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HRA 04/18/1990 - 29608� �''� � C��+�`�•�#��������'� HOIIBING AND REDEVELOPMENT AIITHORITY MEETING� APRIL 18, 1990 wwM�►M�►MNMMMMMM��Y�►�M�Y�NNIr�YMMM�YMM MNNM��MM�IY�NMM.Y�►MMMMMMMMMMM�Y CALL TO ORDER: Chairperson Commers called the April 18, 1990, Housing and Redevelopment Authority meeting to order at 6:38 p.m. ROLL CALL• Members Present: Members Absent: Larry Commers, Virginia Schnabel, John Meyer, Duane Prairie, Walter Rasmussen None Others Present: Jock Robertson, Executive Director of HRA William Burns, City Manager Barbara Dacy, Planning Coordinator Rick Pribyl, Finance Director Dave Newman, HRA Attorney Scott Erickson, UCD Tom Schuette, UCD Dave Koski, Barton-Aschman Associates APPROVAL OF MARCH 8, 1990. HOUSING & REDEVELOPMENT AUTHORITY MINUTES• MOTION by Mr. Prairie, seconded by Mr. Rasmussen, to approve the March 8, 1990, Housing & Redevelopment Authority minutes as written. IIPON A VOICE VOTE� ALL VOTING AYE, CHAIRPERSON COMMERB DECLARED THE MOTION CARRIED IINANIMOIIBLY. ACTION ITEMS: 1. REVISED UCD REDEVELOPMENT PROPOSAL FOR 10,000 AUTO PARTS SITE: Mr. Robertson stated there are four components that need to be reconsidered in a revised proposal by UCD: 1. Financing. UCD has revised their request back to pay- as-you-go. 2. Questions of neighborhood compatibility were raised and considered at the last HRA meeting. Some revisions have been made on this. �� HOIIBING � REDEVELOPMENT AIITHORITY MTG., APRIL 18, 1990 - PAGE 2 3. Traffic questions. A traffic study has been done which staff believes answers the questions raised at the last HRA meeting. 4. Timing. How will the proposal fit with the intersection improvements and redevelopment of the southwest quadrant? Financina Mr. Robertson stated that with the demise of the 10,000 Auto Parts Company and its lease, the developer has been able to return to the original concept of financing as a pay-as-you-go grant, rather an up-front grant upon substantial completion of the project. With a pay-as-you-go grant, the grant comes only from the funds paid by the development in property taxes. Essentially now, the developer needs an extra $100,000 for the carrying costs for that $200,000. It looks like it would be in the neighborhood of $300,000 for five years or up to $315,000 for six years. Mr. Robertson stated the $300,000 is very comparable--a little over 9% of the estimated construction costs--to the 8o the HRA approved previously for Northco. Mr. Rasmussen stated he wondered about the permanent financing and �`� the construction financing. At what point does the developer deliver a firm commitment on the permanent and the construction financing? Mr. Scott Erickson, UCD, stated they have started the construction financing process now, and they hope to be able to deliver a letter of commitment for the construction financing within 60-75 days. That commitment will contain certain prerequisite requirements for funding for closing, the primary one being a 70-75% preleasing agreements with leases that are approved by the lending bank. The lending bank does the same in-depth analysis on each of the lessees UCD brings to the project. Mr. Erickson stated the banks and savings and loans today apply a lot more scrutiny to proposed projects and financing before they will deliver a commitment. Approximately 40� of their project is represented by a major national retailer, Walgreen. In addition to the Walgreen Store, they will have to prelease an additional 7,000 sq. ft. in order to meet their funding commitment. They will not get a commitment letter from the lending institution unless they believe right up front that this is a viable project. At this point in time, with their experience in the last couple of years in the buildings they have financed and the individual who is arranging the financing for them, their aonfidence level is very high on this project. � ,�, HOIIBING & REDEVELOPMENT AIIT80RITY MTa., APRIL 18, 1990 - PAGE 3 4uestions of Neighborhood Compatibility Mr. Robertson stated this concerned two topic areas: (1) the relationship of the project to the proposed LRT station at this intersection, particularly it was an intrusion issue, in the possibility that homes might be taken in the future by the Anoka County Rail Authority for a park and ride station. (2) the buffering and compatibility with the homes that are immediately adjacent to the project. There are four homes to the north across 66th Avenue and two homes to the east in addition to the two homes on which the developer already has purchase agreements. Mr. Robertson stated Barbara Dacy, Planning Coordinator, has been working on both these issues, and she is at the meeting to discuss these with the HRA. Ms. Dacy stated the developer has updated the site plan to incorporate the comments to increase the buffering and screening on the property. They have increased the setback 15 feet along the north lot line along 66th Avenue, have reduced the number of r"'� parking spaces on the site, have increased the front setback to 15 feet, and are still proposing a minimum 6 foot masonry wall in a style consistent with the exterior of the proposed shopping center. Ms. Dacy stated the developer conducted a second neighborhood meeting the end of March. They tried to work with the neighbors immediately abutting the area to the east and across the street on 66th Avenue to see what types of landscaping, vegetation, location of fence, etc., the neighbors wanted. The developer is still in the process of working with the homeowners. Ms. Dacy stated the neighborhood continues to be concerned the typical maintenance issues regarding the shopping center. The neighborhood is used to seeing some litter and debris on the existing property, and they are concerned that is going to continue. In a case like this, in the Moore Lake Commons agreement, the HRA required a maintenance agreement to keep the landscaping healthy and keep the grounds clean, etc. Staff would recommend the HRA implement the same maintenance agreement for this project as a condition of approval. Ms. Dacy stated that regarding the LRT issue, Anoka County is continuing to look at the site as a"kiss and ride" versus a"park and ride". Anoka County is continuing to refine their projections for the demand of a��kiss and ride" versus a"park and ride" lot. ^ They have reviewed this revised site plan, because in deference to the first site plan, the parking along Mississippi Street has been � /"� �� HOIISINa � REDEVELOPMENT AIITHORITY MTa., APRIL 18, 1990 PAaB 4 removed because those spaces were only 5 feet from the property line which was in conflict with the City's setback requirements. Ms. Dacy stated Anoka County has recommended that as a"kiss and ride" if the LRT station is to be located here, they want to reserve an easement along the front area so they would have the ability to install additional parking spaces, when the LRT line is constructed. Ms. Dacy stated that summarized the neighborhood compatibility issues. The other major issue the neighborhood is concerned about it, of course, the traffic issue, and Mr. Robertson will address that. Mr. Meyer stated his objections or concerns on the property are not confined only to traffic impacts. He is still not satisfied that the HRA is analyzing this development as a needed and desirable development for the City of Fridley. Again, this is a philosophical point: To what extent should the HRA concern itself with putting in another shopping center that is going to be in competition with other centers that are gasping for financial life, whether it be Holly Center, Moon Plaza, Rice Plaza, Skywood Mall. Here is another development that would be using public monies. At some point, the HRA should stop and take a look to see whether or not this is something they should do regarding the City's long term welfare. Mr. Meyer stated he also thought there are going to be horrendous traffic problems. If they create a major traffic nuisance, it not only blights the intersection, but it also runs a fair chance of blighting the economic development of this particular center. Somewhere along the line, they have to reach beyond traffic impact and immediate neighborhood compatibility and financing and look at whether this is a proper project for public money. Mr. Commers asked what the guidelines would be--the effect of competition on similar retail spaces in the City of Fridley? Mr. Meyer stated that could be. Competition in light of the obviously depressed rental market in the City for this type of center. There will be one major tenant, Walgreen, and then other smaller shops, all of which could well be in direct competition with other stores that are either struggling for existence or are going out of business. So, competition in light of the rest of the economic development in the City. Mr. Robertson stated Mr. Nleyer raised these questions at the last HRA meeting. Staff asked the developer to comment on these questions, and the answers are contained on agenda page 1-E and 1- F. �.., HOIISING � REDEVELOPMENT AIITHORITY MTG.. APRIL 18, 1990 - PAGE 5 �� Mr. Rasmussen stated that if this project is going to be financed by a major bank or financial institution, a lot of Mr. Meyer's questions will have been answered. Mr. Prairie asked the developers if they could give the HRA some examples of the types of businesses that might go into this proposed center. Mr. Tom Schuette, UCD, stated they know there will be a Walgreen store. In addition to the Walgreen store, the shopping center will be aimed at the neighborhood convenience type of retailer. They have received interest from a variety of those use categories and some will conflict or compete with like businesses in the City, such as a pizza shop, hair salon, dry cleaning business, printing business, etc. There will be 6-7 stores or shops. Mr. Schuette stated there is retail on the corner of University and Mississippi, but there has not been any new retail in a long time. During the time that Moon Plaza, Rice Plaza, and Holly Center have been in existence, Fridley has grown a great deal. They are bringing 17,000 sq. ft. of new retail space in addition to Walgreen. That is not a major amount af space. Holly Center is about 75,000 sq. ft., and they are only adding about one-fourth the size of Holly Center. Mr. Schuette stated there is concern that redevelopment happen on the southwest quadrant. He stated that when that happens, that might require some existing businesses to need a new location. So, it is possible that even if their center is built and the southwest quadrant is developed, there could be a net loss in retail space at the intersection, depending on how well it gets developed. Mr. Schuette stated there is also concern about the success of Moore Lake Commons and the leasing status there. Moore Lake Commons has made a lot of progress in terms of new shops; and in talking with the leasing agent, the health club, which has 5,000 members already signed, will cause a lot of activity at that intersection which will be a big boost for the retailers in Moore Lake Commons. Another factor is that Moore Lake Commons is almost two miles away from the 10, 000 Auto Parts site; and in terms of convenience uses they have in mind for their center, the two centers are far enough apart to provide certain use categories that can be repeated at both locations. Mr. Erickson stated they just learned that day that the TCBY Corporation is interested in another shop at the 10,000 Auto Parts location even though they have a shop in Moore Lake Commons. He brought this up because it is a case in point where a geographic �., distance and a different intersection provide a second opportunity for this business in Fridley. A second example is the City �, 80II8ING & REDEVELOPMENT AIITHORITY MTa.. APRIL 18, 1990 - PAGE 6 Municipal Liquor business which has two locations within the City no more than two miles apart. Ms. Schnabel asked if there is any difficulty in leasing space in the new Moore Lake Commons East because of its close proximity to Moore Lake Commons West (the old Shorewood Plaza). If there is a problem, then that supports what Mr. Meyer is saying. If not, then it supports what the developer is saying. Mr. Robertson stated the old Shorewood Plaza is all leased except for two bays, one of which was the hardware store which went out of business after about six months. Mr. Rasmussen stated that, again, whoever finances this project will look very carefully at it from an economic standpoint. Mr. Erickson stated that the newly vacated hardware store space is at least 80 feet in depth. The spaces in the new Moore Lake Commons building that are unleased are probably 55-65 feet in depth. From his experience as a shopping center developer, the larger businesses (liquor store, hardware store) cannot go into 60-65 ft. spaces. From the owners' perspective, they probably feel the existing center is a positive force for marketing the new space because of the amount of business the existing space already brings �, to that property. Ms. Schnabel asked about the occupancy rate for Holly Center. Mr. Robertson stated Holly Center is all leased except for the hardware store which recently went out of business. He asked Mr. Erickson how he would characterize Holly Center as opposed to the average occupancy in this area. Mr. Erickson stated that in the class of strip centers, metro-wide, the Twin Cities is running an average of 93-94� across the board. The vacancy that has occurred at Holly Center was the Coast to Coast Hardware Store, and he believed the entire chain of Coast to Coast stores have folded nationwide. So, this was vacancy that developed not because of the location or any inadequacy in the center, but it was because an entire operation folded. He would guess that within 90-120 days, Holly Center will identify 1-2 users to reoccupy that space. From a shopping center developer's perspective, he would consider Holly Center a very attractive and viable center. Mr. Meyer stated Mr. Rasmussen's point is well taken about a bank or financial institution critiquing the worth of a project. However, he would expect a bank to worry about the success of the one project, not other businesses in the area. �� Mr. Rasmussen stated he believed that when a bank analyzes a project, they take a look at the entire impact. He has seen quite r,�... HOUBINd � REDEVELOPMENT AIITHORITY MTG., APRIL 18, 1990 - PAGE 7 a few banks that are very concerned about the impact on the whole neighborhood. They are doing this more and more. Mr. Meyer stated he was glad to hear that. He stated there is a Planning Commission and City Council that can address this kind of issue as to whether a project should be pushed in the City. But, the HRA has been given more of an opportunity to put something into motion than either the Planning Commission or City Council, so the HRA has a higher duty to worry about such things as what impact a project has on the City. If it had not been for Old Country Buffet and Snyders, he believed they would probably be seeing about a 50� vacancy rate in Holly Center. Mr. Meyer stated that from a very pragmatic standpoint, the HRA might be getting into the landlord business if the HRA buys Rice Plaza, and they better be very sure they have a shopping center that is viable and brings in money and not encourage competition across the intersection from them. Mr. Meyer stated he is not convinced that anyone has done any real thinking about this point. Do they have any business encouraging the type of development that is going to be in direct competition with other developments that are barely hanging on. ^ Mr. Commers stated one of the issues that comes with redevelopment is that it will bring in competition to less desirable locations. For example, any type of additional retail commercial space that comes in has the ability to attract space away from the Moon Plaza Shopping Center, which is part of the HRA's redevelopment plan, although a lower priority. They have to look at it from the perspective that they continuously try over a period of time to upgrade properties and upgrade the City and hope that by the system of competition the weaker, the less viable, businesses go out of business and new ones replace them. It is kind of an ongoing continuous circle. It may be idealistic and it might not always work, but the intention is to upgrade the City. Mr. Commers stated the 10,000 Auto Parts site is an eyesore right now. He did not know what other development could go in there that would be any different. This might not be the greatest project,but it certainly is a nice project and fits the Center City redevelopment which was commercial/retail on that space. The realities are that the developer would not be putting in monies and the bank would not be putting in monies if they did not think this was a viable project. Mr. Erickson stated the lending bank he has dealt with on his last two projects, TCF, one of the things they base their decision process on for a loan is an MAI appraisal of the project to see if the finished product will warrant the bank's investment. That MIA � appraisal takes into account the precise concerns raised by the Mr. Meyer: � HOIIBING & REDEVELOPMENT AIITHORITY MTa.. APRIL 18. 1990 - PAG� 8 1. What are the existing vacancies of the community? 2. What are the rent levels in the existing properties? 3. What are the lease-up prospects for the existing vacancies? 4. How does all of the above affect the subject properties' ability to get leased up at the necessary rate to support the financing required? Mr. Erickson stated that in its experience over the last five years, lending institutions rely more and more heavily on these appraisals. The appraisals over the last five years have changed to focus more on conditions outside of the subject property, because those definitely do affect the plight of new buildings. If the appraisal does not come within the parameters that support the guidelines that are set out by the bank's committee, they will turn a project down. Traffic Considerations Mr. Robertson stated that one of the maj or issues raised at the r—. last meeting was the question of how the traffic generated by the proposed project would impact both the existing street system and the proposed street system at the intersection of University and Mississippi and, particularly, there were concerns about the left turn pattern into the project on eastbound Mississippi. Mr. Robertson stated the City contracted with Barton-Aschman Associates to study this traffic generation issue and address each of the questions raised by the HRA raised at the March meeting. Mr. Dave Koski from Barton-Aschman is at the meeting to present the results. Mr. Robertson stated that what Barton-Aschman substantially found was that: 1) the existing level of traffic is about level D, which means there could be a maximum delay of up to 30 seconds for a stop or a turn; 2) that the traffic generated by this proposed project, given two critical worst case assumptions, will have little effect on either the existing street pattern or the proposed improvement. It will go from level D to level D+. Mr. Dave Koski stated he is the Project Engineer who did the traffic study. He stated Mr. Robertson summarized the study pretty well. They wanted to test the worst case so they assumed and know that the primary entry and exit movement into a center like this occurs during the P.M. peak hour, 4:30 - 5:30 p.m. They are ^ finding the traffic into these retail centers is primarily from people doing their shopping on their trip from work to home. They looked at the P.M. peak hour on an average weekday. They surveyed P'i'�, �"� HOIISINQ & RED�VELOPMENT AIITHORITY MTG., APRIL 18, 1990 PAGE 9 a number of shopping centers of this size and larger. They know what the entry and exit patterns are and the numbers. The Institution of Traffic Engineers also gathers the results of studies from around the country, and they publish a document that lists the range of travel patterns for shopping centers for peak hours, Saturdays, and Sundays, etc. Mr. Roski stated they then calculated what they thought would be the traffic generation and the entry and exit volumes for this center. They also assumed that all that traffic would be new traffic on Mississippi Street and at the intersection of University and Mississippi. That is not the case. Probably about 50� of the traffic that is entering and exiting this center is already on Mississippi and University passing. But, they assumed it would be 100o new traffic. They also wanted to find out just what the current level of traffic is on University and Mississippi. They conducted a traffic count last week between the hours of 3:30 p.m. - 6:30 p.m. and extracted from that the peak traffic period of time. Their conclusion is that the traffic that will be entering and exiting the shopping center would not have a significant impact on the current traffic capacity and level of service and traffic patterns they have at the intersection right now, with the existing roadway configuration and the geometric design that exists right now. Mr. Roski stated the driveway entry into the site easterly on Mississippi from University is back far enough so that the turning movements into and out of the site are not going to influence the capacity of the intersection. They specifically looked at the back-up that occurs for westerly bound Mississippi and University during peak hours. This is a theoretical calculation based on the actual traffic movement done with a computer. The back-up showed approximately 280 feet and the driveway is 350 feet, so the back- up will not come past the driveway so the driveway will always be open to either exiting traffic or eastbound Mississippi traffic that wants to turn left into the site. Mr. Koski stated that similarly the westbound Mississippi traffic has enough gaps that the eastbound left-turn into the site can occur at frequent enough intervals to not back up on eastbound Mississippi traffic. Mr. Koski stated they also looked at the impact on the intersection at Mississippi and 5th Street. Their calculations show that the project will not have an impact on traffic exiting east on Mississippi from 5th Street. Mr. Koski stated the overall conclusion is that with the existing geometrics, the implementation of the development will operate �,,,� satisfactorily and will not have a significant impact on the traffic on Mississippi or the intersection of University and Mississippi. ^ HOIISINt3 & REDEVELOPMENT AIITHORITY MTa., APRIL 18, 1990 - PAGE 10 Mr. Prairie asked about the improvement to Mississippi and the added traffic lane. Mr. Robertson stated the major conclusion from the traffic study is that it is not crucial that the intersection be improved before this development goes in. That is a very critical finding. Anoka County could plan the improvements for 1991. Mr. Commers stated Anoka County is not going to improve the east side of Mississippi until they improve the west side. Mr. Meyer stated he realized that this development is going to be highly dependent upon peak hour traffic. However, it just seems they will be doing a weaving across traffic--a right turn off University eastbound onto Mississippi and then a left turn into the site crossing the heavy westbound traffic on Mississippi. He understands the computer analysis and the traffic counts, etc., but is there any way to measure what happens when cars are waiting for the chance to get across the street to a very narrow entrance with traffic coming out to go either eastbound or westbound on Mississippi. How does this weaving across traffic upset the waiting times, the stacking of cars? It just seemed that a computer cannot measure these kinds of things. If they have a �^, development that is highly dependent upon traffic where the traffic is awkward or bad, it is a prescription for failure of the center. That goes beyond traffic, but it is an important part of trying to judge where the center might go. Mr. Koski stated Mr. Meyer raised a good point. There is a rating for traffic capacity and level of service (ranges from A-F). Obviously, level D is less than perfect. It is considered a satisfactory level of operation and really denotes something where the traffic is clearing with each intersection cycle phase, but it is also below C which is considered average. Level D really means that everything is working fine, but that some kind of disturbance (stalled vehicle, snow) can cause some periodic congestion for awhile. When something like what Mr. Meyer described happens, that can cause it to break down for a moment and cause some problems. Obviously, when you put turning movements into and out of a driveway, there is more conflict. However, from their study, their conclusion is that there is enough time and distance to make the whole operation satisfactory. Mr. Roski stated traffic signal timing, along with the improvements proposed by the County, will help the traffic situation a lot more. Mr. Robertson stated that with the proposal, the driveway to the site is moved about 75-100 feet further east away from the � intersection and that definitely improves the level of service, no matter what else happens on Mississippi. �, � 80II8ING & REDEVELOPMSNT AIIT80RITY MTa., APRIL 18, 1990 - PAGE il Mr. Robertson stated staff also asked Barton-Aschman to give an opinion on the worst case scenario; for example, a 200,000 sq. ft. office building on the southwest quadrant. It is Mr. Koski's opinion that it might require two left turn lanes on eastbound Mississippi at the intersection. Mr. John Flora, Public Works Director, said that could be handled with the existing lane configuration. Mr. Robertson stated that made him more confident that the project would not interfere with the HRA's options on the southwest quadrant. Mr. Robertson stated that, based on these findings, staff recommends the HRA consider the following: 1. Approval of this specific development plan to the Planning Commission for a public hearing for rezoning of the parcel to S-2. 2. Concept approval for preparation of a $300,000 (approximate) pay-as-you-go redevelopment agreement to be fine-tuned and brought back to the HRA at a later meeting. 3. Recommend staff proceed with the process to give notice for public hearing to expand the TIF district from the existing 10,000 Auto Parts site to include the two additional single family houses immediately to the east. MOTION by Mr. Rasmussen, seconded by Ms. Schnabel, to: 1. Approve this specific development plan to the Planning Commission for a public hearing for rezoning of the parcel to S-2. 2. Give concept approval for preparation of a$300,000 (approximate) pay-as-you-go redevelopment agreement to be fine-tuned and brought back to the HRA at a later meeting. 3. Recommend staff proceed with the process to give notice for public hearing to expand the TIF district from the existing 10,000 Auto Parts site to include the two additional single family houses immediately to the east. IIPON A VOICE VOTE, FOIIR MEMBERB VOTING AYE, MEYER VOTING NAY, CHAIRPERBON COMMERB DECLARED THE MOTION CARRIED BY A VOTE OF 4-1. Mr. Commers stated the HRA is looking forward to working with UCD; � however, he hoped the developers would keep in mind the issues and concerns addressed by the HRA members. This is part of their Center City project and it is important to the HRA. � 80II8ING & REDEVELOPMENT AIITHORITY MTa.. APRIL 18, 1990 - PAGE 12 (Ms. Schnabel left the meeting at 7:50 p.m.) 2. CONTRACT WITH BARTON-ASCHMAN ASSOCIATES FOR TRAFFIC STUDY TO BE PAID FOR BY UCD: Mr. Robertson stated the traffic study has already been paid for by UCD. MOTION by Mr. Prairie, seconded by Mr. Rasmussen, to approve the contract with Barton-Aschman Associates for a traffic study to be paid for by UCD. IIPON A VOICE VOTE, ALL VOTING AYE� CHAIRPER80N CO�RS DECLARED THE MOTION CARRIED IINANIMOIIBLY. 3. CLAIMS (2000-2009): MOTION by Mr. Rasmussen, seconded by Mr. Prairie, to approve the check register as submitted. IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERBON COMMERB DECLARED THE MOTION CARRIED IINANIMOIIBLY. i"^, INFORMATION ITEMS: 4. 57TH PLACE STATUS: Mr. Robertson stated a signed agreement is imminent between the MPCA and Ashland Oil. Staff has now proceeded to contact Winfield Development to ask them for a prelease agreement with their anchor tenant, Crosstown Bank. Apparently, Crosstown Bank is now in a better to proceed than they were a year ago. Upon receiving and verifying the surety of that prelease agreement, staff will look at the outline of the development agreement presented to the HRA in November 1988 and bring back a status report to the HRA. He stated Dave Newman feels very strongly that staff should examine the liability exposure on the ground contamination before proceeding any further on acquisition of the site. 5. TCF AND SKYWOOD MALL IMPROVEMEPTTS: Mr. Robertson stated staff and Councilmember Steve Billings met with representatives of TCF and the receivers and bondholders for Skywood Mall. They believe they have an outline of an agreement whereby satisfactory traffic access can be achieved without any further HRA participation. If no action is possible, the HRA might be asked to consider doing some improvements which was part of the original plan for that district. He stated staff will keep the HRA �. informed. � HOIISING & REDEVELOPMENT AIITHORITY MTa.. APRIL 18, 1990 - PAGE 13 Mr. Burns stated that if the City does not get the cooperation from the Skywood Mall-related participants in this discussion, including Marquette Bank, the HRA might be asked to condemn the small strip of land needed to construct the improvements. Hopefully, that will not happen, but is something the HRA should be aware of. 6. COMMENTS ON PROPOSED 1990-91 OHJECTIVES AND ACTIVITIES: Mr. Robertson stated that at the last meeting, he had submitted the proposed objectives and activities and had asked for comments from the HRA members. He stated he has received no comments. Mr. Commers stated he did have one comment he would like to bring up that can be discussed on the agenda at the next meeting. He stated that at one time the HRA talked about some long range plans which might address some of the issues Mr. Meyer has raised. Mr. Robertson stated staff is updating the Comprehensive Plan this year as part of the work program for 1990. Staff can give the HRA members an outline of that Plan within a few months, so the HRA members can see what will be covered and the general concept direction in which they are moving. ADJOURNMENT: �"� MOTION by Mr. Rasmussen, seconded by Mr. Prairie, to adjourn the meeting. IIpon a voice vote, all votinq aye, Chairperson Commers declared the April 18, 1990, Housinq and Redevelopment Authoritp meetinq adjourned at 8:10 p.m. Res ectfully s mitted, ��� Ly Saba Recording Secretary �