EVENDALE C.I.C. BOARD MEETING
MINUTES OF THE NOVEMBER 13, 2006 MEETING
7:30 A.M.
The Evendale Community Improvement Corporation (CIC) met at 7:35 A.M. in the Municipal Building Conference room. Members present were John Perazzo, Jeff Albrinck, Dave Harwood, Stiney Vonderhaar, Don Hills, and Natalie Greulich. Also present was Linda Fitzgerald (Economic Development Consultant), Jack Cameron (Mayor's Assistant), and Tom Stautberg, Evendale Chamber of Commerce.
Approval of September 11, 2006 Meeting Minutes - On a motion by Don, seconded by John, the CIC unanimously voted to approve the minutes of the September 11, 2006 meeting.
CIC Review of Marketing Development Inc. Phase I Study
Linda distributed a copy of the report that she prepared summarizing the concerns and deficiencies outlined by CIC at their September 11, 2006 meeting regarding the MDI Phase I report. This report was distributed to council at their September 14th meeting. She reviewed the report with CIC and noted that she and Jack have informed Stan Eichelbaum of council's desire to have the market study completed within thirty days and that the final product must reflect the scope of services in the contract. MDI staff is making the corrections; once the document is revised, council and staff will determine if it meets the project requirements. Only until this is done will MDI be paid in full; it is unlikely that council will authorize MDI to proceed with Phase II which is the land use plan and redevelopment strategy for private and
public (landbanked) properties. Jeff reiterated his desire for more conclusive and validated recommendations in the MDI report; Linda responded that this desire has been clearly articulated to Mr. Eichelbaum.
Jeff asked how much Phase II would cost; Linda replied that a master plan can cost between $20,000 and $75,000 depending on the scope. She believes the village can get the product they need, (a land use plan and redevelopment strategies) for about $20,000. This assumes that the Phase II consultant will not re-invent the wheel, but rather use information contained in the Reading Road Revitalization Plan and the MDI Marketing Study. Stiney asked how much the village has paid MDI and how much are they still owed. Jack replied that they have been paid about 60% of their fee ($20,700 of $34,500), as well as $17,600 in monthly retainer fees. Stiney asked how far behind schedule the project is; Jack replied that the contract had been signed in March 2006 and the project is about two or three months behind. Jeff
and Tom agreed with council's strategy to give MDI one more chance to complete the study; if the study is still not complete or satisfactory after that, the village should cut their losses and not authorize MDI to proceed with Phase II. Jack said that although sections of the MDI report are good, they failed to "close the loop".
Jack updated CIC on the Access Management Plan being prepared by Edwards & Kelcey (EK). Jack said the businesses appreciated the opportunity to attend meetings to preview the plan. For those businesses that had concerns about how specific recommendations may affect their buildings/properties, he explained that the plan is simply a guide and not every single recommendation will necessarily be implemented. Jeff has some concern that if the recommendations made by EK are changed to reflect desires of individual property owners, will it be so watered down that it no longer reflects the strategy outlined by the engineering experts.
Don asked what is the shelf life of the access management plan, and the shelf life of a land use plan. Linda replied that a land use plan is generally updated every 5-7 years. Jack said the access management plan should be valid for about 10-15 years, adding that Tim Burke is currently drafting the legislation for council adoption of the access management plan as a guide.
John noted that different manufacturers have the ability to add on to the basic hardware for street lights, and asked if the system that Evendale is purchasing will have this option. Jeff replied yes; the village will buy the most state-of-the art hardware in 2007 based on current ODOT specifications, and will be able to add on to this hardware in the future. Jack clarified that the village has a grant to purchase controllers and make intersection improvements at Reading and Glendale Milford Rd. and Reading Rd. and PG Graves Dr., but the grant funds will not be available until 2008. Because we will need the controllers before 2008 (to accommodate Wal-Mart), we will buy and install the controllers for the PG Graves and Glendale-Milford Rd. intersections in early 2007; replace them with new controllers purchased with
grant funds in 2008; and move the 2007 controllers to other intersections along Reading Rd.
Dave asked what the village will be expending for controllers over the next 12 months. Jack replied that controllers are $10,000 each and there are 12 intersections for a total expenditure of $120,000. The only controllers that will be purchased in 2007 though are those at Glendale-Milford Rd. and PG Graves Dr., with the others being purchased in 2008 with grant proceeds. Ultimately the village will reimburse itself for the remaining controllers using TIF proceeds. Don said it is critical to make sure that the hardware is working in front of the new Wal-Mart when it opens spring 2007. Jack said the mayor can spend under $25,000 without public bidding so the two major intersections can be addressed in time for the Wal-Mart opening. John asked if all the signals would be synchronized; Jack replied yes adding
that the lights will be remotely controlled.
Economic Development Updates
Linda and Jack updated the members on the proposal by P&G to build the Mr. Clean Car Wash on the south end of Reading Rd. in the Evendale Business Commons. Jeff said he and Doug had met recently with Matt Grever of Anchor and Anchor is not necessarily pushing the car wash project. Jeff said he is not crazy about a car wash at the proposed location, but it would be a destination business spot, and it would be a better alternative to other uses allowed under the Planned Business Development including a low end grocer like Aldi or an auto parts store. One option would be to negotiate with Anchor that if the car wash was allowed, they would agree not to bring less desirable tenants to the park.
Tom asked what would be the average price of a car wash at the Mr. Clean; Jack replied that it is $10-$25 with custom detailing being extra; they are targeting families with incomes of $75,000 and above. Amenities will be offered including a coffee shop, floral and card shop, and valet services to area businesses and restaurants. John asked if this was a P&G franchise; Linda replied yes, adding that it is being proposed as their pilot project. They are also considering a site in Deerfield Township. Tom believes that it could be a high end retail that attracts more customers to Reading Rd.
Don asked what happens if the Mr. Clean Car Wash fails and the building becomes vacant; can other car washes or other less desirable businesses go in. Jack replied that Tim Burke and Anchor are working on language to amend the Planned Business Development (PBD) so that only a car was like Mr. Clean could go in, i.e., by limiting square feet, stipulating there must be a coffee shop, and other factors that would prevent a low end car wash from operating there. Tom asked if a used car dealer could go into the building if P&G vacates it. Jack replied that the idea is to amend the PBD so that only high end businesses could go in.
Don reiterated his concern that the village would end up with a "white elephant" if the P&G car wash fails. Natalie said a car wash is not what she envisioned for the site; Stiney agreed . John said he is concerned that Neyer would own the site, as they have not always come through on their promises, e.g., the Evendale Crossings. Jeff said he would like to see P&G bring office jobs to Evendale. Dave said he agrees with the approach of amending the PBD with language that protects Evendale and ensures that only desired businesses can go on remaining lots in the development. Tom said he is not keen on the car wash but that if done properly, it could have some appeal; his preference is for sit-down restaurants along Reading Rd. Jeff said the Mr. Clean may be the "lesser of all
evils" for that specific site. Jack said several options being considered are that "in exchange" for the car wash, Anchor would have to agree to only allow certain desirable uses on the remaining lots, would have to reduce the number of fast food restaurants allowed from two to one, and agree that one of the remaining lots be used for a quality sit down restaurant. Dave liked this approach, noting that the whole idea of a PBD is to make modifications, concessions and adjustments. Don asked if P&G would have a long term lease with Neyer. Linda replied yes, adding that P&G could get out of the lease after two years if things are not working. John asked who has final approval on the car wash; Jack replied that council does because they have to approve the lot split.
Natalie asked if there are still only three businesses committed at the Evendale Business Commons. Jack replied yes: Wal-Mart, 5/3rd Bank and Starbucks. Jeff said that Matt Grever is still optimistic about other tenants committing after Wal-Mart opens.
Linda said she and Jack have met with representatives of Al Neyer regarding their desire to develop four single-story medical buildings on the property they own west of Jewish Hospital. Each building will be about 10,000 s.f. The village will need to ensure that any new development on the site does not have a negative impact on accessibility and traffic. This may provide an opportunity to replace the private drive at Exon Dr. with more efficiently designed public roadways.
John asked about the status of the village relocating PNC. Linda said she and Jack met with bank officials recently and they do not want to move, citing the high cost associated with relocation. The village, Evendale Surgery Center and Al Neyer Inc. have tried to purchase the property to no avail. Linda and Jack did show the 5/3rd officials the Access Management Plan that shows a roadway being built right up to their property which might require acquisition/demolition of their branch bank. Linda said the village had the property appraised recently and it was valued at $750,000. Natalie asked if eminent domain was an option; Linda replied yes, but only in conjunction with the realignment of PG Graves, and not for economic development purposes.
John asked about the status of PG Graves. Linda said investors continue to buy property in the area hoping to make a profit as the Evendale Commons continues to develop. Dave asked if the village is willing to consider selling the landbanked properties. Linda clarified that council is not willing to do this until after Phase II of the market study is completed.
Jeff asked what is the next step to proceed to Phase II of the market study. Linda said that she believes Jack should be able to more directly oversee the project to prevent problems like those encountered with the MDI Phase I study. Jack is inclined to want to work with Edwards & Kelsey for Phase II since they specialize in land use studies and redevelopment plans. He is checking to see if Phase II could be done as an add on to the Access Management Study in which case the village would not need to issue RFQs and bid the project. Dave made a motion, seconded by Natalie that CIC recommend to council that assuming they decide not to use MDI to conduct Phase II of the market study, that they look favorably on hiring Edwards & Kelsey to do the Phase II land use plan and redevelopment strategy. The motion
passed unanimously.
Payment of Bills
Linda said she had not yet received the bill from Flynn & Company for the CIC audit, and payment will be on the next CIC agenda.
Next Meeting and Adjournment
The CIC will meet in December only if there is business to address. Linda will apprise the members of the next meeting by email. On a motion by Dave, seconded by Stiney, the CIC unanimously voted to adjourn at 9:10 am.
Respectfully submitted,
EVENDALE COMMUNITY IMPROVEMENT CORPORATION
By: __________________________
David J. Harwood, Secretary/Treasurer
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