HomeMy WebLinkAboutConfirming Tax Abatement - Various Alfton Court and 6128 S. Bridgeton Dr. - Rojo Development, Inc. (Norawood Manor)RESOLU71ON
3644-06
Passed by the Common Council of the City of South Bend, Indiana
September 25,
Aftest: _
06
Zo
Presented by me to the Mayor of the City of South Bend, Indiana
September 26, 06
Zo
President of Common Council
Approved and signed by me ~ e ~tr~ar r 2 7 2~ 6
City Clerk
RESOLUTION NO. 3 S°y ~~ -OHO
A RESOLUTION CONFIRMING THE ADOPTION OF A DECLARATORY
RESOLUTION DESIGNATING CERTAIN AREAS WITHIN THE CITY OF
SOUTH BEND, INDIANA, COMMONLY KNOWN AS
1730,1738,1746,1810,1818,1826, 1834,1833,1823, 1815,1807,1749
ALFTON COURT AND 6128 SOUTH BRIDGETON DRIVE
AS RESIDENTIALLY DISTRESSED AREAS FOR PURPOSES OF A
(5) FIVE-YEAR RESIDENTIAL REAL PROPERTY
TAX ABATEMENT FOR
ROJO DEVELOPMENT, INC. (NORAWOOD MANOR)
WHEREAS, the Common Council of the City of South Bend, Indiana, has adopted a
Declaratory Resolution designating certain areas within the City as Residentially Distressed
Areas for the purpose of tax abatement consideration; and
WHEREAS, a Declaratory Resolution designated the area commonly known as 1730,
1738, 1746, 1810, 1818, 1826, 1834, 1833, 1823, 1815, 1807, 1749 Alfton Court and 6128 South
Bridgeton Drive, South Bend, Indiana, and which is more particularly described as follows:
commencing at the northeast corner of the Southeast Quarter of Section 31;
thence South 00°06'30" West along the east line of said Southeast Quarter, a
distance of 231.01; thence North 89°55'43" West, a distance of 1202.00 feet to
the southwest corner of Kensington Farms East, P.U.D. Section 5 -Part 2 as
shown in the Office of the Recorder of St. Joseph County, Indiana, as Instrument
No. 8812963; thence continuing North 89°55'43" West, a distance of 822.58 feet
to the southeast corner of Kensington Farms East, P.U.D. Section Six, Part Two
as shown in said Recorder's Office as Instrument No. 9857462; thence North
28°34'40" East along the east line of said plat, a distance of 187.96 feet to the
northeast corner of Lot 27 as shown on said plat; thence north 61°25'20" West
along the north line of said Lot 27, a distance of 155.59 feet; thence North
28°34'40" East, a distance of 50.00 feet to a point on the south line of Lot 164 as
shown on said plat; thence along a curve to the right having a radius of 20.00 feet,
a central angle 89°59'59" and limited in length by a chord which bears North
28°34'40" East, a distance of 180.00 feet to the northwest corner of said Lot 164;
thence South 61°25'21" East, a distance of 175.00 to the northeast corner of said
Lot 164; thence North 50°04'47" East, a distance of 32.24 feet; thence South
81°07'08" East, a distance of 422.69 feet; thence North 78°05'25" East, a
distance of 210.00 feet to a point on the west line of said Kensington Farms East,
P.U.D. Section 5 -Part 2; thence for the next two course along said plat, the first
being South 11°31'19" West, a distance of 171.92 feet; thence South 00°06'30"
West, a distance of 215.94 feet to the point of beginning containing 7.18 acres
more or less
and this property has Tax Key Numbers 23-1050-3201.10, 23-1050-3201.11, 23-1050-3201.12,
23-1050-3201.13, 23-1050-3201.14, 23-1050-3201.15, 23-1050-3201.16, 23-1050-3201.17, 23-
1050-3201.18, 23-1050-3201.19, 23-1050-3201.20, 23-1050-3201.21, 23-1050-3201.07, be
designated as a Residentially Distressed Area under the provisions of Indiana Code 6-1.1-12.1 et
seq., and South Bend Municipal Code Sections 2-76 et seq., and;
WHEREAS, notice of the adoption of a Declaratory Resolution and the public hearing
before the Council has been published pursuant to Indiana Code 6-1.1-12.1-2.5; and
WHEREAS, the Council held a public hearing for the purposes of hearing all
remonstrances and objections from interested persons; and
WHEREAS, the Council has determined that the qualifications for a residentially
distressed area have been met.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of South
Bend, Indiana, as follows:
SECTION I. The Common Council hereby determines and finds that the petition for real
property tax abatement and the Statement of Benefits form meet the requirements of Indiana
Code 6-1.1-12.1 et seq., for tax abatement.
SECTION II. The Common Council hereby determines and finds that the area meets one of the
following conditions as formally established in Ordinance No. 9394-03, which was passed on
February 10, 2003:
A. The area is comprised of parcels that are either unimproved or contain only one (1)
or two (2) family dwellings designed for up to four (4) families, including accessory
buildings for those dwellings; or
B. Any dwellings in the area are not permanently occupied and are:
i. the subject of an order issued under IC 36-7-9; or
ii. evidencing significant building deficiencies; or
C. Parcels of property in the area:
i. have been sold and not redeemed under IC 6-1.1-24 and IC 6-1.1-25; or
ii. are owned by a unit of local government; or
D. A significant number of dwelling units within the area are not permanently
occupied or a significant number of parcels in the area are vacant land; or
E. A significant number of dwelling units within the area are:
i. the subject of an order issued under IC 36-7-9; or
ii. evidencing significant building deficiencies; or
2
F. The area has experienced a net loss in the number of dwelling units, as documented
by census information, local building and demolition permits, or certificates of
occupancy, or the areas are owned by Indiana or the United States; or
G. The area (plus any areas previously designated under this subsection) will not
exceed ten percent (10%) of the total area within the Council's jurisdiction.
SECTION III. The Common Council also hereby determines and finds the following:
A. That the description of the proposed redevelopment meets the applicable standards
for such development.
B. That the estimate of the value of the redevelopment is reasonable for projects of this
nature;
C. That the other benefits about which information was requested are benefits that can
be reasonably expected to result from the proposed. described redevelopment; and
D. That the totality of benefits is sufficient to justify the requested deduction, all of
which satisfy the requirements of Indiana Code 6-1.1-12.1-3.
E. The deduction will not be allowed unless the dwelling is rehabilitated to meet local
code standards for habitability.
F. The deduction will not be allowed unless the dwelling rehabilitation is completed
within five (5) calendar years from the date of the adoption of this Resolution by the
Common Council.
SECTION IV. The Common Council hereby confirms its Declaratory Resolution designating
the area described herein as a Residentially Distressed Area for the purposes of tax abatement.
Such designation is for Real property tax abatement only and is limited to five (5) calendar years
from the date of adoption of the Declaratory Resolution by the Common Council.
SECTION V. The Common Council hereby determines that the property owner is qualified for
and is granted Real property tax deduction for a period of five (5) years, and further determines
that the petition complies with Chapter 2, Article 6, of the Municipal Code of the City of South
Bend and Indiana Code 6-1.1-12.1 et seQ.
SECTION VI. This Resolution shall be in full force and effect from and after its adoption by the
Common Council and approval by the Mayor.
PRESENTED ~ -Z ~-O~
NOT APPROVED
ADOPTED ~_LS .O~° 3
Member of the C on Council
Filed In C1er,~'s Office
SEP - 1 2006
JD~ty V04RDE
CITY CLE~;K, ~0. BEWD, IN.
1200 ~',oUN"I'Y-CITY BUILDING
227 W. JEFFERSON BOULEVARD
SoLrFx BEND, INDIANA 46601-1830
PrloNe 574/ 235-9371
FAx 574/235-9021
TDD 574/ 235-5567
CITY OF SOUTH BEND STEPHEN J. LUECKE, MAYOR
COMMUNITY ~ ECONOMIC DEVELOPMENT
SHARON T. KENDALL
EXECUTIVE DIRECTOR
August 31, 2006
Council Member Roland Kelly, Chairperson
Community & Economic Development Committee
South Bend Common Council
4th Floor, County City Building
South Bend, IN 46601
RE: Residential Real Property Tax Abatement Petition for:
ROJO DEVELOPMENT, INC. (NORAWOOD MANOR)
Dear Council Member Kelly:
Please find attached the Department of Community & Economic Development's report on a residential
real property tax abatement petition submitted by Rojo Development to build (13) thirteen, single-
family homes. Also attached is a copy of the petition, Statement of Benefits form, and supporting
information.
The report contains the department's findings relative to the above petition. The petitioner proposes to
build (13) thirteen, single-family homes at a cost of $3,250,000. The project meets the qualifications for
a (5) five-year real property tax abatement. The petitioner will be available to meet with the Committee
on Monday, September 11, 2006.
Should you or any of the other Council members have any questions concerning the report, or need
additional information, please feel free to call me at 235-5825.
Sincerely,
Sharon Terrell
Economic Development
Attachments
cc: South Bend Common Council Members
Mayor Stephen Luecke
Sharon Kendall
Don Inks
Bill Schalliol
COMMUNITY DEVELOPMENT' ECONOMIC DEVELOPMENT - FINANCIAL HL PROGRAM
PAMELA C. MEYER DONALD E. INKS MANAGEMENT
574/235-9660 574/235-9371 ELIZABETH LEONARD
FAX: 574/235-9697 5741235-9371
1200 COCINTY-CITY I3U1LD1NG
227 W. JEFFERSON BOULEVARD
SOUTH BEND, INDIANA 46601-1830
PHONE 574/235-9371
FAx 574/235-9021
TDD 574/ 235-5567
CITY OF SOUTH BEND STEPHEN J. LUECKE, MAYOR
COMMUNITY ~ ECONOMIC DEVELOPMENT
SHARON T. KENDALL
FIJCECUTIVE DIRECTOR
TAX ABATEMENT REPOR T
TO:
FROM:
SUBJECT:
DATE:
SOUTH BEND COMMON COUNCIL
SHARON TERRELL~
RESIDENTIAL REAL PROPERTY TAX ABATEMENT PETITION FOR:
ROJO DEVELOPMENT, INC. (NORAWOOD MANOR)
August 31, 2006
On August 17, 2006, a petition for residential tax abatement consideration for real property vas filed with
the City Clerk b}% Rojo Development. Pursuant to Chapter 2, Article 6, Section 2-77.1 of the Municipal
Code of the City of Sollth Bend, this petition was referred to the Department of Community and Economic
Development for purposes of investigation and preparation of a report determining whether the area qualifies
as a Residentially Distressed Area pursuant to I.C.6-1. l -12.1 and whether all zoning requirements have been
met.
The Department of Community and Economic Development has reviewed the petition (a copy of which is
attached), investigated the area, and makes the following report.
PROJECT DESCRIPTION
Rojo Development intends to construct (13) thirteen, single-family, custom-built homes. The price of each
home will be approximately two hundred fifty thousand dollars ($250,000). Taxes to be abated during the
(5) five-year abatement period is estimated at $10,216 for each home. The total amount abated for the (13)
thirteen homes totals $132,808. Taxes to be paid for each home are estimated at $27,913. Total taxes to
be paid during the (5) five-year abatement period for the (13) thirteen homes is $362,880.
COMMUNITY DEVELOPMENT ECONOMIC DEVELOPMENT FINANCIAL ~C PROGRAM
PAMELA C. MEYER DONALD E. INKS MANAGEMENT
574!235-9660 574/235-9371 ELIZABETH LEONARD
FAX: 574/235-9697 5741235-9371
South Bend Common Council
RE: Rojo Development, Inc.
August 31, 2006
Page 2
ABATEMENT QUALIFICATION
1. A review of the tax abatements previously granted finds that the petitioner has been associated
with or been granted the following previous tax abatements.
Term/Type Resolution No. Date
5-year real property 3303-04 February 9, 2004
5-year real property 3302-04 February 9, 2004
5-year real property 3301-04 February 9, 2004
5-year real property 3300-04 February 9, 2004
5-year real property 3298-04 February 9, 2004
5-year real property 3119-02 September 9, 2002
5-year real property 2873-00 May 22, 2000
S-year real property 2699-98 December 14, 1998
5-year real property 2620-98 May 11, 1998
5-year real property 2561-98 March 30, 1998
5-year real property 2550-98 February 16, 1998
2. The Building Commissioner has reviewed this petition and finds the properties to be properly zoned
for the proposed project.
3. A review of the South Bend Redevelopment designation areas finds that the property is not located
in a Tax Incremental Allocation area; therefore, no action is required by the South Bend
Redevelopment Commission is required.
4. A review of the Tax Abatement Ordinance No. 9394-03 finds that the petitioner meets the
qualifications fora (5) five-year residential tax abatement under Section 2-77.1, Single Family
Residential Construction.
5 YEAR 30-Aug-06
ROJO DEVELOPMENT INC. (NORAWOOD MANOR)
South Bend Centre Township Residential Real Property Tax Abatement Schedule*
Estimated Project Cost
Assessed Value:
STRUCTURE (assume 85% of project cost)
LAND (assume $10,000)
Gross Assessed Value
Less Mortgage Exemption
Less Standard Homeowners Deduction
Base Assessed Value
$3,250,000.00
Total Taxes Tax Abated** Tax Paid***
2,762,500.00 2,762,500.00 2,762,500.00
10,000.00 N/A N/A
2,772,500.00 2,762,500.00 2,762,500.00
(3,000.00) (3,000.00) (3,000.00)
(35,000.00) (35,000.00) (35,000.00)
2,734,500.00 2,724,500.00 2,724,500.00
Less Maximum Abatement Deduction
Less Non-Abated Amount
Plus Land Assessed Value
Net Assessed Value
Property Taxes:
Assume constant tax rate of
Gross Tax (tax rate x net assessed value)
Less SRTC: 21.7230%
Less Homestead Credit: 32.0952%
Net Tax
Net
Assessed
Year Value
N/A N/A (74,880.00)
N/A (2,649,620.00) N/A
N/A N/A 10,000.00
2,734,500.00 74,880.00 2,659,620.00
5.1338% 5.1338% 5.1338%
140,383.76 3,844.19 136,539.57
(30,495.56) (835.07) (29,660.49)
(35,268.84) (965.78) (34,303.05)
74,619.36 2,043.34 72,576.03
Total
Taxes Tax Tax
Due Abated Paid
1 2,734,500.00 74,619.36 2,043.34 72,576.03
2 2,734,500.00 74,619.36 2,043.34 72,576.03
3 2,734,500.00 74,619.36 2,043.34 72,576.03
4 2,734,500.00 74,619.36 2,043.34 72,576.03
5 2,734,500.00 74,619.36 2,043.34 72,576.03
5 year totals: 373,096.78 10,216.68 362,880.15
*This schedule is for estimation purposes only and assumes constant tax rates. The true tax values
will ultimately be determined by the actual assessed valuation and the then current tax rates.
**Tax Abated is capped at $74,880 of assessed value of structures only and does not include land
assessed value.
***Tax Paid is calculated using the difference between actual assessed value of structure and
maximum abated portion of $74,880 and adding back the land assessed value.
CITY OF SOUTH BEND, INDIANA
PETITION FOR RESIDENTIAL TAX ABATEMENT CONSIDERATION
The undersigned owner(s) of real property, located within the City of South Bend, hereby petition the Common
Council of the City of South Bend for Residential Real Property tax abatement consideration and pursuant to I.C.,
6-1.1-12.1-I, et-sea., and South Bend Municipal Code Sec. 2-76 et sea.• for this petition states the following:
1. Describe the proposed construction project, including information about square footage, number of rooms,
amenities, the amount of land to be used, the proposed use of the improvements, and a general statement as to
the importance ofthe project (use additional sheet for long project descriptions);
Construction of 12 single family homes
2. Estimate the dollar value of the construction project (do not include land cost): $ 3.000,000.00
The real property for which tax abatement consideration is petitioned (Property) is owned or to be owned by the
following individual(s) or corporations (if the business organization is publicly held, indicate also the name of
the corporate parent, if any, and the name under which the corporation has filed with the Securities and
Exchange Commission):
Name Address Interest
ROJO Development, Inc P O Box 2618 Owner
South Bend. IN 46680
4. The commonly known address of the Property is: Vacant land on Alfton Court East of Bridgeton Drive and
having tax key no.: 23-1050-3201 (use additional sheet for multiple addresses or key numbers).
5. A legal description of said Property(s) is attached hereto, marked Exhibit `A', and is incorporated herein.
6. A map and/or plat indicating the location of the Property(s) is attached hereto, marked Exhibit `B', and is
incorporated herein.
7. The current assessed valuation of the property before construction is $3,800.00 (use additional sheet for
multiple addresses). (This information maybe obtained from the St. Joseph County Assessor's Office 235-9523)
Photographs of the Property, taken within two (2) weeks of the filing of this petition, are attached hereto,
marked Exhibit `C', and incorporated herein.
9. List the real property taxes paid at the location during the previous two years, whether paid by the current
owner or a previous owner (use additional sheet for multiple addresses):
$164.00
(This information may be obtained from the St. Joseph County Treasurers office 235-9531)
10. What is your best estimate of the after completion market value of the property: $3,500,000
11. No building permit has been issued for construction on the property in connection with the improvement in
question as of the date of filing of this petition. The building permit may be issued after the South Bend
Common Council has approved the Declaratory Resolution (Tax abatement is not available if a building permit
has already been issued). The signature below is verification of this statement.
12. List other anticipated public financing for the project, including any assistance to be sought or already
authorized through the United States Department of Housing and Urban Development funds from the City of
South Bend, South Bend Housing Authority, Housing Assistance Office, St. Joseph County Housing
Consortium or other public financial assistance, including but not limited to public works improvements.
None
13. Describe how the property has become undesirable for or impossible of normal development because of a lack
of development, cessation of growth, deterioration of improvements or other factors which have impaired
values and prevent a normal development of the property:
Property has laid vacant for more than twenty,_years
14. The current use of the property is Vacant land and the
current zoning is Single Family Residential (use) and SF-1 (height and area).
(This information maybe obtained from the Building Department 235-9553)
15. The property is located in the following Allocation Area (if any) declared and confirmed by the South Bend
Redevelopment Commission (requiring approval of the tax abatement by the Redevelopment Commission):
16. The following person should be contacted as the petitioners agent regarding additional information and public
hearing notifications:
Name J Bernard Feeney Lang, Feeney & Associates Inc
Address 715 South Michigan Street
City, State, Zip South Bend Indiana 46601
Telephone 574-233-1841
WHEREFORE, Petitioner has paid the required fee of $50.00 and requests that the Common Council of the City of
South Bend, Indiana, adopt a declaratory resolution designating the area described herein as a residentially
distressed area for the purposes of real property tax abatement consideration, and after publication of notice and
public hearing, determine that the qualifications for a residentially distressed area have been met, and confirm such
resolution.
Name of Property Owner(s)
~{h » J. Y
F
~. ~~~
crr~~ _ -
Austin J. Hicke President RO 0 Develo ment Inc.
i
By.
(Signature)
Austin J. Hickey, President
(Typed or printed name and capacity)
2
NORAWOOD MANOR
PROPOSED TAX KEY NUMBERS & ADDRESSES
LOT NUMBER PROPOSED ADDRESS PROPOSED TAX KEY #
28 1730 Alfton Court 23-1050-320110
29 1738 Alfton Court 23-1050-320111
30 1746 Alfton Court 23-1050-320112
31 1.$10 Alfton Court 23-1050-320113
32 1818 Alfton Court 23-1050-320114
33 1826 Alfton Court 23-1050-320115
34 1834 Alfton Court 23-1050-320116
35 1833 Alfton Court 23-1050-320117
36 1823 Alfton Court 23-1050-320118
37 1815 Alfton Court 23-1050-320119
38 1807 Alfton Court 23-1050-320120
39 1749 Alfton Court 23-1050-320121
164A 6128 South Brid eton Drive 23-1050-3201.07
Filed In Cierk'~ ®fifiice
AUG 1 7 2006
JOHM VOORDE
CITY CLEnK, S0. BERD, IN.
EXEiIBIT 'A'
Description:
A parcel of land being a part of the Southeast Quarter of Section 31, Township 37 North,
Range 3 East, Centre Township, City of South Bend, St. Joseph County, Indiana and
being more particularly described as follows:
Commencing at the northeast corner of the Southeast Quarter of Section 31; thence South
00°06'30" West along the east line of said Southeast Quarter, a distance of 231.01;
thence North 89°55'43" West, a distance of 1202.00 feet to the southwest corner of
Kensington Farms East, P.U.D. Section 5 -Part 2 as shown in the Office of the Recorder
of St. Joseph County, Indiana as Instrument No. 8812963; thence continuing North
89°55'43" West, a distance of 822.58 feet to the southeast corner of Kensington Farms
East, P.U.D. Section Six, Part Two as shown in said Recorder's Office as Instrument No.
9857462; thence North 28°34'40" East along the east line of said plat, a distance of
187.96 feet to the northeast corner of Lot~27 as shown on said plat; thence north
61°25'20" West along the north line of said Lot 27, a distance of 155.59 feet; thence
North 28°34'40" East, a distance of 50.00 feet to a point on the south line of Lot 164 as
shown on said plat; thence along a curve to the right having a radius of 20.00 feet, a
central angle 89°59'59" and limited in length by a chord which bears North 28°34'40"
East, a distance of 180.00 feet to the northwest corner of said Lot 164; thence South
61°25'21" East, a distance of 175.00 to the northeast corner of said Lot 164; thence North
50°04'47" East, a distance of 32.24 feet; thence South 81°07'08" East, a distance of
422.69 feet; thence North 78°05'25" East, a distance of 210.00 feet to a point on the west
line of said Kensington Farms East, P.U.D. Section 5 -Part 2; thence for the next two
course along said plat, the first being South 11 °31' 19" West, a distance of 171.92 feet;
thence South 00°06'30" West, a distance of 215.94 feet to the point of beginning
containing 7.18 acres more or less.
Subject to the legal rights of a public highway, any easements, covenants or restrictions
of record.
Filed in C1Ar1: ~ Gifiee
pU6 } ~ 2005
JOh!a ys~. QrI~D, IN.
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