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Home My WebLink About04-19-02 Redevelopment Commission Minutes14 14 SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING April 19, 2002 10:00 a.m. Presiding: Robert W. Hunt, President RECESSED AND RECONVENED ON APRIL 24, 2002 April 24, 2002 8:00 a.m. Presiding: Robert W. Hunt, President 1. ROLL CALL Members Present: Member Absent: 227 West Jefferson Boulevard South Bend, Indiana 227 West Jefferson Boulevard South Bend, Indiana Mr. Robert W. Hunt, President Ms. Marcia Jones, Vice - President Mr. Philip J. Faccenda, Secretary (April 24 only) Ms. M. Catherine Roemer Mr. Matt Kahn (both sessions) Legal Counsel: Ms. Aladean DeRose Redevelopment Staff: Mr. Jon Hunt, Executive Director (April 19 only) Mr. Don Inks, Director (April 24 only) Ms. Pamela Morris, Recording Secretary Mr. Mike Beitzinger, Assistant Director (April 19 only) Ms. Ann Kolata, Senior Redevelopment Specialist (April 19 only) Mr. Andy Laurent, Economic Development Specialist (April 19 only) Mr. Robert Mathia, Economic Development Specialist (April 19 only) Others: Ms. Pam Paluszewski, Legal Department Ms. Anne Bruneel, Baker & Daniels Mr. Rich Hill, Baker & Daniels Mr. Abe Marcus (April 19 only) Mr. Joe Grabill, LaSalle Property Management (April 19 only) Mr. Chris Kirby, LaSalle Property Management Co. (April 19 only) Mr. Rand Nilsson, Barnes & Thornburg (April 24 only) Mr. Dick Paulen, Barnes & Thornburg (April 24 only) 14 14 South Bend Redevelopment Commission Regular Meeting —April 19, 2002 2. APPROVAL OF MINUTES A. Commission approval of the Minutes of the Regular Meeting of March 15, 2002. Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission approved the Minutes of the Regular Meeting of March 15, 2002. B. Commission approval of the Minutes of the Special Meeting of March 28, 2002. Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission approved the Minutes of the Special Meeting of March 28, 2002. C. Commission approval of the Minutes of the Regular Meeting of April 5, 2002. Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission approved the Minutes of the Regular Meeting of April 5, 2002. 3. APPROVAL OF CLAIMS COMMISSION APPROVED THE MINUTES OF THE REGULAR MEETING OF MARCH 15, 2002. COMMISSION APPROVED THE MINUTES OF THE SPECIAL MEETING OF MARCH 28, 2002. COMMISSION APPROVED THE MINUTES OF THE REGULAR MEETING OF APRIL 5, 2002. Redevelopment Commission Claims submitted April 19, 2002 for approval. 212 CDBG COMMUNITY DEVELOPMENT Ann Kolata $ Meridian Title Corporation PAC Bannerworks/Plastic Tri- County News South Bend Tribune 324 FUND Lang, Feeney & Associates, Inc. Illinois Lawn Equipment Inc. 2 78.41 370.00 9.00 29.38 30.91 600.00 58,513.47 G A :4 South Bend Redevelopment Commission Regular Meeting —April 19, 2002 Shamrock Network Design DLZ Newood Fixtures Easy Picker Golf Products Inc Wightman Petrie Environmental Inc. Sopko, Nussbaum & Inabnit Hi -Tech SMR Communications 414 SAMPLE -EWING Jonathan Baker NIPSCO Envirocorp Jonathan Baker 420 SBCDA Grauvogel & Associates Jerome E. Michaels CB Richard Ellis Lang, Feeney & Associates, Inc. Meridian Title Corporation Lehman & Lehman, Inc. 424 TIF SBCDA- BUILDING OPERATIONS South Bend Water Works CB Richard Ellis AEP Hill's True Value Hardware 426 SBC MEDICAL TIF DLK Architects, Inc. 619 BLACKTHORN Meadowbrook Golf Group 150.00 9,936.18 2,268.83 1,375.15 550.00 720.00 1,756.00 1,266.67 3,704.00 2,440.00 970.00 1,982.50 2,000.00 231.62 800.00 150.00 4,706.40 151.38 1,425.28 1,271.93 21.40 3,654.13 7,450.00 $ 96,215.18 3 South Bend Redevelopment Commission Regular Meeting —April 19, 2002 3. APPROVAL OF CLAIMS (CONT.) Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission approved the Claims submitted April 19, 2002, and ordered the checks to be released. 4. COMMUNICATIONS There were no Communications. 5. OLD BUSINESS A. Sample -Ewing Development Area (1) Commission approval requested for Contract For Sale in the Sample - Ewing Development Area. Staff requested Item 5.A.1. be deferred until the end of the meeting. There were no objections and the Commission deferred Item 5.A.1. 6. NEW BUSINESS A. Tax Abatements (1) Commission approval requested for Resolution No. 1886 approving an application for real property tax deduction for property located at 237 North Michigan Street in the South Bend Central Development Area. (LaSalle Property Management Co., LLC.) LaSalle Property Management Co. is a recently formed Indiana limited liability company that has been formed to acquire L COMMISSION APPROVED THE CLAIMS SUBMITTED APRIL 19, 2002, AND ORDERED THE CHECKS TO BE RELEASED. THERE WERE NO COMMUNICATIONS. COMMISSION DEFERRED ITEM 5.A.1. South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) A. Tax Abatements (1) continued... and renovate the former LaSalle Hotel located on the southwest corner of Michigan and LaSalle Streets. LaSalle Property Management Co. has entered into a contract to purchase the 105,000 sft. building from Charismatic Renewal Services. Charismatic Renewal Services will not be involved in the renovation project and only signed on the tax abatement application due to its current ownership position. The proposed renovations include a new roof, a fire suppression system, renovation of the elevators, and asbestos abatement (removal of asbestos in areas where the public or employees would have contact with asbestos containing materials). The total cost of these renovations has been estimated at $2,050,000. Over the next three years the petitioner is planning additional renovations adding another $3.2 million to the total project cost. The first two floors will be converted into a restaurant with banquet and conference facilities and the balance of the building will be converted into residential units. It is estimated that this project will create twenty new permanent jobs within the first year, representing a new annual payroll of $400,000. L South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) A. Tax Abatements (1) continued... The petitioner has not been granted any previous tax abatements. The property is properly zoned for the proposed project. The property is located in an area presently designed as a Tax Abatement Impact Area by the South Bend Common Council. The property is located in the South Bend Central Development Area which is a Tax Incremental Allocation Area; therefore the petition for real property tax abatement must first be approved by the South Bend Redevelopment Commission. A review of the Tax Abatement Ordinance finds that the petitioner meets the qualifications for a ten -year real property abatement. Based on a total estimated project cost of $5,250,000 the cost of the tax abatement is as follows: C6 Estimated taxes over 10 years Without abatement $840,191 With 10 -year $424,296 abatement Estimated cost of $415,894 10 -year abatement C6 South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) A. Tax Abatements (1) continued... Mr. Joe Grabill, LaSalle Property Management, advised that LaSalle Property presently has the building under contract, and also has a mixed -use development plan for the property. LaSalle Property previously signed a lease, contingent on LaSalle's ability to close, with an experienced restaurant operator that is interested in opening a "white table cloth" restaurant on the first floor, with banquet and wedding facilities on the second floor. It is anticipated that the next three floors would be a boutique/hotel operation and negotiations have begun with prospective parties. Mr. Grabill noted that one of the challenges with respect to the boutique/hotel project is that the old hotel is configured into extremely small rooms, and the walls are loaded with asbestos; renovations to convert to modern hotel rooms will be expensive. Mr. Grabill added that the floors above five would be converted to high -end residential apartments. These units would lease for more than $1,000 per month and would attract upscale professionals, not presently represented in the residential base, to the downtown business district. Mr. Robert Hunt inquired as to the time frame for the second and third phases of the proposed project. 7 South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) A. Tax Abatements (1) continued... Mr. Grabill responded that there has been a fair amount of interest in the residential conversions; however, a current concern is parking restrictions. There are presently sixty parking spaces available and each residential unit will require two, which would then leave a deficit for restaurant use. An additional concern is the lack of pedestrian traffic flow needed to establish a base of logical clients for the white table cloth restaurant, which is expected to open within six months of closing. Mr. Grabill explained that the boutique/hotel operation will be a natural feeder to the restaurant; therefore, it will be important for the long term success of the project, and ultimately both operations will compliment each other. Because of these concerns, LaSalle Property is first seeking to secure a developer for the boutique/hotel operation, which is expected to begin construction within one year. The final component of the project would be the residential apartments. Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission approved Resolution No. 1886 approving an application for real property tax deduction for property located at 237 North Michigan Street in the South Bend Central Development Area. IL (LaSalle Property Management Co., LLC.) COMMISSION APPROVED RESOLUTION NO. 1886 APPROVING AN APPLICATION FOR REAL PROPERTY TAX DEDUCTION FOR PROPERTY LOCATED AT 237 NORTH MICHIGAN STREET IN THE SOUTH BEND CENTRAL DEVELOPMENT AREA. (LASALLE PROPERTY MANAGEMENT CO., LLC.) South Bend Redevelopment Commission IL Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) B. Housing There was no Housing business. C. South Bend Central Development Area (1) Commission approval requested for First Amendment to the Commercial Property Management Agreement between the South Bend Redevelopment Commission and CB Richard Ellis South Bend. Mr. Mathia reported that the amendment is an extension of the current Commercial Property Management Agreement the Commission holds with CB Richard Ellis to manage properties in the downtown area. The incorporated changes follow: ► When the retail space in the Palais Royale is totally occupied, the management responsibilities will be administered by The Morris Performing Arts Center, and the property will be deleted from the management agreement. ► There is a modified fee structure increasing management fees to 6.7 percent; however, it was noted that the fees continue to be under the industry standard of 7 to 10 percent. Mr. Mathia advised that the remainder of the agreement will stay the same and the contract will continue on a year to year basis, including a right to cancel with ILsixty days notice. 9 THERE WAS No HOUSING BUSINESS. South Bend Redevelopment Commission IL Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) C. South Bend Central Development Area (1) continued... Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission approved the First Amendment to the Commercial Property Management Agreement between the South Bend Redevelopment Commission and CB Richard Ellis South Bend. D. Sample -Ewing Development Area (1) Commission ratification requested for Notification of Assignment for JVH, Inc. (Sample -Olive Industrial Study IL Area) Mr. Jon Hunt advised that Item 6.1).1. was related to the TJX Project and reported that the Notification of Assignment would preserve a transfer arrangement between JVH, Inc. and Escrow Agent in order to meet certain provisions of the U.S. Treasury regulations, Section 1.1031(k)- I (g)(4). Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission ratified the Notification of Assignment for JVH, Inc. (Sample -Olive Industrial Study Area) (2) Commission authorization requested to submit Petition to Release Accrued Tax and Remove Property from Tax Rolls for real property acquired by 10 COMMISSION APPROVED THE FIRST AMENDMENT TO THE COMMERCIAL PROPERTY MANAGEMENT AGREEMENT BETWEEN THE SOUTH BEND REDEVELOPMENT COMMISSION AND CB RICHARD ELLIS SOUTH BEND. COMMISSION RATIFIED THE NOTIFICATION OF ASSIGNMENT FOR JVH, INC. (SAMPLE -OLIVE INDUSTRIAL STUDY AREA) South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) D. Sample -Ewing Development Area (2) continued... the Commission and to send a letter to the Indiana Board of Tax Review to release personal property tax. (Allied Products Corporation) Ms. Kolata explained that when the Commission acquired the Allied Products property it assumed responsibility for outstanding property taxes. We intend to petition St. Joseph County to waive the outstanding taxes. The outstanding taxes total $559,081.22 of real property taxes (including past taxes, current taxes and penalties), and $34,085.20 of personal property taxes. Ms. Kolata asked for Commission authorization to submit the petition to St. Joseph County and then to the Indiana Board of Tax Review. Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission authorized the submission of Petition to Release Accrued Tax and Remove Property from Tax Rolls for real property, and to send a letter to the Indiana Board of Tax Review to release personal property tax. (Allied Products Corporation) (3) Commission ratification requested for termination of lease with Jamil Packaging Corporation. (Oliver Plow Works property) 11 COMMISSION AUTHORIZED THE SUBMISSION OF PETITION TO RELEASE ACCRUED TAx AND REMOVE PROPERTY FROM TAX ROLLS FOR REAL PROPERTY, AND TO SEND A LETTER TO THE INDIANA BOARD OF TAx REVIEW TO RELEASE PERSONAL PROPERTY TAX. (ALLIED PRODUCTS CORPORATION) South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) D. Sample -Ewing Development Area (3) continued... Ms. Kolata reported that a requirement of the lease with Jamil Packaging Corporation, a tenant of the Oliver Plow Works complex, required a 180 day notice to vacate the premises. Ms. Kolata advised that Jamil Packaging Corporation was notified to vacate the premises by midnight, Monday, October 8, 2002. Ms. Kolata also noted that the Commission has relocation responsibilities regarding Jamil, and a meeting to discuss relocation matters will be scheduled in the near future. %04 Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission ratified the termination of lease with Jamil Packaging Corporation. (Oliver Plow Works property) (4) Commission approval requested for Third Amendment to Agreement for Professional Services with Hull & Associates, Inc. (General environmental consulting services, Studebaker /Oliver Project) Ms. Kolata reported that staff anticipates entering into a new contract with Hull & Associates for the next phase of the Studebaker /Oliver project. In the interim, Hull's general consulting services will still be needed. A third 12 COMMISSION RATIFIED THE TERMINATION OF LEASE WITH JAMIL PACKAGING CORPORATION. (OLIVER PLOW WORKS PROPERTY) South Bend Redevelopment Commission IL Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) D. Sample -Ewing Development Area (4) continued... amendment to the existing agreement increases the total amount of the contract for general environmental consulting services from $25,000 to $30,000. Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission approved the Third Amendment to Agreement for Professional Services with Hull & Associates, Inc. (General environmental consulting services, Studebaker /Oliver Project) (5) Commission approval requested for Escrow Agreement with L.H. Leasing Corporation. Mr. Jon Hunt reported that the agreement is related to the TJX Project. With a total purchase price of $2.4 million for the site, a payment of $600,000 would initially be made and $1.8 million escrowed. Mr. Hunt noted that as the site is conveyed there would be a pro rata release of the proceeds. Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission approved Escrow Agreement with L.H. Leasing Corporation subject to approval of the Contract For Sale Of Land between the City of South Bend, the South Bend Redevelopment Commission, AJW South Bend Realty Corp. and TJX IL Companies, Inc. 13 COMMISSION APPROVED THE THIRD AMENDMENT TO AGREEMENT FOR PROFESSIONAL SERVICES WITH HULL & ASSOCIATES, INC. (GENERAL ENVIRONMENTAL CONSULTING SERVICES, STUDEBAKER/OLIVER PROJECT) COMMISSION APPROVED ESCROW AGREEMENT WITH L.H. LEASING CORPORATION SUBJECT TO APPROVAL OF THE CONTRACT FOR SALE OF LAND BETWEEN THE CITY OF SOUTH BEND, THE SOUTH BEND REDEVELOPMENT COMMISSION, AJW SOUTH BEND REALTY CORP. AND TJX COMPANIES, INC. South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) D. Sample -Ewing Development Area (6) Commission approval requested for Grant Of Temporary Easement with L.H. Leasing Corporation. Mr. Jon Hunt reported that the easement is related to the TJX Project. Presently, there is a street through the site that serves the various tenants and properties. The street will be vacated as part of the overall project; however, to allow access for current tenants, service personnel and maintenance, the City will give temporary easement until the street is closed for construction. Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission approved the Grant of Temporary Easement with L.H. Leasing Corporation subject to approval of the Contract For Sale Of Land between the City of South Bend, the South Bend Redevelopment Commission, AJW South Bend Realty Corp. and TJX Companies, Inc. E. Airport Economic Development Area (1) Commission approval requested to purchase maintenance equipment for Blackthorn Golf Course. ( Fuerst Harrow rake) Mr. Jon Hunt reported that three quotes have been received to purchase a Fuerst Harrow Rake for the Blackthorn Golf 14 COMMISSION APPROVED GRANT OF TEMPORARY EASEMENT WITH L.H. LEASING CORPORATION SUBJECT TO APPROVAL OF THE CONTRACT FOR SALE OF LAND BETWEEN THE CITY OF SOUTH BEND, THE SOUTH BEND REDEVELOPMENT COMMISSION, AJW SOUTH BEND REALTY CORP. AND TJX COMPANIES, INC. South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) E. Airport Economic Development Area (1) continued... Course. This item was approved in the 2002 capital improvement budget for the golf course. The proposals are as follows: Kenney Outdoor Solutions $840.00 Southport Lawn Equip., Inc. $895.00 Scotty's Lawn Equipment $900.00 Staff recommends accepting the proposal from Kenney Outdoor Solutions for $840.00. Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission approved the proposal from Kenney Outdoor Solutions in the Airport Economic Development Area. (Provide Fuerst Harrow Rake for Blackthorn Golf Course) F. South Bend Medical Services District There was no business. G. West Washington- Chapin Development Area There was no business. H. Rescission and Reconsideration of Items 6.D.5. and 6.D.6. Mr. Hunt requested that the 04/19/02 ,. Commission action on Items 6.D.5. and 6.13.6. be rescinded and those items be re- opened. 15 COMMISSION APPROVED THE PROPOSAL FROM KENNEY OUTDOOR SOLUTIONS IN THE AIRPORT ECONOMIC DEVELOPMENT AREA. (PROVIDE FUERST HARROW RAKE FOR BLACKTHORN GOLF COURSE) THERE WAS NO BUSINESS IN THE SOUTH BEND MEDICAL SERVICES DISTRICT. THERE WAS NO BUSINESS IN THE SOUTH BEND WEST WASHINGTON -CHAPIN DEVELOPMENT AREA. South Bend Redevelopment Commission Regular Meeting —April 19, 2002 C 6. NEW BUSINESS (CONT.) A H. Rescission and Reconsideration of Items 6.D.5. and 6.D.6. continued... Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission rescinded actions previously taken on Items 6.D.5 and 6.D.6. 6. D. (5) Commission approval requested for Escrow Agreement with L.H. Leasing Corporation. Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission approved Item 6.D.5. Escrow Agreement with L.H. Leasing Corporation without conditions. 6. D. (6) Commission approval requested for Grant Of Temporary Easement with L.H. Leasing Corporation. Upon a motion by Ms. Roemer, seconded by Ms. Jones and unanimously carried, the Commission approved Item 6.D.6. Grant of Temporary Easement with L.H. Leasing Corporation without conditions. Mr. Inks requested that the meeting be recessed until Wednesday, April 24, 2002 at 8:00 a.m. to approve the Contract For Sale Of Land between the City of South Bend, the South Bend Redevelopment Commission, AJW South Bend Realty Corp. and TJX Companies, Inc. which was not yet finalized. It is expected to be available for review and approval early next week. 16 COMMISSION RESCINDED ACTIONS PREVIOUSLY TAKEN ON ITEMS 6.D.5 AND 6.D.6. COMMISSION APPROVED ITEM 6.D.5. ESCROW AGREEMENT WITH L.H. LEASING CORPORATION WITHOUT CONDITIONS. COMMISSION APPROVED ITEM 6.D.6. GRANT OF TEMPORARY EASEMENT WITH L.H. LEASING CORPORATION WITHOUT CONDITIONS. 14 South Bend Redevelopment Commission Regular Meeting —April 19, 2002 6. NEW BUSINESS (CONT.) H. Rescission and Reconsideration of Items 6.D.5. and 6.D.6. 6.D.6. continued... Mr. Inks advised that the staff will proceed to close on the purchase of the property at 1:00 p.m. today, as the City has decided to demonstrate good faith while remaining contract issues are clarified. There were no objections and the MEETING RECESSED meeting was recessed at 10:40 a.m. Mr. Hunt reconvened the meeting on MEETING RECONVENED Wednesday, April 24, 2002 at 8:00 a.m. 5. A. (1) Commission approval requested for Contract For Sale in the Sample - Ewing Development Area. Mr. Inks reported that the Contract For Sale Of Land for private development is between the City of South Bend, the South Bend Redevelopment Commission, AJW South Bend Realty Corp. and TJX Companies, Inc. It is for the sale of 70.95 acres of property at the southeast corner of Sample and Olive streets. The purchase price is $32,500 per acre; totaling $2,305,875.00. It is a two phase construction project for an 800,000 sq ft warehouse and distribution center. An estimated 857 jobs will be created. In a brief overview, Mr. Inks outlined the City's responsibilities as follows: 17 South Bend Redevelopment Commission Regular Meeting —April 19, 2002 5. OLD BUSINESS (CONT.) A. Sample -Ewing Development Area (1) continued... ► Earth work on the site. ► Relocation of utilities. ► Demolition of existing buildings. ► Remediation of environmental conditions that have been identified and currently exist on the site. ► By July 1, 2002, close on sale and deliver to AJW South Bend Realty Corp. phase I of the site so construction can begin, and by April 2003 deliver the balance of the site (phase II) and finish any remaining demolition and remediation. Mr. Inks noted a key provision of the agreement is providing the Company with environmental indemnification. Upon a motion by Ms. Jones, seconded by Ms. Roemer and unanimously carried, the Commission approved the Contract For Sale of Land in the Sample -Ewing Development Area. (City of South Bend, South Bend Redevelopment Commission, AJW South Bend Realty Corp. and TJX Companies, Inc.) 7. PROGRESS REPORTS There were no progress reports. IL 18 COMMISSION APPROVED THE CONTRACT FOR SALE OF LAND IN THE SAMPLE -EWING DEVELOPMENT AREA. (CITY OF SOUTH BEND, SOUTH BEND REDEVELOPMENT COMMISSION, AJW SOUTH BEND REALTY CORP. AND TJX COMPANIES, INC.) THERE WERE NO PROGRESS REPORTS. South Bend Redevelopment Commission Regular Meeting —April 19, 2002 8. NEXT COMMISSION MEETING The next Regular Meeting of the Redevelopment Commission is scheduled for May 3, 2002 at 10:00 a.m. 9. ADJOURNMENT NEXT COMMISSION MEETING There being no further business to come before the ADJOURNMENT Redevelopment Commission, Ms. Jones made a motion that the meeting be adjourned. Ms. Roemer seconded the motion and the meeting was adjourned at 8:06 a.m. Robert W. Hunt, President 19 W., �j �!- -, � Z' � � Donald E. Inks, Director