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03/14/2006 - Minutes (2) PROCEEDINGS OF THE CITY COUNCIL OF SALT LAKE CITY, UTAH WORK SESSION TUESDAY, MARCH 14 , 2006 The City Council of Salt Lake City, Utah, met in a Work Session on Tuesday, March 14, 2006, at 6 : 00 p.m. in Room 326, City Council Office, City County Building, 451 South State Street. In Attendance : Council Members Carlton Christensen, Van Turner, Eric Jergensen, Jill Remington Love, and Soren Simonsen. Absent: Council Members Dave Buhler and Nancy Saxton. Also in Attendance : Cindy Gust-Jenson, Executive Council Director; Edwin Rutan, City Attorney; Rocky Fluhart, Chief Administrative Officer; Jennifer Bruno, Policy Analyst; Janice Jardine, Council Land Use Policy Analyst; Lehua Weaver, Constituent Liaison; Steve Fawcett, Management Services Deputy Director; Doug Wheelwright, Deputy Director/Community Planning/Land Use and Transportation/Support Staff; Louis Zunguze, Community Development Director; Alex Ikefuna, Planning Director; Sam Guevara, Mayor' s Chief of Staff; Alison McFarlane, Mayor' s Senior Advisor for Economic Development; LuAnn Clark, Housing and Neighborhood Development Director; Dave Spatafore, Capston Strategies; Laurie Donnell, Budget Analyst; and Beverly Jones, Deputy City Recorder. Councilmember Turner presided at and conducted the meeting. The meeting was called to order at 6 : 12 p.m. AGENDA ITEMS #1 . 6 : 12 : 40 PM INTERVIEW J. CREED HAYMOND PRIOR TO CONSIDERATION OF HIS APPOINTMENT OT THE HISTORIC LANDMARK COMMISSION. View Attachments Councilmember Turner said Mr. Haymond' s name would be forwarded to the Consent Agenda for approval . #2 . RECEIVE AN UPDATE FROM THE CITY' S ECONOMIC DEVELOPMENT DIRECTOR, ALISON MCFARLANE ON: a) 6 : 25 : 38 PM 2006 WINTER GAMES IN TORINO, b) 6 : 53 : 58 PM & 7 : 48 : 34 PM WEST SIDE DEVELOPMENT, c) 6 : 42 : 41 PM CURRENT RECRUITMENT AND EXPANSION PROJECTS, d) 6 : 46 : 41 PM UPDATE ON THE REVOLVING LOAN FUND AND BUSINESS ADVISORY BOARD, AND e) 7 : 50 : 32 PM LOAN REQUEST FOR GIGANTE SUPERMARKET AND NEIGHBORHOOD LIFESTYLE RETAIL CENTER PROPOSAL. View Attachments Alison McFarlane, Louis Zunguze and David Spatafore briefed the Council from the attached handouts and a power point presentation . Councilmember Simonsen said there was not much discussion in the handouts about the master plan and the nature of the Gigante Supermarket and the Neighborhood Lifestyle Retail Center development . He said it would be helpful to know what the community had envisioned 06 - 1 PROCEEDINGS OF THE CITY COUNCIL OF SALT LAKE CITY, UTAH WORK SESSION TUESDAY, MARCH 14 , 2006 for the area. He asked to see images or photos of other developments . Mr. Zunguze said those could be made available . Councilmember Love said she did not have enough information to make a decision. She said she needed to meet with Ms . McFarlane or Ms . Gust-Jenson on how tax rebate worked. She said Councilmember Christensen said most major retail centers in the City received some subsidy. She said that information would be helpful to her. Councilmember Turner said the neighborhoods needed to be educated on the project. He said the Council needed more facts . He said he felt a precedent was being set when they talked about large loans and a tax rebate . Ms . McFarlane said there was no project to educate community councils because of land negotiations . Councilmember Jergensen asked for procedural timetables . Ms . McFarlane said she would get a fact sheet to the Council and she would work on the cost analysis questions for Thursday. Council Members were in favor of continuing this discussion to Thursday night. #3 . 8 : 43 : 29 PM RECEIVE AN UPDATE ON THE STATUS OF LEGISLATIVE INTENT STATEMENTS ADOPTED WITH THE ANNUAL BUDGET. View Attachments Lehua Weaver, Steve Fawcett and Laurie Donnell briefed the Council from the attached handouts . Councilmember Jergensen said if Council Members felt that a recommendation given in the staff report was not accurate then the Council could get back to Ms . Weaver on those items . Councilmember Christensen said there were many employees close to retirement and he worried about the cost of the dollar amount for that retirement. He asked if there was any intent to change the way the City dealt with retirement. Mr. Fawcett said the only incentive for larger groups of employees taking advantage of early retirement would be an insurance allowance . He said every time they considered the numbers the numbers did not allow that . He said there was not enough savings . Ms . Gust-Jenson said the Council had held this discussion many times . She said it was fair to say that the Administration did not share the view that the City needed to do some significant change in setting aside funds to address this issue. She said at some point the Council might want to establish a subcommittee to work out a plan to determine what the Council wanted to set aside and how they wanted to handle it. Councilmember Turner suggested the Council get back to Ms . Weaver on any additional questions that needed follow-up. 06 - 2 PROCEEDINGS OF THE CITY COUNCIL OF SALT LAKE CITY, UTAH WORK SESSION TUESDAY, MARCH 14 , 2006 #4 . REPORT OF THE EXECUTIVE DIRECTOR INCLUDING A REVIEW OF COUNCIL INFORMATION ITEMS AND 8 : 56 : 43 PM ANNOUNCEMENTS . See M 06-5 for announcements . No report was given. The meeting adjourned at 8 : 59 p.m. Council Chair Chief Deputy City Recorder This document along with the digital recording constitute the official minutes for the City Council Work Session held March 14, 2006 . bj 06 - 3 Historic Landmark Commission Board Appointment — J. Creed Haymond INTRODUCTION: Mayor Anderson is recommending J. Creed Haymond, resident of District 4, to be appointed for a term extending through July 14, 2007. Mr. Raymond will be replacing Vicki Mickelsen as the University Historic District Representative. Ms. Mickelsen has moved and has been reassigned as the member at large on this commission. APPLICANT INFORMATION: Mr. Haymond is self-employed as a haircutter and a landscape designer. He is active in the community and appreciates zoning and regulations regarding the growth and changes affecting his community. Mr. Haymond would like to be involved in keeping the neighborhood organized, beautiful and livable. Mr. Haymond has purchased and remodeled two homes in the East Central area and is living in the designated University Historic District. RESPONSE DEADLINE: If you have any objection to this appointment, please let Vicki know by 5:00 p.m. on Monday February 27, 2006. CURRENT BOARD COMPOSITION: According to City ordinance, the Historic Landmark Commission "shall consist of not less than nine nor more than fifteen voting members." In part, the Salt Lake City Code states that each voting member "shall be a resident of the City interested in preservation and knowledgeable about the heritage of the City." City code also requires members be selected to provide representation from the following groups of experts and interested parties: (a) a licensed architect representing the American Institute of Architects; (b) a member representing the Utah Historical Society; (c) a member representing the Utah Heritage Foundation; (d) six citizens at large; and (e) a member representing each historic district in the City. Current members of the Historic Landmark Commission include Pete R. Ashdown, Exchange Place Representative, District 3; Paula Carl, District 5; Scott Christensen, at-large, District 3; David Fitzsimmons, District 5; Noreen Hammond Heid, Center City, District 4; William R. Littig, Avenues, District 3; Warren Lloyd, American Institute of Architects, District 6; Vicki Mickelsen, University Historic, District 4; Oktai Parvaz, at-large, District 4; Robert W. Payne, Utah State Historical Society, District 5; Amy Rowland, Capitol Hill, District 3; Soren Simonsen, Utah Heritage Foundation, District 7; Lee White, South Temple, District 3; Mark Wilson, at large, District 3; and Robert Young, at-large, District 3;. HLC STRUCTURE: The mission of the Historic Landmark Commission is to preserve buildings of historic and architectural significance, encourage proper development in areas adjacent to historic districts, safeguard the City's heritage by protecting landmarks, protect and enhance the attraction of the City's historic landmarks for tourists and visitors, and increase public awareness of historic preservation. A. LOUIS ZUNGUZE SAE' I rN ��till TY GORN A� I O Nr DIRECTOR " � "O" �� tea ROSS C. "ROCKY" ANDERSON DEPT. OF COMMUNITY DEVELOPMENT MAYOR BRENT B. WILDE OFFICE OF THE DIRECTOR DEPUTY DIRECTOR ADDENDUM TO CITY COUNCIL TRANSMITTAL 47 TO: Rocky Fluhart, Chief Administrative Officer` ( � - ■LK-r';4 arch 13, 2006 FROM: Louis Zunguze, Community Development Director � Alison McFarlane, Economic Advisor to the Mayor � '` /I ► RE: Gigante Supermarket and Neighborhood Lifestyle Retail Center Proposal STAFF CONTACT: Louis Zunguze, Community Development Director, at 535- 7105 or louis.zunguze@slcgov.com Alison McFarlane, Economic Advisor to the Mayor, at 535- 6306 or alison.mcfarlane@slcgov.com RECOMMENDATION: That the City Council consider an additional project financing option in conjunction with options proposed in the original transmittal of March 9, 2006 DOCUMENT TYPE: Briefing BUDGET IMPACT: $2,100,000 from Revolving Loan Fund and$1,500,000 in tax increment rebates DISCUSSION: On page 9 of the City Council Transmittal regarding the Gigante Supermarket and Neighborhood Lifestyle Retail Center Proposal dated March 9, 2006, the Administration presented three financing options for the proposed project and the recommended package of incentives for consideration. Option#1 was to designate a Community Development Area, which allows the City to utilize additional local option sales tax generated from the area to assist in financing the project. Without the designation of a Community Development Area, Salt Lake City has the ability to utilize the additional local option sales tax generated from the area. This incentive funding mechanism is an option that has been used twice before in Salt Lake City, once for Sutherland Lumber on the adjacent parcel to the proposed development and once for the Fred Meyer(now Smith's Marketplace) development located at 400 South and 500 East. Both agreements are performance-based contracts. The projects must generate sales revenues beyond an agreed upon amount in order to realize any sales tax increment return. 451 SOUTH STATE STREET, ROOM 404, SALT LAKE CITY, UTAH 841 1 1 TELEPHONE: 801-535-71 05 FAX: 801-535-6005 WWW.SLCGOV.COM ,�Recve Leo Pn PCR With this addendum to the transmittal, the Administration is recommending that a combination of the Revolving Loan Fund and sales tax increment financing be considered as an additional option which allows for a combination of financing mechanisms. The Administration is in support of this option as an incentive package, specifically that the City use current resources totaling$2,100,000 from the Revolving Loan Fund. This loan would be a bridge loan, due and payable no later than December 2006. The loan would carry an interest rate of 3%, be fully collateralized, and require a corporate guarantee. In addition to the recommended loan,the Administration recommends an additional local option sales tax generated from the project to assist in financing the project in the amount of$1,500,000. • Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal ADDENDUM Page 2 of 2 MgRI420 T ) 06 A. LOUIS ZUNGUZE ` '�'�\ 1� flit C® ,P ..:DA''1LO ROSS C. "ROCKY" ANDERSON DIRECTOR DEPT. OF COMMUNITY DEVELOPMENT MAYOR BRENT B. WILDE OFFICE OF THE DIRECTOR DEPUTY DIRECTOR ADDENDUM TO CITY COUNCIL TRANSMITTAL 67 TO: Rocky Fluhart, Chief Administrative Officer " 1 ■1.. 4 ar'h 13, 2006 r � FROM: Louis Zunguze, Community Development Director / / Alison McFarlane, Economic Advisor to the Mayor / y /4 RE: Gigante Supermarket and Neighborhood Lifestyle Retail Center Proposal STAFF CONTACT: Louis Zunguze, Community Development Director, at 535- 7105 or louis.zunguze@slcgov.com Alison McFarlane, Economic Advisor to the Mayor, at 535- 6306 or alison.mcfarlane@slcgov.com RECOMMENDATION: That the City Council consider an additional project financing option in conjunction with options proposed in the original transmittal of March 9, 2006 DOCUMENT TYPE: Briefing BUDGET IMPACT: $2,100,000 from Revolving Loan Fund and$1,500,000 in tax increment rebates DISCUSSION: On page 9 of the City Council Transmittal regarding the Gigante Supermarket and Neighborhood Lifestyle Retail Center Proposal dated March 9, 2006, the Administration presented three financing options for the proposed project and the recommended package of incentives for consideration. Option#1 was to designate a Community Development Area, which allows the City to utilize additional local option sales tax generated from the area to assist in financing the project. Without the designation of a Community Development Area, Salt Lake City has the ability to utilize the additional local option sales tax generated from the area. This incentive funding mechanism is an option that has been used twice before in Salt Lake City, once for Sutherland Lumber on the adjacent parcel to the proposed development and once for the Fred Meyer(now Smith's Marketplace) development located at 400 South and 500 East. Both agreements are performance-based contracts. The projects must generate sales revenues beyond an agreed upon amount in order to realize any sales tax increment return. 451 SOUTH STATE STREET, ROOM 404, SALT LAKE CITY, UTAH 841 1 1 TELEPHONE: 801-535-7105 FAX: 801-535-6005 WWW.SLCGOV.COM With this addendum to the transmittal, the Administration is recommending that a combination of the Revolving Loan Fund and sales tax increment financing be considered as an additional option which allows for a combination of financing mechanisms. The Administration is in support of this option as an incentive package, specifically that the City use current resources totaling$2,100,000 from the Revolving Loan Fund. This loan would be a bridge loan, due and payable no later than December 2006. The loan would carry an interest rate of 3%, be fully collateralized, and require a corporate guarantee. In addition to the recommended loan, the Administration recommends an additional local option sales tax generated from the project to assist in financing the project in the amount of$1,500,000. Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal ADDENDUM Page 2 of 2 MAR 1 0 2006 A. LOU I S ZU N G UZE I 1\ �4 l .i e.I�.. ORl©. r DIRECTOR �i, ROSS C. "ROCKY" ANDERSON DEPT. OF COMMUNITY DEVELOPMENT MAYOR BRENT B. WILDE OFFICE OF THE DIRECTOR DEPUTY DIRECTOR CITY COUNCIL TRANSMITTAL ,ec•1' TO: Rocky Fluhart, Chief Administrative Officer DATE: March 9, 2006 FROM: Louis Zunguze, Community Development Dire Alison McFarlane, Economic Advisor to the Mayor /7. RE: Gigante Supermarket and Neighborhood Lifestyle Retail Center Proposal STAFF CONTACT: Louis Zunguze, Community Development Director,at 535- 7105 or louis.zunguze@slcgov.com Alison McFarlane,Economic Advisor to the Mayor, at 535- 6306 or alison.mcfarlane@slcgov.com RECOMMENDATION: That the City Council review and approve the attached project and loan proposal DOCUMENT TYPE: Briefing BUDGET IMPACT: $2,250,000 from the Revolving Loan Fund DISCUSSION: The purpose of this transmittal is to outline a potential economic and community development proposal being made to Salt Lake City by the Legaspi Company for the northwest corner of North Temple and Redwood Road. The memo will discuss the following issues relative to the Legaspi development proposal: I. Salt Lake City's Goal for the West Side and North Temple/Redwood Road II. Historical Efforts to Attract Economic Development Projects to the Area III. Description of the Legaspi Company and Its Development Philosophy IV. Development Opportunity Proposed by the Legaspi Company V. Details of the Legaspi Company's Proposal for a Neighborhood Lifestyle Retail Center VI. Site Visit to Legaspi Company Developments—Los Angeles, CA VII. - Recommended Incentives that Salt Lake City Should Consider to Facilitate the Project VIII. Overall Recommendations IX. Procedures Necessary to Obtain Building Permits 451 SOUTH STATE STREET, ROOM 404, SALT LAKE CITY, UTAH 541 1 1 TELEPHONE: 801-535-71 05 FAX: 801-535-6005 WWW.SLCGOV.COM �� RECYCLED PAPER I. Salt Lake City's Goal for the West Side Salt Lake City's West Side is the emerging population hub for the City. With a population of 54,306, it now constitutes roughly 30% of the City's population with the highest ethnic mix of any community. To serve this emerging population, Salt Lake City has identified the Glendale Plaza, Friendly Corners(400 South 900 West), Onequa Corners(1200 West 500 North), and the North Temple/Redwood Road area as key sites to develop major neighborhood retail centers. Consistent with that goal, in 1995, as part of the City-wide zoning update,the Northwest Corner of North Temple and Redwood Road area was zoned Community Shopping(CS)as a vehicle of implementing this planning. The purpose of this zoning designation is to facilitate a large-scale, planned retail center with an anchor and a variety of complimentary retail shops. II. Historical Efforts to Attract Economic Development Projects to the West Side Residents of the Northwest Community have expressed continuing concerns that there are not sufficient retail services in this area. In response to these concerns,the City has identified the Glendale Plaza,Friendly Corners,Onequa Corners, and the North Temple/Redwood Road area as key sites for retail development. Over the years,City staff have attempted to market these sites for an anchor retail tenant. However,because of the perceptions that the market area is weak,there is a lack of disposable income for many retail formulas, and that sites are too difficult to package, anchor retailers have not been willing to develop the site. III. Description of the Legaspi Company and Its Development Philosophy The Legaspi Company is a commercial real estate developer based in Montebello, California. The company's goal is to tap into under-serviced US Hispanic markets that, according to Legaspi,represent a purchasing power greater than Mexico's gross national product. Legaspi has developed projects extensively in California,the Southwest, and Mexico, and worked for clients throughout the United States,Latin America, and Asia. The company has a record of completing projects"successfully that other companies fail to develop. Legaspi's success where others have failed can be credited to their understanding of the Latino customer,employee, and entrepreneur. Legaspi projects have a history of generating enough demand to actually raise rents in previously undesirable areas. For example,the Legaspi Company's work has helped transform Pacific Boulevard in Huntington Park, California. Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 2 of 9 In an Inc. Magazine article published in 1996, Pacific Boulevard is cited as a"model of successful Latinization" because in 15 years' time the area was transformed from a deserted street with 40-50%vacancy rates to "one of Southern California's liveliest shopping streets,with weekly sales volumes that rival those on Rodeo Drive." Over that same time period,rents doubled along Pacific Boulevard. Legaspi has the capabilities to perform primary marketing research on each project they undertake so that they have a full understanding of the market from the outset. Each project's site plan is developed in close cooperation with the community and municipalities. The company's primary research and collaboration with local government provide enhanced potential for successful developments by offering a better mix of services with convenient access provided by a close proximity to public transportation. Legaspi developments generally feature a large anchor tenant. Current projects include variety stores,grocery stores, or movie theaters. One Legaspi development in California attracted a 10,500 square foot Immigration and Naturalization Service office as the anchor, which changed the center's designation from retail to convenience/service. The anchor facility is surrounded by smaller businesses based on current market conditions in the project area. IV. Development Opportunity Proposed by the Legaspi Company For the past 8 months, the Legaspi Company,headquartered in Los Angeles, California, has been having discussion with the Administration regarding the potential to develop a neighborhood lifestyle and retail center at the corner of North Temple and Redwood Road. The property under consideration consists of 9.65 acres. V. Details of the Legaspi Company's Proposal for a Neighborhood Lifestyle Retail Center The Legaspi Company is proposing a 160,000 square foot neighborhood lifestyle retail center for the site, anchored by a 50,000 square foot Gigante supermarket. Gigante is a successful Latino retailer(headquartered in southern California with locations in neighboring states)featuring products that ensure a strong crossover appeal. Gigante's marketing and product selection targets customers from diverse socio-economic and ethnic backgrounds. Additional retail on the site will comprising up to eight pad sites surrounding the grocery anchor. Depending on pad configuration, a total of 10-15 retail stores will compliment the anchor. The developer typically includes a second-level multipurpose center or community rental space. Bilingual medical and dental services are often included on the second floor of the center. Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 3 of 9 The proposal includes a public transit component, consistent with other centers built by the Legaspi Company which incorporate a transit component, either working with local bus service for a dedicated stop on the public right of way and/or encouraging service directly into the courtyard of the retail center. The site for the proposed project is adjacent to an existing hardware/home improvement store(Sutherlands). Salt Lake City Proposal Details Developer: The Legaspi Company, 1611 Paramount Boulevard, Monticello, CA 90640; (323) 728-8455 Owner: Jose de Jesus Legaspi Site: Northwest corner of North Temple and Redwood Road—9.65 acres Proposed Center: 160,000 square foot Neighborhood Lifestyle Retail Center Capital Investment: $28,484,000 Job Creation: 200+(anchor); 300 +(retail pads) Employment and Payroll: The center will generate 500 full-time jobs assuming one employee per 400 square feet of non-anchor space. Annual Payroll total $7,862,400 Annual Gigante Payroll $1,600,000 Workers range from unskilled(clerks)to semi-skilled and skilled workers(managers,attorneys,accountants, public relations and administration). Local Vendors: The development will utilize many local vendors including general contractor and subcontractors for construction work, 80% of design and architecture, attorneys, consultants, public relations, and advertising services. Projected Sales Tax: Annual sales of$56,500,000. Salt Lake City sales tax $3,729,000. Property Tax: Annual property tax of$427,260 based on increased valuation of$28,484,000 (calculated on a 1.5%tax rate) Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 4 of 9 Demographics: The ethnic composition of the Northwest and West Salt Lake communities is mixed. The predominant groups in the Northwest are White(47%)and Hispanic/Latino(28%). In West Salt Lake,the predominant groups are White (40%) and Hispanic/Latino (29%). Project Benefits: • Economic and community development(neighborhood and region) • Neighborhood services, stability, aesthetics • Job creation • Expanded tax base: sales tax and property tax • Stimulation of adjacent or neighboring retail and housing • Community retail center in underserved corridor • Potential bilingual medical and dental services • Development and investment in undeveloped/underutilized property and corridor There is additional economic benefit potential to be realized from the Gigante development project located in Salt Lake City. The Legaspi Company is also moving forward to place Gigante stores in West Valley City and Ogden. With three stores in the area and one of their major vendors already serving other large stores in the Intermountain West,there is potential to build a 200,000 square foot production and manufacturing facility in Salt Lake City to serve numerous stores in the Intermountain West. (The facility would be for the manufacturing and production of Del Real products that are already being sold in Costco and Wal-Mart stores.) The construction of such a facility would require 20-25 acres of land or the purchase of an existing food production facility,possibly the vacant Fleming Foods facility at I-215 and California Avenue. For the food production facility,a site in Salt Lake City would be in competition with sites in North Las Vegas and Reno,Nevada. The economic impact would be in property tax and up to 300 employees at the facility. VI. Site Visit to Legaspi Company Developments—Los Angeles, CA A site visit to several of the projects developed by the Legaspi Company was conducted on November 22, 2005, by Council members Carlton Christensen and Van Turner, Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 5 of 9 Community Development Director Louis Zunguze, and Senior Advisor for Economic Development Alison McFarlane. During the site visit,the president of the Legaspi Company, Jose de Jesus Legaspi, conducted a six-hour tour of retail projects in south-central, southeast,and east Los Angles. The developer offered insight into the research and development of successful retail for diverse populations and ethnically-mixed neighborhoods. Listening to the customer and respecting their wishes were key elements of his presentation and of the company's approach to retail development. The site visit covered the following diverse retail centers: • Traditional downtown retail in the former theater district of downtown Los Angeles,where small,narrow footprints and storefronts at street level with adjacent angled street parking are typical • A grocery-anchored retail center with up to 15 pad sites of complimentary retail services located in east Los Angeles on a former industrial site. Developers had redlined the property, and at the time the project was proposed there were no grocery or retail services for the neighborhood within five miles. Located in a predominantly Afro-American neighborhood of mostly rental apartments and homes,the center has become a community gathering place in addition to providing sorely needed retail services. • A neighborhood lifestyle center with grocery or big box electronics and home goods-anchored retail. This center is located in an ethnically-mixed neighborhood and includes entertainment(movie theaters and restaurants) as well as soft goods, such as clothing, shoes, electronics, and personal services. • Second generation retail in southeast and east Los Angeles consisting of free- standing larger stores including FAMSA,described as a"Circuit City with furniture", is often the first entry to credit for young buyers and is a popular store where furniture and appliance buyers are able to purchase products at the Los Angeles store that can be delivered to family members in Mexico,while the sales tax remains in the local community. • A neighborhood lifestyle center with a large mercado/marketplace, bilingual medical and dental services, a large second-floor community center, and full service retail. The grounds included a carousel, stages for public entertainment, and walkways and corridors filled with lush landscaping. The mercado was situated in a former Montgomery Ward building that had been subdivided to offer booth space to merchants. The larger W d building hadenter was llt around the mercado. The been enhanced with a facade front of the former Montgomery depicting a national building in Mexico. Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 6 of 9 Impressions • Demonstration of understanding mixed-neighborhood market nuances • Ability to provide a selection of products with cross-over appeal • Specialty to work in difficult sites and areas VII. Recommended Incentives the City Should Consider to Facilitate the Project There are a number of compelling reasons to offer incentives to help Legaspi to bring the proposed development to the corner of Redwood Road&North Temple, including: • Meeting area goals has been challenging because of the difficulty in marketing this site • The development would create additional jobs for the City • The City would recognize increased revenues from sales and property taxes • Legaspi has repeatedly demonstrated their ability to thrive in and improve difficult areas • Legaspi provides a unique opportunity to change the negative market perceptions of this area • This project is a prime candidate with RLF specifically for job creation, sales and property tax generation, and as spurring development in a market-challenged area Incentives for Legaspi could include: • Low interest loans • Reduction in required parking requirements • Tenant relocation • Development agreement regarding the Greek Restaurant Loan Amount: $2,250,000 Term: 10 year term with loan payments beginning 1 year from opening of grocery anchor Interest Rate: 3%for a 10-year period Payments: Annual payments with accrued interest Collateral: Fully collateralized with property in Utah or California Guarantees: Personal or corporate guarantee(corporation only) Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 7 of 9 Loan Origination Fee: On a$2,250,000 loan the origination fee would be $22,500. Waving the fee is recommended to add incentive at no cost to the City. Examples of Comparable Loans that the City Has Provided to Other Companies Historically, Salt Lake City Corporation has granted larger loans for substantial projects that have significant economic impact(job creation,neighborhood development, redevelopment of troubled areas, etc.). A 50,000 loan a balance of$1 17 require Examples of Council approval. If granted,the loan fund would have substantial projects that have received loans include: • KUTV—Amount&terms: $1,200,000 @ 0.00%interest for 15 years to be repaid in annual cash payments of$33,333.34 and$700,000 to be repaid in in-kind services, making a total loan of$1,900,000 • L-3 Communications—Amount&terms: $750,000 @ 0.00%interest for 5 years with annual payments of$150,000 • Garff Enterprises—Amount&terms: $500,000 @ 4.00%interest for 15 years with monthly payments • Bullen&Wilson—Amount&terms: $400,000 @ 4.00%interest for 5 years with monthly payments Revolving Loan Fund Balance 03/10/06 Balance $ 3,242,974 Loans Pending $ 875,000 Total $ 2,367,974 Gigante Loan $ 2,250,000 REMAINING BALANCE $ 117,974 VIII. Overall Recommendation The Legaspi Company's proposal for a neighborhood lifestyle retail center, anchored by a Gigante supermarket, supports Salt Lake City's vision for the area and specific goals for the site located at North Temple and Redwood Road,namely the development of appropriate neighborhood retail establishments to service the growing population in the area. The development of a community shopping center in this locale will affirm the City's commitment to the revitalization of the West side and will potentially spur additional investment from other corporate entities. Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 8 of 9 The Department of Community Development and the Mayor's Office for Economic Development recommends that the City Council and Administration favorably review and support the proposed project and the recommended package of incentives. Financing Options for the City Council to Consider 1. Based on 2006 State legislation effective July 1, 2006, Salt Lake City will have the ability to designate a Community Development Area(CDA), which allows the City to utilize additional local option sales tax generated from the area to assist in financing the project. 2. Use current resources totaling$2,250,000 from the Revolving Loan Fund. If this option is exercised, the Council needs to be aware that the RLF balance would be significantly reduced and therefore replacement funds will need to be appropriated to continue the RLF program. 3. Use current resources totaling$2,250,000 from the RLF in a phased approach, dividing the loan into two portions,with an initial loan in the amount of $1,125,000 in March 2006 and the other 50%or$1,125,000 in March 2007. IX. Procedures Necessary to Obtain Building Permits Development of this site will necessitate several processes. Depending on the specific project design and layout, the development process will include the following steps: • Planned development approval • Subdivision approval • Petition to close public streets within the project area • Complete construction drawings for permitting processes Each of these processes will require coordination with all applicable City and State agencies. The City's Planning and Building Services Divisions coordinate the review processes. The applicant,however,is required to provide all information and documents necessary to facilitate the reviews. Gigante Supermarket&Neighborhood Lifestyle Retail Center Proposal Page 9 of 9 t- 1 ..s. '� �. t. ram• 1. _. ,.,lam , - ' p ff 1LL:.Jk,.. p I`. .- Pry T. Sit. ; - V,t�u •• v i f £ S :.. .,' 6 fly ' s _4 . ,-.:., 0..'"- 'L,,.1 ''''''-'1 `..r 4---1--- .--„ ,._ -- ',,-99909 ,...1-"":,, 9..;', , r!'I-1'4r -.---?..-"-:- '''--, - ' . ' l/ 2w. ,� • • �, , _ ... ,,,. _ . 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''7''7,, ''-.',',.''f-"'- ' '. 41 ','', I ..,_ -- r4-,„- ;„-Ift .1,, r,'-`i'7,-4.:`,4,- .1: "7. 6,...- , ' lip ii[ �c� TTT��� '€ P ( .'_ .....,, i 1 .3:4:'lll''' i _# .....mow. ,. -.—o-. -_-- NORTH'TEMPLESTz � .' ` F 0 _ _ _ .. _ P �VNf/ ,' T ! � 4.,:t, Tti. --.,,,. -. mi. -_—_1:, - ' ,i,pi '.-,= ' ,- . - G ro ce Store Site taigame rY ROSS C."ROCKY"ANDERSON �+;A�j, �r Q � m ���, 1� D101 MAYOR 'L lri OFFICE OF THE MAYOR March 13,2006 TO: CITY COUNCIL MEMBERS FROM: Alison McFarlane, Senior Advisor for Economic Development alison.mcfarlane@slcgov.com (801) 535-6306 (o), (801) 597-3383 (c) RE: ECONOMIC DEVELOPMENT UPDATE WEST SIDE INITIATIVES West Side Development Potential • I-15 to Redwood Road, 2300 North to 2100 South • Executive Summary and Inventory Digest • Coordination with six Community Councils • Appointments with 62 real estate agents to date • Appointments with 10 developers • Post links on economic development website • Representation at International Council of Shopping Centers (ICSC) West Salt Lake City Neighborhood Business Development • Glendale and Popular Grove pilot program (extend to 4 other districts time and budget permitting) • Identify targeted business services (greater economic stability and reduction in vacancies) • Generate business development database including directory of existing businesses and services • Development of improvement programs including pilot façade program • Development of neighborhood marketing campaign (enhance sense of community identity) • Encourage business sustainability(more effective use of community resources) Potential development • North Temple and Redwood Road retail development (160,000 s/f neighborhood lifestyle center development) • Diamond Lil's property on North Temple • Glendale Plaza 451 SOUTH STATE STREET,ROOM 306,SALT LAKE CITY,UTAH 84111 TELEPHONE:801-535-7704 FAX:801-535-6331 www.slcgov.com IA • Onequa Corners • California Crossing • Friendly Corners RECRUITMENT • USF Reddaways/Yellow Freight( 170 jobs, 71,00 s/f, $8.7 million capital investment) • Progeny Systems Corporation(6 jobs, 3,000 s/f—Gallivan Avenue space) • Silicon Valley Bank(300 jobs, 80,000 s/f—Ninigret Park) • American Distribution Centers (85 jobs, 246,000 s/f, $8.5 million capital investment) RETENTION AND EXPANSION • Letters sent with all business license renewals advising of city loan program and business development assistance • US Postal Service (600 jobs retained, 700 new jobs, 74,000 s/f) • Varian Medical Systems (100 jobs, 70,000 s/f, $15 million capital investment) • Mrs. Fields Cookies (200 jobs, 158,800 s/f) • Papa Pita Bakery (34 jobs, 100,000 s/f, $10 million capital investment) REVOLVING LOAN FUND • $3.2 M cash available with $600,000 pending loans • Average monthly payments of approximately $50,000 are collected in the loan fund BUSINESS ADVISORY BOARD • Recent board issues or positions: 1. Banner ordinance 2. A-frame amendment to portable sign ordinance 3. Taxicab ordinance • Advocacy for Salt Lake City businesses - Expansion and retention projects (one-on-one calls and visits) • Chair: Mary Corporon (Corporan and Williams, and Moriarity Antiques) March 14,2006 TO: City Council Members FROM: Alison McFarlane, Senior Advisor for Economic Development Louis Zunguze, Community Development Director Rocky Fluhart, Deputy Mayor RE: Questions regarding Gigante/North Temple and Redwood Road Project Salt Lake City has been presented with a tremendous opportunity for commercial/retail development at North Temple and Redwood Road. Administration staff has recently been working on a draft agreement related to the project. At this evening's City Council work session,the Administration will present several options for consideration to help realize the opportunity in an area that has traditionally been commercially challenged. The Administration is seeking support for the concepts presented in order to move forward with due diligence and further negotiations related to the project. Critical property acquisition must take place shortly for the project to proceed, and the developer is looking for a comfort level of support from the Administration and City Council to proceed with acquisition. 1. Is this sales tax rebate necessary to get the deal,and not just something they'd like to have if available? It is necessary to keep as many tools for development available as possible. The project is in the City's area of greatest need for commercial development,and also the City's greatest challenge with respect to land acquisition. The City rezoned the area some years ago specifically to encourage a planned development rather than small,cobbled parcels with insignificant or overly abundant services. The costs of acquiring the land are greatly inflated due to a few opportunistic property owners who are making the costs of the property escalate. Without assistance from the City, or the use of eminent domain to discourage land costs that are three times fair market value,the project is in jeopardy. Two other major retail tenants within the past several years have walked away from a project at the same site due to the difficulty of land acquisition and high costs. 2. Is this company also considering a store in Ogden? Has Ogden or any other local entity offered financial assistance of this nature? If,so,what? The developer is considering a store in Ogden in an existing RDA area and has assembled parcels in the east central area of the city. They requested tax increment financing from the RDA district,however,all of the tax increment for the district has been pledged to other projects. Ogden is in the earliest negotiation stages with the developer and is waiting for more fmancial information. The tools they have available are tax increment(if not pledged),a small loan program,and 108 loans through HUD(pledging CBD funds). 3. Does the administration have a cost/benefit analysis of the proposal? The preliminary cost benefit analysis is based on the company's job growth figures, and sales and property tax estimates. Once the Administration has an idea of the tools the council is willing to support and the additional pad site development plans for the project,a full cost/benefit analysis will be developed. 4. How has the Administration determined that the sales tax rebate is the best long-term approach? Historically,the Administration has not supported sales tax financing outside of RDA areas. For the past two years, sales tax financing for retail projects was prohibited by State statute. With the passing of the new RDA legislation,the ability to use sales tax financing is once again available. The Administration believes that this particular project presents an extraordinary circumstance. The project is in an area of greatest commercial need. The project meets city requirements for land use. The project generates up to 500 jobs and new growth. It also generates new property tax and new sales tax that would otherwise not be available. The project would be a catalyst for new surrounding development and offers leverage as we discuss other Westside projects with developers. There is no RDA area west of I-15 so development or redevelopment. Since the project area is not within RDA boundaries,and we are limited in the amount of loans we can provide,the sales tax rebate is a long-term approach that will allow for development of what, so far,has been an otherwise undevelopable parcel of land. 5. How does the Administration recommend that the City distinguish this case when other requests for this same kind of incentive are made? Each economic development project must be viewed on an individual basis and should be required to meet City goals. Goals may include: Land use Targeted development areas Job creation Generation of property and sales tax Neighborhood impact Benefit to the overall community Potential to generate surrounding development Tools available for development or redevelopment 6. Did the Administration ever agree to recommend a`grant' rather than a loan? In negotiations the developer had requested an assumable loan with"earn out"or"forgiveness"provisions "as are available. The City does not offer assumable loans,nor does the City offer earn out(sales tax revenue being directed toward payback of loan),or forgivable loans.The developer was informed of the terms of the revolving loan fund. 7. What were the sales tax rebates given to Fred Meyer and Sutherlands—term,amount,cap? Fred Meyer: Effective July 1995. SLC, RDA,Hermes Associates. Cap: 40%of local option sales tax,the total not to exceed$1.9M.Term: not to exceed 20 years from effective date. Sutherland: Effective 1995. SLC,RDA and Sutherland Lumber.Cap: $670,000.Term: not to exceed 20 years from effective date. 1994-2014 Amendment: $10,929,000 threshold must be met before local option sales tax is paid out. 8. What caused the Administration to shift from a loan to the sales tax approach? The combination of a loan and sales tax approach is a recommended combination because it addresses the developer's needs while creating immediate investment in a targeted area of the city as well as leverage for more development.The project must be viewed in terms of the return on the city's investment. 9. Do local governments typically give incentives to retail? Yes. The most substantial example recently was Draper's development package for IKEA. The incentive was around$3.5 million dollars and waived fees($1.5M)and building an access road($2M). Since the announcement of IKEA three substantial national retailers have committed to build in the area. Salt Lake City has also utilized sales tax financing twice outside of RDA areas(Sutherlands and Fred Meyer). 10. Regardin g the idea of not charging for the streets or alleys that would need to be closed, is this something the Administration is considering? Administration has been firm since the beginning of negotiations that, by law, the City must charge fair market value for the streets. 11. Would any of the approaches being considered necessitate a 'Doug Short Analysis'? The revolving loan fund allocation would necessitate a Doug Short analysis which would take into account the benefit to the City including job growth,property tax and sales tax revenue. 12. What is t he difference between providing a sales tax rebate and using the district tool that the Legislature just provided—might the district approach help the City in explaining to other retailers that this incentive isn't readily available? Both options are available, but with different approaches. The sales tax rebate is a legal negotiation while the district approach requires resolution,ordinance and public process as well as legal negotiation. As long as openly discussed and agreed-upon objectives for the use of sales tax financing takes place,either option could be used to explain incentives to other retailers. 13. What disti nguishes this store from the other stores in our community? Is it foreign owned? Will the profits leave the State/Country? What benefit does the City get? The project is a 160,000 square foot neighborhood retail center. It is anchored by a grocery store with additional pad sites(8— 12)at full build out. New sales and property tax for Salt Lake City will be generated by the store as well as job growth. In return for investment,the City receives a new development, a catalyst for further development in a commercially-challenged area,job growth,new tax revenues,and neighborhood impact.If we are committed to economic growth in all districts of the City, we must make wise investments. i SALT LAKE CITY COUNCIL STAFF REPORT DATE: March 10, 2006 SUBJECT: Mid-year update on Fiscal Year 2005-06 Legislative Intent Statements STAFF REPORT BY: Lehua Weaver CC: Rocky Fluhart, Sam Guevara, Steve Fawcett, Laurie Donnell, Kay Christensen,DJ Baxter In keeping with one of the Council's Legislative Intents, the Administration has provided this mid-year status report of progress on the Legislative Intent Statements adopted by the Council during the fiscal year 2005-06 budget process. Staff has identified the following status categories to organize this report: I. The Administration will provide a recommendation in conjunction with the Mayor's annual budget. II. The Administration will be providing a summary and/or recommendation by a certain date. III. The Administration has identified that the intent has been satisfied and there has been some closure or resolution. (The Council may wish to consider if some of these can be removed from the list carried forward) IV. The Intent continues to be ongoing. V. The Intent is not yet complete or satisfied. Last year, the Legislative Intent Statements were organized and numbered based on the following: A. 'A' items were new Legislative Intent Statements adopted last June. B. `B' items were Open Legislative Intent Statements from prior years. C. `C' items were Ongoing Legislative Intent Statements from previous years. Overall, the Council may wish to consider: ❖ whether some of the Intent Statements, which have been satisfactorily closed or satisfied, should be removed from the list. + whether some of the "Ongoing"Intent Statements that have been currently satisfied, such as incorporating volunteers into City events and services, could be removed or whether the Council wishes to carry them forward on an "Ongoing"list. • STATUS SUMMARY I. The Administration has provided an update on their progress for the following items, and they have also indicated that a recommendation will be included with the Mayor's annual budget. Al. Junior Golf Pass (develop a pass program) A2. Fleet Replacement Cycle (identify optimal replacement cycle) B9. Special Events (evaluate costs of City provided support compared to economic benefit of the City, and suggest fee reimbursements and needed ordinance amendments) II. The Administration has provided an update of their progress for the following items, and they have also indicated that a recommendation will be forthcoming. If a timeline was identified, it is listed here. A3. Fire Engineer at the One-stop Permit Counter(way to fund a fire engineer at the one-stop counter)—summary and recommendations in March of 2006 A5. Grants for Youth Programs (prepare a plan for when grant funds expire)— current funds will carry through Spring of 2008, sustainability planning will be complete in the coming months A8. Nuisance Cases (periodic reports on the development of nuisance cases)— Zoning nuisance case information is provided in the report, other Departments will provide information in May of 2006. A9. Irrigation System(identify priorities funding upgrades in order to conserve water)—Evaluation has been completed, costs and funding opportunities will be developed in the next few months. B3. Building License per Employee Fee (updated cost study for business license fees) —Study has been completed, it should be presented in the near future. B10. Take home vehicles fees (evaluate distance limits and fees charged)—A proposal is expected in May. Cl. Cross-train Inspectors in Community Development (explore opportunities to cross-train inspectors)—Efforts have been made, industry trend is moving toward"combination inspectors,"which may require additional resources; a recommendation will be forthcoming. III. For the following items,the Administration has identified some resolution or closure to the Intent Statement. A6. Mounted Patrols in Parks (explore the option of establishing mounted patrols in parks with the use of personal horses) Suggested Resolution: The Administration suggests that the cost to the City may still be prohibitive, and suggests using and enlarging the existing bicycle patrol units to meet this Intent. The Administration also notes that they are open to further discussion. Based on the conversation during the Council's 2006 Retreat, the Council may wish to consider whether they would like to keep this Legislative Intent open for further conversation. A7. Funding of Capital Improvement Projects (determine the appropriate level of funding from the general fund) Suggested Resolution: The Administration suggests that this intent was satisfied 2 by the process in December 2005 and January 2006 where the 10-year CIP was established and the Council discussed the percentage of general fund contribution necessary each year. The Council may wish to consider closing this Legislative Intent Statement. A14. Building Permit Hours of Service (expanding the hours of service to match the Treasurer's Office hours) Suggested Resolution: Based on customer feedback, the Administration does not feel that expanding the hours to match the Treasurer's Office is necessary at this time. The Administration also notes that if the hours were to be expanded, additional staff resources would be needed. The Council may wish to consider closing this Legislative Intent Statement. A15. Traffic Calming(opportunities for installing traffic calming elements durin street reconstruction) g Suggested Resolution: The Administration reports that they are incorporating this practice when evaluating street reconstruction projects. The Council may wish to consider closing this Legislative Intent Statement. B 1. Boards and Commissions (evaluate opportunities to consolidate City Boards and Commissions) Sugested Resolution: The Administration notes that they have evaluated potential consolidation of likely Boards and Commissions, including Community Development Advisory Committee and the Capital Improvement Program Board; the Art Design Board and the Arts Council; and the Board of Adjustment and the Land Use Appeals Board. Based on the unique p , work load,meeting frequency, and/or staffs level of involvement, he Aodministr tion does not see an opportunity to combine any of these Boards. The Council may wish to consider closing this Legislative Intent Statement. B2. Budget Projection(develop with Council staff a 3-year projection of revenues and expenditures and address any potential deficit) Sue ested Resolution: The Administration has worked with Council staff to develop an extension of historical data. The Council may wish to consider closing this Legislative Intent Statement. B5. Impact Fees (review current impact fees to determine ways to provide incentives to developers) ested Resolution: The Administration suggests that this intent was satisfied as part of the 10-year CIP discussions, and the new fees adopted in January. The Council may wish to consider whether the discussion and fee adoption fully addressed how provide incentives to developers. B6. Plan Review(implement a program for an authorized outside agency to provide plan review assistance) Su ested Resolution: The Administration reports that they have been working through the RFP process to have contracts in place when large projects and business increase. The Council may wish to request updated information on permit processing time and whether to close this Legislative Intent Statement. 3 B8. Revolving Loan Fund for Concrete Replacement(establish a revolving loan fund to assist residents in paying their portion of concrete replacement) Suggested Resolution: The Administration suggests that the establishment of a revolving loan fund would increase the participation by property owners, however they have voiced a concern that use of the 50/50 program is currently outpacing the funds available each year without providing additional incentives to property owners. Based on the City's goal to have sidewalks repaired in a timely manner and enhance ADA access, the Council may wish to consider whether to evaluate the 50/50 program and the loan program. The Council may wish to consider an increase to the annual budget for the 50/50 program and/or to further review and possibly implement the loan program. C2. Fiscal Note on Proposed CIP Projects (include notes on CIP projects for ongoing maintenance requirements) Suggested Resolution: The Administration reports that they are implementing this Intent. The Council may wish to consider closing this Legislative Intent Statement or keeping it on a list of Ongoing Intent Statements. C5. Public Utilities Meter Readers (training to use their handheld devices to note safety or other concerns in neighborhoods) Suggested Resolution: The Administration has trained meter readers on noting signs of a meth house, and the meter readers already have a practice of calling in other matters of safety concerns. The Council may wish to consider dosing this Legislative Intent Statement. C6. Risk Management Administrative Costs of Enterprise Funds (accurately account for the processing of liability claims to the appropriate Enterprise Fund) Suggested Resolution: The Administration reports that the Attorney's Office will annually determine the amounts to be charged to Enterprise Funds and Internal Service Funds. The Council may wish to consider closing this Legislative Intent Statement. C7. Stormwater Reimbursement of General Fund Costs (accurately account for the reimbursement from Stormwater for leaf bag and street sweeping) Suggested Resolution: The Administration reports that this is being done annually. The Council may wish to consider closing this Legislative Intent Statement. C9. Volunteers (utilize volunteers when and where possible) Suggested Resolution: The Administration has identified several areas throughout the City where volunteers are part of the program. The Council may wish to consider closing this Legislative Intent Statement. IV. The following items are still in progress. These could be considered ongoing or a follow- up discussion could be scheduled. A10. Cemetery(financial and capital plan for the City Cemetery) Administration Response: Progress has been made. 4 A13. Deployment of Speed Boards end other opportunities for employment placement and retrieval of speed boards) Administration Response: The Administration reports that they have explored several possible options for retired police officers or volunteers to place and retrieve speed boards. These options did work successfully, but the Administration has provided some options or suggestions for further discussion. B7. Retirement Payouts (compile a list of those eligible for retirement within the next five years, address the liability with the potential payouts, and propose a plan to the Council for how to budget for this liability) Administration Response: The Administration has provided a report, most recently in September of 2005. The report included the number of employees eligible for retirement, the amount of liability, and the Administration reserve account in non-departmental of$650,000 for the payouts. The Council may wish to consider whether the budget for this liability is sufficient. C3. Overtime within the Police Department(submit a written report on overtime use and steps suggested to reduce reliance on overtime) Administration Response: The Chief, executive officers and Division Commanders regularly review overtime reports and staff are provided with reminders about using alternative methods to address service needs. C4. Overtime within the Fire Department(submit a written report on overtime use and steps suggested to reduce reliance on overtime) Administration Response: The Fire Department uses its full staffing program to in an attempt to reduce overtime costs. C8. Semiannual Reports on the Status of Legislative Intent Statements and Action Items (semi-annual report by end of January and May each year) Administration Response: The Administration has been providing reports for the past two years. Note: A discussion on the pending Action Items and other Intent Statements passed outside of the Budget process still needs to be scheduled. V. The following items have not yet been completed. A4. Employee Health Insurance(study rising health care costs and identi.bi control options; combine with potential study conducted by the Library) Administration Response: The City's Benefits committee does a regular review of health care costs and discusses options annually. No contact has been made with the Library. Al 1. Late Fees and Penalties(evaluate late fees and penalties for increasing consistency) Administration Response: The Administration helped clarify where the inconsistency is within late fees and penalties. The Council may wish to consider clarifying the intent language and asking the Administration to identify a proposal to help make the calculation and application of late fees and penalties more consistent. 5 Al2. Advance Notice of Employee Retirement (possibility of requiring that employees provide advance notice of retirement) Administration Response: Not yet complete. B4. City Policy Coordination(policies adopted by the City Council be noted by the Redevelopment Agency and reflected in staff reports to the RDA Board) Administration Response: The RDA has indicated they would reply separately. The Council may wish to consider another way of involving the RDA staff in this discussion. 6