HomeMy WebLinkAboutNo. 1914 designating the SSDA declaring the SSDA to be blighted/ establishing an allocation area for purposes of TIFr If/
RESOLUTION NO. 1914
RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION
DESIGNATING THE SOUTH SIDE DEVELOPMENT AREA, DECLARING THE
SOUTH SIDE DEVELOPMENT AREA TO BE BLIGHTED, APPROVING A
DEVELOPMENT PLAN AND CONDITIONS UNDER WHICH RELOCATION
PAYMENTS WILL BE MADE, AND ESTABLISHING AN ALLOCATION AREA FOR
PURPOSES OF TAX INCREMENTAL FINANCING
WHEREAS, the South Bend Redevelopment Commission ( "Commission ") is the governing
body of the South Bend, Indiana Department of Redevelopment ( "Department ") and exists and
operates under the provisions of Indiana Code § 36- 7 -14 -1, et seq., as amended from time -to -time
( "Act "); and
WHEREAS, the Department has conducted made investigations, studies and surveys of
various blighted and deteriorated areas within the City of South Bend, Indiana, and of the causes
contributing to such blight and deterioration; and
WHEREAS, such investigations, studies and surveys have been made in cooperation with
the various departments and bodies of the City and have been directed toward determining the proper
use of land and improvements thereon so as to best serve the interests of the City and its residents;
and
WHEREAS, the Department has investigated, studied and surveyed that area within the City
of South Bend hereby designated as the "South Side Development Area" (hereinafter "Area "), and
which Area is more more particularly described in Exhibit "A" attached hereto and incorporated
herein; and
WHEREAS, the Area consists of approximately 700± acres and is contiguous and compact;
and
WHEREAS, as a result of its investigations, studies and surveys, the Commission has found
that the Area heretofore described as the South Side Development Area ( "Area ") is blighted and
deteriorated. Specifically, the Area is blighted to an extent that such blighting conditions cannot be
corrected by regulatory process of by the ordinary operations of private enterprise without resort to
the provisions of the Act and that the public health and welfare would be benefitted by acquisition
in and redevelopment of such Area under the provisions of the Act; and
WHEREAS, the Commission has heretofore caused to be prepared maps and plats showing
the boundaries of the Area, the location of various parcels of property, streets, alleys, and other
features affecting the acquisition, clearance, replatting, replanning, rezoning or redevelopment of the
Area, indicating that, at this time, no parcels of property in the Area will be acquired by the
Commission, and the parts of the Area that are to be devoted to public ways, levees, sewerage, parks,
playgrounds, and other public purposes under the redevelopment plan for the Area; and
WHEREAS, lists have heretofore been prepared indicating that no parcels of property are
proposed to be acquired within the Area, and therefore, that no appraisals have been made of the fair
market value of any parcels in the Area at this time; and
WHEREAS, there was presented to this meeting of the Commission for its consideration
and approval, a copy of the development plan for the Area, dated November 1, 2002, which plan is
entitled "South Side Development Area Plan" ( "Plan ") as proposed by this Declaratory Resolution
dated November 1, 2002, consisting of 42 pages and 23 exhibits; and
WHEREAS, the Commission has, a meeting held this day and open to the public heard
evidence and reviewed the maps and plats presented at the meeting and considered same.
NOW, THEREFORE, BE IT RESOLVED BY THE SOUTH BEND
REDEVELOPMENT COMMISSION, AS FOLLOWS:
1. The Commission now declares the South Side Development Area ( "Area ") which is
described in the fourth WHEREAS clause above, as blighted and deteriorated and a menace to the
social and economic interests of the City of South Bend and its inhabitants and that it will be of
public utility and benefit to acquire real estate and improvements in the Area and to redevelop the
Area under the Act.
2. The South Side Development Area Plan ( "Plan ") proposed by this Declaratory
Resolution of November 1, 2002 and as attached hereto and incorporated herein, is hereby approved
subject to a Confirmatory Resolution after a duly called meeting.
3. The previously prepared maps and plat showing the boundaries of the Area, the
location of the various parcels ofproperty, streets, alleys, and other features affecting the acquisition,
clearance, replatting, replanning, rezoning or redevelopment of the Area, indicating any parcels of
property to be excluded from acquisition, and indicating the parts of the Area to be devoted to public
ways, levees, sewerage, parks, playgrounds, and other public purposes under the Plan are hereby
approved.
4. The previously prepared list indicating that there are no parcels of property within the
Area to be acquired at the present time and is hereby approved.
5. The estimated cost of acquiring property in the Area, as determined by taking the
average of two (2) separate appraisals made by independent appraisers, is $0.00, is hereby approved.
6. In determining the location and the extent of the Area proposed to be acquired for
redevelopment, the Commission has given consideration to transitional and permanent provisions
for adequate housing for residents of the Area who will be displaced by this redevelopment project,
and the Commission hereby adopts the South Side Relocation Policy as the policy by which the
Commission will be guided in providing for such persons displaced by the action of the Commission.
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BE iT FURTHER RESOLVED that all proceedings related to the redevelopment of the
herein described area shall be referred to as the South Side Development Area.
BE IT FURTHER RESOLVED that the redevelopment of the Area shall be in accordance
with the South Side Development Area Plan.
BE IT ALSO RESOLVED, that the Commission proposes the following findings subject
to confirmation after a duly called public meeting:
i. Based upon evidence submitted to the Commission, the Commission finds
and determines that there is a substantial presence in the area designated as the South
Side Development Area ( "Area ") of excessive vacant land or which structures were
located, abandoned or vacant buildings, old buildings, excessive vacancies,
substandard structures and delinquency in the payment of real property taxes.
ii. The Commission further finds that the Area is blighted and constitutes a
menace to the social and economic interest of the City of South Bend and its
inhabitants, and it will be of public utility and benefit to acquire land within such
Area and to redevelop it under the Act.
iii. The assessed value of the real property of the Area when added to the assed
value of the real property located in all redevelopment areas does not exceed twenty
percent (20 %) of the total assessed value of the real property located in the City of
South Bend.
iv. The South Side Development Area Plan ( "Plan ") for the Area will result in
the demolition and/or selective demolition and reuse of severely blighted structures.
Alleviating this blight and its blighting influence is projected to be a catalyst to
ongoing and future development in the area.
V. The Plan for the Area delineates four (4) Sub -Areas to be known as (i) the
East Ireland Road Sub -Area; (ii) the Erskine Hills Sub -Area; (iii) the South Gateway
Sub -Area; and (iv) the Michigan & Main Street Commercial Corridor Sub -Area.
vi. The Plan for the Area allows for the designation of an overlay area within the
Erskine Hills Sub -Area for a Sales Tax Increment Finance ( "STIF ") District.
vii. The Plan for the Area cannot be achieved without the designation of the Area
as a redevelopment area because the presence of both "brownfield" and "greyfield"
conditions within the Area and because of the existence of blighted conditions as
defined at Ind. Code § 36- 7 -1 -3.
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viii. The Plan for the Area will allow for the master - planned development of
multiple sites within the Area. The Area status will allow opportunities for the master
planning of traffic circulation, infrastructure upgrades and development, master
signage and control, landscaping and site design control and general development
planning.
ix. The Plan for the Area allows for the study for future remediation of the
property commonly known as the former Fitterling landfill site located east of 514
Ireland Road within the proposed South Gateway Sub -Area and provides the
necessary redevelopment tools and funding mechanisms to aid in the stabilization
and development ofthe Fitterling landfill site and properties that are adjacent thereto.
X. The Plan for the Area will complement public and private sector investment
within the immediate neighborhoods.
xi. The public health and welfare will be benefitted by the accomplishment of the
Plan within the Area.
xii. The Plan for the Area will result in improvements to the public infrastructure
necessary to provide for the vehicular and pedestrian circulation needs of a
commercial retail corridor.
xiii. The Plan for the Area will provide the necessary redevelopment tools and
facilitate the use of certain funding mechanisms to aid in the redevelopment of the
area commonly known as Scottsdale Mall Shopping Center that is located within the
Erskine Hills Sub -Area.
xiv. The Plan for the Area will provide the necessary redevelopment tools and
funding mechanisms to aid in the demolition and/or selective demolition and site
preparation and remediation of the certain greyfield and brownfield sites within the
Area.
xv. The Plan for the Area will allow for the expansion and upgrade of public
facilities and utilities within the Area.
xvi. The Plan for the Area will allow for the planned acquisition of parcels of real
property related to the expansion of public roadways and utility structures.
xvii. The Plan for the Area conforms to other development and redevelopment
plans for the City of South Bend and conforms to the comprehensive plan of the City
of South Bend.
xviii. The Plan is reasonable and appropriate when considered in relation to the
in
purpose of Chapter 14, Article 7, Title 39 of the Indiana Code.
xviv. The Plan is in all respects approved, and the Secretary is directed to file a
certified copy of the Plan with the minutes of this meeting and to record a certified
copy of the Plan in the Office of the Recorder of St. Joseph County, Indiana.
BE IT FURTHER RESOLVED BY THE SOUTH BEND REDEVELOPMENT
COMMISSION PURSUANT TO IND. CODE § 36- 7- 14 -39, AS AMENDED AND
SUPPLEMENTED, CONCERNING THE ESTABLISHMENT OF AN ALLOCATION AREA
FOR PURPOSES OF TAX INCREMENTAL FINANCING, THAT:
A. For purposes of the allocation provisions of the Act, as authorized by Ind. Code § 36-
7-14-39, and as used in this Resolution for the purposes of distribution of real property taxes, the
"allocation area" of the South Side Development Area, and which area is more more particularly
described in Exhibit "A" attached hereto and incorporated herein; and
B. Any real property taxes hereinafter levied by or for the benefit of any public body
entitled to a distribution of property taxes on taxable property within the allocation area be allocated
and distributed as follows:
(1) Except as otherwise provided in this section, the proceeds of the taxes
attributable to the lesser of-
(A) the assessed value of the property for the assessment date
with respect to which the allocation and distribution is made; or
(B) the base assessed value;
shall be allocated to and, when collected, paid into the funds of the
respective taxing units.
(2) Except as otherwise provided in this section, property tax proceeds in excess
of those described in subdivision (1) shall be allocated to the redevelopment
district and, when collected, paid into an allocation fund for that allocation
area that may be used by the redevelopment district only to do one (1) or
more of the following:
(A) Pay the principal of and interest on any obligations payable
solely from allocated tax proceeds which are incurred by the
redevelopment district for the purpose of financing or refinancing the
T T ; S39yd redevelopment of the allocation area;
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83Q80038 (B) Establish, augment, or restore the debt service reserve for
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bonds payable solely or in part from allocated tax proceeds in the
allocation area;
(C) Pay the principal of and interest on bonds payable from
allocated tax proceeds in that allocation area and from the special tax
levied under Ind. Code § 36- 7- 14 -27;
(D) Pay the principal of and interest on bonds issued by the City
of South Bend to pay for local public improvements in or serving the
allocation area;
(E) Pay premiums on the redemption before maturity of bonds
payable solely or in part from allocated tax proceeds in the allocation
area;
(F) Make payments on leases payable from allocated tax proceeds
in the allocation area under Ind. Code § 36 -7 -14 -25.2;
(G) Reimburse the City of South Bend for expenditures made by
it for local public improvements which includes, but is not limited to,
buildings, parking facilities, and other items described in Ind. Code
§ 36- 7- 14- 25.1(a) in or serving the allocation area;
(H) Reimburse the City of South Bend for rentals paid by it for a
building or parking facility in or serving the allocation area under any
lease entered into under Ind. Code § 36 -1 -10;
(I) Pay all or a portion of a property tax replacement credit to
taxpayers in an allocation area as determined by the Commission by
separate resolution;
(J) Pay expenses incurred by the Commission for local public
improvements that are in the allocation area or are serving the
allocation area (which includes buildings, parking facilities or other
items described in Ind. Code § 36- 7- 14- 25.1(a));
(K) Reimburse public and private entities for expenses incurred
(W in training employees of industrial facilities that are located (i) within
the allocation area; and (ii) on a parcel of real property that has been
classified as industrial property under the rules of the state board of
tax commissioners;
(L) Reimburse the Commission for preliminary expenditures paid
I on
from Commission funds prior to the issuance of the bonds with bond
proceeds, said expenditures to include legal, architectural,
engineering, surveys, appraisals, and supervisory expenses related to
the acquisition and redevelopment of property, the issuance of bonds
and related costs;
provided, however, that if future uses of property tax proceeds allocated to
the allocation fund are authorized or permitted by amendment to the Act,
including Ind. Code § 39- 7- 14 -39, after the effective date of this resolution,
those uses shall also be authorized or permitted for property tax proceeds
allocated hereby; and further provided that the allocation fund may not be
used for operating expenses of the Commission.
C. Inasmuch as a portion of the allocation area is located within an enterprise zone
created under Ind. Code § 4- 4- 4 -6.1, the provisions of Ind. Code § 36- 7- 14 -39(g) shall apply to the
use and allocation of proceeds in excess of those described in subsection B(1) of this Resolution.
D. When the funds are no longer need for the purposes permitted in subsection B, above,
moneys in the allocation fund in excess of that amount shall be paid to the respective taxing units
in the manner prescribed in Ind. Code § 36- 7- 14- 39(b)(1).
E. "Property taxes" and "property tax proceeds" as used in this resolution shall mean
taxes imposed on real property under Ind. Code § 6 -1.1.
F. This allocation provision shall expire no later than thirty (30) years after the date of
this resolution.
BE IT FURTHER RESOLVED that the Secretary is directed to file certified copies of this
Resolution with the St. Joseph County Auditor and the Portage Township Assessor.
BE IT FURTHER RESOLVED that the United States and HUD are assured of full
compliance by the Commission and the Department with HUD regulations effecting Title VI of the
Civil Rights Act of 1964, as amended.
BE IT FURTHER RESOLVED that this Resolution, together with supporting data, shall
be submitted to the Area Plan Commission of St. Joseph County and the Common Council of the
City of South Bend, as provided by Ind. Code § 36- 7- 14 -16, for their approval fo the Resolution and
Plan, and if approved by both parties, the Resolution and Plan shall be submitted to public hearing
for the receiving and hearing of remonstrances and objections from persons interested in or affected
by the proceedings as provided by Ind. Code § 36- 7- 14 -17, after public notice in accordance with
Ind. Code § 36- 7 -14 -17 and Ind. Code § 5 -3 -1 and for the final determination of the public utility
and benefit thereof.
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ADOPTED at a regular meeting of the South Bend Redevelopment Commission held on
November 1, 2002, at Room 1308, County -City Building, 227 West Jefferson Boulevard, South
Bend, Indiana 46601
ATTEST:
00
SOUTH BEND REDEVELOPMENT COMMISSION
By:
Robert W. Hunt, President
In
LANG, FEENEY and ASSOCIATES, INC.
LAND SURVEYING - CONSTRUCTION ENGINEERING
715 SOUTH MICHIGAN STREET • SOUTH BEND, INDIANA 46601
TELEPHONE 219/233 -1841 • FACSIMILE 219/674 -0374
WILLIAM D. LANG, PRES.
JOHN B. FEENEY, L.S.
TERANCE D. LANG, L.S.
DESCRIPTION: Overall South Side Redevelopment Area
SUB- DIVISIONS
BOUNDARY SURVEYS
TOPOGRAPHIC SURVEYS
CONSTRUCTION SURVEYS
A parcel land being a part of the Northeast Quarter of Section 26, and
a part of Southeast Quarter of Section 23 and a part of the West half of
Section 24, all in Township 37 North, Range 2 East, City of South Bend,
Centre Township and Portage Township, St. Joseph County, Indiana and
being more particularly described as follows:
Beginning at the intersection of the South right -of -way line of
Chippewa Avenue and the West right -of -way line of the now abandon Penn
Central Railroad located in the Northeast Quarter of said Section 26; thence
Northeasterly and Northerly along said West right -of -way line to the
Southerly right -of -way line of Ewing Avenue; thence East.along said South
right -of -way line to the first North -South property line located East of
Michigan Street; thence South along said first North -South property line to
the North right -of -way line of Altgeld Street; thence East along said Altgeld
Street, a distance of 5 feet to the West right -of -way line of the first alley
East of Michigan Street projected North; thence South along said West
right -of -way line and its projection to the South right -of -way line of
Donmoyer Avenue; thence East along said South right -of -way line to the
West right -of -way line of St. Joseph Street; thence South along said West
right -of -way line to the North right -of -way line of Fameman Street; thence
West along said North right -of -way line to the intersection with the West
right -of -way line of the first alley located East of Michigan Street projected
North; thence South along said West right -of -way line and its projection
North to the North right -of -way line of Jennings Avenue; thence East along
said North right -of -way line to the intersection with the West right -of -way
line of the first alley located East of Michigan Street projected North;
thence South along said West right -of -way line and its projection to the
South right -of -way line of Chippewa Avenue; thence South along said West
right -of -way line to the North right -of -way line of Barbie Street; thence East
along said North right -of -way line to the West line of Lot 56 Zook's First
Subdivision projected North; thence South along said West line of Lot 56
and its projection to the Southwest comer of said Lot 56; thence East along
the South line of said Zook's First Subdivision to the East right -of -way line
of Fellows Street; thence North along said east right -of -way line to the
North line of Lot 75 in said Zook's First Subdivision; thence East along said
North line to the East line of said Zook's First Subdivision; thence North
46
and Northeasterly along said East line to the North line of the Erskine Golf
Course parcel; thence East along the North line of said Erskine Golf Course
to the West right -of -way line of Miami Street; thence South along said West
right -of -way line to the South right -of -way line of Alpine Drive projected
West; thence East along said South right -of -way line and its projection to
the East line of Lot A Broadmoor Section 3 Revised; thence Southeasterly
to the Northeast corner of Lot 254; thence East and Northeasterly to the
Northeast comer of Lot 247; thence Southeasterly to the Southwest comer
of Lot 246 and being on the North right -of -way line of Ireland Road; thence
East along said North right -of -way line thence East along the North right -of-
way line of Ireland Road to the East line of Broadmoor Section 6; thence
North along said East line to the South line of Lot 472 in said Broadmoor
Section 6; thence East along said South line of Lot 472 and the South lines
of Lots 10 and 9 in Ireland Woods, Section One; thence Northeasterly along
the South lines of Lots 8, 7, A, B, and Lot 4; thence East along the South
line of Lots 3, 2, 1 and Lot 71AA to the East line of said Lot 71AA; thence
North along said East line of Lot 71AA, and Outlot B, 69, and Lot 68; thence
West along the North line of said Lot 68, a distance of 181 feet; thence
North 20 feet; thence West 35 feet; thence North along the East line of Lots
67, 52, and 51 to the South line of Meadow View Second Addition; thence
East along said South line to the West line of a 1.187 acre parcel of land;
thence Southeasterly along said West line to the North line of a 2.577 acre
parcel of land; thence West along said North line to the West line of said
2.577 acre parcel; thence South along said West line to the South line of
said 2.577 acre parcel; thence East along said South line to the West right -
of -way line of Ironwood Road; thence South along said West right -of -way
line to the North line of Ruby Plaza Minor Subdivision projected West;
thence East along said North line and its projection to the East line of said
Ruby Plaza Subdivision; thence South along said East line to the South
right -of -way line of Ireland Road; thence West along said South right -of-
way line to the East right -of -way line of Ironwood Road; thence South along
said East right -of -way line to the North right -of -way line of the U.S. 20
Bypass; thence West along said North right -of -way line to the East line of
Scottsdale Addition, Section C; thence North along said East line and the
East line of Scottsdale Addition, Section B to the South right -of -way line of
Ireland Road; thence West along said South right -of -way line to the West
line of the Scottsdale Addition Section A; thence South along said West
line and its projection South to the South right -of -way line of the U.S. 20
Bypass; thence West along said South right -of -way line to the West line of
Scottsdale Addition Section D, a distance of 507.7 feet; thence West to the
Southerly right -of -way line of the U.S. 20 Bypass; thence Southwesterly
along said Southerly right -of -way line to the East right -of -way line of Miami
Street; thence South along said East right -of -way line to the South right -of-
way line of Jackson Road; thence West to the West right -of -way line of
Miami Street; thence North along said West right -of -way line to the South
right -of -way line of said U.S. 20 Bypass; thence West along said South
..r
right -of -way line to the West right -of -way line of Fellows Street projected
South; thence Westerly, Southwesterly, and Southerly to the South right-of-
way line of Jackson Road; thence West to the Westerly right -of -way line of
said U. S. 20 Bypass; thence Northerly, Northwesterly, and Westerly along
said South right -of -way line of the U. S. 20 Bypass to the Easterly right -of-
way line of the now abandon Penn Central Railroad located in the South
half of said Section 26; thence Northeasterly along said Easterly right -of-
way line to the Southerly right -of -way line of Ireland Road; thence West
along said South right -of -way line to the West right -of -way line of said
abandon Penn Central Railroad; thence Northeasterly along said West
right -of -way line to the place of beginning.
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Resolution 1914, Exhibit A
South Side
Development Area
Plan
South Bend Redevelopment Commission
South Bend, Indiana
Declaratory Resolution and Plan Presented to the Redevelopment Commission on November 1, 2002
Declaratory Resolution and Plan Presented to the Area Plan Commission on November _, 2002
Declaratory Resolution and Plan Presented to the South Bend Common Council on November _, 2002
Confirmatory Resolution and Plan Presented to the Redevelopment Commission on December _, 2002
TABLE OF CONTENTS
I.
INTRODUCTION ............................... ............................... 4
A. Purpose ............................... ...............................
4
B. Project Area Overview .................... ...............................
4
C. Sub -Area Overview ...................... ...............................
6
II.
PROJECT AREA DESCRIPTION .................. ...............................
9
A. Project Area History ...................... ...............................
9
B. Project Area Time Line ................... ...............................
11
C. Boundaries ............................ ...............................
14
D. Land Use ............................. ...............................
14
E. Zoning ............................... ...............................
15
F. Circulation ............................ ...............................
16
G. Demographics ......................... ...............................
18
H. Public Institutions, Facilities & Recreational Areas ............................
18
I. Environmental Conditions ................ ...............................
18
III.
PROJECT AREA STRATEGY ................... ...............................
19
A. Guiding Principles ...................... ...............................
19
B. Project Mission /Objectives ................ ...............................
20
IV.
PROJECT AREA ACTIVITIES ................... ...............................
22
A. Introduction ............................ ...............................
22
B. Activities .............................. ...............................
23
V.
SUB -AREA STRATEGIES & GOALS ............. ...............................
24
A. East Ireland Road ....................... ...............................
25
B. Erskine Hills ........................... ...............................
25
C. South Gateway ......................... ...............................
27
D. Michigan & Main Street Commercial Corridor . ...............................
28
VI.
FINANCIAL ACTION PLAN ..................... ...............................
30
A. Introduction ............................ ...............................
30
B. Funding Plan .......................... ...............................
31
VII.
DESIGN AND DEVELOPMENT CONTROL ........ ...............................
32
A. Design Control Objectives ................ ...............................
32
B. Development Control .................... ...............................
34
C. Project Planning Incentives ............... ...............................
35
VIII.
STATUTORY AUTHORITY ..................... ...............................
36
IX.
AMENDMENTS TO THE APPROVED DEVELOPMENT PLAN .........................
36
X.
LIST OF PROPERTIES TO BE ACQUIRED ........ ...............................
36
=
Exhibit B. LIST OF PROPERTIES TO BE ACQUIRED .. ............................... 37
Exhibit C LEGAL DESCRIPTION OF SOUTH SIDE DEVELOPMENT AREA ............... 38
Exhibit D SALES TAX INCREMENT FINANCE DISTRICT DEVELOPMENT PLAN .......... 39
TABLE DIRECTORY
Table 1 Development Area Traffic Count Data - Local Roads
Table 1A Development Area Traffic Count Data - US 20/31 Bypass
Table 2 Development Area Demographic Data
MAP DIRECTORY
Map 1
South Side Development Area Map
Map 2
South Side Development Area Sub -Area Map
Map 3
Sales Tax Increment Finance (STIF) District Map
Map 4
Development Site Map
Map 5
Land Use Map
Map 6
Zoning Map
Map 7
Traffic Circulation Map
Map 8
Traffic Count Map - Local Roads
Map 8A
Traffic Count Map - US 20/31 Bypass
Map 9
Census Map
Map 10
Institutional and Recreational Land Use Map
Map 11
East Ireland Road Sub -Area Map
Map 12
Erskine Hills Sub -Area Map
Map 13
South Gateway Sub -Area Map
Map 14
Michigan & Main Street Commercial Corridor Sub -Area Map
Map 15
Fitterling Landfill Area Map
Map 16
Scottsdale Mall Site Map
Map 17
Reserved Map
Map 18
Reserved Map
Map 19
Reserved Map
Map 20
Reserved Map
I. INTRODUCTION
A. Purpose
The purpose of this general development plan is:
to establish an organizing vision, mission statement, strategy and
action plan for the redevelopment, revitalization and renewal of the
South Side Development Area which is located in the southern
quadrant of South Bend;
2. to form a new redevelopment and tax increment allocation area;
3. to support and coordinate the activities within a sales tax increment
finance district proposed for designation within the Erskine Hills
Sub -Area;
4. to establish the framework for a collaborative, detailed planning
program involving neighborhood residents, area businesses, and
civic and institutional partners, for each of the sub -areas within the
larger planning and development area known as the South Side
Development Area.
B. Project Area Overview
The South Side Development Area is composed of four separate sub-
areas including the East Ireland Road Sub -Area, the Erskine Hills Sub -Area, the
South Gateway Sub -Area and the Michigan & Main Street Commercial Corridor
Sub -Area (See Map 2). The designation of this project area will allow for these
four sub -areas to be developed, planned and managed in cohesive manner over
the full lifespan of this development area. The designation of this project area as
a redevelopment area, and the creation of both a tax increment finance (TIF) and
a sales tax increment finance (STIF) district, will allow for the full set of tools and
funding mechanisms to be used in redevelopment and development efforts
within this project area. Brief sub -area descriptions are included within this plan,
but future plans for the sub -areas will be developed as redevelopment and
development activities necessitate a specific action and plan. All future sub -area
plans will be developed within the context of this larger plan.
The new planning and development project area will total approximately
XXXX acres of land. The land uses within the South Side Development Area
include industrial, commercial, residential and public uses, park land and open
4
space, vacant land and public rights -of -way. While the South Side Development
Area is composed of four previously noted and distinct sub - areas, several factors
unite the development area through a common set of challenges and
opportunities:
1. The South Side Development Area is a major gateway entry area
into the city and has historically been one of the major shopping
centers for South Bend and the Michiana region. The commercial
aspects of the corridor originally focused on South Michigan and
Main Streets, but relocated to vacant land near the Miami and
Ireland area in the 1950's as the population moved south of the
traditional city center areas.
.N 2. The South Side Development Area contains several major negative
V physical factors that will hinder the private redevelopment of the
four sub - areas. These negative features are-both man -made and
natural. The natural impediment to private development is the hilly
terrain. The man -made impediments to private development
include a large, obsolete commercial "greyfield" shopping center
(Scottsdale Mall) and several smaller obsolete commercial
facilities, a large "brownfield" site (Fitterling Landfill), traffic
circulation issues on South Michigan Street and at the Bypass
(Miami Street crossing).
3. The South Side Development Area is limited in the amount of
vacant land and thus limits the amount of new development that
can happen within this project area. The redevelopment planning
_ for much of this area will require the acquisition of multiple parcels
with existing improvements and then the demolition of those
improvements and the site preparation of those combined parcels
to allow for the new development to occur.
4. The South Side Development Area's strength has historically been
its orientation to commercial retail uses. Through total area master
planning of land uses, signage, traffic circulation and building
requirements, the new development opportunities proposed for this
project area will help strengthen and revitalize this area and will
make it a destination shopping corridor for a multi- county region.
5. The South Side Development Area is surrounded by several strong
residential neighborhoods as well as vacant land south of Jackson
Road that will allow for the revitalized commercial corridor to
service these residential areas.
5
6. The designation of the South Side Development Area helps to
encourage and show support city government and community
support of the redevelopment, development and revitalization
efforts of the South Gateway Association. The City staff will
continue to work with the South Gateway Association to encourage,
supplement and extend their positive efforts throughout the
southern quadrant of the city.
7. The revitalization and development of the South Side Development
Area will help future the image that the City of South Bend is a
great place to live, work shop and play and that South Bend
through these efforts is a 21' Century City.
In conclusion, while the South Side Development Area is comprised of
four sub - areas, a number of common challenges and opportunities are
found throughout the entire planning and development area. The South
Side Development Area redevelopment and revitalization strategy will
operate on two levels: one, attacking problems common to the total area;
and, two, devising sub -area plans that address the unique challenges and
opportunities found in each of the four sub - areas.
C. Sub -Area Overview
The new South Side Development Area includes four sub -areas that are
very similar in that the principal land use is commercial in nature, but each
of the districts have a variety of challenges and opportunities that will
direct the redevelopment and growth of these areas. A brief description of
each of the four sub -areas is as follows:
East Ireland Road Sub -Area
The East Ireland Road Sub -Area consists of XXXX acres and is
general described as the commercial area east of York Road and
principally located around the intersection of Ireland Road and
Ironwood Drive. This area is mostly developed with a variety of
commercial uses except for the northeast corner of the intersection
of Ireland and Ironwood which was recently cleared for new
development. The development challenges in this sub -area
include rolling topography, the Bypass's physical location as a
growth boundary, and the near total build- out'of the land leaving
very little vacant land. The main opportunities for this sub -area are
that it is located near strong residential areas to the west and east,
is a strong and established commercial nodal area, is the eastern
anchor for the Erskine Hills Shopping District, is located at a major
6
traffic intersection (Ireland and Ironwood) and has an interchange
with the Bypass .
2. Erskine Hills Sub -Area
3. South Gateway Sub -Area
This sub -area consists of XXXX acres and is general described as
the commercial area east of Fellows Street to west of Lafayette
Street and north from the Bypass to Chippewa. This sub -area is
the gateway into the City from the south and will only be enhanced
as the destination and entry hub to the City with the future upgrade
of the US 31 Corridor to Indianapolis. This sub -area will serve as
the western anchor of the Erskine Hills Shopping District and will
7
This sub -area consists of XXXX acres and is general described as
the commercial area west of York Road west to Fellows Street and
is principally located around the intersection of Ireland Road and
Miami Street. This sub -area is the center of the new Erskine Hills
Shopping District which extends from Ironwood on the east to
Michigan on the east. This area is completely developed with a
variety of commercial uses and some residential properties
adjacent to the Bypass and two large non - commercial land users
(Erskine Park Golf Course and the Lesea Development) that
F24
occupy a large percentage of the developmental acreage within the
sub -area. The development challenges in this sub -area include the
redevelopment of the Scottsdale Mall property, the need to create a
traffic connection to the Bypass on Miami Street, the physical
location of the Bypass as a southern growth boundary, the rolling
topography and the need for private sector redevelopment and
upgrade or enhancement of other commercial properties within the
sub -area. The opportunities for the sub -area include its location
near strong residential areas to the south, north and east, its
identity as the major south side commercial node area with a
pit
strong base of community support, its central location within the
Erskine Hills Shopping District, and its location at a major traffic
intersection (Ireland and Miami). An additional redevelopment tool
z:
that will exist in this sub -area and not available in any of the other
three sub -areas is a proposed sales tax increment finance (STIF)
district that will generate additional funds from sales tax revenues.
The STIF district will be centered around the Ireland and Miami
intersection and will include the mall property and the two
commercial centers on the southwest and northeast corners of the
I =
intersection. A map of the proposed STIF district is included as
Map 3.
3. South Gateway Sub -Area
This sub -area consists of XXXX acres and is general described as
the commercial area east of Fellows Street to west of Lafayette
Street and north from the Bypass to Chippewa. This sub -area is
the gateway into the City from the south and will only be enhanced
as the destination and entry hub to the City with the future upgrade
of the US 31 Corridor to Indianapolis. This sub -area will serve as
the western anchor of the Erskine Hills Shopping District and will
7
also serve as the southern anchor to the Michigan & Main
Commercial Corridor. This area is mostly developed with a variety
of commercial uses including the Kerasotes Showplace 16 Theater
Complex, the O'Brien Park Complex and the Michigan /Bypass
interchange. The development challenges in this sub -area
includes the redevelopment of the 26 acre Fitterling Landfill
property as well as the upgrade of traffic circulation and
infrastructure improvements on Michigan Street and West Ireland
Road. The opportunities for the sub -area include its location on a
variety of major traffic intersections, the opportunity to include the
theater and park and Chippewa Bowling Alley into a recreational
and entertainment district for the southern end of the city as well as
a multi- county region, and a strong mix of existing businesses.
4. Michigan & Main Street Commercial Sub -Area
This sub -area consists of XXXX acres and is general described as
the commercial area east of Fellows Street to west of Lafayette
Street and north from the Bypass to Chippewa. This sub -area is
the gateway into the City from the south and will only be enhanced
as the destination and entry hub to the City with the future upgrade
of the US 31 Corridor to Indianapolis. This sub -area will serve as
the western anchor of the Erskine Hills Shopping District and will
also serve as the southern anchor to the Michigan & Main
Commercial Corridor. This area is mostly developed with a variety
of commercial uses including the Kerasotes Showplace 16 Theater
Complex, the O'Brien Park Complex and the Michigan /Bypass
interchange. The development challenges in this sub -area
includes the redevelopment and potential environmental
remediation of the twenty -six acre Fitterling Landfill property as well
as the upgrade of traffic circulation and infrastructure
improvements on Michigan Street and West Ireland Road. The
opportunities for the sub -area include its location on a variety of
major traffic intersections, the opportunity to include the theater and
park and Chippewa Bowling Alley into a recreational and
entertainment district for the southern end of the city and
neighboring multi- county region, and strong mix of existing
businesses.
n
F ,
11. PROJECT AREA DESCRIPTION
The decision to create and designate this development area came in
response to the anticipated development and redevelopment
opportunities that are presenting themselves for many south side
properties. The district is also being created to assist in the master
planning for all aspects of the proposed redevelopment and development
of this project area. The district will benefit from both a tax increment
finance district and a sales tax increment finance district to aid in the
redevelopment of these sub - areas. The following section provides
additional information on area -wide history, conditions and trends.
A. Project Area History
As a parallel to the south side development, a second, larger regional mall
concept was developed in a greenfield area on Grape Road in an area
recently annexed by Mishawaka. In 1979, University Park Mall opened at
the intersection of Grape Road and Cleveland Road.
-c
9
As residential development began to move south out of the central city in
the post war era, a commercial shopping corridor was set aside and
planned for the growing south side population. As was the common
planning practice for metropolitan areas in the Post -War era, the South
Bend /Mishawaka /Elkhart area proposed to develop a bypass
"expressway" roadway system on the south side of the cities to provide
connectivity to the three population centers and ultimately connect at the
west and east with the new East/West Interstate Roadway System being
developed along the northern part of the state and throughout the United
States. An unintended by- product of this "bypass plan" was that it set a
"
growth boundary for the south side development of South Bend and
allowed for the commercial node planned along Ireland Road east of
Michigan Street to became a major regional retail commercial node. The
Broadmoor Shopping Plaza, on the northeast corner of Miami & Ireland
t
opened for business in 1954 with 17 stores and 450 parking spaces. In
1966, a conceptual development plan was presented for the southeast
corner of Miami & Ireland showing a development plan for a 521,000 sq ft,
all year, comfort- controlled shopping center that would serve as the first
regional, multi- county, enclosed shopping mall. After a 5' /z year delay
a-
fighting the State Highway Department on the alignment plans for the
-
proposed bypass, Scottsdale Mall opened on August 1, 1973, with a total
of 102 stores including three major anchor tenant facilities.
As a parallel to the south side development, a second, larger regional mall
concept was developed in a greenfield area on Grape Road in an area
recently annexed by Mishawaka. In 1979, University Park Mall opened at
the intersection of Grape Road and Cleveland Road.
-c
9
Over the course of the next 25 years, the Ireland Road Commercial
Corridor experienced limited growth due to the lack of available vacant
land and the development of the Scottsdale residential subdivision
immediately adjacent to the Scottsdale Mall. The Erskine Plaza
development was built in 1989 and a variety of smaller, single retail box
users developed throughout the corridor spanning from Ironwood to
Michigan along Ireland Road. In the late 1990s, another wave of limited
development occurred along the corridor with the development of three
outlots on the Mallsite, the redevelopment of the Brite -Way site
(southwest corner of St. Joseph and Ireland,) and the development of the
Kerasotes Theater site (See Map 4).
As part of the "boom" of development in the late 1990s, an annexation
petition was filed with the City to annex 196 acres into the south side of
the City. A 60 acre project area, located south of Kern Road on US 31
South, was to proposed to be developed as a new commercial node for
the south side. The site was to be anchored by a Wal -Mart, a hotel and
other freestanding commercial uses. The annex plan met with opposition
from the surrounding property owners and a 1 year court battle ensued .
When the legal fight was over and the property was finally annexed, Wal-
Mart opted not to develop at that site.
s.
With the exodus of anchor and in -line tenants from Scottsdale Mall, the
loss of the new Wal -Mart development opportunity, and the continued
growth of the Grape Road and Main Street Commercial Corridors on the
north side of Mishawaka, the south side appeared destined for a
continued decline in its commercial sector. The mall site and the
surrounding commercial areas meets most of the requirements attributed
to the "greyfield" planning classification and the outlook looked bleak.
In the early part of 2002, several developers presented redevelopment
plans for a variety of sites within this development area. The state of the
mall appears much more sure as a development group appears prepared
to purchase the mall site in late 2002 and begin its redevelopment plan of
the site in 2003. The planned designation of a sale tax increment finance
district for a part of the Erskine Hills Sub -Area, the first such designation
within the State of Indiana, will aid in the redevelopment of the mall site.
Other factors will play a part in the redevelopment and revitalization of this
area and help to make the Erskine Hills Shopping District, the South
Gateway area and the Michigan & Main Street Commercial Corridor a
renewed community asset and help to strengthen the south side as a
great place to live, work, play and shop.
10
B. Project Area Time Line
Circa 1940 Plan for U.S. 20 Bypass on the south side of South Bend
1954 Plan for shopping center at the NE corner of Miami and
Ireland (now known as Broadmoor). The shopping center is
to have 17 stores and 450 parking spaces. Hilton
Construction Co., Kenneth Hilton, South Bend
1956 Construction begins on Broadmoor Shopping Plaza
1960 Talk of a new, multi - million dollar, shopping center at the SE
corner of Miami and Ireland. 54 Acres. Neighbors fight the
rezoning from residential to commercial.
Town and Country Shopping Center breaks ground.
Developers: Casto & Skilken, Columbus, OH.
1961 Town and Country opens on McKinley Avenue in Mishawaka
1966 Scottsdale Mall is conceptualized by developers Casto &
Skilken, Columbus, OH. "...one of the most modern, all-
weather, regional shopping centers in the world... 521,000
SF all year, comfort- controlled shopping center will give the
20- county retail trade area its first and Indiana's finest
regional shopping center." ($25 million project)
1970 Scottsdale Mall developers ask the State Highway
Commission to alter the bypass route, moving it slightly to
the south to allow additional parking for the mall. State
Highway Commission denies the request. Mall developers
proceed anyway.
1971 Scottsdale Mall breaks ground after a 5 Y2 year delay
($12 million project)
1972 North Village Mall construction underway. Real American
Development Co., South Bend. ($2.1 million project)
Economic feasibility study conducted by a national firm
indicated a tremendous need for a regional shopping center
in the NE portion of the county. A 2 -story 900,000 SF mall is
proposed for Grape Road.
~ 11
1973 (August 1) Scottsdale Mall opens with great fanfare,
52 stores with a total of 102 within 12 months. Anchors:
Montgomery Ward, L.S. Ayres, Ayr -Way. $40 million cost;
2,000 jobs created; Builders: Guepel DeMars, Indianapolis
1974 Construction on University Park Mall begins
1975 North Village Mall opens on the north side of South Bend
1976 State files to condemn Scottsdale Mall property (south
parking plot) in order to acquire it for the U.S. 20 Bypass.
Mall files a suit stating that the State did not conduct an
environmental impact study as federal funds regulate. State
proceeds with their plans to build the bypass WITHOUT
federal funds, thus circumventing the rule. Case goes to the
U.S. Court of Appeals.
1979 University Park Mall opens in Mishawaka
1980 Center City Place mini -mall opens in downtown South Bend
(next to Dainty Maid)
1982 Scottsdale Mall undergoes a $500,000 update to their colors
(replacing the neutral colors of the 70's with bright colors)
1984 TriVest Group purchases the Scottsdale Mall
1987 North Village Mall goes bankrupt
Lighthouse Place Outlet Mall opens in Michigan City
(32 stores)
1988 Scottsdale Mall raises lease rates drastically as 15 year
leases expire. 16 stores leave. Fourth anchor rumored to
come to Scottsdale
Broadmoor Shopping Plaza refurbished
1989 Goodrich Theaters plans 14- screen movie theater to be built
on SW corner of Scottsdale Mall abutting the parking lot all
the way to U.S. 20. Mall to finance the project
Erskine Plaza opens
12
1990 Rezoning and variance approved for Goodrich Theaters.
Construction to begin in February with an opening on July 4.
Mass Mutual takes over management of Scottsdale Mall and
assumes the $22 million mortgage
1991 L.S. Ayres announces it will close the Scottsdale Mall store.
1992 (January) Mall appeals L.S. Ayres' decision and testimony is
heard before a federal judge. L.S. Ayres closes two days
before the ruling is issued.
(July) L.S. Ayres reopens
U.S. 20 Bypass opens
1993 Scottsdale Mall is 43% leased and undergoes a $12 million
renovation
1994 Scottsdale Mall renovation complete. 85% leased. Grand
re- opening as the first smoke -free mall.
Target undergoes a $1.5 million renovation
Elder- Beerman considers opening in Scottsdale Mall as the
4 " anchor. Would build on the south side, facing U.S. 20,
fi across from L.S. Ayres on both levels of the mall.
1995 Lien filed against the new (dollar) theater and the Scottsdale
Mall over an unpaid $11,250 bill for a terrazzo floor
General Growth Management, Minneapolis takes over
management of Scottsdale
University Park Mall undergoes a $15 million renovation and
L.S. Ayres expands by 38,000 SF
1997 A sound barrier wall is built along U.S. 20. Scottsdale Mall
manager opposes the wall stating it blocks the view of the
mall from the bypass. Wall built anyway.
Kerasotes Theater (Showplace 16) opens on Chippewae
1998 Lighthouse Place Outlet Mall expands yet again. (now over
100 stores)
13
2001 Mid America takes over management of the Scottsdale Mall
2002 (October - December) South Bend Redevelopment
Commission begins process to declare the Ireland Road and
Michigan Street Corridors a development area
(November - January) South Bend Redevelopment
Commission begins process to declare a sales tax increment
finance district around with the Erskine Hills sub -area of the
South Side Development Area.
C. Boundaries
The legal description of the South Side Development Area is attached as
Exhibit C and is represented by Map 1. In general, the project area
extends from Ironwood Drive to Lafayette Street along the Ireland Road
Corridor and from the Bypass to Ewing along the Michigan and Main
Street Corridor. The project area is approximately two miles wide along
the Ireland Road Corridor and two miles high along the Michigan and Main
Street Corridor. The total acreage of the development area is XXXX
acres.
D. Land Use
The present land use mix totals approximately XXXX acres and is
composed of a variety of uses including residential, industrial,
commercial /retail, institutional, park/open space and vacant land. Map 5
shows the land uses within the development area. In descending order by
acreage, the following breakout applies:
LAND USE
ACREAGE
PERCENT
Industrial
Vacant Land
Residential
Right -of -Way
Institutional
Commercial
Park /Open Space
14
r
r
lei
f
LAND USE ACREAGE PERCENT
Total
For purposes of this general plan, only broad categories of land use have
been identified. As the more detailed, block -by -block plan is developed,
additional maps and information will be added to this general plan.
E. Zoning
As previously noted, the South Side Development Area contains
approximately XXXX acres. Map 6 shows the zoning districts within the
development area. The following zoning districts can be found within the
area:
"A" Residential primarily single family
"B" Residential single - family, duplex, multi - family, some offices
"C" Commercial business and commercial uses
"D" Light Industrial full range of industrial uses
"E" Heavy industrial most intense industrial uses allowed
By acreage, the following breakdown is estimated:
LAND USE ACREAGE PERCENT
"A" Residential
"B" Residential
`Total Residential
"C" Commercial
Total Commercial
"D" Light Industrial
"E" Heavy industrial
Total Industrial
Total
15
Unlike some areas of the city, the zoning and land use patterns are
generally compatible with each other and are consistent with the long -term
development plans for the area. A few parcels will require a rezoning as
part of a development process, but the majority of the area will remain as
it is presently zoned.
F. Circulation
The key to creating a successful commercial area is developing,
maintaining and planning for the traffic circulation needs of the visitors
and residents to the area. The existing infrastructure in the development
area accommodates the needs of the commercial areas as they presently
exist. As part of the planning for the new developments within the project
area, the existing infrastructure will need to be studied to identify
upgrades that must be made to facilitate the proposed commercial growth.
The following list of streets and associated map and table provide details
about the existing infrastructure within the development area. Map 7
shows the major arterial streets that serve and define the development
area. Table 1 and1A detail the traffic count numbers for each of the listed
arterial streets within the development area. A reference point for the
traffic counts is denoted on Maps 8 and 8A. Several district sub -areas are
formed and linked together by these major streets:
1. Michigan Street, a major gateway into the community and
downtown area, is an arterial which carries an annual average daily
traffic count of 18,343 vehicles. This one -way north street pairs
with Main Street, a one -way south major arterial. Michigan Street is
a major commercial strip that reflects the history, conditions, and
trends of commercial district development and change. The inner -
city portions of Michigan Street have deteriorated and are now part
of a redevelopment and neighborhood business district
revitalization program. Many vacant, underused and deteriorated
storefronts and vacant lots represent both a revitalization challenge
and opportunity. Michigan Street is connected to the Bypass by a
free -flow clover leaf interchange.
2. Main Street is the one -way south street that pairs with Michigan
Street. Main Street carries an annual average daily traffic count of
13,565 vehicles and serves as a major warehouse /distribution,
business services, light industrial, and wholesaler corridor.
16
Or
3. Ewing Avenue is located along the northern edge of the South Side
Development Area and is the dividing line between th is district and
the Sample -Ewing Development Area. This arterial originates on
the far western edge of the Sample -Ewing Development Area at
S.R. 23 (Prairie Avenue) and runs east to the South Bend -
Mishawaka city limits. Ewing intersects with Michigan and Main
Streets as well as with Miami Street and Ironwood Drive. Ewing is,
for the most part, surrounded by residential development, park,
open space and educational uses.
4. Ireland Road is the east -west axis of this development area and is
a parallel local road located north of the Bypass. Ireland Road is
the location of the Erskine Hills Shopping District which runs along
Ireland Road from Ironwood to Michigan. Ireland Road is the
principal location of the major commercial centers proposed for
redevelopment in this corridor.
5. Miami Street is a north -south roadway that extends from
Lincolnway East (LWE) south into the unincorporated areas south
of the City. Miami is the main residential connector roadway into
the Erskine Hills area connecting all of the residential areas south
of the Bypass and all areas north of the Broadmoor Plaza and
Erskine Park Golf Course to Ireland Road. Miami will also be the
corridor axis connecting the Erskine Hills area to the Miami Village
area. As part of the development of this sub -area, a partial or full
interchange connection to the Bypass is planned as a component
of the redevelopment of the mall property.
6. Ironwood Drive is a north -south roadway that extends from the
northern end of the county all the way to the southern end of the
county. Ironwood is a major parallel arterial roadway to Miami,
Michigan and Main Street connecting the southern areas of the city
to the center core. Ironwood has a single point interchange
connection to the Bypass.
7. US 20 1US 31 Bypass (St. Joseph Valley Parkway) is the southern
boundary to the project area and a limited access roadway that
extends from the State of Michigan on the north /west to the east
side of Elkhart County on the south /east. The Bypass, which
opened from Michigan Street east to Elkhart in 1992, is major
catalyst to the revitalization of the south side. The Bypass
presently has two interchanges within the project area at Ironwood
and at Michigan but a third proposed interchange is planned for
Miami Street as part of the redevelopment of the mall site.
Because it is a limited access roadway, the Bypass can' be used as
17
a traffic circulation alternative to Ireland Road and can serve as an
asset in moving people in, out and along the corridor.
G. Demographics
The census tract areas included within and surrounding the development
area are a very typical cross section of the population of the city of South
Bend. There are many stable middle class neighborhoods within the
development area including the Scottsdale subdivision, a large multi -unit
apartment complex (Irish Hills) east of the area, and some solid upper
class neighborhoods like Erskine Manor and Twyckenham Hills. A table
with some basic demographic information is included as Table 2 and can
be referenced to Map 9 for specific census tract area locations.
H. Public Institutions, Facilities & Recreational Areas
The South Side Development Area has one major institutional user
(Lesea Incorporated), two City -owned recreational facilities (Erskine Park
Golf Course and the O'Brien Recreational Center), one Fire Station
(Station 13) and one City -owned water well field is located within the area
boundary. The total land area for these five facilities is XXXX acres and
accounts for XXXX % of the total land area of the development area.
These five uses are complements to the development area and will
continue to serve as anchors for this area. A location map for these
facilities is included as Map 10.
Environmental Conditions
There exists the potential for some environmentally challenged
development sites and remediation opportunities within the South
Gateway and Michigan & Main Street Commercial Corridor Sub - Areas.
Both of these sub -areas contain several past and present industrial
properties. The South Gateway sub -area contains the Fitterling Landfill
site, the Burnett Industrial Park and Lock Joint Tube (formerly the
Torrington/Wheel Horse facility). Also, located adjacent to the South
Gateway sub -area is a large bulk chemical storage facility and several
other industrial users. Within the Michigan & Main Street Commercial
Corridor is an auto salvage yard as well as other industrial users. A more
thorough investigation of environmental conditions will be completed as
the sub -area plans are developed.
18
In the Spring of 2002, the St. Joseph County Commissioners and the City
of South Bend Department of Community & Economic Development
prepared and was awarded a brownfield site assessment grant from the
Indiana Department of Environmental Management (IDEM) to study the
Fitterling Landfill property. The grant allowed the financial resources to
prepare a Phase 1 and 2 environmental investigation of the property to
determine the potential for its reuse as a commercial development site.
III. PROJECT AREA STRATEGY
A. Guiding Principles
The South Side Development Area is based on the following set of
guiding principles:
• The public sector's actions must be catalytic in nature in order to
spark private sector investment and reinvestment. The private
r sector investment must include activities in the industrial,
commercial, and residential portions of the area.
• The public sector's actions must be holistic in approach — physical
redevelopment and revitalization activities must be integrated into a
social, economic, and organizational agenda for action.
• The public sector's actions must be based on a true partnership
between and among private sector entities, such as private
businesses, financial institutions, neighborhood organizations, and
community and civic institutions.
• The long term success of this plan will require private sector
leadership and the commitment of businesses, neighborhoods and
institutions. Conversely, public sector plans must be guided by a
strategy and action plan that supports empowerment of the
neighborhood, business and institutional leadership.
The public sector investment must leverage substantial investment
by individuals, households, businesses and institutions.
• The public sector investment plan must include a variety of funding
e, sources — dependence or over - dependence on one public funding
source will undercut the long term plan.
sw 19
B. Project Mission /Objectives
The mission is to achieve the economic revitalization and physical
redevelopment of the South Side Development Area as an attractive, safe
and viable urban area for people, households, businesses and
institutions. A comprehensive set of more specific goals related to this
mission follow:
Increase the tax base
2. Increase the amount of residential, commercial, and industrial
investment within and adjacent to the development area
3. Improve the traffic circulation patterns in the development area
4. Maintain and support the public recreational facilities that exist
within the development area
5. Stabilize and revitalize the residential adjacent neighborhoods
Related to these goals are a series of objectives. Some of these
objectives apply to the whole project area. Other objectives, as identified,
apply to the unique challenges and opportunities facing the individual sub-
areas of the South Side Development Area. The area -wide objectives are
to:
Create and maintain a strong private /public organizational
framework in which to develop and implement redevelopment and
revitalization strategies, programs and projects.
2. Establish and maintain a consistently high level of quality in design
and materials for new construction and rehabilitation projects,
public space, landscaping, lighting and signage.
3. Increase the level of private investment and reinvestment.
4. Improve the overall neighborhood environment, including the
physical, social, economic, community and public safety conditions.
20
5. Strengthen the residential areas by improving the adjacent
commercial and industrials which will add value to the housing
stock and increase the housing opportunities for all neighborhood
residents regardless of income levels, household makeup or age.
6. Retain and increase jobs by retaining, developing and attracting
retail, commercial, business and consumer services to the area.
7. Increase and improve the functional capacity of the facilities within
the area to make it an attractive and competitive area for living,
working, education and recreation.
t. 8. Create a physical environment and organizational structure that will
4{
stimulate, encourage and facilitate the phase -in of private
resources and the phase -out of extraordinary levels of public
investment.
9. Increase both the personal and real property tax base and public
revenue (so that the area becomes a net exporter of property tax
funds).
10. Coordinate, develop and implement the public economic
revitalization and physical redevelopment programs with private
sector efforts and non - profit and public agencies' human and social
service programs.
x 11. Create and support opportunities for private sector investment that
includes new construction, rehabilitation and the reuse of marginal
land, buildings and facilities.
12. Develop and implement a redevelopment and revitalization strategy
and plan through a collaborative process that includes recreational,
neighborhood, business, city and institutional interests in the area.
13. Improve the overall physical and environmental quality of the area,
including the natural and man -made aspects, and reduce the
Y unreasonable high risk to private investment caused by the present
environmental conditions.
14. Encourage a balanced transportation system within the area that
provides for and accommodates various forms of transportation,
including bus, automobile, bicycle, and pedestrian traffic.
Opportunities to provide dedicated people mover systems should
be explored.
21
15. Generate a variety of funding sources from all levels of
government, the private sector (both individual and corporate) and
philanthropic organizations.
16. Develop an overall strategy that contains several development
options for each sub -area to reduce the risk of failure.
IV. PROJECT AREA ACTIVITIES
A. Introduction
The major development strategies that will be pursued throughout the
project area include a redevelopment, revitalization, improvement and
preservation approach as dictated by sub -area conditions and trends.
The redevelopment strategy is aimed at areas of major deterioration and
decline. This strategy will seek to improve an area through major
acquisition, relocation, clearance, site assemblage, public works projects,
and new development activities. The revitalization strategy is aimed at
sub -areas that have suffered significant deterioration and decline, but still
have both a physical and social foundation on which to build and revitalize
the sub -area. Revitalization activities will include code enforcement, small
scale public works projects, organization - building and property and project
area beautification and enhancement programs. The improvement
strategy and activities will be much like the revitalization strategy and
activities. The major difference will be in the amount of public resources
required in an area — improvement areas will be less severely deteriorated
and blighted than the revitalization areas. Finally, certain areas will be
targets for a preservation strategy. These sub -areas will be, for the most
part, stable areas that are adjacent to deteriorating or declining areas.
Activities in the preservation areas will include spot code enforcement and
rehabilitation activities and minor public works projects. Protection
through an aggressive enforcement of zoning will also be part of the
strategy. In essence, the criteria determining whether revitalization,
improvement, or preservation strategies will be brought to bear on a sub-
area are twofold: one, the severity of the deterioration and decline in the
target area; and, two, the concomitant amount and application of public
resources, regulations and incentives required to meet the goals and
objectives established for the area.
22
The four strategies highlighted above focus heavily on the physical and
economic redevelopment and revitalization of the South Side
Development Area. However, the importance of incorporating a broader,
more comprehensive effort to focus on private sector investment and
reinvestment strategies, public - private partnership building, neighborhood
organizational needs, and capacity - building must be emphasized.
B. Activities
The redevelopment activities in the South Side Development Area Plan,
as adopted by the Redevelopment Commission, will include:
Pre - development activities, including, but not limited to,
engineering, architectural, planning, traffic analysis, market area,
marketing, program development, title, survey, appraisal, legal, and
environmental assessment and testing
2. Acquisition of private and publically -owned real estate
3. Relocation of individuals, households and businesses
4. Clearance of structures and other improvements; vacation of some
streets and other public right -of -way
5. Assemblage of development sites
6. Rehabilitation of industrial, commercial and residential structures
7. Disposition of assembled cleared sites, rehabilitated structures,
and other properties
8. Public works improvements and infrastructure, including, but not
limited to, streets, water, sewer and other utilities, lighting, traffic
controls, landscaping, park, open space and recreational facilities
9. Environmental study and remediation of properties
A series of activities that are not directly related to the physical
redevelopment of the South Side Development Area will be critical to the
community's long term success in the project area. The next section
outlines very broad plans for the application of some of these activities
within each sub -area. Until more detailed plans are developed in
conjunction with the private sector developers, interest/stakeholder groups
23
4.,-.
like the South Gateway Association and interested community members
and residents, it is premature to develop a more detailed, specific set of
activities for each sub -area within the South Side Development Area.
V. SUB -AREA STRATEGIES & GOALS
The sub -area strategies and goals listed below reflect the general conditions and
goals of the individual project sub -areas as the areas exist in the Fall of 2002.
Many planned improvements will occur very rapidly within the overall project area
and the sub -area plans will have to be monitored and adjusted as the plans for
the areas change or as new opportunities present themselves to staff, the
Commission and the City.
In a general sense, the goal of each of the sub -areas is to create an environment
that encourages and accommodates new commercial development
opportunities. The goal of all new development will be to scale the projects to a
human scale and work to create a "pedestrian friendly" environment. At the
same time, attention will given to upgrade the vehicular circulation patterns and
infrastructure in conjunction with the new development. As the Erskine Hills
Shopping District develops, project area themes will be realized through planned
landscaping projects, district signage, pedestrian pathway systems and
development standards for new projects that will help to create this new human
scale shopping district.
Similar work will be done to facilitate redevelopment and new development within
the South Gateway and Michigan & Main Street Commercial Corridor sub - areas.
These two sub -areas are the southern gateway to the city and planned
landscaping projects, city gateway and attraction signage, and pedestrian and
vehicular system improvements will need to be planned to accomplish the
improvements in these two sub - areas.
The following four sub - points will detail some basic information about each of the
sub -areas including a general description of the sub -area boundaries, a list of
some of the sub -area challenges and opportunities, and some general goals for
the sub -area. A more detailed sub -area plan could be prepared in the future to
address future goals, objectives and development plans for these sub - areas.
24
A. East Ireland Road Sub -Area
The East Ireland Road Sub -Area consists of XXXX acres and is general
described as the commercial area east of York Road and principally
located around the intersection of Ireland Road and Ironwood Drive. This
area is mostly developed with a variety of commercial uses except for the
northeast corner of the intersection of Ireland and Ironwood which was
recently cleared for new development. The development challenges in
this sub -area include rolling topography, the Bypass's physical location as
a growth boundary, and the near total build -out of the land leaving very
little vacant land. The main opportunities for this sub -area are that it is
fi located near strong residential areas to the west and east, is a strong and
established commercial nodal area, is the eastern anchor for the Erskine
Hills Shopping District, is located at a major traffic intersection (Ireland
and Ironwood) and has an interchange with the Bypass.
Sub -Area Goals:
• Install signage east and west of the bypass interchange on the
bypass to advertise Erskine Hills and commercial node located at
intersection of Ireland and Ironwood
• Stabilize retail market area along Ireland
• Improve Ireland west of Ironwood to provide center turn lane
• . Upgrade Ireland east of Ironwood east of Irish Hills entrance
• Install district and city gateway and attraction signage along Ireland
and Ironwood
• Upgrade or develop pedestrian circulation and pathway systems to
connect residential and commercial areas
• Facilitate redevelopment and land assemblage of parcels to create
new development opportunities
B. Erskine Hills Sub -Area
This sub -area consists of XXXX acres and is general described as the
commercial area west of York Road west to Fellows Street and is
principally located around the intersection of Ireland Road and Miami
Street. This sub -area is the center of the new Erskine Hills Shopping
4 District which extends from Ironwood on the east to Michigan on the east.
i
25
This area is completely developed with a variety of commercial uses and
some residential properties adjacent to the Bypass and two large non-
commercial land users (Erskine Park Golf Course and the Lesea
Development) that occupy a large percentage of the developmental
acreage within the sub -area. The development challenges in this sub-
area include the redevelopment of the Scottsdale Mall property, the need
to create a traffic connection to the Bypass on Miami Street, the physical
location of the Bypass as a southern growth boundary, the rolling
topography and the need for private sector redevelopment and upgrade or
enhancement of other commercial properties within the sub -area. The
opportunities for the sub -area include its location near strong residential
areas to the south, north and east, its identity as the major south side
commercial node area with a strong base of community support, its
central location within the Erskine Hills Shopping District, and its location
at a major traffic intersection (Ireland and Miami). An additional
redevelopment tool that will exist in this sub -area and not available in any
of the other three sub -areas is a proposed sales tax increment finance
(STIF) district that will generate additional funds from sales tax revenues.
The STIF district will be centered around the Ireland and Miami
intersection and will include the mall property and the two commercial
centers on the southwest and northeast corners of the intersection. A
map of the proposed STIF district is included as Map 3.
Sub -Area Goals: i
• Design and construct a partial or full interchange at the Bypass.
• Designate the sales tax increment finance district
• Facilitate and coordinate the redevelopment project at the
Scottsdale Mall property
• Install signage east and west of the proposed bypass interchange
on the bypass to advertise Erskine Hills and commercial node
located at intersection of Ireland and Miami
• Stabilize retail market area along Ireland and Miami
• Upgrade Ireland west of Miami to provide center turn lane
• I.nstall district and city gateway and attraction signage along Ireland
and Miami
• Upgrade or develop pedestrian circulation and pathway systems to
connect residential and commercial areas
26
• Facilitate redevelopment and land assemblage of parcels to create
new development opportunities
• Burial of overhead utilities along Miami and Ireland
• Facilitate improvements to the perimeter of Erskine Park Golf
Course along Ireland and Miami to improve the appearance of the
property
• Remove or realign curb -cuts along Ireland to promote more
organized traffic circulation
C. South Gateway Sub -Area
This sub -area consists of XXXX acres and is general described as the
commercial area east of Fellows Street to west of Lafayette Street and
north from the Bypass to Chippewa. This sub -area is the gateway into the
City from the south and will only be enhanced as the destination and
entry hub to the City with the future upgrade of the US 31 Corridor to
Indianapolis. This sub -area will serve as the western anchor of the
Erskine Hills Shopping District and will also serve as the southern anchor
to the Michigan & Main Commercial Corridor. This area is mostly
developed with a variety of commercial uses including the Kerasotes
Showplace 16 Theater Complex, the O'Brien Park Complex and the
Michigan /Bypass interchange. The development challenges in this sub-
area includes the redevelopment and potential environmental remediation
of the twenty -six acre Fitterling Landfill property as well as the upgrade of
traffic circulation and infrastructure improvements on Michigan Street and
West Ireland Road. The opportunities for the sub -area include its location
on a variety of major traffic intersections, the opportunity to include the
: theater and park and Chippewa Bowling Alley into a recreational and
entertainment district for the southern end of the city and neighboring
multi- county region, and strong mix of existing businesses.
Sub -Area Goals:
Facilitate and coordinate the redevelopment project at the Fitterling
Landfill site
27
Install signage east and west of the bypass interchange to
advertise Erskine Hills, the attractions located within South Bend
and the commercial node located at intersection of Ireland and
Michigan
• Facilitate and coordinate expansion of O'Brien Recreation Center
and Park
• Improve infrastructure on Michigan to widen the roadway to allow
for a center turn late or create a frontage road system for
commercial properties along west side of Michigan
• Stabilize retail market area along Michigan
•. Improve Main Street behind commercial properties with frontage on
Michigan
• Design and construct an arterial or access roadway into the
southeastern corner of the Kerasotes Theater property
• Upgrade Ireland west of Michigan to west city limits to provide
center turn lane and better traffic circulation
• Install district and city gateway and attraction signage along
Michigan near Bypass interchange and along US 31 South
• Upgrade or develop pedestrian circulation and pathway systems to
connect residential and commercial areas
• Facilitate redevelopment and land assemblage of parcels to create
new development opportunities
• Remove or realign curb -cuts along Ireland to promote more
organized traffic circulation
D. Michigan & Main Street Commercial Corridor Sub -Area
This sub -area consists of XXXX acres and is general described as all of
the properties along Michigan and Main Streets from Chippewa to Ewing.
This sub -area, and the larger area as a whole, share a common border at
Ewing with the Sample -Ewing Development Area. This area includes a
variety of uses including residential, office, industrial and commercial
uses. This sub -area is very different than the other three sub -area in that
28
it is more of an urban corridor residential and commercial area divided by
two major parallel roadways (Michigan and Main) and therefore subject to
smaller parcel sizes. Also, the southern end of this corridor has many
residential properties while the northern end of the corridor has smaller
commercial facilities. The opportunities for this corridor include the high
traffic volumes of Michigan and Main, the proximity to dense residential
neighborhoods, and the smaller urban scale of the development and
redevelopment sites. This sub -area is principally managed by the South
Gateway Association and was included only to aid in their efforts
throughout this corridor.
Sub -Area Goals:
Note: As per the South Gateway Commercial Corridor Action Plan,
developed in 1998 and available from the Department of
Community and Economic Development, the South Gateway
Association established the following goals and objectives, which
are summarized below.
Land Use
Continue to encourage the transition of the area North of
Donmoyer to commercial and office space through encouraging
consolidation of parcels to create larger redevelopment sites while
maintaining the residential character of the area South of
Donmoyer.
Transportation
Maintain and Improve Traffic flow on S. Main and S. Michigan by
eliminating curb cut access and hard surface areas in the tree lawn
while reestablishing curb appearance and definition.
Appearance
Encourage the consistency among commercial structures in the
4 corridor in the areas of facade improvements, awnings, and
signage. Promote the screening and landscaping of
parking /storage areas through street tree planting and the location
of these parking areas to the rear of the building.
i- C;
29
Development Opportunities
Identify and target vacant or underutilized properties within the
corridor for the potential acquisition on the future. Maintain a list of
these properties and their potential uses.
Recruitment and Retention
Contact owners of target businesses to utilize existing retail space
while determining the feasibility of converting vacant properties into
commercial space by prioritizing and matching these businesses to
available sites. Maintain personal contact with existing business
owners through surveys that would lead to the creation of business
assistance and development programming.
Marketing and Promotion
Develop a long term promotional image campaign through multi
media marketing efforts.
Public Safety
Improvement of the cleanliness, vacancy, and appearance issues
related to safety perception should be considered an ongoing
priority. Establish contact with problem and vacant property
owners to emphasize the continual reduction of these perception
issues.
VI. FINANCIAL ACTION PLAN
A. Introduction
One of the many components of a development plan is the outlining of the
financial mechanisms that will facilitate the goals and objectives of the
development area. As a part of the development and designation of the
South Side Development Area, it was determined by staff that the
principal financial mechanism to accomplish the objectives of the Plan
was to designate a tax increment finance (TIF) district that shared the
same boundaries as the development area. The base assessment year
for the allocation will be 2002 Pay 2003. There is the potential for a very
immediate positive impact for the allocation if the proposed projects
30
develop as scheduled. However, there will be a negative impact period as
properties are demolished and /or devalued as part of the redevelopment
of these larger development sites. It is anticipated that the City through its
Redevelopment Commission and its Department of Public Works will be
providing a large amount of the resources to stimulate development in the
development area. Ultimately, the anticipated TIF revenues will be used
on target acquisition projects and small scale public works projects within
the development area versus the first several years in which the funds will
be used for large scale infrastructure and redevelopment projects.
Another economic tool that will be utilized for redevelopment activities
within the development area is a sales tax increment finance (STIF)
district. The STIF district will be designated around targeted properties
within the Erskine Hills Sub -Area. The STIF district will collect sales tax
r7 increment generated from within the designated area and the funds can
be used for redevelopment and infrastructure development projects within
that area. The STIF legislation allows for the collection of a total of one
million dollars in sales tax collected per year for twenty years for a total
cap amount of twenty million dollars.
Lastly, it has been determined by staff that to best facilitate all of the
proposed infrastructure improvements at the front -end of the lifespan of
the development area, tax abatements as an economic incentive would
not be encouraged or supported within the development area.
B. Funding Plan
One of the reasons for creating a new development area is to provide
resources to an area of a city that does not presently have a dedicated
funding source. The creation and designation of a development area
allows for the creation of a TIF allocation area to provide a financial
mechanism to accomplish the goals and objectives of the area. In the
case of the South Side Development Area, a STIF district is also
permitted to be designated within the development area boundaries. This
additional funding sources will provide an additional allocation to
accomplish projects within the area.
The important part of designating a development area is the constant
monitoring of all of the components of the Plan. The financial
components of the Plan might be the most important part in that with
improper information about the financial situation for the area it might not
be possible to accomplish the goals for the area. It is also important to
understand that funding sources will fluctuate and some funding sources
may decline or disappear altogether. Also, priorities within the sub - areas
31
might change based upon unexpected opportunities and challenges that
may suddenly appear. Federal and state programs will ebb and flow and
priorities will change in Washington, D.C. and Indianapolis. Therefore,
any financial plans prepared for the area should be reviewed from a
strategic viewpoint and not a tactical, detailed perspective. A budget for
the TIF district will be prepared as part of the final designation process for
the development area. A financial plan for the STIF district will also be
prepared as part of the STIF designation and will be included as an exhibit
to this document.. The purpose of this section of the plan is to outline a
financial plan that is a guide with a set of milestones. The plan must be
reviewed at least annually and revisions made as appropriate.
Several aspects of this proposed funding /activity /expenditure schedule
must be highlighted.
Tax increment financing amounts will depend, in the early years, on
only a few private sector taxpayers. These taxpayers, developers
of new projects within the development area, will carry the burden
in the early years. This places our budget in a vulnerable situation
because revenues will be reduced if the taxes are not paid or
projects are not developed as anticipated
The proposed funding sources reflect, for the most part, a status
quo situation. New funding sources must be developed. An
entrepreneurial approach by public agencies and neighborhood
organizations is required. The creation of a sales tax increment
financing (STIF) district around the Scottsdale Mall site within the
Erskine Hills Sub -area is one example of a method of creating
funding opportunities to pay for the needed public improvements.
Other funding mechanisms like the county option income tax
(COIT) of economic development income tax (EDIT) might be used
as an additional funding mechanism or as a bond supplement to
allow for the necessary "financial backstop" as a funding source in
the later years. The City has committed that any new option tax will
be committed to neighborhoods and infrastructure.
VII. DESIGN AND DEVELOPMENT CONTROL
A. Design Control Objectives
In order to achieve high quality design, construction, rehabilitation and site
development, a design /development review processwill be established. It is
32
anticipated that all design and development review will be monitored and
controlled through a special area zoning overlay or zoning classification provision
in the South Bend Municipal Code that is specific to the development area. The
Area Plan Commission, the Board of Zoning Appeals, the Common Council and
the Building Department will be responsible for all design controls within the
development area. The Redeveloment Commission, through it staff, will serve in
an advisory role for the development area.
A. Powers and Duties
The Design Review Administrator will be responsible for reviewing the
plans and specifications for all projects located within the area that involve
y new construction, exterior renovation or site work. This review will include
design, site planning, open space and other applicable considerations
r pertaining to compliance with the standards set forth in the zoning control
ordinance.
B. Development Control
The Area Plan Commission and the Common Council shall, by Ordinance,
adopt a special area zoning overlay or zoning classification provision to be
incorporated within the South Bend Municipal Code for use by developers
on all projects within the area. The Design Review Administrator will base
approval of plans on how well the proposals have followed these
guidelines. The staff of the Redevelopment Commission will serve as an
advisory member to the review process within this develoment area. The
zoning control ordinance may be reviewed and revised as necessary by
Redevelopment Commission action.
C. Permits
No permit shall be issued for construction, reconstruction, alteration, or
rehabilitation of any building in the area until the plans and specifications
for the building have been approved by the Design Review Administrator.
D. Review
All proposals filed with the Design Review Administrator for review and
approval shall be accompanied by architectural plans and /or engineering
drawings and specifications for the work involved. Such plans shall be
reviewed for compliance with the standards and objectives of the Plan and
the zoning control ordinance. Upon receipt of the plans the Administrator
will review them and either approve the plans as submitted, ask for
additional information, approve the plans as modified, or reject the plans.
The developer will be notified in writing of modifications in plans or
33
WIS
specifications that are necessary to receive approval. Approval by the
Administrator does not constitute approval of any federal, state or local
building, zoning or other requirements, but is solely pertaining to the
zoning control ordinance over which the Administrator has advisory
jurisdiction for the Commission. The Administrator shall have the right to
waive the review process for any project.
B. Development Control
A. Land Acquisition
The Land Acquisition Plan and List of Property to be Acquired are
attached as Exhibit B. The List of Property to be Acquired sets forth
parcel ownership and key numbers for such land.
Following acquisition, the City of South Bend Department of
Redevelopment intends to:
a. Demolish the structure or structures thereon, if any, and dispose of
the land for redevelopment at its fair market value, excepting those
cases when land is sold or leased to another public body, pursuant
to Indiana Code 36- 7- 14 -22, for uses in accordance with the
Development Plan; or
b. Sell or lease the property to purchaser or lessee at its fair market
value, excepting those cases when property is sold or leased to
another public body pursuant to Indiana Code 36- 7- 14 -22, for uses
in accordance with the Plan, subject to its being rehabilitated in
conformance with the approved zoning control ordinance.
B. Property Rehabilitation
All properties in the area shall comply with the standards set forth in all
applicable statutes, codes and ordinances, as amended from time to time,
relating to the use, maintenance, facilities, and occupancy of existing
property, including, but not limited to, Chapters 6, 8, 9, and 21 of the
South Bend Municipal Code.
All properties within the area shall be maintained so that the appearance
of the premises and all buildings thereon shall reflect a level of
maintenance in keeping with the standards of the area and the
requirements of the South Bend Municipal Code.
34
C. Commission Disposition of Property
In the event that land is acquired by the Redevelopment Commission will
be disposed of subject to an Agreement between the Commission and the
Developer. The Developer will be required by the Agreement to observe
the land use and building requirements and objectives of this Plan and to
carry out all development within an agreed time period.
In addition, the following provisions, plus other appropriate provisions, will
be included in the Agreement:
a. The approved plan for the project and a time schedule for start and
completion of the project;
b. That the purchase of the land is for the purpose of redevelopment
and not for speculation. Purchase contracts will provide that the
Developer agree that purchase of the property is for the purpose of
redevelopment and not for land speculation. Prior to the
completion of the redevelopment project, the Developer may not
sell, lease, or otherwise transfer such land (or improvements)
without the prior written consent of the South Bend Redevelopment
Commission;
C. That the land will be built upon and improved in conformity with the
objectives and provisions of the Plan;
d. That the building of improvements will be commenced and
completed within a specified period of time;
e. That the Developers, their successors or assigns, agree that there
will be no discrimination against any person or group of persons on
account of race, creed, color, sex, age, transfer, use, occupancy,
tenure, or enjoyment of the premises therein conveyed or
improvements erected or to be erected thereon, nor will the
Developer himself or any person claiming under or through him
establish or permit any such practice or practices of discrimination
or segregation with reference to the selection, or vendees in the
premises therein conveyed, or improvements erected or to be
erected thereon.
C. Project Planning Incentives
To be defined as part of a plan amendment in the future.
35
VIII. STATUTORY AUTHORITY
The controls, regulations, and land use restrictions contained in this Plan are for
the specific purpose of implement the South Side Development Area Plan
pursuant to Indiana Code 36- 7- 14 -1 -et. seq.
IX. AMENDMENTS TO THE APPROVED DEVELOPMENT PLAN
The South Side Development Area Plan may be amended by resolution of the
South Bend Redevelopment Commission. Any change affecting any property or
contractual right can be effectuated only in accordance with applicable state and
local law.
X. LIST OF PROPERTIES TO BE ACQUIRED
No properties are to be acquired as a component of this plan. Properties
planned for acquisition in the future must be added to EXHIBIT B: LIST OF
PROPERTY TO BE ACQUIRED and the plan must be amended to include those
properties in the manner described in SECTION IX. AMENDMENTS TO THE
APPROVED DEVELOPMENT PLAN of the South Side Redevelopment Area
Development Plan.
36
Exhibit B
LIST OF PROPERTIES TO BE ACQUIRED
37
Exhibit C
LEGAL DESCRIPTION OF SOUTH SIDE DEVELOPMENT AREA
38
WILLIAM D. LANG, PRES.
JOHN B. FEENEY, L.S.
TERANCE D. LANG, L.S.
LANG, FEENEY and ASSOCIATES, INC.
LAND SURVEYING - CONSTRUCTION ENGINEERING
715 SOUTH MICHIGAN STREET • SOUTH BEND, INDIANA 46601
TELEPHONE 219/233 -1841 • FACSIMILE 219/674 -0374
DESCRIPTION: Overall South Side Redevelopment Area
SUB - DIVISIONS
BOUNDARY SURVEYS
TOPOGRAPHIC SURVEYS
CONSTRUCTION SURVEYS
A parcel land being a part of the Northeast Quarter of Section 26, and
a part of Southeast Quarter of Section 23 and a part of the West half of
Section 24, all in Township 37 North, Range 2 East, City of South Bend,
Centre Township and Portage Township, St. Joseph County, Indiana and
being `.more particularly described as follows:
Beginning at the intersection of the South right -of -way line of
Chippewa Avenue and the West right -of -way line of the now abandon Penn
Central Railroad located in the Northeast Quarter of said Section 26; thence
Northeasterly and Northerly along said West right -of -way line to the
Southerly right -of -way line of Ewing Avenue; thence East along said South
L right -of -way line to the first North -South property line located East of
Michigan Street; thence South along said first North -South property line to
the North right -of -way line of Altgeld Street; thence East along said Altgeld
Street, a distance of 5 feet to the West right -of -way line of the first alley
East of Michigan Street projected North; thence South along said West
right -of -way line and its projection to the South right -of -way line of
Donmoyer Avenue; thence East along said South right -of -way line to the
West right -of -way line of St. Joseph Street; thence South along said West
right -of -way line to the North right -of -way line of Farneman Street; thence
West along said North right -of -way line to the intersection with the West
right -of -way line of the first alley located East of Michigan Street projected
North; thence South along said West right -of -way line and its projection
North to the North right -of -way line of Jennings Avenue; thence East along
said North right -of -way line to the intersection with the West right -of -way
line of the first alley located East of Michigan Street projected North;
thence South along said West right -of -way line and its projection to the
South right -of -way line of Chippewa Avenue; thence South along said West
right -of -way line to the North right -of -way line of Barbie Street; thence East
along said North right -of -way line to the West line of Lot 56 Zook's First
Subdivision projected North; thence South along said West line of Lot 56
and its projection to the Southwest corner of said Lot 56; thence East along
the South line of said Zook's First Subdivision to the East right -of -way line
of Fellows Street; thence North along said east right -of -way line to the
North line of Lot 75 in said Zook's First Subdivision; thence East along said
North line to the East line of said Zook's First Subdivision; thence North
and Northeasterly along said East line to the North line of the Erskine Golf
Course parcel; thence East along the North line of said Erskine Golf Course
to the West right -of -way line of Miami Street; thence South along said West
right -of -way line to the South right -of -way line of Alpine Drive projected
West; thence East along said South right -of -way line and its projection to
the East line of Lot A Broadmoor Section 3 Revised; thence Southeasterly
to the Northeast comer of Lot 254; thence East and Northeasterly to the
Northeast corner of Lot 247; thence Southeasterly to the Southwest corner
of Lot 246 and being on the North right -of -way line of Ireland Road; thence
East along said North right -of -way line thence East along the North right -of-
way line of Ireland Road to the East line of Broadmoor Section 6; thence
North along said East line to the South line of Lot 472 in said Broadmoor
Section 6; thence East along said South line of Lot 472 and the South lines
of Lots 10 and 9 in Ireland Woods, Section One; thence Northeasterly along
the South lines of Lots 8, 7, A, B, and Lot 4; thence East along the South
line of Lots 3, 2, 1 and Lot 71AA to the East line of said Lot 71AA; thence
North along said East line of Lot 71AA, and Outlot B, 69, and Lot 68; thence
West along the North line of said Lot 68, a distance of 181 feet; thence
North 20 feet; thence West 35 feet; thence North along the East line of Lots
67, 52, and 51 to the South line of Meadow View Second Addition; thence
East along said South line to the West line of a 1.187 acre parcel of land;
thence Southeasterly along said West line to the North line of a 2.577 acre
parcel of land; thence West along said North line to the West line of said
2.577 acre parcel; thence South along said West line to the South line of
said 2.577 acre parcel; thence East along said South line to the West right -
of -way line of Ironwood Road; thence South along said West right -of -way
line to the North line of Ruby Plaza Minor Subdivision projected West;
thence East along said North line and its projection to the East line of said
Ruby Plaza Subdivision; thence South along said East line to the South
right -of -way line of Ireland Road; thence West along said South right -of-
way line to the East right -of -way line of Ironwood Road; thence South along
said East right -of -way line to the North right -of -way line of the U.S. 20
Bypass; thence West along said North right -of -way line to the East line of
Scottsdale Addition, Section C; thence North along said East line and the
East line of Scottsdale Addition, Section B to the South right -of -way line of
Ireland Road; thence West along said South right -of -way line to the West
line of the Scottsdale Addition Section A; thence South along said West
line and its projection South to the South right -of -way line of the U.S. 20
Bypass; thence West along said South right -of -way line to the West line of
Scottsdale Addition Section D, a distance of 507.7 feet; thence West to the
Southerly right -of -way line of the U.S. 20 Bypass; thence Southwesterly
along said Southerly right -of -way line to the East right -of -way line of Miami
Street; thence South along said East right -of -way line to the South right -of-
way line of Jackson Road; thence West to the West right -of -way line of
Miami Street; thence North along said West right -of -way line to the South
right -of -way line of said U.S. 20 Bypass; thence West along said South
11
right -of -way line to the West right -of -way line of Fellows Street projected
South; thence Westerly, Southwesterly, and Southerly to the South right -of-
way line of Jackson Road; thence West to the Westerly right -of -way line of
said U. S. 20 Bypass; thence Northerly, Northwesterly, and Westerly along
said South right -of -way line of the U. S. 20 Bypass to the Easterly right -of-
way line of the now abandon Penn Central Railroad located in the South
half of said Section 26; thence Northeasterly along said Easterly right -of-
way line to the Southerly right -of -way line of Ireland Road; thence West
along said South right -of -way line to the West right -of -way line of said
abandon Penn Central Railroad; thence Northeasterly along said West
right -of -way line to the place of beginning.
p.;c-
Exhibit D
SALES TAX INCREMENT FINANCE DISTRICT DEVELOPMENT PLAN
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