HomeMy WebLinkAboutConfirming Tax Abatement - Cooreman Real Estate Group, Inc. 4946 & 5004 Stern Line Ct and 4919 Bow Line Ct. (5 Year Residential Property)Attest:
RESOLUTION
4411 -14
Passed by the Common Council of the City of South Bend, Indiana
December 8,
14
20
Presented by me to the Mayor of the City of South Bend, Indiana
December 9, 20 14
City Clerk
President of Common Council
00-c 'k
Approved and signed by me 91,�/�y �✓i°�G jU{/i9 20%.
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City Clerk
RESOLUTION NO. R
A RESOLUTION CONFIRMING THE ADOPTION OF A DECLARATORY
RESOLUTION DESIGNATING A CERTAIN AREA WITHIN THE CITY OF
SOUTH BEND, INDIANA, COMMONLY KNOWN AS
4946 Stern Line Court, 5004 Stern Line Court, and 4919 Bow Line Court
AS A RESIDENTIALLY DISTRESSED AREA FOR PURPOSES OF A
(5) FIVE -YEAR RESIDENTIAL REAL PROPERTY
TAX ABATEMENT FOR
Cooreman Real Estate Group, Inc.
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 4946 Stern
Line Court, 5004 Stern Line Court, and 4919 Bow Line Court, South Bend, Indiana, and which is
more particularly described as follows:
A PART OF THE NORTHWEST, SOUTHWEST, AND SOUTHEAST QUARTERS OF SECTION 18, TOWNSHIP 38
NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP
38 NORTH, RANGE 2 EAST, 5.8 FEET SOUTH OF A 2" IRON MONUMENT WITH A CAP LABELED "SEC.
CORNER"; THENCE SOUTH 89 DEGREES 49 MINUTES 49 SECONDS WEST, A DISTANCE OF 1549.41 FEET TO
THE WEST RIGHT OF WAY OF U.S. ROUTE 31 AND THE POINT OF BEGINNING; THENCE ALONG SAID WEST
RIGHT OF WAY THE FOLLOWING NINE (9) COURSES: (1) SOUTH 17 DEGREES 36 MINUTES 51 SECONDS
WEST, A DISTANCE OF 85.66 FEET; (2) THENCE SOUTH 25 DEGREES 35 MINUTES 58 SECONDS WEST, A
DISTANCE OF 409.65 FEET TO THE POINT OF CURVATURE OF A NON - TANGENT CURVE, CONCAVE TO THE
EAST, HAVING A RADIUS OF 5950.00 FEET, A CENTRAL ANGLE OF 8 DEGREES 59 MINUTES 58 SECONDS,
AND A CHORD OF 933.60 FEET BEARING SOUTH 12 DEGREES 00 MINUTES 23 SECONDS WEST; (3) THENCE
SOUTH ALONG SAID RIGHT OF WAY CURVE, A DISTANCE OF 934.56 FEET; (4) THENCE SOUTH 16 DEGREES
02 MINUTES 40 SECONDS WEST, A DISTANCE OF 211.20 FEET; (5) THENCE SOUTH 38 DEGREES 30 MINUTES
20 SECONDS WEST, A DISTANCE OF 481.60 FEET; (6) THENCE NORTH 0 DEGREES 45 MINUTES 39 SECONDS
EAST, A DISTANCE OF 114.32 FEET TO THE NORTHEAST CORNER OF LAND DESCRIBED IN DEED RECORD
BOOK 741, PAGES 475 -477, AS RECORDED IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA;
(7) THENCE SOUTH 35 DEGREES 15 MINUTES 20 SECONDS WEST, A DISTANCE OF 401.95 FEET; (8) THENCE
SOUTH 2 DEGREES 36 MINUTES 09 SECONDS WEST, A DISTANCE OF 256.87 FEET; (9) THENCE SOUTH 85
DEGREES 31 MINUTES 45 SECONDS WEST, A DISTANCE OF 199.30 FEET TO THE SOUTHEAST CORNER OF
LAND DESCRIBED IN INSTRUMENT NUMBER 8717366, AS RECORDED IN THE OFFICE OF SAID RECORDER;
THENCE ALONG THE EAST LINE OF SAID LAND, NORTH 0 DEGREES 15 MINUTES 44 SECONDS EAST, A
DISTANCE OF 181.22 FEET; THENCE ALONG THE NORTH LINE OF SAID LAND, NORTH 89 DEGREES 48
MINUTES 51 SECONDS WEST, A DISTANCE OF 323.58 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20
SECONDS WEST, A DISTANCE OF 500.00 FEET; THENCE NORTH 89 DEGREES 48 MINUTES 51
SECONDS WEST, A DISTANCE OF 2.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST,
A DISTANCE OF 100.00 FEET; THENCE SOUTH 89 DEGREES 48 MINUTES 51 SECONDS EAST, A DISTANCE
OF 2.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 500.00 FEET;
THENCE NORTH 89 DEGREES 48 MINUTES 51 SECONDS WEST, A DISTANCE OF 2.00 FEET; THENCE NORTH
0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 100.00 FEET; THENCE SOUTH 89 DEGREES 48
MINUTES 51 SECONDS EAST, A DISTANCE OF 2.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20
SECONDS WEST, A DISTANCE OF 800.00 FEET TO THE SOUTHWEST CORNER OF LOT "A" AS DEPICTED IN
THE REPLAT OF RIGHTER'S ORANGE ROAD MINOR SUBDIVISION, DESCRIBED IN INSTRUMENT NUMBER
8525803, AS RECORDED IN THE OFFICE OF SAID RECORDER; THENCE ALONG THE SOUTH LINE OF SAID
LOT "A ", NORTH 89 DEGREES 50 MINUTES 13 SECONDS EAST, A DISTANCE OF 100.00 FEET; THENCE
ALONG THE EAST LINE OF SAID LOT "A ", NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE
OF 251.56 FEET TO THE POINT OF CURVATURE OF A NON - TANGENT CURVE, BEING THE CENTERLINE OF
ORANGE ROAD, CONCAVE TO THE NORTH, HAVING A RADIUS OF 335.00 FEET, A CENTRAL ANGLE OF 19
DEGREES 18 MINUTES 44 SECONDS, AND A CHORD OF 112.38 FEET BEARING NORTH 67 DEGREES 34
MINUTES 35 SECONDS EAST; THENCE EAST ALONG SAID CENTERLINE CURVE, A DISTANCE OF 112.92
FEET; THENCE SOUTH 0 DEGREES 11 MINUTES 04 SECONDS EAST, A DISTANCE OF 70.83 FEET TO THE
SOUTHWEST CORNER OF LOT I OF BOGUE' S MAJOR SUBDIVISION, DESCRIBED IN INSTRUMENT NUMBER
8932797, AS RECORDED IN THE OFFICE OF SAID RECORDER AND THE NORTHWEST CORNER OF LAND
DESCRIBED IN INSTRUMENT NUMBER 9331954, AS RECORDED IN THE OFFICE OF SAID RECORDER;
THENCE ALONG THE BOUNDARY OF SAID LAND THE NEXT THREE (3) COURSES; (1) SOUTH 26 DEGREES
45 MINUTES 04 SECONDS EAST, A DISTANCE OF 66.96 FEET; (2) THENCE NORTH 89 DEGREES 49 MINUTES
49 SECONDS EAST, A DISTANCE OF 556.25 FEET; (3) THENCE NORTH 0 DEGREES 45 MINUTES 39 SECONDS
EAST, A DISTANCE OF 80.00 FEET TO THE NORTH LINE OF THE SOUTH HALF OF SECTION 18, TOWNSHIP
38 NORTH, RANGE 2 EAST; THENCE ALONG SAID NORTH LINE NORTH 89 DEGREES 49 MINUTES 49
SECONDS EAST, A DISTANCE OF 729.56 FEET TO THE POINT OF BEGINNING. EXCEPTING THAT PORTION
WHICH INCLUDES LOTS 1 THROUGH 5 INCLUSIVE, OF THE VILLAS AT LAKE BLACKTHORN SECTION ONE,
AS SHOWN ON THE FINAL PLAT, RECORDED APRIL 21, 2003, IN THE OFFICE OF THE RECORDER OF ST.
JOSEPH COUNTY, AS INSTRUMENT #0323151.
SAID DESCRIBED TRACT CONTAINING 56.25 ACRES, MORE OR LESS
SUBJECT TO ALL EASEMENTS, AND RIGHT OF WAY OF RECORD.
LEGAL DESCRIPTION: THE VILLAS AT LAKE BLACKTHORN, SECTION TWO
PART OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 38 NORTH, RANGE 2 EAST,
GERMAN TOWNSHIP, ST. JOSEPH COUNTY, INDIANA, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST QUARTER, SAID POINT BEING
MARKED BY A 1 1/2" DIAMETER ROD; THENCE SOUTH 89 DEGREES 48 MINUTES 51 SECONDS EAST,
ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER, A DISTANCE OF 1490.78 FEET TO A
POINT LYING NORTH 89 DEGREES 48 MINUTES 51 SECONDS WEST, A DISTANCE OF 3467.01 FEET
FROM A I" DIAMETER ROD, 0.3 FEET BELOW GRADE, MARKING THE SOUTHEAST CORNER OF SAID
SECTION; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 1200.00
FEET TO THE POINT OF BEGINNING; THENCE CONTINUING NORTH 0 DEGREES 03 MINUTES 20
SECONDS WEST, A DISTANCE OF 296.75 FEET; THENCE SOUTH 89 DEGREES 48 MINUTES 51
SECONDS EAST, PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST QUARTER, A DISTANCE
OF 387.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 3.26
FEET; THENCE NORTH 89 DEGREES 48 MINUTES 51 SECONDS WEST, PARALLEL WITH THE SOUTH
LINE OF SAID SOUTHWEST QUARTER, A DISTANCE OF 2.00 FEET; THENCE
NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 100.00 FEET; THENCE SOUTH
89 DEGREES 48 MINUTES 51 SECONDS EAST, PARALLEL WITH THE SOUTH LINE OF SAID
SOUTHWEST QUARTER, A DISTANCE OF 2.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20
SECONDS WEST, A DISTANCE OF 300.00 FEET; THENCE SOUTH 89 DEGREES 48
MINUTES 51 SECONDS EAST, PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST QUARTER, A
DISTANCE OF 41.02 FEET TO THE WESTERLY RIGHT OF WAY OF PORTSIDE DRIVE AND A POINT
ON A NON - TANGENT CURVE, CONCAVE TO THE SOUTHEAST, HAVING A RADIUS OF 225.00 FEET, A
CENTRAL ANGLE OF 34 DEGREES 42 MINUTES AND 00 SECONDS, AND A CHORD OF 134.19 FEET
BEARING SOUTH 17 DEGREES 17 MINUTES 40 SECONDS WEST; THENCE SOUTHWESTERLY ALONG
SAID WESTERLY RIGHT OF WAY CURVE, A DISTANCE OF 136.27 FEET; THENCE SOUTH 0 DEGREES
03 MINUTES 20 SECONDS EAST, A DISTANCE OF 571.74 FEET; THENCE NORTH 89 DEGREES 48
MINUTES 51 SECONDS WEST, PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST QUARTER,
A DISTANCE OF 388.00 FEET TO THE POINT OF BEGINNING; SAID DESCRIBED TRACT CONTAINING
2.7 ACRES, MORE OR LESS.
SUBJECT TO ALL EASEMENTS, RESTRICTIONS AND RIGHT OF WAY OF RECORD.
and this property has Tax Key Numbers 025- 1010 - 017645, 025- 1010- 017647, and 025 -1010-
017678 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 sea., 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
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 as shown by the
attachment pursuant to Indiana Code 6- 1.1- 12.1 -17. This resolution is passed as an exception to
the current City Code regarding the applicable building permit provision (Section 2- 84.7(c)13.
Previously, Council approved Resolution 4293 -13 lots 47, 73, 78, 88 as special exceptions for the
Villa at Lake Blackthorn because of conflict of City Code and building permits being pulled.
Because of this previous approved resolution, staff brings forward this tax abatement for approval.
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 ` ) —
NOT APPROfWU l
ADOPTU$ ` p� -o `i y
Member of the Common Council
File' ' n Office
� :C;1 Z o 2014
JOHt ., bs00 ':DE
CITY CLERK, SOUTH DEND, IN
227 W. JEFFERSON BOULEVARD
SUITE 1400 S.
SOUTH BEND, IN 46601 -1830
CITY OF SOUTH BEND PETE BUTTIGIEG, MAYOR
COMMUNITY INVESTMENT
SCOTT FORD, EXECUTIVE DIRECTOR
TAX ABATEMENT REPORT
TO: SOUTH BEND COMMON COUNCIL
FROM: KATHY HAHN
PHONE: 574 /235 -9371
FAx: 574/235 -9021
SUBJECT: RESIDENTIAL REAL PROPERTY TAX ABATEMENT PETITION
FOR:
Cooreman Real Estate Group, Inc.
DATE: October 23, 2014
On October 22, 2014, a petition for residential tax abatement consideration for real property
located at The Villas at Lake Blackthorn street address of 4946 Stern Line Court, 5004 Stern
Line Court and 4949 Bow Line Court. Pursuant to Chapter 2, Article 6, Section 2 -77.1 of
the Municipal Code of the City of South Bend, this petition was referred to the Department
of Community Investment for purposes of investigation and preparation of a report
determining whether the area qualifies as a Residentially Distressed Area pursuant to
I.C.6 -1.1 -12.1 and whether all zoning requirements have been met.
The Department of Community Investment has reviewed the petition (a copy of which is
attached), investigated the area, and makes the following report.
PROJECT DESCRIPTION
The petitioners intend to construct three 1,800 square foot single family homes on three lots
in The Villas at Lake Blackthorn in Sections I and II at a cost of $250,000 for each home. .
The homes will have three bedrooms, 2 baths along with a 2 car garage. These three
properties were left of an existing abatement which expires on 11/12/2018. They had
personnel changes within the company around the time of filing the existing abatement and
a careful audit of the lots to be included was not conducted resulting in the three lots being
left of in error. By filing for a new abatement they will have two years to develop and sell
the lots. As an alternative to filing an abatement extension to an existing abatement would
PLANNING NEIGHBORHOOD ENGAGEMENT BUSINESS DEVELOPMENT ECONOMIC RESOURCES
11TIN KAIN PAMELA C. MEYER CHRIS FIELDING BROCK ZEEB
South Bend Common Council
RE: Cooreman Real Estate Group, Inc.
October 23, 2014
Page 2
have given them only one year to develop and sell the lots.
The Villas at Blackthorn is a single family home subdivision with 114 home sites, located on
56 +- acres, with a large lake, a gazebo park, and a year round pond.
Total taxes to be abated during the (5) five -year abatement period are estimated to be $5,679.
Total taxes to be paid during the (5) five -year abatement period are estimated to be $45,686.
ABATEMENT QUALIFICATION
A review of the tax abatements previously granted finds that the petitioner has been
associated with or been granted these previous tax abatements: 3868 -08, 3869- 08,and
3806 -07.
2. The Building Commissioner has reviewed this petition and finds the property to be
properly zoned for the proposed project. The Building Commissioner has noted that
the properties requesting abatement have had building permits pulled.
A review of the Tax Abatement Ordinance No. 9394 -03 finds that the petitioner meets
the qualifications for a (5) five -year residential tax abatement under Section 2 -77.1,
Single Family Residential Construction, if the Council determines a special exception
is granted.
Filed in dark's Office
JOHN aw
CITY CLERK, SOUTH BEND, IN
227 W. JEFFERSON BOULEVARD
SUITE 1400 S.
SOUTH BEND, IN 46601 -1830
October 23, 2014
CITY OF SOUTH BEND PETE BUTTIGIEG, MAYOR
COMMUNITY INVESTMENT
SCOTT FORD, EXECUTIVE DIRECTOR
Council Member Gavin Ferlic, Chairperson
Community Investment Committee
South Bend Common Council
4th Floor, County City Building
South Bend, IN 46601
RE: Residential Real Property Tax Abatement Petition for:
Cooreman Real Estate Group, Inc.
Dear Council Member Ferlic:
PHONE: 574/235 -9371
FAX: 574/235 -9021
Please find attached the Department of Community Investment's report on a residential
real property tax abatement petition submitted by Cooreman Real Estate Group, Inc. for
three homes at the Villas of Lake Blackthorn. 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 three single - family homes at a cost of approximately $750,000. 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, November 10, 2014.
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 -9339.
Sincerely,,
w
Brock Zeeb
Director Economic Resources
Attachments
cc: South Bend Common Council Members
Mayor Pete Buttigieg
Scott Ford
Chris Fielding
PLANNING NEIGHBORHOOD ENGAGEMENT BUSINESS DEVELOPMENT ECONOMIC RESOURCES
.If 'I'IN KAIN PAMELA C. MEYER CHRIS FIELDING BROCK ZEEB
5 YEAR
Cooreman
South Bend Portage Township
Residential Real Property Tax Abatement Schedule'
30- Oct -14
Estimated Project Cost:
$250.000.00
Total Taxes
Tax Abated —
Tax Paid—
Assessed Value:
Structure (% AV of cost) 100.0%
250,000.00
250,000.00
250,000.00
Land Value 20,000
20,000.00
N/A
NIA
Gross Assessed Value
270,000.00
250,000.00
250,000.00
Less Mortgage Exemption
(3,000.00)
(3.000.00)
(3,000.00)
Less Homestead Deduction
(45,000.00)
(45,000.00)
(45,000.00)
Less Supplemental Homestead Deduction
(78,750.00)
(78,750.00)
(78,750.00)
Base Assessed Value
143,250.00
123,250.00
123,250.00
Less Maximum Abatement Deduction
N/A
N/A
(74,880.00)
Less Non - Abated Amount
NIA
(48,370.00)
N/A
Plus Land Assessed Value
NIA
N/A
20,000.00
Net Assessed Value
143,250.00
74,880.00
68,370.00
Property Taxes:
Assume constant tax rate of
5.0228%
5,0228%
5.0228%
Gross Tax (tax rate x net assessed value)
7.195.13
3,761.05
3,434.07
Less County COIT Homestead Credit:
7.3430%
(528.34)
(276.17)
(252.16)
Tax Due Before Circuit Breaker
6,666.79
3,484.88
3,181.91
Less Circuit Breaker Credit
(3242.37)
(3,106.21)
(136.16)
Net Tax
3,424.42
378.67
3,045.75
Circuit Breaker Cap
Circuit Breaker
1.0000%
2,700.00
2,500.00
2,700.00
Debt Service
0.5057%
724.42
378.67
345.75
Circuit Braker Cap
3,424.42
2,878.67
3,045.75
Net
Total
Assessed
Taxes
Tax
Tax
Year
Value
Due
Abated
Paid
1
143,250.00
3,424.42
378.67
3,045.75
2
143,250.00
3,424.42
378.67
3,045.75
3
143,250.00
3,424.42
378.67
3,045.75
4
143.250.00
3,424.42
378.67
3,045.75
5
143,250.00
3,424.42
378.67
3,045.75
5 year totals:
17,122.08
1,893.34
15,228.74
'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 -1, 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,
numbers of rooms, amenities, the amount of land to be used, the proposed use of the
improvements, and a general statement as to the importance of the project (use additional
sheet for long project descriptions):
Three (3) homes in The Villas at Lake Blackthorn Section I and II— a single
family home subdivision with a total of 114 home - sites, located on
approximately 56 +/- acres, with a large lake, a gazebo park, and another small
year round pond. Homes average 1800 sq. feet, 3bdr /2bath/2car garage with an
average market value of $250,000. The property has an existing abatement —
Resolution number 4295 -13 expiring 11/12/2018. These three parcels were left
off the existing abatement in error. We had personnel changes within the
company around the time of filing for the tax abatement and a careful audit of
the lots to be included was not conducted, resulting in these three lots being left
off in error.
2. Estimate the dollar value of the construction project (do not include land cost): $750.000.00
3. 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
Cooreman Real Estate Group, Inc. 4404 Technology Drive, South Bend, IN 46628
4. The commonly known address of the Property is: The Villas at Lake Blackthorn Section I
and having tax key numbers and street addresses as on attached Exhibit D.
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: See Exhibit D.
8. 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: See Exhibit D.
Petition for TA VLB SEC I - Page 1 of 8
10. What is your best estimate of the after completion market value of the property: $15,150,000
(Fifteen Million One Hundred Fifty Thousand).
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: N/A
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:
Economic market factors, including the tightening of the credit market, and the decline
of real estate property values, have compounded the impact of the higher than
comparable city taxes in this subdivision. Additionally, the majority of the unsold
property in this neighborhood is located adjacent to the US 31 Bypass — a negative that
has proven to be an immitigable factor in the slow growth of sales. Additionally, the
new construction market has plummeted from 800+ new homes annually, to about 100
new homes. The tax abatement provides an incentive for citizens to invest in new
construction within the city limits of South Bend.
14. The current use of the property is Residential and the current zoning is RES A.
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): N/A
16. The following person should be contacted as the petitioner's agent regarding additional
information and public hearing notifications:
Steve Cooreman & Barbara Yanes -Henry
Cooreman Real Estate Group, Inc.
4407 Technology Drive, South Bend, IN 46628
Office: 574- 277 -0116 or Mobile Ph: 574.250.5024
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.
Naype of Property Owner(s):
Inc.
Cooreman, President
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CITY CLERK, SOOTh „J, its
Petition for TA V LB SEC I - Page 2 of 7
EXFIIBIT "A"
LEGAL DESCRIPTION: THE VILLAS AT LAKE BLACKTHORN, SECTION ONE
A PART OF THE NORTHWEST, SOUTHWEST, AND SOUTHEAST QUARTERS OF SECTION 18, TOWNSHIP 38
NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 38
NORTH, RANGE 2 EAST, 5.8 FEET SOUTH OF A 2" IRON MONUMENT WITH A CAP LABELED "SEC. CORNER";
THENCE SOUTH 89 DEGREES 49 MINUTES 49 SECONDS WEST, A DISTANCE OF 1549.41 FEET TO THE WEST
RIGHT OF WAY OF U.S. ROUTE 31 AND THE POINT OF BEGINNING; THENCE ALONG SAID WEST RIGHT OF
WAY THE FOLLOWING NINE (9) COURSES: (1) SOUTH 17 DEGREES 36 MINUTES 51 SECONDS WEST, A
DISTANCE OF 85.66 FEET; (2) THENCE SOUTH 25 DEGREES 35 MINUTES 58 SECONDS WEST, A DISTANCE OF
409.65 FEET TO THE POINT OF CURVATURE OF A NON - TANGENT CURVE, CONCAVE TO THE EAST, HAVING
A RADIUS OF 5950.00 FEET, A CENTRAL ANGLE OF 8 DEGREES 59 MINUTES 58 SECONDS, AND A CHORD OF
933.60 FEET BEARING SOUTH 12 DEGREES 00 MINUTES 23 SECONDS WEST; (3) THENCE SOUTH ALONG SAID
RIGHT OF WAY CURVE, A DISTANCE OF 934.56 FEET; (4) THENCE SOUTH 16 DEGREES 02 MINUTES 40
SECONDS WEST, A DISTANCE OF 211.20 FEET; (5) THENCE SOUTH 38 DEGREES 30 MINUTES 20 SECONDS
WEST, A DISTANCE OF 481.60 FEET; (6) THENCE NORTH 0 DEGREES 45 MINUTES 39 SECONDS EAST, A
DISTANCE OF 114.32 FEET TO THE NORTHEAST CORNER OF LAND DESCRIBED IN DEED RECORD BOOK 741,
PAGES 475 -477, AS RECORDED IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA; (7) THENCE
SOUTH 35 DEGREES 15 MINUTES 20 SECONDS WEST, A DISTANCE OF 401.95 FEET; (8) THENCE SOUTH 2
DEGREES 36 MINUTES 09 SECONDS WEST, A DISTANCE OF 256.87 FEET; (9) THENCE SOUTH 85 DEGREES 31
MINUTES 45 SECONDS WEST, A DISTANCE OF 199.30 FEET TO THE SOUTHEAST CORNER OF LAND
DESCRIBED IN INSTRUMENT NUMBER 8717366, AS RECORDED IN THE OFFICE OF SAID RECORDER; THENCE
ALONG THE EAST LINE OF SAID LAND, NORTH 0 DEGREES 15 MINUTES 44 SECONDS EAST, A DISTANCE OF
181.22 FEET; THENCE ALONG THE NORTH LINE OF SAID LAND, NORTH 89 DEGREES 48 MINUTES 51
SECONDS WEST, A DISTANCE OF 323.58 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST,
A DISTANCE OF 500.00 FEET; THENCE NORTH 89 DEGREES 48 MINUTES 51 SECOND'S WEST, A DISTANCE OF
2.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 100.00 FEET;
THENCE SOUTH 89 DEGREES 48 MINUTES 51 SECONDS EAST, A DISTANCE OF 2.00 FEET; THENCE NORTH 0
DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 500.00 FEET; THENCE NORTH 89 DEGREES 48
MINUTES 51 SECONDS WEST, A DISTANCE OF 2.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20
SECONDS WEST, A DISTANCE OF 100.00 FEET; THENCE SOUTH 89 DEGREES 48 MINUTES 51 SECONDS EAST,
A DISTANCE OF 2.00 FEET; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF
800.00 FEET TO THE SOUTHWEST CORNER OF LOT "A" AS DEPICTED IN THE REPLAT OF RIGHTER'S
ORANGE ROAD MINOR SUBDIVISION, DESCRIBED IN INSTRUMENT NUMBER 8525803, AS RECORDED IN
THE OFFICE OF SAID RECORDER; THENCE ALONG THE SOUTH LINE OF SAID LOT "A ", NORTH 89 DEGREES
50 MINUTES 13 SECONDS EAST, A DISTANCE OF 100.00 FEET; THENCE ALONG THE EAST LINE OF SAID LOT
"A ", NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 251.56 FEET TO THE POINT OF
CURVATURE OF A NON - TANGENT CURVE, BEING THE CENTERLINE OF ORANGE ROAD, CONCAVE TO THE
NORTH, HAVING A RADIUS OF 335.00 FEET, A CENTRAL ANGLE OF 19 DEGREES 18 MINUTES 44 SECONDS,
AND A CHORD OF 112.38 FEET BEARING NORTH 67 DEGREES 34 MINUTES 35 SECONDS EAST, THENCE EAST
ALONG SAID CENTERLINE CURVE, A DISTANCE OF 112.92 FEET; THENCE SOUTH 0 DEGREES I 1 MINUTES 04
SECONDS EAST, A DISTANCE OF 70.83 FEET TO THE SOUTHWEST CORNER OF LOT I OF BOGUE'S MAJOR
SUBDIVISION, DESCRIBED IN INSTRUMENT NUMBER 8932797, AS RECORDED IN THE OFFICE OF SAID
RECORDER AND THE NORTHWEST CORNER OF LAND DESCRIBED IN INSTRUMENT NUMBER 9331954, AS
RECORDED IN THE OFFICE OF SAID RECORDER; THENCE ALONG THE BOUNDARY OF SAID LAND THE
NEXT THREE (3) COURSES; (1) SOUTH 26 DEGREES 45 MINUTES 04 SECONDS EAST, A DISTANCE OF 66.96
FEET; (2) THENCE NORTH 89 DEGREES 49 MINUTES 49 SECONDS EAST, A DISTANCE OF 556.25 FEET; (3)
THENCE NORTH 0 DEGREES 45 MINUTES 39 SECONDS EAST, A DISTANCE OF 80.00 FEET TO THE NORTH
LINE OF THE SOUTH HALF OF SECTION 18, TOWNSHIP 38 NORTH, RANGE 2 EAST; THENCE ALONG SAID
NORTH LINE NORTH 89 DEGREES 49 MINUTES 49 SECONDS EAST, A DISTANCE OF 729.56 FEET TO THE
POINT OF BEGINNING. EXCEPTING THAT PORTION WHICH INCLUDES LOTS 1 THROUGH 5 INCLUSIVE, OF
THE VILLAS AT LAKE BLACKTHORN SECTION ONE, AS SHOWN ON THE FINAL PLAT, RECORDED APRIL 21,
2003, IN THE OFFICE OF THE RECORDER OF ST. JOSEPH COUNTY, AS INSTRUMENT #032't 151
SAID DESCRIBED TRACT CONTAINING 56.25 ACRES, MORE OR LESS. I Filed in Clty if E 4 'S ca I
SUBJECT TO ALL EASEMENTS, AND RIGHT OF WAY OF RECORD.
QiaT 22 20;4 {
JOW711- i
CITY CLERK, SCj ,`, --EAD, N
Petition for TA V LB SEC I - Page 4 of 8
LEGAL DESCRIPTION: THE VILLAS AT LAKE BLACKTHORN, SECTION TWO
PART OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 38 NORTH,
RANGE 2 EAST, GERMAN TOWNSHIP, ST. JOSEPH COUNTY, INDIANA, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST QUARTER,
SAID POINT BEING MARKED BY A 1 1/2" DIAMETER ROD; THENCE SOUTH 89
DEGREES 48 MINUTES 51 SECONDS EAST, ALONG THE SOUTH LINE OF SAID
SOUTHWEST QUARTER, A DISTANCE OF 1490.78 FEET TO A POINT LYING NORTH 89
DEGREES 48 MINUTES 51 SECONDS WEST, A DISTANCE OF 3467.01 FEET FROM A i"
DIAMETER ROD, 0.3 FEET BELOW GRADE, MARKING THE SOUTHEAST CORNER OF
SAID SECTION; THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A
DISTANCE OF 1200.00 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING
NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 296.75 FEET;
THENCE SOUTH 89 DEGREES 48 MINUTES 51 SECONDS EAST, PARALLEL WITH THE
SOUTH LINE OF SAID SOUTHWEST QUARTER, A DISTANCE OF 387.00 FEET;
THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 3.26
FEET; THENCE NORTH 89 DEGREES 48 MINUTES 51 SECONDS WEST, PARALLEL
WITH THE SOUTH LINE OF SAID SOUTHWEST QUARTER, A DISTANCE OF 2.00 FEET;
THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 100.00
FEET; THENCE SOUTH 89 DEGREES 48 MINUTES 51 SECONDS EAST, PARALLEL
WITH THE SOUTH LINE OF SAID SOUTHWEST QUARTER, A DISTANCE OF 2.00 FEET;
THENCE NORTH 0 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 300.00
FEET; THENCE SOUTH 89 DEGREES 48 MINUTES 51 SECONDS EAST, PARALLEL
WITH THE SOUTH LINE OF SAID SOUTHWEST QUARTER, A DISTANCE OF 41.02
FEET TO THE WESTERLY RIGHT OF WAY OF PORTSIDE DRIVE AND A POINT ON A
NON - TANGENT CURVE, CONCAVE TO THE SOUTHEAST, HAVING A RADIUS OF
225.00 FEET, A CENTRAL ANGLE OF 34 DEGREES 42 MINUTES AND 00 SECONDS,
AND A CHORD OF 134.19 FEET BEARING SOUTH 17 DEGREES 17 MINUTES 40
SECONDS WEST; THENCE SOUTHWESTERLY ALONG SAID WESTERLY RIGHT OF
WAY CURVE, A DISTANCE OF 136.27 FEET; THENCE SOUTH 0 DEGREES 03
MINUTES 20 SECONDS EAST, A DISTANCE OF 571.74 FEET; THENCE NORTH 89
DEGREES 48 MINUTES 51 SECONDS WEST, PARALLEL WITH THE SOUTH LINE OF
SAID SOUTHWEST QUARTER, A DISTANCE OF 388.00 FEET TO THE POINT OF
BEGINNING; SAID DESCRIBED TRACT CONTAINING 2.7 ACRES, MORE OR LESS.
SUBJECT TO ALL EASEMENTS, RESTRICTIONS AND RIGHT OF WAY OF RECORD.
File In
OCT 2 2 2014
JOHfl yr Y
CITY CLERtt. Y3(x : ®L'', IN
Petition for TA VLB SEC I - Page 5 of 8