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HomeMy WebLinkAboutRM 08-19-77August 19, 10:00 A.M. Presiding 1. ROLL SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING 1977 Officer: F. Jay Nimtz, President L Commissioners Present 1 Counsel News Media Gues Commubit.Y Develo LPA Staff t 1200 County -City Bldg. 217 W. Jefferson Blvd. South Bend, IN. 46601 Mr. F. Jay Nimtz, President Mr. Donald A. Wiggins, Vice President Mr. A. Peter Donaldson, Secretary Mr. Robert J. Cira, Asst. Secretary Mr. Lloyd Robinson, Sr., Member Mr. Kevin J. Butler Mr. Edward Chapleau Mr. Dave Anderson, WNDU Reporter Mr. Jim Holloway, WNDU Photographer Ms. Kathleen Harsh, Tribune Reporter Ms. Andrea Wood, WSBT Reporter Mr. Larry Ford, WSJV -TV Reporter Mr. Mike Newman, WSJV -TV Photographer Mr. J.V. Becker, Office Engineers Ms. Patricia J. Hughes, Lane Bryant Ms. Edith Hawley, Jefferson Book Store Mr. Edgar Wertheimer, Newmans Mr. John J. Lehner Mr. Chester J. Chandler Ms. Barbara Schankerman Mr. John E. Davis Mr. C. Wayne Brownell Mr. Marc Brammer Ms. Christine L. Trippel Mrs. Jane A. Zimmerman Soul Regt 2. h Bend Redevelopment Commission lar Meeting st 19, 1977 APPROVAL OF MINUTES )n motion by Mr. Wiggins and seconded by Mr. Cira and carried, :he Minutes of the Regular Meeting of August 5, 1977, were tpproved as mailed, and the Minutes of the Special Meeting )f August 12, 1977, were approved as mailed with the following :orrections to those Minutes: "Page Three, Paragraph Three, the word "Center" appears in two places in referring to Century Mall, this word "Center" should be deleted; and on Page Five, the paragraph "We plan to have a resolution on the agenda of the Area Plan Commission on the evening of August 16, 1977." This was on the memorandum that was read into the minutes but was omitted in error." 3. (CLAIMS n motion by Mr. Wiggins, seconded by Mr. Cira and carried, the laims in the amount of $10,774.69 were approved as submitted and ere allowed and ordered to be paid. IROJECT EXPENDITURE ACCOUNT INDIANA R -66 tedevelopment Revolving Fund $ 7,569.75 TOTAL $ 7,569.75 ZEDEVELOPMENT DISTRICT CAPITAL Fhe Abstract and Title Corporation $ 50.00 lames R. Meehan & Associates 8.14 TOTAL $ 58.14 E South end Redevelopment Commission Regula Meeting August 19, 1977 3. 4 IMS (Continued) REDEVELOPMENT REVOLVING FUND Pa roll: 7 -16 -77 thru 7 -29 -77 $ 2,734.04 International Business Machines Corporation 247.35 International Business Machines Corporation 82,20 Os co Drugs 21.56 Po tmaster 23.35 Si ger General Tire, Inc. 16.50 Xe ox Corporation 11.80 Mr . Wendy Winters Thornton 10.00 a. [PIN TOTAL $ 39146.80 GRAND TOTAL $10,774.69 IMUNICATIONS Letter dated August 10 , 1977, from Thomas A. Oesterling to the - Hickey Company reference the inspection of urban Renewal Project Indiana R -66 Phase III Contract #5 as part of Contract'3 year guarantee against defective material or workmanship. Mr. Nimtz requested that this be received and placed on file to wait further report from Hickey Company. Letter dated August 15, 1977, from Mrs. Kathy Skiba of Legal Services Program of Northern Indiana, Inc. regarding further complaint from Mrs. Frances Jackson about work completed on her home five years ago under Project E -5. Mr. Brownell explained that her complaint was based on a paint job that was done five years ago, to which she complained was poor work, upon our inspection, it was decided that this was just normal wear on the paint. She also complained of the lack of gutters and downspouts, which was taken care of by Change Order #1, which eliminated the gutters and downspouts in favor of needed electrical work, agreed to in 1972, as signed by her, and therefore, not a valid complaint. She now has new complaints about electrical work, roof trim, and other defects not explained. Mr. Nimtz directed this be received and referred to legal counsel. �3 South qend Redevelopment Commission Regulat Meeting August 19, 1977 4. COMMUNICATIONS (Continued) c. Letter, dated August 18, 1977, from Richard S. Johnson, Executive Director, Area Plan I Commission of St. Joseph County and Resolution No. 45. This letter indicated the approval of Resolution No. 45 by the Area Plan Commission on August 16, 1977. Mr. Nimtz directed this be received and placed on file. 5. OLD BUSINESS a. Approval is requested of contract for Re -Use Appraisal of Indiana R -57 with Mr. John Pence. b. Approval is requested of contract for the Re -Use Appraisal of Indiana R -57 with Mr. Jerome E. Michaels. Mr. Brownell reported that R -57 has been closed out, but we have land that we have to have appraised through the re -use appraisal contracts in order that we may sell this land. Mr. Wiggins moved the contract with Mr. Pence be approved, seconded by Mr. Cira and unanimously approved. Mr. Robinson moved the contract with Mr. Michaels be approved, seconded by Mr. Wiggins and unanimously approved. Mr. Brownell reported that the water fountains are all installed and all are in working order. 6. NEW BUSINESS a. I The Commission approval was requested of the following 312 loans. Lowree McDonald 1414 East Sorin Gladys Clarke 903 Sancome Richard Chatman 414 North Allen 4 Loan No. 18 /MC- 11/9/1 -77 Amount: $3,450.00 Loan No. 18 /MC- 11/10/1 -77 Amount: $5,300.00 Loan No. 18 /MC- 11/11/1 -77 Amount: $4,600.00 South Be Regular August 1 6. NEW 7. d Redevelopment Commission eeting , 1977 INESS (Continued) Aloy ius Humphrey 1519 Virginia Jame3 Meehan 1029 North Allen Rick Kenney 1105 North Cleveland Mich el Bankowski 1112 East Ewing Loan No. Amount: Loan No. Amount: Loan No. Amount: Loan No. Amount: 18 /MC- 11/12/1 -77 $10,450.00 18 /MC- 11/16/1 -77 $9,750.00 18/MC- 11/17/1 -77 $1,700.00 18 /MC- 11/18/1 -77 $3,450.00 A loan request for John Sesson of 509 East Indiana (Loan No. 18 /MC -11/ 14/1-77) for $4,500.00 was cancelled. Also, a loan request for A. B lardes of 81.9 Cushing (Loan No. 18/MC- 11/12/1 -77) for $4,500.00 was postponed until completion of estimates. Mr. limtz disqualified himself as a voting member in this matter, as he r presented one of the above loan requests in an estate matter, and Ir. Wiggins took over as chairman. Mr. Robinson moved for the appr val, Mr. Cira seconded and the motion carried. Mr. Wiggins directed Mr. limtz to resume the chair. DISCUSSION Mr. ertheimer not being present at this time the Chair acknowledged Mrs. Hawley in his absence. Mrs. Hawley read the following statement to the Commission: 'I expressed my views on this subject (on the subject of the proposed Cent ry Mall) at your August 5th meeting.) These views are a matter of reco d in your minutes of that meeting. I have not changed those views. owever, I have been accused of opposing progress. I would like this Commission to understand that I do not object to the rejuvenation of the downtown area. I do not object to the Mini -Mall, in fact, I approve. I do o ject to the demolition of sound buildings and the displacement and possible destruction of existing businesses. Build your mini -mall, but build it on land that you have already denuded." 5 South Bend Redevelopment Commission Regular Meeting August 19, 1977 7. FL OR DISCUSSION (Continued) sic the Th( II the ini ani Pl( or col fay en( Th( pe( Mai AS I am Chair recognized Ms. Barbara Schankerman. "I submit to this Redevelopment Commission a copy of a petition ed by approximately 200 persons. This petition was presented to Historical Preservation Commission Monday night, August 15, 1977. petition reads as follows:" We, the undersigned Downtown Merchants, Downtown Workers, and Downtown Shoppers, support the concept of a revitalized Downtown. However: We the undersigned Downtown Merchants, Downtown Workers, and Downtown Shoppers, object to the needless demolition of sound buildings to make way for the proposed Century Mall. The slated tearing down of the Odd Fellows Building is a case of needless demolition to make way for Century Mall. Therefore: We urge the Historic Preservation Commission and the South Bend Common Council to do everything in their power to save the Odd Fellows Building. Specifically: We urge the Historic Preser- vation Commission to recommend that the Odd Fellows Building be declared an historic landmark and we urge the South Bend Common Council to make this landmark status of the Odd Fellows Building official. ope that this Commission, as well as the named agencies, will consider desire of the about 200 people very carefully. Too often when an ividual presents a petition to a governmental agency, that individual his comments are considered with greater weight than the petition. ase, as you consider the petition, put aside whether or not you like agree with me, my politics or other political activities, or my ments this morning. As you judge this petition, consider only the t that MANY people want the Odd Fellows Building saved and cared ugh to take the time and effort to sign the petition. comments as people signed the petition were quite impressive. Many ple thanked us for an opportunity to express themselves on the issue. y saw it as a way to at least do something. A great number of people ED if they might sign the petition, and, of all the people, I, myself, roached, only two declined. Sou Aug i Bend Redevelopment Commission ar Meeting A 19, 1977 7. IFLOOR DISCUSSION (Continued) ne lady heard of the petition and as she was going out of town and ould be unable to sign a copy of the petition sent me the following etter to submit: "August 11, 1977 - -- I would like to voice my opinion concerning the possible demolition of the Odd Fellows Building. As long as this building serves a useful purpose in this community and as long as it is kept in good condition, I can see no advantage to be gained by tearing it down. It's a fine structure and should be saved." -- Signed: Annette Leszcynski of 56860 Hollywood Blvd., South Bend, Indiana 46619. would like to make three pertinent points regarding Century Mall: firstly, I was aghast at the comments made at a meeting last week by Redevelopment Commissioner. I refer to a comment that chain stores re the trend with the definite inference that what South Bend needs o be concerned with is big business and chain stores and not our mall merchants. I hold a BS in Marketing from Indiana University/ loomington and have done work on my MBA at Notre Dame. I am ualified to give a professional response to this attitude: not nl y is there still room for the small businessman, but there is a rowing strength in small retailing. Retailers who offer service and pecialization are a very important retailing institution today. his type of retail establishment is securing gains as a type of etail operation. The small businessman is vulnerable. Competition is een. Innovation is his key to success. With some vigor, aggressiveness, lexibility, and imagination, the small businessman can have a very right future. take exception, also, with the prejudicial and unsubstantiated remark f another Commissioner who stated at the August 5th Redevelopment eeting that "most outcomes are dependent on the efforts of the erson in business. Business owners are still going to have to do ome hustling on their own, and further, the idea of doing three or our times the business didn't appeal to some, some didn't want to ork that hard... this is what happens when you increase traffic." et us remember: of the 120 businesses moved, only 20 exist today. his 83% failure rate is NOT due to merchants not working hard enough. suggest you look into the real cause of these failures. 7 South Regul Augur Bend Redevelopment Commission it Meeting 19, 1977 7. F OOR DISCUSSION (Continued) S condly, before members of this Commission or members of any g vernmental agency make any more decisions regarding Century Mall o the needs of Century Mall, they should be sure there will be a C ntury Mall. So far there is no binding commitment forcing Al Candler and the other seven investors to build the mall if the C ty acquires and clears the land. The eight investors should be a ked to put up a sizeable bond before any governmental agency d es any more toward the development of the mall or with the mall ii mind. We cannot afford to act on a promise; we should have 1 arned that with Associates. What we DO NOT need is more open s ace. T irdly, there is a feeling that whether or not the mall is stymied d pends solely on whether or not the Odd Fellows Building is declared ai historic landmark. I do not know where anyone got the idea that iF the Historical Preservation Commission does not try to save the Old Fellows Building, the rest of the way toward the mall's develop - m nt will be "smooth sailing ". Regardless of what the Historic P enervation Commission does regarding the Odd Fellows Building, t e Century Mall still might get stymied. A I collected signatures, I talked to many Downtown Merchants, Workers, a d shoppers. The Downtown Merchants are going to fight. They are g ing to fight,and fight, and fight. Ilhave three questions I would like answered this morning: 1 w I Do we I Was an economic feasibility study done? If the answer is YES, ►ere are the facts and figures? If the answer is NO, why not? wing an architect's drawing but no economic feasibility study means ie redevelopment plans are based on a picture. How can you interpret ie economic viability of a plan or decision from an architect's -awing? We need facts and figures. Such economic data should point it as an example: a. How many local merchants and how many chains are anticipated in Century Mall? b. What is the opportunity cost of this redevelopment to the City of South Bend, the downtown merchants, downtown workers, and downtown shoppers? c. Why is only a two floor building to be constructed on prime property? One would think we should build a high rise on prime property. have the answers? South Bend Redevelopment Commission Regular Me ting August 19, 1977 7. FLOOR DISCUSSION (Continued) 2) Wa there an Environmental Impact Statement written as required by HUD? Who put input into this statement? Is this everyone that is affected and everyone that is supposed to have input into the Impact Statement? 3) Mr. Nimtz: At the last meeting of the Historical Preservation Co mission, a Commission which you are also a member, you ex lained relocation funding for a merchant who is a tenant. P1 ase reiterate that and expound on what you said Monday ev "ni ng . As I onclude, I would like to caution in the words of Sir Winston Churc ill: 'If we open a quarrel between the past and the present, we sh 11 find that we have lost the future.'" Mr. B ownell answered Ms. Schankerman's question regarding the Envir nmental Impact Statement and indicated that this has been caref lly discussed and examined with help from Real Estate Resear,ch Corporation and in addition to this, we have examined the matter with Mr. Al Candler and look at his letters of intent from the tenants, with amounts of rent, percentage of override, of which there are approximately forty letters. We consider this one oF the best assurances that you are going to be able to use them ll. Mr. Candler has eight investors with means that can carry the project, and there are an additional three investors that want o buy 21% of the project. These people have done this type of de elopment before and many are involved in the Block 6 project which has been very successful. In discussing this project with the o ficials in the Area Office of HUD we have been encouraged, as HU will produce a substantial sum of money, (Two Million, One Hundr d Thousand Dollars) and will be contacting the Mayor in a few days about the very matter to which you are referring, namely the conditions that we have to have in order to assure HUD of the viability of this project and that it is sound financially. We feel that we have covered this matter very carefully, we have had experienced appraisers to help in the estimation costs, check properties, and other professional people on relocation and advice on costs of the project, so we feel that we have done a substantial amount of study and prepa ation of this project. Ms. S hankerman asked if we were going to have all chain stores, and w re we pushing out all the local merchants, specifically, how many f these merchants are local merchants? 9 South Regul Augus Bend Redevelopment Commission it Meeting ; 19, 1977 7. F kOOR DISCUSSION (Continued) Mr. Brownell answered by asking Ms. Schankerman how many of the m rchants in North Village Mall did she consider local merchants, aid that this type of question is a difficult one to answer, f r example, Thornburg Drugs in North Village is a yes and no as far as being a local merchant. Mr. Brownell answered M3. Schankerman's second question as to the environmental impact statement, as required by HUD, as a requirement not completed y t. Mr. Nimtz answered also that when items such as the e vironmental impact statements are to be done they will be done. It is in the procedures of the project. Ii answer to Ms. Schankerman's third question, Mr. Nimtz reiterated t at the Indiana law under condemnation provides that the state o the governmental agency, or the semi - public agency, pay the fair cash market value for that property by filing suit against the land owner, and then again, under the Indiana law, any compensation or procedure with any tenant must be between the land owner and tie tenant. As to what has happened here previously has been u der HUD regulations which change. Mr. Brownell is looking into w at the present HUD regulations are as to compensation /relocation grants made to tenants. . Brownell added that on the tenant question, the tenants are also nefitted by Redevelopment as we pay the moving expenses. Fixtures at cannot be moved can also be included in the benefits. M% Brownell continued , We also have a search provision that aids ii the search for anew place. If a tenant doesn't wish to be moved, t ere is a payment that is made in lieu of moving. All of the benefits paid depend on each particular case. S.M. Dix is our consulting firm oi these matters and have done much work in the relocation area. Mr. Nimtz recognized Mr. Edgar Wertheimer, the owner of Newmans and a former Redevelopment Trustee. have been a retailer in the downtown area for the past 25 years, arid have a grasp on what the market is in our area and in other areas sijch as Elkhart, Michigan City. I also have three stores in South Bend. I am not here to challenge the concept, any more than I c allenged the concept of the original plan when I was a trustee, when we hopefully thought we would have more than a hole in the ground today. 10 South Regul Augusi Bend Redevelopment Commission r Meeting 19, 1977 7. %O OR DISCUSSION (Continued) The concept was good, the desires were good, and I think Mr. Carmichael was sincere in what he wanted to do, and it was unfortunate that it didn't come off. I think we are facing a different situation here today, because I would hate to feel that we didn't learn by experience tie pitfalls that could occur in the development of this mini -mall. A ' ain I want to re- emphasize 'I am for the progress of the City, and Ido not wish to challenge the concept. It was also true after we got hurt on the "hole" situation, the original north end of the mall, when we tried to create the "SuperBlock" which collapsed too; and I think there are some reasons why it collapsed. It is my desire and reason of being here this morning in hopes that before this commission and the powers that start swinging the chain that we know where we are going and that you know where you are going." "L I ar an is su to of f s re wh of pr Th no pa in fo ni ads to fo pa ?t me talk about the competitive factor that this mall will be facing. :an tell you that the whole picture for this downtown and our whole ?a will change upon the opening of University Mall. You are adding )ther 100 stores out there, but we haven't added any more people, this not a growing population market. Now, how well can the mini -mall wive if it is created, in face of this additional competition? I )k to be hurt personally in my operation by the creation and opening University Mall- -what chance does this mall strictly on a retailing npetitive basis have for survival and for continuing survival in the Lure? If Sears felt that it was in their best interest to leave the intown, is there sufficient magnitism in this mall to be able to ^vive? When you talk of the mini -mall you must talk in terms of .ailing. Most national new ventures go where the people are and ?re there are indications that the market will grow. Is this true South Bend? My feelings are, give us the people then put up the mall. original concept Jay, was to create a finance, government, civic and )fessional captive audience to service that audience and add to it. fringe shopping that would accrue on the near west side and the near, •th west side is not existant yet. Another factor comes into point, king is a major factor to all retailing and the national average H cates that you need five and one half parking spaces for every square )t of selling, and if what Mr. Brownell announced to the press the other 1ht is true, and we add another department store, will you have !quate parking to serve these people? Another question, is,it is great have three hours of free parking, but the success and the reason the existance of these malls today is the free parking in sufficient king to serve the mall. You could get into a situation with the new 11 South Regul Augus 7. Bend Redevelopment Commission it Meeting ; 19, 1977 LOOR DISCUSSION (Continued) department store where you could be right back where we started originally, that there is not sufficient parking in the area to support the retail enterprise. I don't think providing seven hundred parking spaces even on an in and out basis in place of he Odd Fellows is the complete answer. What additional parking could you provide? Now Mr. Brownell, you mentioned the tenants, I have seen the tenant list. That list means nothing, they are letters of intent. They are not definite leases. You cannot expect to establish in a downtown in a matter of a few years, you need ten or fifteen years, will these tenants who signed letters of intent plan to sign a lease for ten or fifteen years? Most retailers are surviving downtown now because of long -term leases, the only reason I have survived is because you were gracious enough to put parking right in front of my door. Another thing, there is no place to relocate. You cannot take Ed Wertheimer and put him down in the Baer building or block, it would never work, and I would not go. I've got to be and these merchants in business today have to be w ere the traffic is, no matter how restricted, we are still in that area, in the heart of the business area of what there is left, but y u can't put me down by the Baer building or you can't put me north of the New York Fur Shop and expect me to survive. It is out of the question. It is not possible whatsoever. Proof of what I am saying, aid I will give you a small example is, not too far away, we lost Milady Shop and Hanz Rintsch. Why do you think they closed their d ors ?...Because people would not walk that extra block. The business aid the traffic is in this central area. I am doing a viable business by default. I am doing business between eleven and three, the captive a dience. The young woman that works in the office, the secretary, tie nurse ana people tnat nave to d wntown to see the professional N w after that is over, its throu o eration, but it is still viable ii 40 stores, will this woman who p riod of time, she won't have ti oily is the dollar going to be fr 1 0 stores in another area, it is r tailers in the mini -mall unless stand the gap. A new tenant, Mr. c n, because if you put me out of M s. Hawley out of business, she a d I can't relocate. So we wait De downtown, the woman tnat comes Jerson, she will drop into my store. 1h. The downtown store is my smallest If you create a mini -mall and put shops on her lunch hour, or a short ie to shop 40 stores gentlemen, so not igmented from the imposition of another going to be fragmented for those they are substantial enough to with - Brownell, can come in cheaper than we business, I get nothing, if you put bets nothing. She can't relocate a year and a half without any business. 12 South Regul Augus Bend Redevelopment Commission it Meeting ; 19, 1977 7. F�OOR DISCUSSION (Continued) "I happen to be lucky that my survival is not in question, but there ar,e retailers in this room and in this community whose survival is not ii question, but there are retailers in this room, and in this community w ose survival is at stake. I am going to move my headquarters to T wn and Country, and I will still have three stores in South Bend. I'll have Scottsdale, Town and Country, and University Mall. I will still be here, I don't know about the others. If I happen to come back downtown, it will cost me the price of moving, which you say you will compensate for me, a move I do not desire to make, I lose my complete fixture account, there is not compensation for those fixtures. If somebody is to relocate, they have to re- fixture a store at their c st. I lose profits for the years that I am out of business, and t en I have the cost of re- fixturing a new store and occupying a s ace at a higher rental, because the rental will be higher. If y u double or triple the cost of the occupancy, expense survival is a other question. I could go on for quite awhile about the penalties wa suffer, but again, I want to re- emphasize, if the mall has a chance f r success, I will not fight it or stand in the way, but all I request of this board is that you give it more serious thought than the i vestors real estate investment, there is not one merchant, true h nest to god merchant in that investor group. Thank you." Mr. Nimtz thanked Ed and stated that we have always appreciated his counsel and advice. Further, it is unfortunate that Mike Carmichael did not live, however, his son -in -law, Mr. Murphy, is very active in the projects that might add on the drawing board. Mr. Nimtz commented further to Mr. Wertheimer that the Superblock was not our proposal. The Commission is dependent on entrepreneuers, as is known from your past connection with the Commission. We can't go out and get leases or develop this on our own, we are bound by HUD regulations, and are dependent on private enterprise to go out and do this. This project is a group of entrepreneurs willing to put their reputation and money on the line hoping it will go. h . Nimtz recognized Mrs. Pat Hughes, of the Lane Bryant store. s. Hughes asked that in the talk earlier of the feasibility studies, d there been any communications to the utilities in the building of is mini -mall? Under Michigan Street a network of utilities, water, s, electric, and telephone is buried, and in front of Lane Bryant five ton electric transformer is also buried. Have there been studies ne on this? 13 South Regul Augus Bend Redevelopment Commission it Meeting 19, 1977 7. F OOR DISCUSSION (Continued) M . Brownell replied not only studies, but we paid to have the u ilities moved there. M�s. Hughes also asked about the aspect of energy, will it take more e erq_v to maintain the enclosed climate of the mini -mall? M . Brownell replied that he hadn't thought of that, he supposes it w uld, to which Mr. Nimtz added, that this control climate aspect i a trend with malls. M . Wiggins informed Mrs. Hughes that the program encompasses leaving tie utilities where they are, and leaving the street as part of the overall development. Energy is a factor and is one of the reasons the n twork was put there in that fashion. Mr. Brownell added that the plan calls for Michigan Street to be covered over, but not to be selling space, just a corridor, an access. Mrs. Hughes also asked that in the planning of this mall and in the destruction of the building, who makes the decisions as the downtown b longs to the taxpayers of the city, will the taxpayers be given a v ice? . Nimtz replied that the whole plan next comes to the City Council's xt meeting. It will be on their agenda and we presume it will be set r public hearing. However, we do not know exactly what the City uncil. will do with this item on the 29th. s. Hughes questioned the relocation procedure and wondered where she uld be relocated to. Mr. Brownell stated that the relocation regulations at provide areas and benefits is the reason for which we hire S.M. Dix our consultants, to provide to the people who are moved the relocation nefits, and choices to elect, to be moved at a new location with cost imbursed, or not to be moved and get a payment in lieu of moving, up ten thousand dollars. These benefits cannot be explained in advance cause of many alternate choices. 8a. Ir. Brownell reviewed a progress report on the Northeast and Northwest H using assistance programs submitted by Mr. John E. Davis for July, 1977, aid that rehabilitation projects are proceeding, along with expansion of tie Northeast and Northwest areas to provide service to additional home- o' ners. 9. The next Commission meeting will be September 2, 1977. 10. The meeting was adjourned at 11:05 a.m. 14 South BendlRedevelopment Commission Regular Me August 19, ting 1977 ell, Executive U1rec