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06-13-2022 Agenda Packet
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06-13-2022 Agenda Packet
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City Council - City Clerk
City Counci - Date
6/13/2022
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REGULAR MEETING April 25, 2022 <br /> <br />11 <br /> <br />project, primarily residential apartments with retail on the ground floor along Charles St. and State <br />Road 23. There is also another commercial development to the east of the recent Drive N’ Shine <br />development by Haji Tehrani. Part of it is a Quick Lube facility, the details of this development <br />are still in the works. It has yet to go through plan review. This area has a lot of areas that were <br />developed in the sixties (60’s), seventies (70’s) and eighties (80’s). There has been a lot of interest <br />in this area over the last couple years (i.e., Mango Café site or the Irish Corridor as well as <br />Mulligan’s Project). People will start to see and perceive this area in a different way and see it as <br />vulnerable areas that they may want to look at redevelopment. <br />Tim Corcoran continues with we had conversations with people regarding the campus court project <br />which initially was going to be tied into the Turtle Creek project but is not now. It does show that <br />there is potential for people to purchase the site. There isn’t an active development project that we <br />know of for this site. I want to bring these ideas before Council. The commercial strip at the <br />corner of Venice and South Bend Ave, the landowners have started to get interest in what they <br />might be able to do with their property long term. This is about getting ahead of some of those <br />projects. The Salvation Army, an older building, is coming to the end of its life span. The <br />Ironwood circle commercial development has a lot of older buildings in it. Places like this, if you <br />put a few properties together, you can start to see them becoming development sites. There is a <br />large area of large lot single family housing. These are some of the properties that are over two <br />acres. Put two or three of these together, you could potentially put together a multifamily <br />apartment complex. This area could have a lot of potential for redevelopment. Together the orange <br />and gray areas start to represent the lot of what could happen over time. The areas that we haven’t <br />covered still has interest along State Road 23. There is a lot of interest in this part of the city. <br />Tim Corcoran continues that each TIF district is a development plan. You have received the <br />existing River East TIF development plan. With this adjustment, we will be AMENDING the <br />River East Development plan in a few important ways. In 2019 we did a comprehensive update <br />to every TIF district in the city. We redid every development plan, we adjusted the TIF boundaries <br />in most of the TIFS in South Bend. Today we’re asking for a very minor adjustment to the River <br />East. The TIF development plan is part of the update process. We will be updating the boundary, <br />the legal description that defines that boundary and the property acquisition list that is associated <br />with the existing development plan. We are in the process of doing a fiscal impact analysis that is <br />being prepared by Baker Tilly. An issue for landowners that come up is why are their parcels or <br />their properties is being added to the acquisition list. Does this mean the city wants to buy my <br />property? The answer is no. We do not want to buy your property. Being on the acquisition list <br />allows the city to negotiate with property owners in ways that make it easier for the both the city <br />and the property to come to an agreement about the price of property. If there is a city project that <br />may be required, something that might be like a streetscape project, a park project, a basically a <br />public good type of project, and this allows the redevelopment Commission to negotiate in more <br />of a market rate way. Otherwise, we are bound by the average of two appraisals for a property, <br />that oftentimes comes in below what people think their properties valued at. It allows wiggle room <br />in that negotiant space. <br />Tim Corcoran continues we intend to do our two public meetings again to engage those fifty-three <br />(53) property owners. We have two meetings set for May 17th and May 19th. We can answer <br />questions about taxes, land acquisition and any other TIF related questions. We talk about what <br />TIF is and how TIF is generated what is means for their property. We will do the public <br />engagement in the weeks prior to the final vote at the Redevelopment Commission which would <br />adopt the adjusted area and TIF development plans. To date, the Redevelopment Commission has <br />recommended favorably for the declaratory resolution and the planned commission on the 18th. <br />The public hearing notice will be published, these dates are subject to change. We are trying to <br />head off the questions before the redevelopment commission meeting. We had the public <br />information sessions even further ahead before. The time difference between the public <br />information sessions and the redevelopment commission led to some confusion. We think this will <br />allow people to be able to ask questions prior to the Redevelopment Commission and allow us to <br />make sure that the meeting runs smoothly. We also have Emma from Baker Til ly who also may <br />be able to answer some of your questions regarding the overlapping taxing districts and impacts.
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