Meeting Minutes HIGHLAND REDEVELOPMENT COMMISSION STUDY SESSION MINUTES AUGUST 23, 2006 The Highland Redevelopment Commission (“RC”, “Commission”) met in Study Session on Wednesday, August 23, 2006, at 6:38 PM in the Council Chambers within the Municipal Building at 3333 Ridge Road, Highland, Indiana. The Study Session was called to order by Commissioner Brice Johnson. The minutes were prepared by Cecile Petro, Redevelopment Director. ROLL CALL: Present on silent roll call were Commissioners: Bernie Zemen, Rex Burton, Adam Gawlikowski, Dominic Noce, and Brice Johnson. Also in attendance were Mr. George VanderWerken, a member of the newly formed Economic Development Commission, Mr. Richard Underkofler, the Town Manager, and members of the public and the media. At a later time, Mr. Joseph Wszolek, Council President, entered the Study Session. GENERAL SUBSTANCE OF THE STUDY SESSION 1. Updates on the following items were given by the Director: A. Hammond Loan Agreement and Bond Ms. Petro stated that demolition of six River Park Apartments has been completed. Nineteen are currently standing and will be demolished by the end of November 2006. She asked if all Commissioners had received the email with a photo of the progress to date. All stated that they had received the photo. B. Best House on the Block Contest The Director reported that the total number of entrants for this year’s contest was forty eight (48). Attached to the agenda was an Addendum prepared by our attorney, Dave Westland, for the Commissioners to review before the next Public Meeting. The total amount for the additional entrants will be $1728.00. C. Redevelopment Expansion progress Ms. Petro handed out Resolution 2006-11, a Resolution of the Highland Redevelopment Commission Confirming a Resolution Designating and Declaring Certain Areas as Redevelopment Areas and to Expand the Existing Highland Redevelopment District. This will be brought to the Commission at the next Public Meeting for action. She reported that all legal procedures were being followed and did not foresee any problems before the Resolution is brought to the Commission for approval. D. New Kiosk Panels Commissioner Burton stated that he desired to have the Commission’s Website (www.highland.in.gov) advertised on the kiosks. He would also like to see a panel which states that “Highland is a Main Street Kind of Town” or something to that effect. After some discussion, the Commission agreed that this would give the Redevelopment Commission exposure. E. Indiana Main Street Annual Conference in Wabash, IN Ms. Petro referred to the handout regarding the Cornelius O’Brien-Indiana Main Street Conference to be held on September 28 through 30th in Wabash, IN. She asked Commissioners to think about the possibility of attending one or more days. Ms. Petro will attend two days. F. Third and Final Community Consultation Public Forum Ms. Petro reported that the Final Forum on the Comprehensive Plan for the Redevelopment District will be held on Tuesday, September 12, 2006 at 7:00 PM at the Lincoln Center in Highland, IN. A news release was sent out to the media, and emails and calls were made to those who had previously mentioned that they wanted to be kept informed of the progress. 2. Mr. Shanahan, Attorney with Ice Miller Town Manager, Rich Underkofler, introduced Mr. Shanahan who has had years of experience with various Redevelopment tools, including tax increment financing (TIF). Mr. Shanahan gave an overview of his company and explained that one of the main tools for a Redevelopment Commission is to partner with private developers. He gave an overview of tax increment financing and stated that the following have to be kept in mind before that tool can be used: 1. A willing developer 2. An area which would not be developed unless it is within a TIF area, the “but, for” test The TIF allows the town to utilize the increment (the amount over the current year’s tax bill and the real tax amount, for infrastructure and other costs. Mr. Shanahan also spoke about a Special Improvement District. This is an area which receives a special assessment for sewers, water, sidewalks, etc. A Special Improvement District is a relatively new concept, although it is gaining more acceptance because it is not bound by the 2% tax cap. Income tax, such as a County Income Tax could also be helpful in providing funds for improvements. Mr. Shanahan also spoke about utilizing tax abatement. It can be used as an incentive to developers, also. An abatement allows the business, or in some cases residential property to develop an area and receive an abatement on the taxes for a certain length of time, usually 10 years for property and 5 years for equipment. Or, the Economic Development Commission could give an abatement for only part of a building. 3. Status of NIPSCO property The Director reported that she has communicated with Mr. Don Carnahan, Senior Real Estate Representative at NIPSCO. He explained the process of potential divestiture of NIPSCO property. That process is about one-half finished. Mr. Carnahan will contact us once NIPSCO fully determines that the site, or portions thereof, can be sold as excess real estate and at what price. 4. Property for sale on Kennedy Avenue Ms. Petro distributed handouts of properties for sale on Kennedy Avenue. These Properties along with descriptions and prices will be utilized by the Redevelopment Commission for discussion purposes. 5. Property tax sale opportunities Commissioner Burton stated that Lake County Government will hold a tax sale in October of 2006 for delinquent taxes. He reported that about 5% of the properties were located in Highland. Commissioner Burton also stated that the RC should look at these properties for a possible purchase when the final list is prepared. 6. Kennedy Avenue median near the river Commissioner Burton described a possible median at the north Kennedy Avenue gateway area. Because the lanes will be less wide, he stated that this gives us a greater chance for a large island type median for a welcome to Highland sign and green space. Town Manager Underkofler stated that we will not know how this will look until development occurs around the interstate interchange. 7. Proposed Town Hall Parking lot Town Manager Underkofler reported that the American Legion will be seeking another appraisal on the area designated as the proposed new town hall parking area. The membership felt that the appraisal paid for by the town was too low. He will keep the Commission informed. The Study Session was adjourned at 9:20 PM. BACK TO MAIN MENU