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1985 12 19HOUSING AND REDEVELOPMENT AUTHORITY MINUTES DECEMBER 19, 1985 CALL TO ORDER Chairman Whitehill called the meeting to order at 7:50 p.m. Present were Commissioners Horn, Swenson, and Chairman Whitehill. Absent were Commissioners Bohn and Robbins. Staff present were Fred Hoisington, Don Ashworth, City Manager and Barbkra Dacy, City Planner. BROADENED STUDY AREA UPDATE Hoisington presented two alternative land use and street plans for HRA consideration so that one land use concept is chosen to serve as the basis for the traffic analysis of the broadened study area. Hoisington explained that he presented the two con- cept plans before the Planning Commission on December 18, 1985. He stated that the Planning Commission recommended Plan A. Hoisington stated that Plan A is basically in accordance with the City's adopted Comprehensive Plan. He stated that it included the connection of T.H. 101 to T.H. 5 at Dakota Avenue as well as including interchanges with T.H. 212 at County Road 17 and Dell Road. He stated that a partial intersection right-in/right-out could be tested between Great Plains Boulevard and the railroad bridge. He stated that Plan B includes an interchange at Highways 212 and 101 and only a minor departure in land use from Plan A. He stated that it includes additional commercial development in the southwest quadrant of Highways 5 and 101 plus some higher intensity development in the vicinity of 212/101 interchange. He noted that Plan B does not propose a connection of Highway 101 and 5 at Dakota Avenue which routes 101 traffic through the downtown area. Hoisington stated that it was brought up at the Planning Commission meeting that an intersection on County Road 18 with T.H. 212 should be considered. The Commissioners discussed each of the plans and felt that Plan A should be used by the consultant to use as the basis for traf- fic analysis. CHADDA PRESENTATION AND UPDATE Brad Johnson distributed the December report regarding: 1. A summary of the market analysis. 2. Preliminary phasing and timetable for development. 3. Activities for participants for the next 45 days. Johnson stated that the marketing studies revealed that: 1. There is a market in the downtown vicinity for an additional 80 units of market rate housing. 2. There is a market in the downtown vicinity for a full service upgraded grocery store of approximately 20,000 square feet HRA Minutes December 19, 1985 Page 2 plus a hardware store, drug store and other convenience stores for an additional 20,000 square feet. He stated that there is also a local demand for an additional 10,000 to 20,000 square feet of specialty retail stores that coul~ be included in a convenience center if a "specialty center" is not developed as part of the plan. 3. The market study revealed that there is a need at this time for an 80-100 unit full service hotel in the community. Ideally location would be near the dinner theater but with visibility from Highway 5. The study revealed that 50% of the occupancy would come from the tourists to the area with the balance from local business related stays. 4. The market study reported a potential for a 20,000 to 60,000 square feet of specialty shops and restaurants. Twenty to thirty percent of the proposed space would be occupied by restaurants. The market study stated that development of such facility would take two to three years, including design, tenant selection and construction. He stated that it would be very important that 75% of a retail specialty center be occupied the day the center opens because synergism creates the sales and traffic. Johnson stated that CHADDA could establish the following as goals: 1. Construction of 40 to 60 units on Chart View and the dry cleaning site for occupancy in April, 1987. 2. Construction of a 40,000 square foot specialty retail space north of West 78th Street with occupancy in the spring of 1987. 3. The need should be determined to have a specialty center in place prior to opening a hotel. 4. If the specialty center project is pursued, another six months of market studies and design would be necessary to determine true feasibility and determine the amount of square footage that could be consumed. Johnson noted that the tax increment law changes may have a significant impact on construction dates. Johnson reviewed activities for CHADDA and the HRA in the city within the next 45 days. CHADDA's activities would include: 1. Establish land control for housing site. 2. Negotiate contract with Retail Real Estate Concepts for specialty retail center design. 3. Meet with existing businesses. .. B~A Minutes December 19, 1985 Page 3 4. Study various methods of finance. 5. Prepare preliminary feasibility package for HRA and potential equity partners. ~ ~ 6. Identify parcels of land needed to implement program. 7. Begin planning a potential relocation program for existing businesses in conjunction with the city. 8. Begin discussion with varius grocery store operators. 9. Determine feasibility of realignment of Highway 101. Johnson suggested that the HRA/city pursue the following: 1. Start to formulate potential 'land acquisition and relocation policy for affected businesses and owners. 2. Determine posture related to tax increment financing, HRB and IRB assistance to the project. 3. Determine potential for participation in the development of community center. 4. Timetable, costs and financing of the infrastructure to sup- port the various phases of the developments. 5. Report existing or planned developments within the community in conflict with the proposal. OLD BUSINESS Ashworth explained to the HRA that costs have had to be incurred for conversion of the old Instant Web building into the bowling center. Ashoworth stated that he had a meeting with JLH Associates the next day and would be reviewing the amount of bills that have been charged to the HRA. He stated that some of these bills should be paid by Halverson as some of the reconstruction involved his portion of the building. He stated approximately $8,000 to $10,000 had been charged. APPROVAL OF BILLS Motion by Swenson, seconded by Horn, to approve the bills dated November 18, 1985. All voted in favor and the motion carried. Motion by Whitehill, seconded by Horn, to approve the bills dated December 16, 1985. Whitehill and Horn voted in favor and the motion carried. Swenson abstained. Motion by Swenson, seconded by Horn, to adjourn the meeting at 9:30 p.m.