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HomeMy WebLinkAbout11-10-14 Redevelopment Commission MinutesSOUTH BEND REDEVELOPMENT COMMISSION RESCHEDULED REGULAR MEETING November 10, 2014 9:30 a.m. Presiding: Marcia I. Jones, President 1. ROLL CALL Members Present: Members Absent: Legal Counsel: 227 West Jefferson Boulevard South Bend, Indiana Ms. Marcia Jones, President Dr. David Varner, Vice President Mr. Don Inks, Secretary Mr. Greg Downes Ms. Valerie Schey Mr. Stan Wruble Mr. Benjamin Dougherty, Esq. Redevelopment Staff: Mr. David Relos, Economic Development Specialist Mrs. Cheryl Phipps, Recording Secretary Mr. Jitin Kain, Director, Planning Others Present: Mr. Scott Ford, Executive Director Mr. Brock Zeeb, Director, Economic Resources Ms. Beth Leonard Inks, Director Mr. Paul Singleton, Legal Dept. Mr. Aaron Perri, Downtown South Bend, Inc. Ms. Mo Miller Ms. Judith Palma Mr. Jose L. Diaz Mr. Stan Nycz Mr. Ted Levan Mr. Bill Binder Ms. Loretta Giden Mr. Kurt Crower Ms. Yvonne Bates Ms. Charlotte Bridges Mr. Adal Smith Mr. Conrad Damian Mr. Leonteen Kansh Mr. Andy Ridgeway Ms. Mary Till Mr. Matt Costello 1 South Bend Redevelopment Commission Regular Meeting November 10, 2014 1. ROLL CALL (CONT.) Ms. Benita Rybicki Mr. Ray Milliken Ms. Patricia G. Smith Mr. Ralph Shive Mr. Darnell O'Neal Ms. Linda Wolfson Mr. Don Schefineyer Mr. Rudy Vegh Mr. Craig McMorris Ms. Yvonne Hansberry Ms. Jennifer Williamson Mr. Juan Mr. John White Ms. Barbara White Mr. Eugene Phillips Ms. Michelle Schmidt Mr. Jack Seifer Mr. Tom Terlecki Mr. John Broden Mr. Sam Ammori Mr. Eric Marshall Mr. Carl Williams, Jr. Mr. Jason Pfledderer Ms. Emma Tanner Mr. James Stanford Ms. Sandy Stanford Ms. Cynthia Applewhite Mr. Dous A. Caldwell Mr. Anthony Griffin Mr. Ronald Pope Rev. Lisa Ridgeway Mr. Rafael Paredes Mr. Jose Vargas Ms. Mary Sabo Mr. Bemis Blake Ms. Brenda Blake Ms. Maria P. Resendiz Mr. Luis Hernandez Mr. Edward Levy Mr. Dixon Mwose Mr. Muhammad Shabazz Ms. Flounc Jennings Mr. Eleazar R. Chavez Mr. Dave Gongwer Ms. Veronica Flowers 2 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 1. ROLL CALL (CONT.) Mr. Fabian Corro Mr. Chris Wood Mr. James Keomongkhon Mr. David Wild Ms. Katherine Jones Mr. Tom , Louis Tux Shop Mr. Steve Cebulski Ms. Delfina Hernandez Mr. David Rubin Ms. Shish Rubin Mr. Dave Waszak Ms. Debra Carothers Mr. G. Donald Brown Ms. Colleen Allen Mr. Agustin Lopez Ms. Gail Brodie Mr. Santiago Cruz Mr. Brian Givens Mr. Marc Carrell Mr. Sam Centellas Mr. Randy Rompola, Faegre Baker Daniels Mr. Paulo Radomille Ms. Cindy Radomille Mr. David Buggs Ms. Larissa Buggs Mr. Jesus Navarro Mr. Jim Cronk Ms. Eveline O'Neal Mr. Bobby J. Clark Ms. Denise Clark Ms. Zondra Quinn Ms. Gwendolyn Peebles Ms. Verlie Manns Ms. Connie Schaffer Ms. Lynn Collier Ms. Maria Arellamo Mr. Roberto Mucino Mr. Benjamin Delgado 2. APPROVAL OF MINUTES A. Approval of Minutes of the Regular Meeting of Thursday, October 30, 2014. Upon a motion by Mr. Downes, seconded by Mr. Inks and unanimously carried, the Commission approved the Minutes of the Regular Meeting of Thursday, October 30, 2014. 3 South Bend Redevelopment Commission Regular Meeting November 10, 2014 3. APPROVAL OF CLAIMS 324 AIRPORT AEDA Weaver Boos Consultants Interstate Environmental Services South Bend Water Works South Bend Parks & Recreation Faegre Baker Daniels Plews Shadley Racher & Braun LLP 420 FUND TIF DISTRICT -SBCDA GENERAL South Bend Water Works South Bend Parks & Recreation 422 TIF DISTRICT WEST WASHINGTON South Bend Parks & Recreation 429 FUND NORTHEAST DISTRICT ARC 430 SOUTH SIDE DEVELOPMENT AREA D LZ Walsh & Kelly McDonald USA LLC Meridian Title Corp Lawson Fisher Associates South Bend Parks & Recreation Cardno JFNew 7,385.93 Lafayette Blvd & 600 United Dr. 246,903.39 Assessment and Remediation at Ignition Pk 99.38 4224 Fellows St / 4212 Fellows St 3,389.20 Lawn Care 7,880.12 Ignition Pk 18,877.00 ARG Corp /Environmental /Union 1,457.97 Station /Bosch /Honeywell 401.35 103 W Colfax 708.00 Lawn Care 118.60 Lawn Care 64.49 Prints/Copies 124.24 Bowen St. Sidewalk RW 85,277.38 Fellow St Roadway Improve 351115.00 Purchase Right of Way 300.00 Eckman 57,075.00 Chippewa /Michigan Round About 36.80 Lawn Care 1,457.97 Fellow St 465,213.85 Upon a motion by Mr. Downes, seconded by Ms. Schey and unanimously carried, the Commission approved the Claims submitted November 10, 2014. 4. COMMUNICATIONS There were no Communications. S South Bend Redevelopment Commission Regular Meeting November 10, 2014 5. OLD BUSINESS There was no Old Business. 6. NEW BUSINESS A. Public Hearings Mr. Relos noted that, contrary to the resolution titles listed on the Agenda, the Public Hearings concern the declaratory resolutions, not the confirming resolutions. Therefore, the declaratory resolutions have been listed here for public hearing, and approval of the confirming resolutions follow the hearings. (1) Public Hearing on Resolution No. 3227 designating and declaring a certain area as a Redevelopment Area for the purpose of amending the boundaries of the South Side Development Area and its Allocation Area and to amend the Development Plan for the South Side Development Area. Mr. Scott Ford, Executive Director, Community Investment made a presentation explaining the consolidation and realignment of the various Tax Increment Financing areas. Mr. Ford noted that at least twelve public meetings were held over the last few months regarding the proposed changes to the South Bend Central, Northeast Neighborhood, Airport Economic and South Side Development Areas. His presentation addressed why we want to make these changes to the TIF areas, what that means, and what opportunities will be created as a result of the changes. The City of South Bend is proposing to redraw its Tax Increment Financing (TIF) districts to allow additional public resources to be spent in our neighborhoods. A survey of the Common Council members a couple of years ago, placed a high degree of importance on economic development, but also on curbs and sidewalks, vacant and abandoned housing, and the commercial corridors. On the basis of that survey, the staff of Community Investment (DCI) determined to execute on those priorities. The mission of DCI, is to spur investment in a stronger South Bend. We do that by attracting and retaining growing businesses, connecting residents to economic opportunities and planning for vibrant neighborhoods. Mr. Ford noted that 2014 has been a good year for economic development, the first item in DCI's mission. Through redevelopment activities we've been able to sign twenty -one major public - private partnerships resulting in $175M of new private investment. That investment generates over $5M of new taxes each year. He showed a map of where those projects located - - -all are in TIF areas because TIF funds were available to assist a project in TIF areas. Related to the second item in our mission, those economic projects resulted in the creation of 1,300 new jobs, almost 400 of which will come online in 2014. The unemployment rate in South Bend has declined 25% since 2012. One of the ways we've been able to connect South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (1) continued... people to jobs is through the SMART program (Supporting Manufacturers and Regional Talent). SMART is a partnership between the City of South Bend, the City of Mishawaka, and American Electric Power to fund scholarships for 48 residents to go through a training program for jobs that we know exist, but are unfilled. Manufacturers identified unfilled jobs and Work One and Ivy Tech created training programs for those specific jobs. 15 of the first 18 graduates of the program are now employed. Mr. Ford noted that Nello Corp., a manufacturing plant from Texas, is going to be a transformative project, with 530 jobs. . Mr. Ford, then, addressed planning for vibrant neighborhoods. A number of projects are underway, including Ignition Park and Smart Streets. But he focused on the West Side Main Streets Revitalization Plan because that is a key driver for why we are seeking to amend the boundaries of the redevelopment districts. Completed in fall 2014, the West Side Main Streets Plan is a living plan, to be guided by a vetting committee made up of community leaders who live and work around Lincolnway West and Western Ave. The objective is to create a sense of identity around key nodes along those streets and create some recreational amenities, such as the west side greenways trail, expand some parks and improve the city cemetery. We intend to create facade grant programs, install street trees and furniture, create parallel parking, and stripe the streets. To address business assistance, we will have training for startup businesses and talk with banks about targeting their Community Reinvestment Act (CRA) funds in these neighborhoods. Mr. Ford noted that there has already been some action toward the planning for vibrant neighborhoods mission. It was announced this summer that the South Bend Mutual Homes project has been funded. That project will build twenty -four new co -op homes, an innovative approach to affordable housing that has a social and economic component in addition to the housing. Mr. Ford noted that we have just completed the city budgeting process, for which the TIF reorganization is a critical piece to fund the plan. Planning for zoning revisions is underway now. Improvements that can be made with approval of the TIF realignment are: improvements along Western Ave. with the addition of on- street parking and street trees; curbs, sidewalks and other lighting improvements; infrastructure improvements at intersections on Western/Olive and Lincolnway West /Martin Luther King Drive; curbs, sidewalks, water and sewer connections to support housing revitalization; bus shelters; a west side multi - purpose trail; fagade matching grants; business assistance programs; support for the industrial expansion along the railroads; and institution of the ambassador program. Mr. Ford explained what TIF (Tax Increment Financing) is. TIF only pertains to commercial development. The net assessed value of businesses in the TIF district is multiplied by the tax rate. Those taxes go to the various taxing jurisdictions. However, DI South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (1) continued... when a TIF district is established, the net assessed value within that TIF district is calculated and that calculated number becomes the baseline for determining TIF. Any additional assessed value from new development, over and above the baseline assessed value at the time the TIF district was created, becomes the Tax Increment. That new assessed value is multiplied by the same tax rate, but instead of going to the various taxing jurisdictions, those taxes are dedicated to improving the TIF district further to attract new businesses. The taxes on the baseline assessed value continue to be divided between all relevant taxing jurisdictions. The increment is the new assessed value over and above the baseline assessed value. TIF can be used to fund local public improvements such as sewers, curbs, sidewalks, streets, public facilities, as well as to support workforce training programs and encourage job creation. Being part of a TIF district will not affect resident or business taxes. The tax rate remains the same. It does not impact zoning, an individual's ability to buy or sell, or property insurance rates, etc. Mr. Ford explained that the goals of this TIF realignment are: fiscal stewardship, economic development and neighborhood revitalization. In terms of fiscal stewardship, we know that as a city we have a number of set costs. The extent to which TIF can take some pressure off of the general fund by funding things like infrastructure will help the city with its budgeting. Going through this process has also enabled us to clean up the tax record data where there were discrepancies as to whether a property was within a TIF district or not. In terms of economic development, we are forecasting at least 2,020 jobs coming online in the next five years and almost $500M of private investment. In terms of neighborhood revitalization, this TIF realignment will allow implementation of the Main Streets Plan, implementation of Smart Streets, the ability to invest in parks, curbs and sidewalks, and the continued expansion of Light Up South Bend. Mr. Ford noted that the areas that are being added to TIF districts total 666 net acres, of which 60% are on the west side along Lincolnway West and Western Avenue, 20% on the east side of the St. Joseph River, around the Farmers' Market and the north side of the IUSB campus, and another 20% in the Sample Street industrial zone. In addition to the new parcels being added to the Airport and Northeast Neighborhood TIF districts, the South Bend Central Development Area TIF is being divided at the river and added to the newly named River West TIF and River East TIF, respectively. Mr. Ford noted that the amount of taxes collected from TIF has remained level for the last twelve years. This realignment will not significantly increase the taxes collected in TIF areas. Rather, it changes and increases where those funds may be spent. Mr. Ford's presentation was concluded. 7 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (1) continued... Mr. Relos noted that the Public Hearing file for Resolution No. 3227 is complete, containing the following items: (1) a copy of the Notice of Hearing; (2) a copy of Resolution No. 3227; (3) a copy of the Area Plan Commission's Resolution No. 237 -14 approving the Commission's declaratory resolution; (4) a copy of the South Bend Common Council Resolution No. 4402 -14 approving the Area Plan Commission's resolution; (5) affidavits from the South Bend Tribune and the Tri- County News that the Notice of Hearing was published in those newspapers on October 31, 2014; (6) a statement from David Relos that affected property owners were mailed a copy of the Notice of Hearing on October 31, 2014; (7) a statement from David Relos that on October 30, 2014 both the neighborhood associations and taxing units were sent a copy of the Notice of Hearing; (7) as of 9:00 a.m., November 10, 2014 there were no written remonstrances received concerning Resolution No. 3227. Ms. Jones opened the Public Hearing on Resolution No. 3227 for anyone who wished to speak. There was no one who wished to speak. Ms. Jones closed the Public Hearing for whatever action the Commission wished to take. (2) Consideration of Resolution No. 3254 confirming a declaratory resolution and amendment to the Development Plan for the South Side Development Area adopted by the South Bend Redevelopment Commission. Upon a motion by Mr. Downes, seconded by Mr. Varner and unanimously carried, the Commission approved Resolution No. 3254 confirming a declaratory resolution and amendment to the Development Plan for the South Side Development Area adopted by the South Bend Redevelopment Commission. (3) Public Hearing on Resolution No. 3228 designating and declaring certain areas as Redevelopment Areas and adding certain territory from the South Bend Central Development Area for the purpose of amending the boundaries of the Northeast Neighborhood Development Area and the Northeast Neighborhood Development Area Allocation Area No. 1 and approving an amendment to the Development Plan for said area. Mr. Relos noted that the Public Hearing file for Resolution No. 3228 is complete, containing the following items: (1) a copy of the Notice of Hearing; (2) a copy of Resolution No. 3228; (3) a copy of the Area Plan Commission's Resolution No. 237 -14 approving the Commission's declaratory resolution; (4) a copy of the South Bend Common Council Resolution No. 4402 -14 approving the Area Plan Commission's resolution; (5) affidavits from the South Bend Tribune and the Tri- County News that the Notice of Hearing was published in those newspapers on October 31, 2014; (6) a statement from David Relos that South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (3) continued... affected property owners were mailed a copy of the Notice of Hearing on October 31, 2014; (7) a statement from David Relos that on October 30, 2014 both the neighborhood associations and taxing units were sent a copy of the Notice of Hearing; (7) as of 9:00 a.m., November 10, 2014 there were no written remonstrances received concerning Resolution No. 3228. Mr. Relos noted that the modification being made to the Northeast Neighborhood Development Area Development Plan is to change its name to the River East Development Area. Ms. Jones opened the Public Hearing on Resolution No. 3228 for whoever wished to speak. Ms. Denise Clark: Will any of the residents in that area have to be relocated for this expansion? Mr. Relos: No, it just brings you within the boundary of the Northeast Neighborhood Development Area. Ms. Clark: I'm in that boundary, sir. Mr. Relos: It's bringing you in. If you received a letter, you are currently outside the boundary. Ms. Clark: Yes, I'm on Parry St. Mr. Ford: You will not be relocated as a function of being within the boundary. It's just changing the area in which we can spend money. It's not going to impact your property. The Redevelopment Commission does not have the power of eminent domain, so you will not be forcibly relocated. Mr. Chris Wood: I saw from the presentation that some of the money from this TIF is going to go to the Eddy St. area. My question is, since that area is doing so well, shouldn't it be self - supporting to support the second phase? Why do you need my money? Secondly, if I had a choice, I'd rather my money go to schools, police, fire, etc., rather than Eddy Street Commons where it seems like that area benefits Notre Dame. I realize the tax benefit to the city, but usage is what I mean. Mr. Ford: That's a great question. Two points to it: by your money - - -do you own a business, or is it just a house? 9 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (3) continued... Mr. Wood: It's a business. Mr. Ford: Because no residential taxes would be affected by this. When we show the Northeast Neighborhood Development Area, there is a TIF within a TIF. The TIF within is Eddy Street Commons. If you are located in the yellow (on the map) you would not be funding anything in the Northeast Residential TIF (brown on the map). Additionally, this TIF expansion only addresses the "increment," so if your business is already in place, your taxes will go to the various taxing jurisdictions they already go to. It's only taxes from a newly constructed business or a business expansion that would be claimed by the TIF district. Mr. Wood: OK, currently my taxes go to the general fund, right? Now I'm put into this TIF. Where do my taxes go. Mr. Ford: Still to the general fund. That won't change. Mr. Wood: OK, thanks. Unidentified speaker: You are talking about Farmers' Market, IUSB, are you talking about Mishawaka Avenue? Mr. Ford: Yes. Going back to the map, it will extend to the western boundary of IUSB (Esther St.) on Mishawaka Avenue. Unidentified speaker: Is TIF going to come in on that? Mr. Ford: No, again, it's the increment. So, it won't have an impact on your existing taxes. Unidentified speaker: What are you going to do with Mishawaka Avenue? Mr. Ford: Well, we know that there is a plan... Unidentified speaker: Listen, I just want you to tell me what are you going to do? I don't want to look at the map. Mr. Ford: OK. There is a plan in place by the River Park Business Association that was done in 2009. It outlined a specific set of infrastructure improvements along the street, everything from adding new planters, to improving the curbs and street lighting. The plan is partially implemented. In the coming years, this would enable us to put some funding towards completing it. 10 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (3) continued... Unidentified speaker: Thank you. Mr. Matt Costello: I live at Notre Dame Ave. and Colfax. I just want to speak in favor of this TIF. I appreciate all the work that the Commission's done, and the people doing the reports, and all the study and hard work to make our community in general, and my neighborhood in particular, a better place. So, thank you. Mr. Bob Clark: I live at 521 Parry St. You've torn down the Transpo facility. What exactly are you planning on building in that area? What is your development plan? Mr. Ford: Transpo owns the site. In August, Transpo selected Century Builders to be the redevelopers for their parcels. I believe Century's plans include predominantly single family homes, but also some townhomes. They are not going to change the street grid at all. With the CSO work that is going on, the city needs to improve the drainage from Jefferson down to the river. It's just part of the CSO (Combined Sewer Overflow) work. Not unlike what happened on Diamond Avenue. That's going to happen along Frances and Notre Dame Avenue. And then, potentially, there are also some improvements for Northside Blvd. that will come online in 2017 or 2018. The next year you're going to see a lot of street work going on along Notre Dame Avenue and on Frances, south of Washington where they are going to be putting in new curbs as well as sidewalks. Mr. Clark: So they won't be improving on Parry St. Mr. Ford: That area will be affected. The curbs and sidewalks will affect individual properties. The Transpo work will only be on Transpo property. Ms. Pam Cole: I have a small commercial building right where Farmers' Market is. First of all I'd like to thank you guys for the work you do. My son -in -law does similar work, so I know it's very intense. I appreciate everything you guys do. It looks great. My question is, are you going to go into that little cul de sac? Mr. Ford: I'm glad you asked. Two things: yes, it does cover that area; and one of the benefits of this expansion will be that we'll be able to expand the riverfront entertainment district. That riverfront district, any area within 1400 feet of the river that is also within a development area, is eligible for a number of things to incentivize restaurants. That was a key part of the incentives for thirteen new restaurants downtown last year. We'll be able to expand the riverfront entertainment district down along the river around Farmers' Market. Unidentified speaker: How far do you plan on bringing that down? 11 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (3) continued... Mr. Ford: We'd bring it to the edge of the district. There was no one else who wished to speak regarding Resolution No. 3228. Ms. Jones closed the Public Hearing for whatever action the Commission wished to take. (4) Consideration of Resolution No. 3255 modifying and confirming a declaratory resolution and amendment to the Development Plan for the Northeast Neighborhood Development Area adopted by the South Bend Redevelopment Commission. Upon a motion by Ms. Schey, seconded by Mr. Inks and unanimously carried, the Commission approved Resolution No. 3255 modifying and confirming a declaratory resolution and amendment to the Development Plan for the Northeast Neighborhood Development Area adopted by the South Bend Redevelopment Commission. (5) Public Hearing on Resolution No. 3229 designating and declaring certain areas as Economic Development Areas to amend the boundaries of the Airport Economic Development Area by adding the remainder of the South Bend Central Development Area, certain territory of the West Washington- Chapin Development Area and certain expansion areas to the Airport Economic Development Area, designating such territories and areas as part of the Airport Economic Development Area Allocation Area No. 1 and approving of an Amendment to the Development Plan for the Airport Economic Development Area Mr. Relos noted that the Public Hearing file for Resolution No. 3229 is complete, containing the following items: (1) a copy of the Notice of Hearing; (2) a copy of Resolution No. 3229; (3) a copy of the Area Plan Commission's Resolution No. 237 -14 approving the Commission's declaratory resolution; (4) a copy of the South Bend Common Council Resolution No. 4402 -14 approving the Area Plan Commission's resolution; (5) affidavits from the South Bend Tribune and the Tri- County News that the Notice of Hearing was published in those newspapers on October 31, 2014; (6) a statement from David Relos that affected property owners were mailed a copy of the Notice of Hearing on October 31, 2014; (7) a statement from David Relos that on October 30, 2014 both the neighborhood associations and taxing units were sent a copy of the Notice of Hearing; (7) as of 9:00 a.m., November 10, 2014 there were no written remonstrances received concerning Resolution No. 3229. However, there was one communication from a church along Western Ave. stating they have plans to build a youth center and the church would not like to sell its property. Mr. Relos noted that there are no plans to acquire that property. Ms. Jones opened the Public Hearing on Resolution No. 3229 for whoever wished to speak. 12 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Ms. Patricia G. Smith: I just have some questions and a comment. The curbs that are along Prast Blvd., the U- shaped curbs that were just put in, I saw on there that they are proposing some more. Those are obstructive. In the winter time they put some orange sticks in so the snow plows don't run over them. That's not good planning. So, I hope you don't make any more streets like that. Then, you said this is going to take seven to eight years? Mr. Ford: No. Of the projects that have already been assigned, as they come online and grow to their full size, they'll lead to about $5M more tax revenue in seven to eight years. But, if approved today, this is moving forward right now. Ms. Smith: I see that you are proposing new lights? I hope that they are brighter than the ones that we have now. Looking pretty is good, but lighter would be better. I'm in a high crime area and it really could benefit from being lit up a little bit more. Then, I have some property on Lincolnway and Cushing. What kind of houses are you going to put over there? Mr. Ford: We are not developers, per se. We're not putting houses in there. Let's go back to the slide on that. I also want to point out the city will be launching its lamppost program in 2015. It's a cost share, like maybe for $200, they'll put a lamp post in front of your property which helps light the streets, in addition to other street lighting. Ms. Smith: Will that be 50/50? Mr. Ford: Yes. And I'll be happy to go through your property, specifically, on the West Side Plan after this hearing. You'll see here that we're looking at more mixed - use /commercial things here, and then infill housing in between. We haven't specified what type of housing. It will be what makes sense for market conditions. Ms. Jones asked Mr. Ford to speak to the 24 homes that will be built by South Bend Mutual Homes. Mr. Ford: South Bend Mutual Homes, here (pointing to the map), they are going to be putting in twenty -four co -op houses. They are working with South Bend Heritage Foundation, Bridges Out of Poverty, a number of other partners, to create a co -op model where part of the residents' rent goes toward common maintenance, but they also have classes to help the renters improve their own home economics, as well as how to maintain the property. So they get an economic education as well as social support while they get a good place to live. Those will be single family detached houses. 13 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Ms. Colleen Allen: We did receive a little bit of information. I just have a couple of questions. First, why did someone send you a letter about they're not going to sell the property to a church? Mr. Relos: They sent a letter stating that they were planning to expand and they didn't want to sell. Ms. Allen: Was there an approach to sell? Were they offered...? Mr. Relos: No, they received the letter saying their property was being added to the development area. Ms. Allen: Right, right, right. That's why they didn't match. That's why I'm asking. So that has nothing to do with anything we're talking about. When is all this going to start, for this west side area? Mr. Ford: The work has already been bid out for Lincolnway West. The construction documents are at 30% for Western Ave. So, part of that is contingent upon this going forward today. If so, we'll have the funding. We'll be able to go out to bid next summer for the improvements on Western. Ms. Allen: OK. And how long do you project this to ... this will take a lot of work to... Mr. Ford: Certainly. The striping... this has accrued over forty or fifty years, and we're going to start addressing it immediately. It's going to take five to ten years. This plan is available online. Also, if you were to come to our department we could get you a copy. It lays out short-term, mid -term and long -term implementation actions. So the short term things, in terms of getting the streets right, is happening in the next two to three years. Ms. Allen: OK. My property... that's Belleview Place. That's the dead KMart. My property is across the street and down. So, I'm looking at...it doesn't look like a lot going on down in that area. Is there a lot going on on the streets down there? Mr. Ford: It's probably a later phase, but we're potentially going to create a boulevard condition there to make it an enhanced entry into the city. Ms. Allen: All of that action that's happening closer to downtown... that looks like a huge production and it's going to change this area a lot. That being said, usually when things happen like this in cities, the properties that have been there for years, like mine, you've got new beautiful areas coming up, and anyone who owns a business like I have for 20 yrs, my 14 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... property doesn't really match the new buildings that are coming in. So everybody forgets about the older area and flocks to the new area. So, if that happens, what's going to happen to somebody like me. Mr. Ford: I would challenge you to think about this a little differently. I think this is about Ms. Allen: I'm good at that. I'm happy with the area. It's going to benefit everybody, but I need to compete with that new area. So, my question for you is, how is the city going to help me compete? Mr. Ford: Well, you can talk to us about in terms ... if you're expanding, or if you're adding on, or adding new investment, we can discuss partnering. The biggest thing that we can do is help improve the public realm. So, getting the streets right, getting the site right, that's what the public sector's role is. Ms. Allen: I'm good with that. I'm concerned with the retail. Mr. Ford: But, wouldn't it be great if there was something other than a vacant KMart across the street? Ms. Allen: Oh, yeah, absolutely! Mr. Ford: So, I think if you see the redevelopment of Belleview Place, that's going to amplify the traffic in front of your business. Ms. Allen: To be more specific ... I also own property on Lincolnway West and I'm concerned about Lincolnway West also. Years ago when the airport was taking over all that area on Lincolnway West, they were offering fagade grants. Will that happen here? Mr. Ford: Yes. Ms. Allen: Beautiful! Those were my questions, I guess. How am I going to be able to compete with that? But, my taxes right now are going for schools, the general fund. But if my taxes are going into the general fund, am I still going to be able to take advantage of that fagade grant, because my money isn't going into the TIF. Mr. Ford: Yes. You will be able to take advantage of the facade grant program. Ms. Allen: So, that is true for this whole area and Lincolnway West. 15 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Mr. Ford: Yes. Ms. Allen: One last question, because I don't want to monopolize. The new street configuration on Lincolnway West with one lane each direction and a center turn lane, with parallel parking on both sides, how is that parking going to work? Mr. Ford: I would encourage you to go to the plan, because you'll see that it's not one -size- fits -all. You are looking there at seven miles of street. The plan actually takes it block by block and shows you how. Certain blocks will have parallel parking on both sides, certain blocks it will be on one side. Mr. Jason Pfledderer: Will this include the Old Drewerys? Mr. Ford: Yes. It's anticipated it will include the old Drewerys. Mr. Pfledderer: Can you show me what's going to be done there? That's the only reason I'm here. Mr. Ford: There's no immediate plan. If there was ever a chance that someone wanted to come in and redevelop it, but for TIF I don't know how that would occur. So, we just wanted to include it in case something came up in the future. Mr. Pfledderer: So you have no idea. Mr. Ford: No, we don't have an immediate plan for that site. No. Mr. Pfledderer: Then, why do you want to include it? Can you pull up the slide so everyone knows where we're talking about? This particular property has been included, but it has absolutely nothing to do with any of these other areas? So, why is my property, my fourteen acres, included into this? Mr. Ford: Because it's a key property for a fifth of the city. It's anticipated to be a trailhead for the west side. If there were to be a redevelopment opportunity for that site, TIF would offer an opportunity to do fund some incentives. Right now there's no opportunity. If you wanted to improve it, and sell it, and you needed some help for incentives, if you needed some help for environmental remediation, because we know there's a lot of environmental issues, you wouldn't have any access to do that. But now... Mr. Pfledderer: That's what I wanted to know. 16 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Mr. Ford: Send us an e -mail. We'd love to know your plans for the property. Mr. Darnell O'Neal: I just had one question that's been bugging me. Why do you all need to know whether a person's black or white? That's been bugging me. I want to go home, so I'm hoping somebody here knows. Mr. Ford: It has nothing to do with redevelopment. I think it's a state law for public meetings. It has nothing to do with this process at all. It's a state requirement for any public meetings. If you go to the Board of Public Works, I believe also the Common Council, the signing sheets are the same. Mr. O'Neal: I guess what I'm saying is a person has to put his address where he stayed. And then you ask was he white or black. To me that creates a whole problem that South Bend does not need. Mr. Ford: I could not agree with you more. This is a state requirement. I'm distraught that they are asking for that information. Unidentified speaker: If it's a state requirement and you are working for the city, I think it's your obligation to understand why that state requirement is in place, so you can effectively answer that question when a citizen asks it. It would behoove you to find out why that is formed. Mr. Ford: That's a great point. Paul, do you have any insight on this? Mr. Paul Singleton: No, I'm not aware of the reason, but I'll be more than happy to research it. Mr. Ford: Sorry, a team member just reminded me, apparently the impetus behind it is to ensure minority participation in meetings. So, the state, do they audit it? Mr. Jitin Kain: They just require us to keep records. Mr. Ford: They require us to keep records to ensure that a broad sector of the community was contacted and participated in the meeting. Unidentified speaker: So, on the form, where it asks whether you are Female (not Male) or Disabled. Why does that matter? 17 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Mr. Relos: We'll do some research on that and have a better answer. Ms. Kathy Jones: I live along Western Avenue. Couple of questions. I thought I saw in the paper ... you talk about improving the quality of life for everyone. I thought I saw in the paper where they are going to build an Hispanic cultural center. For decades that area was predominantly African American and Polish. My question is how did you come about that decision to target a specific ethnic group and was there an opportunity for residents in that area to come to a meeting to make suggestions as to what they would like to see out there? First, I'd like you to address that issue. Secondly, again, you talk about improving the quality of life, and along the lines of one of the other residents, will there be any type of grant to improve personal property. You can have all this new stuff around... houses that are fifty, sixty, seventy years old, will there be grants available for people to apply for to improve their personal property? Thirdly, the jobs you talked about that's going to be created, who will they be hiring? Will they be hiring people from within that area and if so, I hope you're going to use E- Verify. Also, I did see a bullet on the screen about acquiring property. Will there be any acquisition in that particular area. If so, when will people know? Mr. Ford: Those are great questions. First of all, to the housing grant question, there already exist a number of grants, including the South Bend Housing Improvement Program and Rebuilding Together. The city launched three new curb and sidewalk programs in 2015. Those will be available for home owners to apply for as well. In terms of the cultural plaza, there's nothing ethnic specific. I think that was misconstrued in the media. There was a comment made that they were discussing the strength, particularly of the west side, its diversity of different cultures. They highlighted at that moment the Hispanic culture. But there is nothing ethnic specific to it at all. It's an opportunity... look at the rendering, this is an area that's meant to serve everyone. If anything, the goal is for Western to be much more of a seam than a boundary and to help bring people together. Ms. Jones: But I read it was an Hispanic Cultural Center. Mr. Ford: Definitely not. In terms of jobs, that's absolutely why Lippert moved here from Elkhart. They couldn't get the workforce in Elkhart. For example, Lippert is doing hiring on site there. Like I said, 1,100 new jobs on the west side. They came there specifically for the workforce. Ms. Jones: And they are using E- Verify? Mr. Ford: I believe so. 18 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Ms. Jones: And then I did see a bullet on acquiring property. Mr. Ford: So there's no immediate acquisition. If there ever were an interest to widen a road and a need to acquire some right -of -way, then they can reach out to the property owner start a conversation. We don't have any rights of eminent domain. Mr. Conrad Damian: I'm here today on behalf of the Community Forum for Economic Development. Our organization stands for justice and economic growth and seeks to find ways to assure that expenditures in our city treat all citizens fairly and include all our citizens in our economic growth and civility. Since our inception we have supported the growth of economic opportunity on the west side of the city. Therefore, we are pleased that the new alignment of the TIF district includes the Lincolnway West and Western Ave. corridors. We are, however, concerned that these two areas, that these not be thought of only as gateways to our city, but key elements of the stable neighborhoods around them. So this prompts us to ask the question, why no parts of the surrounding residential areas are included in the River West district. Why will neighborhoods with good housing for poor and working class families are essential to making these corridors successful, bringing new and improved businesses to support the residents of the neighborhood. Such businesses will only want to invest if the neighborhoods near them are stable and have the infrastructure to encourage good neighbors for these businesses. So, I have some not exactly rhetorical questions, but questions that don't need an answer right now. How will the Redevelopment Commission work with the city to provide infrastructure in these neighborhoods around the corridors if they are not a part of the TIF? How will you be involved in the rehabilitation of housing to stabilize these areas? If a CDC or private investor wishes to develop new housing, how will you support the infrastructure improvements needed or the actual improvement in housing? These new districts should reflect the needs of South Bend residents as well as investors and builders. What will you do to help create responses to needs not met by others, but needed to benefit your investments along the corridors? The west side of our community has long been neglected. Our interest in the LaSalle Square area has been longstanding. The continued improvement of this area is a key to the revitalization of that particular area of our city. But so is the stabilization of the surrounding neighborhoods. We are disappointed not to see more direct commitment by the Commission to these residential neighborhoods. Thank you. Mr. Damian: And now, speaking for myself, I live on Broadway Street which is on the near southeast side. And we are in the same TIF district. Our neighborhood all the way down to Ewing is part of the district, as is most of Rum Village. We as residents wonder, what is the reason that we're involved in the TIF? Is it because you want to build housing for those who are upper middle class and those who might be working in Ignition Park? Is it that you want to do what you did on the northeast side? Or is my recent, fairly large investment in 19 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... my home going to be protected? So my question is, if you're not including any residential areas on the west side, but you've already included for a long time large residential areas on the southeast side; and what you did with the residential areas on the northeast side makes us wonder what you want to do in our neighborhood. Mr. Ford: Conrad, thank you for your comments. I will address your last question first. The area in the southeast is part of the old Sample -Ewing Development Area that was merged into the Airport Economic Development Area. Going forward none of the areas that were added was residential. That was a legacy of a prior TIF district. I will say, though, that last week we had a great meeting with Pastor Ricardo Taylor and his new group called 466 Works and we're developing a quality of life plan that's going to stretch from Ewing up to Lincolnway East and from Michigan Street to Miami Street. I think it would be critical to have redevelopment powers in that area so that the area approaching Riley High School, for example, or surrounding the Studebaker Golf Course, there could be new amenities that would serve the entire area. I can also tell you that Ewing Street is slated for new pavement and improvements next year. The main reason there wasn't a large capture in the neighborhoods is that we don't collect residential taxes in the TIF. We think we can have a strong impact on the neighborhoods by getting the entrances into the neighborhoods, having those connected areas, and establishing the parks and trails that are going to be interspersed throughout. The multipurpose trail and the former rail tracks and several other parks that are in the neighborhoods would be very much supported in this realignment. Mr. Craig McMorris: I live on Lincolnway at Cleveland St. About eight years ago there was some work done on Lincolnway: it was repaved and they took all the trees out. In the process of taking the trees out they cracked up all the sidewalks of all the residents. Now the state came in and replaced the corners. We have nice new corners on it-- -we've had those for some years, but no one ever came to repair the cracked sidewalks. I called the city for a few years and got the runaround. They said that at some point they planned to come in and do new sidewalks. But eventually it had to come out of my pocket to replace my sidewalk because the elderly walk through there and it's dangerous to have cracked sidewalks. Eventually, I got a neighbor who came in and extended from my house to the corner so we got a fairly decent area to walk through now, but I'm concerned about who's going to be accountable and responsible for the problems that come up when you come in to do this redevelopment? Mr. Ford: Craig, I appreciate your comments. I can't speak to the past. I can tell you that Eric Horvath and his team at Public Works has done a lot to become much more responsive. They track every single call that comes in, every single request. There will be three new curb and sidewalk programs, one of which is going to be administered by your Council person, so that's the person you'd call and who would be responsible for it. I'd say that I.� South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... there is a lot of oversight now, much more than there has been. We're trying to create more transparency so you can see all the requests out there. I appreciate that comment. Mr. Rudy Vegh: I own a business on Western Avenue, between Walnut and Olive St. I grew up on the corner of Western and Kosiusko. South Bend is on the right track. You guys are doing a great job on this program. Where the money is coming from is awesome. It's coming from the new business. It's great to see all this new business coming to the west side and to South Bend. But here's my big problem with all this. We're going to spend a lot of money on lighting Western Avenue, Lincolnway, and new curbs, new stuff, but it's not going to look very good having all this new stuff right up against vacant buildings. You go up Western Avenue and count up buildings that are boarded up. It's a nightmare. Now, when I say these buildings are boarded up, it's not just a year, two years. There are buildings that have been boarded up for twenty -five to thirty years. For example, next to Patricia Ann's there's a bicycle shop that closed up when the gentleman got ill twenty -five years ago. Somebody needs to step up from Council when you guys are at the meetings and put pressure on other departments that go around and regulate what these buildings look like. If we're going to have businesses on Western Avenue and Lincolnway, we have to have them look like businesses, so when people drive down Western Avenue and into the corridors of our city, they don't see what they are seeing. My business is a good business and we do real well, but sitting next to stuff that is abandoned, looking that bad, what good is spending money on all this stuff, new curbs, new sidewalks, new plants, if what it is sitting up against is the same old, same old, that the city has allowed for twenty -five or thirty years. We need to get the departments that have to regulate ... if it's supposed to look like a store, make it look like a store. The deadbeat business owners, property owners, have to get off their tushes and make your properties look better. That's the only thing that's a big problem with this. You guys are on the right track, but we also have to look behind what you guys are doing and link it all together and make it right. Thank you. Ms. Charlotte Bridges: I live at 222 Dundee. Another lady asked about the area acquisition along Western Avenue. It said 405 acres, was it acres? So is that the whole TIF district? Or where is the 405 acres? I want you to tell me, because I'm not a map reader. Mr. Ford: No, I'll walk through it. So, you've got from Mayflower all the way in to the city by the Cove. Mostly this is one or two parcels off of Western on either side. There's a little larger area around LaSalle Park. But that's the area that's being added. Ms. Bridges: So, you could acquire property in any of that area? Mr. Ford: We could, and we could invite the homeowner to a conversation about acquiring property, yes, but we can't just go in and acquire property. 21 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Ms. Bridges: OK, so when you say it's not going to increase the residents' taxes, when you make all of those improvements, the county assessor is going to go back out and assess us again. We're already paying far more than we can get for our property now. So when you do all those improvements, the assessor is going to come around and assess again. Mr. Ford: I don't know if there's a direct relationship between assessments and the improvements. Certainly that could happen, but I don't think there's a direct relationship to the quality of your roads and streets. They look at a formula that's based off of recent sales in your area as well as a cost of construction book. That's my understanding of how the assessor does it. It wouldn't necessarily have anything to do with the improvements on the street. Ms. Bridges: OK. In this area right across from where I live, I'm already taking care of the city's property. Are you going to have a grant where I can come and get some money to help take care of that? Mr. Ford: Well, there's a vacant lot proposal that's going out this winter as well as a rehabilitation grant, so if someone were to buy a home that's on the vacant and abandoned list, there's a matching fund up to $10,000 to help someone bring it up to code. Ms. Bridges: Are you going to mail this out, or do I need to come down to the County -City Building? Mr. Ford: It will be publicized when it's finally open. It's going to be administered, I believe, through the Urban Enterprise Association, but we will be sure to publicize it, put it in the paper, and make sure everyone knows about it. Ms. Lynn Collier: I'm glad to see a lot of people at this thing, and having a vision for our city, since we've lived here all our lives. I'm advocating for Western Avenue in particular. There's a lot of questions that are still vague and floating around in the air, but to narrow everything down, I think what I heard this morning has to do with the infrastructure and city services. That's been neglected for a long time, and yes it took sixty to seventy years for this end of town to get like it is, and now we're seeing all of these grandeur plans to revitalize, and that's wonderful. We need to just take a little time like we are today to explain exactly what we're going to do and how we're going to do it because one thing that I noticed, the property owners, the naturally aging communities that are around, yes, the gateways to the city, because they have properties that are scared and uninformed, and not online, and perhaps how the information and communication got to them is a little far fetched, or maybe not at all. So let's narrow it down even further than that. What are you 22 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... going to do near my home? For me it's my aunt's home. City services. Now you talk about this Western Avenue thing and there's a terrible rumor going about. He mentioned "going by the book." We're not really sure we know what that means. "Going by the book." We thought that we don't want our streets to look like Prast St. And Diamond St. is fine over there off of Lincolnway, and we don't particularly care for that look, but that's OK, it's a good look and thank you very much for doing it over there. But I attended the meeting that you had when you came out and asked the folks what you want out here and we told you. And I attended the City Council meeting that had the map up there and all the city vision plans and heard from City Council as to what they thought they saw and wanted. But I didn't see a very good connection between what the people said at the meeting that we attended to tell you what we wanted. Now, some of the things we wanted were streets and sidewalks and lights, those city services. We haven't had those in a long time, so can we get a better understanding on exactly - - -you said twenty years doing this stuff? - -- Twenty years it's going to take you ... No. 1 question is how long is it going to take you? What phase of this are we starting at? Especially on Western Avenue, I didn't quite understand that? And then, for the businesses on Western Avenue, yes they've been vacant for a long time, but one thing about it, the people who built those buildings did an excellent job. It's too bad the people who can come in and say that they are still structurally available, like that Marycrest Building stuff. That would be an excellent housing project. I mean main street bus line service, that kind of thing. And then there's a building further down, going east towards the Cove, that's been vacant now since I would say at least fifty years. OK? Still looks like it's in good shape, but I don't know, it might crumble. But, anyway, getting back to the lights on both sides of Western Avenue, for continuity and safety. And then the bus shelters-- - we're going to get some because I went to one of the transportation meetings and they said, "Oh, yes, we're going to do this, as soon as we get around to what we're going to do with the streets." The first thing we asked for on the streets, Western Avenue, is to paint the lines, so we know what to do. Now we hear that you're going to have one direction going and one directing coming. Well if you went to that better block nice ordeal that weekend, you saw that that would not work. We didn't ask for that anyway. So, I don't know, you got the money, you passed it through, you're hearing a lot of interested people who have a dream. So, my question to you would be how are you going to go about answering some questions. So, what are you all going to do? What does the Redevelopment Commission do? You got the money passed on, you got to make sure it complies with the government, because otherwise, you're probably not going to get any more money forever. And then what about the people who live around these areas? All of these are valid questions. So will you all do something about it, or is it all on his shoulders ? - - -we got to run downtown, up to the what floor is that, and talk to them because we all don't have computers, or maybe the information doesn't get out to the centers or the churches, or however most of us get our communication, as far as what's going on around our property that we worked out lives for. So that was my four questions. 23 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Mr. Ford: Lynn, I appreciate your comments. I'd say first of all, to your question about what's going to happen when, starting this winter through the next two or three years you're going to see the improvements on Lincolnway West, the restriping on Western, the addition of street trees, the construction of bus shelters. Ms. Collier: We didn't ask for street trees. We know you put trees in the middle of the street already and nobody takes care of them. We didn't say nothing about street trees. Mr. Ford: So, a number of people who attended a dozen or so meetings did request street trees. So, the Ambassador Program, the facade grants will take off, as well as zoning. You've heard a number of people talk about the conditions of the buildings along Western Avenue and Lincolnway West. Getting the zoning right, improving the zoning, will help address a lot of those key issues about the quality of buildings. Also, in the next two years, the improvements and expansion of the cemetery. In the mid -term, the additional work being done will be the parks and construction of the trail, and then you'll start to get the redevelopment opportunities at those nodes. That's a three to five year window. Then, after that, you get larger developments from there. In terms of outreach, in numerous neighborhood meetings, we always try to get to improve on that same point. I don't think anyone really accused us, or others in the department of holding up on the 14th floor. I've been to neighborhood association meetings all throughout the city. We'll continue to do so. I've enjoyed that opportunity to work with residents in their neighborhood and will continue to do so. I know that working with Cherri Peate and the South Bend staff team, I think at the LaSalle Park meeting we were able to map out every issue about everything from a missed pickup from Solid Waste to a broken street light. We have all that information and we're looking at ways that we can make sure to carry that level of information throughout the city so people can understand how they are being served and where those services are, perhaps, exceeding expectations and where they are falling short. Ms. Bridges: I don't know if you can hear me, but they were talking about a bike trail along Western Avenue. That's something we don't need. We can't hardly get on Western Avenue as it is. Mr. David Buggs: Good morning. Just a couple of questions. The buildings on Western Avenue, particularly from the area of the Kroc investment and the stadium, down to the viaduct at Walnut. Those buildings have been there and abandoned for decades. Now, I understand because of Ignition Park, because of the Kroc Center, because of the stadium, there has to be plans for that area. I'm sure that maybe someone can articulate today what's going to happen to that area. You can look around and all four points, north, south, east, and west, and there's nothing so underdeveloped on Western Avenue leading into the city. So, if 24 South Bend Redevelopment Commission Regular Meeting November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... the plan is to recreate the streets, put sidewalks and trees in the area, there must be a plan to revitalize that area because it is a gateway to the most recent major investments of our city. So, this gentleman asked the question what we're going to do. No one responded to him. I would like someone to respond to, first of all, give me some reason why nothing has ever been done to that area. I was born on Jefferson St. Those buildings have been abandoned forever. The church * "that remonstrated said that they wanted to keep the land, they're not going to buy the land, and I think they said that for a reason because they do know, they've been there for thirty years - -- terrible infrastructure, all up and down that region. So my question is, it's one question, because of the most recent investments in that area and the lack of attention for over thirty years, what is your plan to revitalize Western Avenue in that area from Walnut to the downtown. Mr. Ford: David, great question. What's going on in the area between the Cove and Walnut? I just want to zap back to the map to highlight it. First of all, why hasn't anything happened there? Because it wasn't in a TIF district. That's what we're trying to address today. I would also argue that a lot of the disinvestment along Western Avenue is a function of Western being turned into a highway. Elsewhere, if you look at the commercial activity and residential activity before it was widened and turned into a highway, it was a much more vibrant street. When it became just a car tour to get cars out to the edge of town quickly, that began the disinvestment along Western Avenue. You are absolutely right, this is probably one of the best collection of buildings in the city. What we are seeking to establish there is an arts and design district. We think that a number of those spaces are conducive to lofts and studios for artists. With space that is fairly inexpensive, they could co- locate. They could be a key component for attracting other business to this area. It's also important to say that this is a living plan. Everything here is done in conjunction with the neighbors. There won't be any surprises. As new developments come online, since this is a broad vision, there will be lots of opportunity for people to weigh in. Mr. Buggs: I understand that it's not a TIF district, but it's an area of the city that is in obvious decline. Just because somewhere is not a TIF district doesn't mean that we can't find creative ways to make that area vibrant. My mother has had a building over there for thirty years. She passed away just this year and we're taking over, trying to do some things, but it's unbelievable. What underdevelopment does is create a bastion for crime and negative activity. By allowing that area to go unattended for thirty years has perpetuated the vices in that area. So, we have a responsibility, and just to say that it's not a TIF district is not an excuse for not attending to an area of the city for such a long period of time. So, when, I mean I think it's great that we're trying now to revitalize these areas because of the businesses and investments that have gone there, but there have been residents there for all of this time with no attention to the area. So, I think that that is a slap on the hand to the 25 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... City of South Bend. That is unacceptable. When are we going to start the renovation of those areas? Mr. Ford: Well, I don't disagree that this is an area that's been underserved. And I'm excited for work to get underway. I know the work will begin on Western this coming year. So, we hope for the improvements to start this spring and summer. Mr. Buggs: OK. Thank you. Mr. Jose Vargas: I've got a small business on Western Avenue. My question to you is where do you apply for these grants? I've gone to the SBA a while ago. One of the things, being a business owner, is sometimes you don't get the funding because of the way you do your cash and stuff like that. Not that we're cheating, but that's the legal, right way to do it. I do have a crappy little building in there because I tried to fix it up, but there's only so much that you can put into the building. You've got to put money into ... I just want to know who do we see, who do you apply to get these loans, so I can start improving my building. Mr. Ford: Thank you. The Urban Enterprise Association is the entity that will be handling the loans and grants. We'll make sure to reach out to you with contact information. Councilman Henry Davis: Good morning Commission. Henry Davis, Jr., Councilman 2nd District, South Bend. Two or three years ago here I offered a resolution to help start this conversation. At the time the conversation was geared towards Western Avenue and Lincolnway. Obviously those streets are part of the 2nd District, and getting more dollars to help fund a corridor program that would help out the businesses in that area. As a matter of fact, it was a way to change the landscape in such a way that business owners would be able to invest more money and pull in new investors. As time has gone forward to the current day, the conversation has shifted quite drastically. It has gone into some sort of phase of planning, which means the residents here are talking about not having been able to take part in those meetings, those neighborhood organization meetings Scott was referring to. The other two meetings that I am aware of were held at the same time, and I was, consequently, only able to make one of those meetings. But the meeting I did make, residents were very clear about what they wanted to see in that area, which was at Western Avenue. The problem, that came out of that whole issue, the residents were saying, "we don't want that. We didn't ask for that." But this is what came out of the consultant's plan. And so obviously there are inconsistencies in how this works out. Obviously, I'm here for the people that elected me to office. This is not my own opinion. Moving closer to current day, there was a news report maybe a couple of days ago, but we were reading the newspaper and seeing some things happen throughout the other areas, Douglas Road appears to be getting 26 South Bend Redevelopment Commission Regular Meeting November 10, 2014 an upgrade. Widening, traffic lights, there is our understanding that it's too much congestion in that particular area, and people are being off to work and going home. So, the 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... fairness of this conversation comes into play now. When you look at traffic counts on Lincolnway West and also the Western Avenue traffic count, how come that gets a priority (Douglas Road) when the same sort of traffic count and these other ones are becoming a priority, but it's looking to the diminishing capacity of commerce in that area. We ought to know that traffic brings commerce. We're clear on that. And we understand the more traffic comes through the area the better off the areas is going to be because more people probably spend in that area. So, now, there's a way of looking at how these plans are going to work to restrict traffic because of the calming of traffic flow. That area needs the injection of more traffic, versus less. I'm talking about things west of the river, I'm not talking about Douglas Road, I'm talking about, in essence, Douglas Road being this sort of attraction or this type of priority. Why can't Western Avenue or Lincolnway West get a priority. The last point I want to make, and I'm going to be very quick with this, the last Council meeting I asked the Council to support me on a bill to help stall the conversation for what we're doing right now set up a Commission to develop what works for South Bend, not for Indianapolis, not for New Albany, not for Elkhart, etc., but what works for South Bend. I intend to vote down the things that have to do with Indianapolis TIF districts and why the TIF districts will be vetted a few years ago. And it only makes sense that we would go through an audit phase to say that this is what the people want, this is what how it will cost, because I don't think we have enough to complete those plans. So, my whole deal is that I'm asking you to pull back and let's look at what actually fits for us. It doesn't have to be a Commission that meets for the next ten years, the next twelve months. It could be a four month process, a three month process until we are actually clear and everybody her in this room and all the rest are clear on what we have to spend and how we're going to spend it. Slapping a plan like this and getting people hyped up or happy that something is going to happen only makes things worse at the end of the day when you don't have it. Apathy has taken over this community and because apathy has taken over this community it makes it less likely for people to be engaged and it's time for them to be engaged. So I'm asking, I'm pleading, that this be tabled, stalled, until we can get a clear understanding - - -a better understanding, the Council and all the residents so that we can make a better push forward and the attempt will be accepted by the residents that are saying we just don't understand what's going on. Thank you. Unidentified speaker: I second what he said. Mr. Ford: I appreciate Council member Davis's comments also very much for drawing attention to the pressing issues along Lincolnway West and Western Avenue. Just a few comments. As it relates to finances, we submit an audit report every year to the Department of Local Government Finance. It's a considerable report we do every year, in addition to a 27 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 report we provide to South Bend Common Council. So we do multiple annual reports every year already. The state just concluded a 1,600 page study, which is exhaustive in its scope, 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... that includes St. Joseph County and includes a lot of information. We believe very much ... I agree with your point that there's concern about apathy and the best way to address apathy is action. So what we're asking for today is action: action to move forward, action to continue to move forward on these improvements and enable us to fund future improvements in these neighborhoods. Just a comment about traffic - -- traffic doesn't bring commerce, people bring commerce. Commerce exists between people. Traffic oftentimes can choke commerce. Right now the traffic counts on Western and Lincolnway hover around 15,000 per day. The threshold for a four -lane road is about 25,000 to 20,000. So we're considerably under capacity as it is. Statistically those areas where there is parallel parking, that equates to anywhere from $150,000 to $300,000 in additional retail sales. So we feel very confident that these improvements will help. Again, we appreciate and want to echo his comment that we want to move away from apathy to action. Mr. Davis: Scott, before you sit down. You said St. Joseph County, I keep saying South Bend. I'm specific when I say South Bend. I say South Bend because I mean South Bend. I don't want St. Joseph County, I don't want Mishawaka. South Bend. And now I'm more specific, I'm talking about west of the river, South Bend. I'm talking about Western Avenue, I'm talking about Lincolnway West, where the bulk of the population of South Bend lives. My question, again, is why can't we nail down some time to figure out what's best for South Bend. Not, St. Joseph County, not Granger, not Mishawaka, but South Bend. I keep hearing St. Joseph County, St. Joseph County. 1,600 pages, St. Joseph County. I'm not interested in St. Joseph County. I'm interested in South Bend. Mr. Ford: If you get a chance to look at the report, it actually talks about South Bend, specifically. And, if you get a chance to read the report, it was submitted to the Council, to the state and every year's redevelopment budget. It's exhaustive in terms of the information it provides. Mr. Davis: That's not what I'm asking, but thank you. Mr. Buggs: Let me just say one thing. South Bend in that area has been grossly underserved. It is very important to move forward to recreate and revitalize that area. I appreciate what you are saying, Councilman. Here's the way you move forward with the plan and actively steer and guide how it's going to be developed. If we stall, we will continue to be in the same situation that we're in. This has been going on for decades. However, we need to put forth, you have to collaborate. Your plan, Mr. Davis's plan, come together and figure out how to steer this so that it is in the best interest of the citizens in that 28 South Bend Redevelopment Commission Regular Meeting November 10, 2014 area and it's for South Bend. But we have to continue to move forward; but move forward for the conscience of the city as a whole. 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Ms. Zondra Quinn: I'm on Western Avenue. I have a business there. What I want to know is, we're always left out of the zoning part. Were they reunified -- -down by Mayflower, where Martins and all that is. Then right there on Olive. And every time I call my parents ... they work for, my mother works for the tax auditing place downtown. So she always let me know when they're getting ready to do different things, but we're always left out. I'm over 40, so my parents have had a business there for 30 -some years and I'm used to seeing them go to the Marycrest Building and everything like that. Talking about the same things that we're talking about today, and nothing is ever done. I have a business in Wakarusa, I have one in Elkhart. Infrastructure, it's fine. Me and my kids come to South Bend, it's depressing. They say, Mom, why do you think we want to live in South Bend? It's gloomy, it's dark, and it's just depressing. So, I want to know what are you going to do in that area to bring life back into that area, where people don't see the investment that they're holding on to because it was in their family, or different things like that to happen. You just feel like you want to just let it go because there's nothing being done. Mr. Ford: I very much appreciate your comments. The plan is the best and does reference... it's a great document. It goes through block by block.. Ms. Quinn: But what blocks, first? That's what I want to know. Mr. Ford: All the way from Mayflower into Chapin, it goes through block by block, it goes through and lays out the vision for everything. I really encourage you to take a look at that. I think by the combination of business assistance, infrastructure improvements, and investment towards recreational amenities, all those things will help address it. There's no silver bullet. This are a bunch of doubles, triples, singles, base hits, to help address and get the fundamentals right, to make this a neighborhood of choice. Ms. Quinn: Right, but I'm for adding community parks and different things like that, but I keep talking about the sidewalks, the curbs, are you going to do that part of the project first? Mr. Ford: Well, the first thing, we'll be getting the restriping correct; and then the areas where we'll do curb and sidewalk work on Western will be at those key nodes. Then we'll work out from there. That's where, from a TIF standpoint, again, there are three curb and sidewalk programs that are going through the city. If you are in the 6th District, I think it's Council member Oliver Davis who is the person to contact for part of that, and there are two other curb and sidewalk programs... 29 South Bend Redevelopment Commission Regular Meeting November 10, 2014 Ms. Quinn: And how do people get information about these little meetings, or whatever? I've received two forms of paperwork from the city about two meetings, but evidently they 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... were having meetings like at different churches and different things before we received these letters in the mail, because I'm in and out of town a lot. But it's an ice cream parlor next to me, a Rosales Mart, and they inform us that different meetings are going on and I know they have some kind of festival and different things like that. So, how do you even be informed about other meetings? Mr. Ford: Well, one thing: we sent out about 1300 mailers. We sent several postcards out to property owners. We had a billboard on Western Ave. for the plan. We had several billboards as well as signs to help market this, so I appreciate that. We're always looking for ways to increase outreach and we're excited about the improvements that are coming forward. Ms. Quinn: Before we put more money into our business, say for instance this one that owns the ice cream parlor, he's already started doing work on his business and we want to be assured if we put work on our business that you guys are going to do your part and redo the sidewalks and different things like that. Mr. Ford: Well, we're actually working with him on some thoughts for helping him with his expansion, so if you could give me some contact information, we can reach out to you on the next meeting. Ms. Quinn: OK, thank you. Ms. Flounc Jennings: I'm a resident. Sixty years. My home's been there longer than that. The thing that I'm really upset about ... we knew nothing about this ... when we found out about it, it's already done, it's a done deal. So, we're just notified it's a done deal. We're taxpayers, they have the nerve to raise our taxes, they assess our houses, they never increase the value of the house, they decrease the value of the house, but they have the nerve to raise our taxes. We don't have curbs. I'm out there on Western Avenue, what's that, Lake Street. We got no curbs, nothing. The snow, the water, it stands, it's terrible. They came to put out the street lights. Beautiful. But they're laying on the ground. They've been laying there for awhile. It's going to snow. The snow is going to cover those lights, those poles, because they haven't put them up. When are they going to put them up? That's all good stuff, but we need curbs. It's fine what you are going to do to Western Avenue, I guess. I really don't have any answers about Western Avenue at this moment. It's terrible. The Councilman, you had to OK what's going on on Western Avenue now, so I don't know if your improvements are going to be improvements for the best or is it going to be in our interest. 30 South Bend Redevelopment Commission Regular Meeting November 10, 2014 From my standpoint, it's not in our interest at all. None of the residents, it's not helping us at all. None, whatsoever. None of the home owners. We are the home owners. Don't owe a dime on our house, but they're going to raise our taxes, again, for what? You don't 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... increase the value of our house. But you're going to raise our taxes. We're going to end up paying for it, one way or another; the residents always end up paying for it. We get nothing out of it. It's a headache. It's a big, big disappointment. Big disappointment. I don't understand it, it's ...I'm just really disgusted about it. What are we going to get out of it, the residents, long lifetime residents? What are we going to get out of that? That's all I have to say, because I'm going to cry in a minute. Thank you. Ms. Allen: Can I ask one more question? We were discussing curbs, but we didn't talk about the lanes, the lanes that are going to be on Lincolnway West and Western. Western is going to have two lanes each direction? Mr. Ford: Not necessarily. There are parts where it will have a turn lane in the center and will have parallel parking. There are parts where it will be two lanes each direction, but again, go to the plan because it's three miles long and it varies. Unidentified speaker: I made a statement about the bike trail. I should have asked a question. It wasn't intelligible, but was about the bike trails. Mr. Ford: Oftentimes there's what's called a share row, which is a where the bike shares the lane with the cars, and some areas where it's wide enough, there is a bike lane. Unidentified speaker: We didn't want no bike lanes. We can't hardly get out of there as it is. It's what you all want, not what we want. That's not right. Ms. Linda Wolfson: I've been to many, many Redevelopment Commission meetings, not so many lately. But, for a number of years through my work with the Community Forum, and I really have to take an opportunity to thank the members of the Commission and also Scott Ford: the patience and the attention to detail in specific questions that that have gone on this morning. There are still some people here and I'm also applauding the involvement of the people who were here. It's the best Redevelopment Commission meeting, for sure, that I've ever attended. I think the process will be much enriched by the fact that you did include, and so far, pay attention. This is only the beginning of what will come. Thank you. Mr. Brian Givens: Givens Property Investors. We live on Lincolnway. My business is also on Lincolnway. I know this isn't your part, but I'm curious. Do any of the businesses have plans for the children? Because I own homes that are for low income families. So if they know after school programs around that area, I've mentioned this before, that the children in 31 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 the summer, because the single mothers work long hours, that the children will run astray. One of two things will happen to our children. Either you all will lock them up or destroy them or you all can have investments for, and I've mentioned this before with Dieter, if like 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... we could get something with Notre Dame bringing baseball or football leagues or basketball leagues, or something into our community because there is nothing there for our community. And I understand the problems of what everyone is saying, as far as they feel like it's taxation without representation. I feel that way as well as you were wrong in what you have said because the taxes have been risen with working on the houses and everything which ... but we're not getting what we are paying for. That's what we're saying. We're paying more in taxes, but we're finally getting something. We want to make sure that we get what we've been paying for over the years by me investing in my house as well, and my rental properties, and running a business. So, I'm just worried about, do any of the investors have plans for the children for after school programs and such? Mr. Ford: Thank you. I don't know, specifically, if any of the companies have internal childcare. I do know that the Parks Dept. is looking to expand their program for summer employment, especially to touch upon the issues you raise. One of the benefits of expending the TIF along Lincolnway and Western would be ability to bring some resources to the Charles Martin Youth Center and the Charles Black Center, among other things. Ms. Verlie Manns: I'm the pastor of Grace Christian Church, in charge of outreach. Regarding the children and youth, for approximately twenty years Grace Christian Church has run after school programs for the youth and the city did have some programs as well. I think that was when Mayor Luecke was Mayor, I'm not sure. I guess as of right now our church property would be able to run a daycare. We've always been there for the young people. It appears to me, and I could be wrong, that most of the programs go to certain centers. There are not a lot of churches doing a lot of things for the youth after school. I'm not trying to bring up the black and white thing, but even our black churches are not doing the things that we should be doing. I don't get into the white community a lot because I'm Negro. If anybody knows anything that can help me try to better help the youth and the young people, I would appreciate that. I'd like to know how the churches can get better help for the youth. If anyone here today can offer some help, I would appreciate that as well. Ms. Quinn: I would like to know when you do your remodeling of everything, are you going to have more small businesses? I believe in small business entrepreneurship and we have a lot of different things like that. I think if to have young people see the things around them growing, they might think they could grow a construction company or something. Maybe I can buy houses around here and revitalize them or different things like that. I think if they have little small dreams and goals it will make the community a little bit better. And as far as riding a bike on Western? I don't think that will happen because I barely want to 32 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 drive my car on Western. There are too many kids walking around there with guns. People aren't going to want to ride their bike down Western Avenue. 6. NEW BUSINESS (CONT.) A. Public Hearings (5) continued... Mr. Ford: I agree about small business and entrepreneurship. Among other things we're going to be working with 100 Black Men to lead some courses in small business development and business assistance. We're also working with the banks -- -they have a requirement known as the Community Reinvestment Act (CRA) funding, helping them target it along Western Avenue and Lincolnway. We also have a position in the department that was approved in the budget that will be on the Business Development team to work expressly along the corridors. That person will be doing a lot to help facilitate and attract new businesses and help getting businesses into those vacant buildings. Unidentified speaker: The Mayor puts a newsletter in the water bill, and Bridges Out of Poverty puts out a newsletter. A paragraph in each of those about this would be a great help. Mr. Ford: That's a great suggestion. There being no one else who wished to be hears, Ms. Jones closed the Public Hearing on Resolution No. 3229 for whatever action the Commission wished to take. (6) Consideration of Resolution No. 3256. Ms. Schey said she feels compelled to make it a matter of public record why she intends to support or not support a particular bill or resolution. She intends to support this resolution. This will be the third time this item has come before her: first the declaratory resolution of the Commission, then at the Common Council, then again here for a confirming resolution. Throughout the process there have been numerous conversations and Scott's team, the Community Investment team, has provided an abundance of information for our review. Residents have come forward with questions and concerns and Ms. Schey wants to thank everyone for voicing their thoughts. She also wants to thank Scott and his team for being sensitive to those questions. She is very thankful for the give and take that has taken place through this process. As a member of the 3`d District which does not benefit much from TIF, she is grateful that through the expansion of the TIF districts, we hope to be able to free up funds for areas that don't benefit from the TIF. Ms. Schey said that it has become clear to her through this process that the city needs to put together a master capital improvement plan, and she intends to work to make that happen. Mr. Inks expressed thanks for everyone, approximately 90 people, who took the time to come out today. We all have busy schedules. He said he intends to support this resolution. The geographic expansion to include the Western Avenue and Lincolnway corridors is a 33 South Bend Redevelopment Commission Regular Meeting November 10, 2014 great plan. He likes the idea of merging the downtown into the east and west areas. It will allow greater flexibility in allocating the resources to the various needs in the community. Like many of the speakers today, he also thinks the infrastructure improvements and fagade 6. NEW BUSINESS (CONT.) A. Public Hearings (6) continued... improvements may have limited value, without a more comprehensive approach on the commercial corridors. Like Ms. Schey, he would like to see a capital improvement plan for all the TIF areas that project out the life of those areas. Mr. Varner agreed that it does not take a lot of convincing that the west side needs some attention and is deserving of that attention. When that comes before the Council, the response usually is that there just aren't the resources. This TIF realignment provides the resources; not what everyone wants, but significant resources. This isn't a one or two -year plan. The TIF districts will exist for another twenty years, so if something doesn't seem to work, there is opportunity to make changes to the plan. He hopes people will continue to be involved. Mr. Downes noted that he came to South Bend forty years ago to make South Bend his home. Over those forty years there has been talk about how to improve Western Avenue and Lincolnway West. He wants to applaud Mr. Ford and his team. There have been lots of plans over the years, but there have never been plans with a permanent revenue stream. That is the difference between this any everything else that has been tried. Ms. Jones noted that when she got her first job in 1968 it required her to drive to LaPorte and her route was down Chapin and out Western. When she wanted to vary her route, she would take Lincolnway home. She started to be concerned in 1968 about those two corridors. She is very happy to finally see that we are actively addressing those important corridors. Upon a motion by Mr. Downes, seconded by Mr. Inks and unanimously carried, the Commission approved Resolution No. 3256 modifying and confirming a declaratory resolution and amendments to the Development Plan for the Airport Economic Development Area adopted by the South Bend Redevelopment Commission. B. South Bend Central Development Area (1) Development Agreement with South Bend Chemical (732 S. Michigan St.) Ms. Heinzelman noted that South Bend Chemical is located in an area on South Michigan that has had difficulty retaining businesses. These improvements would help them to not only remain, but expand at their location. This Development Agreement is for the Commission to invest $10,000 in a drive approach along South Michigan Street into South 34 South Bend Redevelopment Commission Regular Meeting November 10, 2014 Bend Chemical's property, allowing South Bend Chemical's trucks access to their loading and parking areas. The approach is part of their larger project that includes the repaving, 6. NEW BUSINESS (CONT.) B. South Bend Central Development Area (1) continued... fencing, and overall improvement to their property, thereby allowing them to expand their business and create two new jobs. South Bend Chemical commits to invest $90,000 into the parking and building improvements, as well as create two new jobs by December 31, 2016. Staff requests approval of the Development Agreement and an amount not to exceed $10,000 to complete the project. Upon a motion by Mr. Inks, seconded by Ms. Schey and unanimously carried, the Commission approved the Development Agreement with South Bend Chemical (732 S. Michigan St.) C. Airport Economic Development Area (1) Staff update Mr. Fielding gave a report on the Chase Plastics Project. Chase Plastics has been negotiating to build 125,000 sqt new facility at the Ameriplex complex off of I- 80/90. They have committed to approximately $6,000,000 investment in a distribution center for their plastic pellets /resin distribution. They will be adding between 13 and 15 new jobs. The Commission will invest $150,000 of AEDA TIF funds for sewer, water, and road extensions. Staff intends to prepare a Development Agreement with those terms. D. West Washington- Chapin Development Area There was no business in the West Washington- Chapin Development Area. E. South Side Development Area There was no business in the South Side Development Area. F. Northeast Neighborhood Development Area There was no business in the Northeast Neighborhood Development Area. G. Douglas Road Development Area 35 South Bend Redevelopment Commission Regular Meeting — November 10, 2014 There was no business in the Douglas Road Development Area. 7. PROGRESS REPORTS Common Council: Ms. Schey reported that the Common Council with the help of Community Investment is considering a change to the tax abatement petition to ask applicants to commit to considering job applications from target populations such as ex- offenders. Where there is a question on an application as to whether an applicant has committed a crime, that question usually causes an applicant's application to be rejected out of hand. Eighteen Indiana municipalities have banned that question. The recidivism of ex- offenders who cannot become employed is much higher. We have approximately 600 ex- offenders released into our community every year. If we can eliminate barriers for those individuals to become gainfully employed, it would be a win -win for everybody. Community Investment has agreed to do amend the language on the tax abatement petition to encourage tax abatement recipients to eliminate that question on their job applications. 8. NEXT COMMISSION MEETING The Next Meeting of the Redevelopment Commission is a Rescheduled Meeting at 9:30 a.m., November 24, 2014. 9. ADJOURNMENT There being no further business to come before the Redevelopment Commission, the meeting was adjourned at 12:00 p.m. Br ck Zeeb, Directo , Economic Resources M Marcia I. Jones, Pre den