] · Seconded by Unknown [N/A]
Andy Herring from Red Path presented the audit results for the City, Port Authority, and Housing Authority for 2025. He reported an unmodified opinion, the highest level, indicating financial statements were free from material misstatement and in accordance with GAAP. No findings related to internal controls, legal compliance, or material fraud were identified, though a federal compliance finding for Housing Choice Vouchers (not Port-specific) was mentioned. Key financial highlights for the Port included a $1.4 million increase in tax increment revenue and an $11 million increase in overall fund balance.
Notable Quotes (5)
This is the second amendment of this version of the contract and it recognizes pandemic impacts to the redevelopment of the property is outlined in the staff report. The contract language does provide for extensions under certain circumstances that are unavoidable delays and in this case those delays include epidemics, government actions and force closures.
I don't have any questions. Just um as was alluded to, we looked at this last night as city council passed it unanimously. Um, I don't think there was a great discussion because it seems like a pretty straightforward issue to me that we just uh this is just an extension as we work together uh to get things done.
I watched that last night and all due respect to Mr. Nelson, the spending of $180 million is not preuncter or straightforward. I don't think I don't think it ever has been... I just don't think there's anything straightforward about this at all. Uh I think it's turned into a neverending project. I think it's got a fatigue factor to it.
The result, we issued a clean opinion or an unmodified opinion, and that's the highest level of opinion you can receive.
Thankfully, we did not uh come across any instances of for sure instances of fraud or anything that we suspected there to be fraud or any suspicions or allegations of that kind.
Ordinances & Resolutions (7)
The primary contract governing private redevelopment and use of tax increment financing on MOA property, subject to a second amendment.
Official action taken by the Port Authority to approve the proposed changes to the MOA contract.
External audit report on the Port Authority's 2025 year-end financials, along with the City and Housing Authority.
City programs (Deferral and Credit) designed to provide financial assistance for SAC fees for businesses.
State fund that Seagate is applying to for potential expansion support.
An inclusionary zoning requirement for new developments within the city, currently undergoing updates.
Refers to the use of Tax Increment Financing and the associated legislative extension for its application.
Source document
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Other Topics from This Document
External Auditor's Report for 2025
Small Business Assistance Grant Program Review
Sewer Availability Charge (SAC) Programs Update
Administrator Updates and City Development Projects
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