Loading...
HRA 06/08/1995 - 29583�� �� � CITY OF FRIDLEY HOIIBING & REDEVELOPMENT AIITHORITY MEETING, JIINE 8, 1995 CALL TO ORDER: Chairperson Commers called the June 8, 1995, Housing & Redevelopment Authority meeting to order at 7:38 p.m. ROLL CALL• Members Present: Members Absent: Larry Commers, Virginia Schnabel, Jim McFarland, Duane Prairie John Meyer Others Present: William Burns, Executive Director Barbara Dacy, Community Development Director Scott Hickok, Planning Coordinator Jim Casserly, Financial Consultant Grant Fernelius, Housing Coordinator Craig Ellestad, Accountant APPROVAL OF MAY 11. 1995, HOUSING AND REDEVELOPMENT AUTHORITY MINUTES• MOTION by Ms. Schnabel, seconded by Mr. McFarland, to approve the May 11, 1995, Housing and Redevelopment Authority minutes as written. IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERBON COMMERB DECLARED THE MOTION CARRIED IINANIMOIISLY. CONBENT AGENDA• 1. 2. 3. 4. APPROVE BILL OF SALE FOR REMOVAL OF GUNDERSOAT HOME AT 5707 WEST MOORE LAKE DRIVE N.E. MONTHLY HOUSING REPORT SOUTHWEST OUADRANT BUDGET EXPEATSE REVENUE AND EXPENSES Mr. Ellestad provided copies of additional e�enses to be approved with those previously submitted. MOTION by Mr. McFarland, seconded by Mr. Prairie, to approve the Bill of Sale for Removal of Gunderson home at 5707 West Moore Lake Drive N.E.; to approve the Monthly Housing Report; to �''� approve the Southwest Quadrant Budget Expense; and to approve check register #25538 through #25576 plus the additional expenses contai�ed in the memo of June 8� 1995, fxom Mr. Ellestad for a � HOIISING & REDEVELOPMENT AIITHORITY MEETING, JIINE 8, 1995 PAGE 2 / �. total of $16,671.21. IIPON A VOICE VOTB, ALL VOTINa AYEf CBAIRPER80N COMMERS D�CLARED THE MOTION CARRIED IINANIMOIISLY. ACTION ITEMS• 5. AWARD OF BIDS FOR SOUTHWEST OUADRANT DEMOLITION Ms. Dacy stated staff's recommendation is to award the demolition contract to Herbst and Son for $194,200 and to award the salvage contract to Bauer Wrecking and Salvage Company for $10,000. The two amounts combined give the HRA the best price for the demolition and salvage of items in the redevelopment area. This is the most cost efficient and is below the anticipated budget. In light of the events of the potential lawsuits, a motion to approve would be subject to execution of a settlement agreement. Mr. Dacy sta�ed they have worked with the contractors before on Rice Creek Plaza. They were very cooperative to work with. Staff expects their full cooperation. MOTION by Ms. Schnabel, seconded by Mr. McFarland, to � demolition bid to Herbst and Son FOR $194,200 and to salvage bid to Bauer Wrecking and Salvage Company FO subject to the execution of a settlement agreement. � award the award the R $10,000 IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON COMMEAS DECLARED THE MOTION CARRIED IINANIMOIIBLY. 6. CONSIDER PURCHASE OF FRANK'S USED CAR PROPERTY Mr. Burns stated staff has been working on this for some time. The agreement arrived at would have the HRA paying $150,000 for the property under certain conditions. The most important is for the heirs to complete the cl�an up of the site and to provide a statement of closure from the PCA. He is insisting on that before closing on the property, and he has communicated this to the realtor representing the estate. The other part is to waive the right to relocation payments. There will be no separate payment for the fixtures. In purchasing the building, we are also purchasing the fixed assets. There is no separate fixed asset payment. The environmental portion is not that complicated. There are some tanks to be removed and the soil around the tanks will likely need to be excavated. There was likely some leaking or spilling. There is a well on site to be capped. Mr. Commers asked if the family would be eligible for assistance. �� . �, � � � HOIIBING & REDEVELOPMENT AIITHORITY MELTING. JONE 8, 1995 PAaE 3 Mr. Burns stated he believed the family would be eligible for petrol fund assistance on the tanks. He did not get a formal appraisal. They got a budget appraisal similar to what they got for the Southwest Quadrant project. The appraiser indicated that he recognized $154,000 as the top amount. The appraiser arrived at this by recognizinq that we could face potential condemnation and relocation costs, clean up costs, and included the fixed assets. Based on that, he felt that $154,000 was the top value. Mr. Burns also had a separate meeting with the City Attorney and appraiser on all the properties and identified a negotiating strategy. The $150,000 level was supported by that meeting. This was reviewed with the City Council. Mr. Burns indicated they were at that time at $140,000 and the seller at $160,000. He was encouraged by some of the Councilmembers to delay the process of acquiring the property. There was no objection to that strategy. Based on that, he went ahead. He may have been able to do better. He thought they had a fair price. The owners are facing some of the costs associated with the clean up. He believed this was fair for all. Mr. Commers asked Mr. Burns to address the memo from Councilmember Billings dated June 8, 1995, regarding Frank's Used Cars. Mr. Burns stated Councilmember Billings is pointing out there was not a binding auction for the property earlier this spring. One bid on the property was for approximately $95,000. Mr. Burns believed that is what Councilmember Billings is referring to and wondering why we are offering more. One must recognize that the situation might be different for the private sector. However, if you consider the alternative to a negotiated settlement is condemnation, then this deal becomes acceptable in light of condemnation. Mr. Prairie stated he assumed there was information the bidders did not have. Would the buyer take responsibility for the clean up? There may be other things we cannot see. Mr. Burns stated he did not know the conditions placed on the buyer. There may be other things. The price we bid for Custom Mechanical was substantially higher than what we are offering for this property. That helped set a comparison for this property as well. The other source of advise was from Mr. Herrick who has a good knowledge of commercial real estate. He stated, if you buy commercial property along a major highway for $3.00 a foot, you have paid an acceptable price. He did acknowledge that $150,000 would be an expected purchase price. Mr. Prairie asked if the City Council was satisfied with this. � e HOIIBING & REDEVELOPMENT AIITHORITY MEETING, JIINE 8, 9.995 PAC3E 4 Mro Burns stated he did not know why Councilmember Billings is not satisfieci at this point. He has had opportunities to indicate his dissatisfaction. In the negotiating process, Mr. Burns reported where he was in the process. He puts together a weekly report of the City Manager and the City Council reads it carefully. If there is an objection, he usually hears about it. In this instance, he did not hear any comments. Mr. Commers stated it looks as if the issue is that the appraisal is less than $100,000, but with the condemnation costs it would be $150,OOOe Mr. �urns stated the appraisal was over $100,000 on the preliminary estimate. He recognizes that the tax assessor had the property on the books for $108,000 to $110,000. He recognized we were going to pay the market pricee They worked from there to consider the avoidance items and came up with $354,000. Ms. Schnabel stated she was curious about the estate being �esponsible for the environmental clean up. Is that something they will hire done? �'�1 Mr. Burns stated they have to. Staff had a Phase I audit done for that property. Our consultant says they would have to hire a consultant approved by the PCA v,�ho will them take them through the Phase Ii, a remedial action plan and �hrough the implementation plan to follow up. The MPCA will take the word of �his consul�ant if the consultant agrees to give a clean bill of health and will issue a closure statement. They will not do it if the work is clone without appropriate approval. He has told the estate the HRA will not take the property without a closure statemen�c . Ms. Schnabel asked if the heirs are local. Mrv Burns stated the person he had spoken with lived near St. Cloud. He thought the other family members were local. Most of the negotiations have occurred between Mr. Burns and the realtor representing the o�rners. A closing date will be established when the work has been completed. Mr. McFariand asked what would be done with the propertye Mr. Burns stated they would do the same as they did with the Custom Mechanical site. It will be cleared and converted for residential purposes. The property would be sold to a building contractor to build the type of housing the HRA would like to �--�, have built. � HOIISING � REDEVELOPMENT AIITHORITY MEETING. JIINE 8, 1995 PAGE 5 / Mr. McFarland stated the closure does not necessarily indicate the property is cleaned entirely. They have property that has been contaminated. As long as they do not break the surface, they will get a closure statement. If you do break ground, you will need to clean it up. Mr. Burns stated they did a Phase I to protect themselves. There are fuel tanks in the ground so the family will have to clean that up. The other items are minor such as asbestos which is above ground but we insist they take that out as well. If there are floor tiles as well, we may be willing to concede. Mr. Commers stated he would like to verify that the closure does remove us from any liability from the underground tank clean up. Mr. McFarland stated the petrol fund will not allow their liability to pass from the owner to the buyer. If the petrol fund would protect the sellers, that right would not pass to us as a buyer. Mr. Casserly stated, as a public authority, you are in a different position. You are not going to be a responsible party when you buy the property. The problem is, if you acquire it, it '�� does not mean that it is saleable. You do not have direct liability. It would have to be cleaned up. There could be a significant difference if there is significant pollution. Ms. Schnabel stated that is why she asked about the heirs to the estate so the HRA does not get something that is not anticipated. Mr. Casserly stated the problem is finding someone who has the resources to clean it up. What is commonly happening is that the properties are being forfeited to the state. Mr. Commers stated the HRA is not closing or paying any money until the property has been cleaned up and all problems solved. With that contingency, we are not going forward until it has been taken care of. Ms. Schnabel asked if the HRA was eligible for Superfund monies. Mr. Burns stat�d he thought they might if they owned property with oil contamination. It does not apply to all types of contamination. Ms. Schnabel stated, if the heirs were not able to carry this through and if we offer a lesser amount and applied for Superfund monies, would that be feasible. �^� Mr. Prairie stated the buyer usually does not want to take that " gamble. HOIISINGi & REDEVELOPMENT AIITHORITY MEETING. JUNE 8, 1995 PAC�E 6 �� Ms. Dacy stated, in the case of the Lake Pointe site, if you not aware of the contamination issue when buying, you take on a voluntary responsibility to resolve the problem and you can become eligible for petrol funds. Mr. Casserly stated the petrol fund is a no fault program funded through the gas tax program and a unique program that works extremely well. If you have petrol-based contamination problems, the fund supplies resources to do it. The fund can continue to replenish itself because it uses gas tax funds. Mr. Prairie stated there is no question about cleaning that area. They have talked about it for a number of years. Mr. Commers asked how the property was zoned. Mr. Burns stated the current zoning is considered non-conforming as a commercial use and it goes back to residential when the owners cease to exist. These are spot zonings. Mr. McFarland stated he would assume that Leisch and Associates are qualified and they would give proper counsel. !'� MOTION by Ms. Schnabel, seconded by Mr. Prairie, to approve the acquisition of Frank's Used Cars at the price of $150,000 subject to the clean up of the property, receiving verification that the property has been cleaned, waiving the relocation benefits by the property owner, and the acquisition of fixed assets. IIPON A VOICE VOTE, ALL VOTINa AYE, CHAIRPER80N COMMERB DECLARED THE MOTION CARRIED IINANIMOII3LY. INFORMATION ITEMB: 7. CONSIDER TIF ASSISTANCE FOR NORTHCO Mr. Burns stated, about four to six weeks ago, Mr. Zylla approached him with a proposal to consider providing tax increment financing for the construction of a storna sewer and for soil correction along 73rd Avenue. It occurred to him that the HRA is riding a bubble of considerable industrial and commercial development at this time, and this may be the time to consider the request. There has been a relaxation of the penalties on tax increment financing so it may be timely to work with Northco. Mr. Casserly has worked with Mr. Zylla to find out more about the project and identify how we might help. Mr. Casserly stated Mr. Zylla had indicated they have been �� pursuing several users. The one that is most likely they were not sure they could do with fall construction. The development �` is for winter or early spring. He would like to identify the � � �, HOIIBINd & R$DEVELOPMENT AIITHORITY MEETINa, JUNB 8, 1995 PAaB 7 costs, find out if the HRA would be amenable to some assistance, and try to put together a package. They are still trying to give us values and to better identify the costs. It is important that they are able to qualify this as a tax increment district and they must meet the requirements. He thought he would be able to report more in July. Because of this site, they had a proposal before the HRA five years ago. They were trying to create a development district. There was very little assistance that could be provided. It may be timely to look at it again and also find out, if we were to create a tax increment district, if we would be able to generate real assistance. Mr. Burns stated he would like to know if the HRA would like staff to continue to work with them or is this something you do not want to do. Mr. Commers stated the HRA has a number of priorities and is having some economic issues that will cost the HRA a lot. If this is a nice project, he hate to leave it, but then again he thought the HRA was better served to concentrate on what they were now doing. Mr. Burns stated he thought they were looking at a pay-as-you-go type of project which would be based on the revenue the project generates, and it will generate revenue for other projects. Mr. Casserly stated the taxes paid are substantial. There are some peculiarities with doing this type of project, but this is not a net cost to the HRA. Ms. Schnabel stated the HRA did not have enough information at this point to say yes or no. Mr. Commers stated the HRA could look at it, see where the HRA is, and see how it works out. Mr. Burns stated he did not foresee a lot of complications with this project. If they were asking for some variances, there might be opposition from the neighborhood. He did not think Northco was asking for any variances, and he did not think there would be complications. 8. UPDATE ON HOUSING REPLACEMENT LEGISLATIOAT Mr. Fernelius stated the bill authorizing the pilot housing replacement program was signed into law. Next month, staff will be coming back to the HRA and working with the City Council to formalize this program. There is an actual housing replacement program that staff needs to put together. Both the HRA and City Council need to adopt the program. Staff will be coming back in July or August with this program. HOIISING & REDEVELOPMENT AIITHORITY MEETING, JIINE 8, 1995 PAGE 8 � Mr. Commers asked if they needed to be concerned about the Fair Housing Act. Mr. Casserly stated he had prepared a three-page program analysis based on the legislation which he sent to Greene and Espel. They thought this was positive. The only time that there would be a problem is if the HRA is involved in condemnations. If the HRA operates on a voluntary basis, there should be no problem. If we stick to the criteria as laid out in the legislation which includes that the sites are to be vacant or substandard, there should not be a problem. He will work with staff to define this as part of the policy. Even if they have to enter into a condemnation, it will be part of the program established. Mr. Commers stated, as long as this has been recommended by legal counsel and they see no problems, the HRA will take a look at it. Ms. Dacy stated a letter from Mr. Czech was included in the agenda packet for the HRA's information. Mr. Commers stated they also had received information on site at 1207 Gardena. Is assis�ance being at this point? � Ms. Dacy stated the owner is pursuing a buyer. � Mr. Commers asked if the two homes on Glencoe Street had been demolished. Mr. Fernelius stated the two homes had been taken down the day before the meeting. Mr. Commers asked the status of the execution of a development contract. Mr. Fernelius stated the development contract had been drafted, signed and ready to go. Mr. Commers asked what is going to happen with the excess liability insurance coverage. Ms. Dacy stated staff has asked Mr. Hunt to prepare some estimates. If the HRA wishes to pursue additional coverage, they will do so. Mr. Commers stated the problem is that he did not know that the HRA would feel comfortable knowing they have personal liability if there is a judgment over $600,000. That may put a damper on things. 'I'his does not address excess coverage on those kinds of cases that we are not limited to $600,000 under the statutes. If there would be a$1 million judgement and although the City's coverage is $600,000, there could be an excess judgement for � �'�1 ; --,. 80II8INa � REDEVELOPMENT AIITHORITY MEETING, JIINE 8, 1995 PAGE 9 $400,000. That is a concern. Ms. Dacy thought this information addressed that concern. Mr. Burns stated the question is whether we want to purchase the excess liability coverage. P2r. Commers stated the information as provided says to him that the City in normal circumstances has limited liability to $600,000. If they want to, we can purchase non-waiver coverage which would give us excess coverage in those cases where the statutory limits do not apply. Where the statutory limits do apply, the City would not would not pay claims over $600,000 per occurrence. The issue is whether to pick up the non-waiver coverage for anything over $600,000 in those cases where the $600,000 limit does not apply. In his opinion, it seems that the City should do something to make sure the HRA members do not have personal liability. There may be a way the City can do that without the City buying the insurance, at least as far as the HRA is concerned. For example, perhaps the City could pass a resolution indemnifying the HRA if there is ever a judgement. Perhaps there is some way the City's legal staff could look at that and see if there is an option. Mr. McFarland stated he thought this had been done on the State level. There was a law passed within the last three years. Mr. Commers asked staff to look at that and see what it is. This is an issue that requires some solution. In looking at the information, he was not sure that $1 million in coverage was sufficient. Mr. Burns stated that is with $2 million in annual expenses. For 1995, the HRA's budget is higher. He will try to get more clarification. Mr. Casserly stated there is a completely different issue. The HRA should not be getting insurance that covers increased exposure. You only want to cover your e�oosure. The HRA may be responsible for things which the members are not. The members do not need to be covered for hundreds of thousands of dollars, but rather for those things you are exposed to. Mr. Commers stated they may have an insurable interest. If have a$10 million pool that we are dealing and someone gets million judgement, they could take away from what the HRA is trying to do. Other than that, that is the HRA's interest. have exposure of the officers and directors and that is what want coverage for. It is possible that the members could be individually. The real issue is that members would have potential personal exposure. they a $5 We we sued � HOIISINa & REDEVELOPMENT AIITHORITY MESTING. JIINB 8, 1995 PAGE 10 Mr. Burns stated he thought the members were covered but he did not know to what limits. He will look at this further and report back. 9. CONSIDER INFORMATION REGARDING LAKE POINTE SITE Ms. Dacy stated she met with a representative Towle Real Estate on Tuesday. She put them in touah with a representative from MEPCo This is related to the HRA's goals for the site which is why staff is bringing this to the HRA's attention. Staff is still working with MEPC and Galbraith. Staff will be coming back in July on a proposal from MEPC and Galbraith. Mr. Burns stated Medtox Laboratories is very interested in the site. This is one of two or three sites they are considering. If we want them, we have a reasonable chance. The problem is that they want a two-story, 80,000 square foot building with surface parking. They are looking to do that on seven acres. If you apply that density for the seven acres, to the large parcel designated for office space, that is 250,000 square feet of density. We are looking for 500,000 square feet of density. Mr. Burns stated he would report the information and if the HRA �� wishes to pursue the project, staff would get back to them. Otherwise, he encouraged them to work with one of the two prospective developers for the site and consider leasing space. The representative seemed to be willing to do that. � � Mr. Commers stated this was fine at this point. They would see what happens. 10. CITY OWNERSHIP OF FOUR PLEX AT 380 - 57TH PLACE N.E. FOR TRANSITIONAL HOUSING Ms. Dacy stated this discussion has been going on since September. Originally, the HRA supported ACCAP's application to purchase, rehab and operate a four-plex for transitional housing services. During the funding cycle, the NgiFA indicated the transitional housing program was filled. However, the MHFA put the application into another category of public ownership and provided funding. The good news is that ACCAP no longer needs financial assistance on this project from the HRA. They can fully fund the acquisition and rehabilitation. However, a public entity must own the building. Staff discussed the ownership issue with the City Council. The Council was concerned that County ownership may dictate the City becoming eliqible for or responsible for paying a part of a levy by the County. Staff contacted the County about that, who stated ownership would not dictate that. The HRA and City Council would have to pass a resolution to request it. However, they did have a policy problem with the City asking the County to own it and then to ask � HOIIBINa & REDEVELOPMLNT AIITHORITY MEETINa. JIINB S, 1995 PAGE li , that they not be reimbursed for expenses for performing services. A second issue raised was the affordable housing issues raised with the Southwest Quadrant redevelopment project. This project would convert four units into affordable housing. ACCAP is committed to this project, and they have guaranteed to take on the operatinq expenses, insurance costs, real estate taxes and, if there is a forced sale of the property before the expiration of the mortgage, they are willing to pay the gap between what the property is selling for and the remainder of the mortgage. ACCAP wants to complete this project. Ms. Dacy stated a model is Blaine�s Economic Development Authority's agreement with ACCAP for four homes for a battered women's program. The only difference in this case is that ACCAP is guaranteeing to cover the gap in a forced sale situation. Ms. Dacy stated staff wanted to bring this to the attention of the HRA. This item is also scheduled for City Council discussion on Monday. The Councilmember for this ward will recommend that the City strongly consider taking ownership. It makes sense that the HRA be the owner of the property given the housing function. There have been new pieces of information coming up in the last few months, and staff feels it prudent to bring this to your �`� attention. Mr. Commers stated it is difficult to recommend without an opportunity to read over the information. Ms. Dacy stated there is no problem with having this item on the July agenda for a final determination. Mr. Commers asked staff to add this to the July agenda along with the City Council information. 11. PROPOSAL FROM REDEEMER LUTHERAN CHURCH Mr. Burns stated he had met with the pastor of Redeemer Lutheran Church and the chair of the Planning Commission. Redeemer is on Mississippi Street, is out of space and wants to expand. They now need space for overflow parking. Their plan is to purchase 19 properties in an area bounded by Mississippi, Ashton and 64th Way with the exception of the Spur station. Eventually, they want to move their complex to this area and face East River Road rather than Mississippi Street. Mr. Burns stated Redeemer is expanding rapidly. In the past, they have asked for room in the park and the neighborhood has been hostile to that. The railroad tracks are an obstacle. 6409 �"� East River Road is a vacant property that we have under contract for Whitney Homes. Redeemer wants the City to void that - property. They consider this a key piece of property to acquire � �, .''_1 HOIIBINa � REDEVELOPMENT AIITHORITY MEETINa, JIINE 8. 1995 PAGE 12 and it will be much more expensive for them if there is a home there. There is no definite time frame. He tried to get an idea of how committed the church was to this proposal. The request appears to be from two individuals who came in to see him. He did not think there had been a membership vote. Mr. Burns is bringing this before the HRA. There are two sides. The church emphasizes values and supports youth. This church has a lot to offer. It is a good community asset. On the other hand, buying 19 parcels is also taking away property taxes. You may also conclude that this would take away affordable housing. The parishioners are planning to go to property owners and purchase one parcel at a time. The question is whether or not the congregation wants to do this right now. He thought they had talked to Whitney directly. Mr. Commers asked if the issue is that, if Whitney Homes is willing to sell to the church, will we void the contact. Mr. Burns stated he was not sure what mechanism they would use to settle the matter. Staff is asking the HRA if you want to consider approaching Whitney. Are we willing to let Whitney out of a development contract? Ms. Schnabel asked, if we do that and the church fails to proceed, then they are stuck with a vacant tax exempt property. Mr. Prairie stated this seemed like a lot of property. 3How many acres does the church have now? Mr. Burns stated he estimated they would have four acres. It is not a large parcel. They did come in earlier and talked about adding a second floor to the education building and wanted to expand the parking. We talked about different alternatives. Mr. Fernelius stated the proposed parcel is part of the scattered site program which we would include in our housing replacement program and could potentially recoup some of the expenses. Another issue is the developer is in the process of marketing this property. Our agreement goes through the end of October when the home is to be completed. He suggested they wait and see if the property is marketable first, and then consider doing something with the church at that time since their plans are so preliminary at this point. Mr. Commers stated the real issue is whether we would place that development of a home as a priority if in fact they really are going to expand. Mr. Prairie stated they have no drawings, but that could change. The idea could even be voted down. HOIIBING � REDEVELOPMENT AIIT80RITY MEETING. JIINE 8. 1995 PAaB 13 Mr. Burns stated it may be a logical step to regard getting a show of support from the congregation or some sort of a plan. Mr. Dacy stated, at the last meeting, they discussed 1207 Gardena which is similar in that a person from the neighborhood came forward asking the HRA to purchase a property so the neighborhood could buy it. The discussion indicated the intent is to purchase and build on the property. These are similar because it is a neighborhood property owner who wants to clear land for something other than its intended use. Mr. Burns stated it would be difficult to ask them to request a show of support. Ms. Schnabel stated it seems the church is not prepared at this point to perceive what they want as a project. She thought they in some ways take their chances. If they go through their plan as they see it, buy the properties, they will just have to face that chance and buy this property if it has been already developed. She did not think the HRA should make special accommodations for something that is so preliminary at this point. She thought the HRA has a plan in place and that they should proceed. � Mr. Prairie stated the church should be able to assure the HRA that there is at least a 50/50 chance of this happening. 12. UPDATE ON SOUTHWEST 4UADRANT Mr. Commers stated the public portion of the meeting is temporarily adjourned to receive an update regarding the Southwest Quadrant and will be conducting a closed meeting with respect to the information that shall be provided. ADJOURNMENT: MOTION by Ms. Schnabel, seconded by Mr. Prairie, to adjourn the meeting. IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERBON COMMERB DECLARED THE MOTION CARRIED AND THE JIINE 8, 1995, HOIIBING AND REDEVELOPMENT AIITHORITY MEETING ADJOIIRNED AT 9:34 P.M. Respectfully submitted, � /� `�'I.' " �Cil W C� ' � (.�� �� I�avonn Cooper Recording Secretary