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No. 1955 designating/declaring the SSED projectdistrict, approving the SSED project district development plan and determining to create an economic dev project district for purposes of sales TIF
OF Ar r 0, 011 P`(5 RESOLUTION NO. 1955 RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION DESIGNATING AND DECLARING THE SOUTH SIDE ECONOMIC DEVELOPMENT PROJECT DISTRICT, APPROVING THE SOUTH SIDE ECONOMIC DEVELOPMENT PROJECT DISTRICT DEVELOPMENT PLAN AND DETERMINING TO CREATE AN ECONOMIC DEVELOPMENT PROJECT DISTRICT FOR PURPOSES OF SALES TAX INCREMENT FINANCING WHEREAS, pursuant to Indiana Code § 36- 7 -26 -1, et seq., the Indiana legislature has determined that redevelopment and stimulation of economic development of certain areas of certain cities that have become stagnant or deteriorating benefit the health and welfare of the people of Indiana, are public uses and purposes for which the public money may be spent, and are of public utility and benefit; and 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 pursuant to Indiana Code § 36- 7 -26 -1, et seq., the Commission is authorized to declare an area within the City of South Bend as an economic development project district in order to promote the redevelopment and stimulation of economic development in the area so designated and to accomplish such development through the exercise of its powers and duties granted therein and fL11 further granted under the Act; and; and WHEREAS, the Department has conducted made investigations, studies and surveys of various stagnant and deteriorating areas within the City of South Bend, Indiana, and of the causes contributing to such stagnation 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 proposed to be designated as the "South Side Economic Development Project District" , and which area is more more particularly described as follows: South Side Economic Development Project District A parcel land being a part of Section 30, and a part of Section 29, and a part of Section 25, all in Township 37 North, Range 2 East and Range 3 East, City of South Bend, Centre Township, Penn Township and Portage Township, St. Joseph County, Indiana and being more particularly described as follows: Beginning at the intersection of the North right -of -way line of Ireland Road and the East right -of -way line of Middleboro Street extended North; thence South to the South right- of -way line of Ireland Road; thence Westerly and Southwesterly to the East right -of -way line of Ironwood Road; thence South along said East right -of -way line of Ironwood Road to the North+right -of -way line of the U.S. 20 Bypass (St. Joseph Valley Parkway); thence West to the West right -of -way line of Ironwood Road; thence North along said West right -of -way line to the Southerly right -of -way line of Ireland Road; thence Northwesterly and Westerly along said South right -of -way line of Ireland Road to the Northwest corner of Lot 8 Scottsdale Addition A; thence South along the West line of Scottsdale Addition A to the North right -of -way line of said U.S. 20 Bypass; thence East along said North right -of -way line to the West right -of -way line of York Road, thence Southeasterly 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 right -of -way line to the most Northwesterly corner of Lot 185 Scottsdale Addition D; thence South along the West line of said Addition D to the Northeast corner of Lot 2 Frame's Jackson Road Minor Subdivision; thence West along the North line of said Frame's Jackson Road Minor Subdivision and its projection West to the East line of the Fairington Apartments; thence South along said East line to the South right -of -way line of Jackson Road; thence West along said South right -of -way line to a point 850 feet West of the centerline of Miami Street; thence North to the South right - of -way line of said U.S. 20 Bypass; thence West along said South right -of -way line to a point 1400 feet East of the centerline of Michigan Street; thence North to the North right -of -way line of said U.S. 20 Bypass; thence East along said North right -of -way line to the East right -of -way line of Fellows Street; thence Northeasterly and North along said East right -of -way line of Fellows Street to the Southwest corner of Lot 11 Widener's 1" Addition; thence East along the South line of said Widener's 1" Addition to the Southeast corner of Lot EE in Hildred's Replat; thence North along the East line of said Lot EE to the South right -of -way line of Widener Lane; thence Southeast and East along said South right -of -way line of Widener Lane to the West line of Lot 28 Widener's Replat and Minor Subdivision projected South; thence North along said West line of Lot 28 and its projection to the Northwest corner of said Lot 28; thence West to the Southwest corner of Lot 2 Erskine Plaza Minor; thence North along the West line of said Lot 2 to the Northwest corner of said Lot 2; thence East along the North line of said Lot 2 to the West right -of -way line of High Street; thence North along said West right - of -way line of High Street to the North right -of -way line of Hawbaker Street; thence West along said North right -of -way line of Hawbaker Street to the Southeast corner of Lot 2 Le Sea Minor Subdivision; thence North along the East line of said Lot 2 and its projection North 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 Michigan Street; thence Southwesterly and Southerly along said East right -of -way line of Michigan Street to the North right -of -way line of the U.S. 20 Bypass; thence West to the West right -of -way line of Michigan Street; thence North to the South right -of -way line of Ireland Road; thence Northwesterly and West along said South right -of -way line of Ireland Road to a point 200 feet West of the centerline of Michigan Street; thence North to the North right -of -way line of Ireland Road; thence East along said North right -of -way line to the West right -of -way line of Michigan Street; thence Northeasterly and Northerly along said West right -of -way line of Michigan Street to a point 100 feet North of the centerline of Ireland Road; thence East to the East right -of -way line of Michigan Street; thence i r Southerly and Southeasterly to the North right -of -way line of Ireland Road; thence East along said North right -of -way line of Ireland Road to the West right -of -way line of Miami Street; thence Northeasterly and North along the West right -of -way line of Miami Street 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 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 to the West right -of -way line of Ironwood Road; thence Northeasterly and North along said West right -of -way line of Ironwood Road to a point 100 feet North of the centerline of Ireland Road; thence East to the East right -of -way line of Ironwood Road; thence Southeasterly to the North right -of -way line of Ireland Road; thence East along said North right -of -way line of Ireland Road to the place of beginning containing 217.70 acres more or less. WHEREAS, as a result of its investigations, studies and surveys, the Commission has found that the area heretofore described and proposed as the "South Side Economic Development Project District' ( "District') is stagnant and deteriorated, that economic conditions in said area are beyond remedy and control by existing regulatory processes because of the substantial public financial commitments necessary to encourage significant increased in economic activities in said area, and economic development of said area can be accomplished only by a coordinated effort of local and state governments; and WHEREAS, the Commission has heretofore caused to be prepared maps and plats showing the boundaries of the proposed District, a complete list of street names and the range of street numbers of each street situated in the proposed District, a plan for the redevelopment of the proposed District describing the local public improvements necessary or appropriate for the redevelopment or economic development of the proposed District; and WHEREAS, the Commission has determined that the proposed District contains a commercial retail facility with at least five hundred thousand (500,000) square feet; and WHEREAS, there was presented to this meeting of the Commission for its consideration and approval, a copy of the plan for redevelopment and economic development of the proposed District, dated f8 C, (c k A 1 , 2003, which plan is entitled the "South Side Economic Development Project District Development Plan" ( "Plan ") as proposed by this Declaratory Resolution dated Mcirc �N (,�L 1 , 2003, and consisting of a' pages and i 7 exhibits;, a copy of which is attached hereto and incorporated herein as Exhibit "A" and WHEREAS, the Plan describes the local public improvements necessary or appropriate for the redevelopment or economic development of the proposed District; and L, -3- and WHEREAS, the Plan conforms to other development and redevelopment plans for the City; WHEREAS, Indiana Code § 36- 7 -26 -1, et seq., provides for the creation of an economic development project district to provide for the allocation and distribution of the incremental state gross retail and use tax revenues attributable to investment in the district and resulting from the redevelopment and economic development of the district, and the Commission deems it advisable to create such an economic development project district to be designated as the "South Side Economic Development Project District" as described herein; 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 hereby finds and declares that redevelopment and stimulation of economic development benefit the health and welfare of the citizens of South Bend, are public uses and purposes for which the public money may be spent and are of public utility and benefit. 2. The Commission hereby finds and declares that economic conditions in the area described in the fifth WHEREAS clause above are stagnant or deteriorating. 3. The Commission hereby finds and declares that present economic conditions in the in the area described in the fifth WHEREAS clause above are beyond remedy and control by existing regulatory processes because of the substantial public financial commitments necessary to encourage significant increases in economic activities. 4. The Commission hereby finds and declares that the economic development of the area described in the fifth WHEREAS clause above cannot be achieved without a coordinated effort of local and state government. 5. The Commission hereby finds and declares the area described in the fifth WHEREAS clause above to be an economic development project district within the meaning of Indiana Code § 36- 7 -26 -1, et seq., and shall be hereinafter referenced as the "South Side Economic Development Project District" ( "District ") subject to approval by the State Board of Finance, approval by ordinance of the Common Council of the City of South Bend and thereafter, a confirmatory resolution of the Commission after a duly called meeting. 6. The Commission hereby finds and declares that the "South Side Economic Development Project District Development Plan" ( "Plan") attached hereto and incorporated herein as Exhibit "A" conforms to other development and redevelopment plans for the City and is reasonable and appropriate when considered in relation to Ind. Code 36 -7 -14 and Ind. Code 36 -7 -26. C, a 7. The Commission hereby finds and declares that completion of the redevelopment and economic development of the District in accordance with the Plan shall: (1) Attract new business enterprises to the District or retain or expand existing business enterprises in the District; (2) Benefit the public health and welfare and be of public utility and benefit; (3) Protect and increase state and local tax bases or revenues; and (4) Result in a substantial increase in temporary and permanent employment opportunities and private sector investment within the District. 8. The Commission hereby approves and adopts the "South Side Economic Development Project District Development Plan" as the economic development plan for the District subject to approval by the State Board of Finance, approval by ordinance of the Common Council of the City of South Bend and thereafter, a confirmatory resolution of the Commission after a duly called meeting. BE IT FURTHER RESOLVED that the redevelopment of the South Side Economic Development Project District shall be taken and accomplished in accordance with the South Side Economic Development Project Development Plan. BE IT FURTHER RESOLVED that all proceedings related to the redevelopment herein described area shall be referred to as the South Side Economic Development Project District. BE IT FURTHER RESOLVED BY THE SOUTH BEND REDEVELOPMENT COMMISSION PURSUANT TO IND. CODE § 36- 7 -26 -1, ET SEQ., CONCERNING THE ESTABLISHMENT OF AN ECONOMIC DEVELOPMENT PROJECT DISTRICT FOR PURPOSES OF SALES TAX INCREMENT FINANCING, THAT: A. As used in this Resolution, the following terms shall be defined as follows: (1) "Adjustment factor" means the amount, stated as a percentage that the State Board of Finance ( "Board ") determines under Ind. Code § 36- 7 -26 -22 should be applied in determining the District's net increment not to exceed eighty percent (80 %). (2) "Base period amount" means the aggregate amount of state gross retail and use taxes remitted under Ind. Code § 6 -2.5 by the business operating in the District during the full state fiscal year that preceds the date on which the Commission confirms this Resolution designating the South Side Economic Development Project District. ' -5- (3) "Fund" refers to the sales tax increment financing fund established pursuant to Ind. Code § 36- 7- 26 -23. (4) "Gross increment" means the aggregate amount of state gross retail and use taxes that are remitted under Ind. Code § 6 -2.5 by businesses operating in the District, as determined by the Indiana Department of State Revenue under Ind. Code § 36- 7- 26 -23, minus the base period amount. (5) "Local public improvement" means any redevelopment project or purpose of a redevelopment commission or any city under Ind. Code § 36 -7 -26 or Ind. Code § 36 -7 -14. (6) "Net increment" means, for a particular state fiscal year, the product of- (i) the gross increment for the state fiscal year ending in the year of the determination; multiplied by (ii) the adjustment factor. B. The Commission shall distribute money from the Fund within the District in accordance with Ind. Code § 36- 7 -26 -1, et seq., and said money may be used for the following purposes: LI (1) Road, interchange, and right -of -way improvements. (2) Acquisition costs of a commercial retail facility and for real property acquisition costs in furtherance of the road, interchange, and right -of -way improvements. (3) Demolition of commercial property and any related expenses incurred before or after the demolition of the commercial property. (4) For physical improvements or alterations of property that enhance the commercial viability of the district. C. The Commission may issue bonds, payable in whole or in part, from money distributed from the Fund to the Commission, to finance a local public improvement under Ind. Code § 36 -7 -14 -25.1 or may make lease rental payments for a local public improvement under Ind. Code § 36 -7 -14 -25.2 and Ind. Code § 36 -7 -14 -25.3, provided however: (1) The term of any bonds issued under this section may not exceed twenty (20) years, nor may the term of any lease agreement entered into under this section exceed twenty (20) years. C, -6- (2) The Commission shall transmit to the Board a transcript of the proceedings with respect to the issuance of the bonds or the execution and delivery of a lease agreement as contemplated by this section. The transcript must include a debt service or lease rental schedule setting forth all payments required in connection with the bonds or the lease rentals. D. On January 15 of each year, the Commission shall remit to the treasurer of state the money disbursed from the Fund that is credited to the net increment account that exceeds the amount needed to pay debt service or lease rentals and to establish and maintain a debt service reserve under Ind. Code § 6 -7 -26 in the prior year and before May 31 of that year. Amounts remitted under this subsection shall be deposited by the auditor of state as other gross retail and use taxes are deposited. E. The Commission shall not support property tax abatement to the taxpayers within the District, excepting however, the Board may approve a resolution pursuant to Ind. Code § 36- 7 -26 -16 in the District in which real property tax abatement not to exceed three (3) years has been granted. F. To the extent prescribed by the Board, and subject to the terms and conditions established by the Board, any money credited to the credit account may be used by the Commission, and, if desired by the Board, irrevocably pledged by the Board, to further secure bonds or a lease agreement issued or entered into under this chapter. Further security includes, the following: (1) Holding money in the credit account and pledging sums to payment of debt service on bonds issued under or lease rentals payable under this chapter, or maintenance of debt service reserves; (2) Transferring money from the credit account to the net increment account or, if desired by the Board, to the Commission to enable the Commission to finance local public improvements; and (3) Payment of bond insurance premiums or other credit enhancement fees and expenses. BE IT FURTHER RESOLVED that the Secretary is directed to submit certified copies of this Resolution to the State Board of Finance for its approval together with: (1) Maps and plats showing the boundaries of the proposed district; (2) A complete list of street names and the range of street numbers of each street situated in the proposed district; (3) A plan for the redevelopment and economic development of the proposed district including a description of the local public improvements necessary or appropriate for the redevelopment or economic development of the C, -7- L ILI proposed district; (4) Information concerning the proposed redevelopment and economic development of the proposed district; (5) The proposed utilization of the revenues to be received in accordance with Ind. Code § 36- 7- 26 -23; and (6) Any additional information that the Board may request from time to time. BE IT FURTHER RESOLVED that upon adoption of this Resolution by the Commission and approval of this Resolution and Plan by the Board, that this Resolution and the development plan for the District together with supporting data, shall be submitted to the Common Council of the City of South Bend, for its approval by ordinance in accordance with Ind. Code § 36- 7- 26 -20, and if so approved by the Board and Common Council, the Commission shall submit the Resolution and Plan 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 -26, after public notice in accordance with Ind. Code § 36- 7 -26 -16 and Ind. Code § 5 -3 -1 and for the final action by the Commission. ADOPTED at a regular meeting of the South Bend Redevelopment Commission held on �/ , 2003, at Room 1308, County -City Building, 227 West Jefferson B oulevard, South Bend, Indiana 46601 ATTEST: SOUTH BEND REDEVELOPMENT COMMISSION By: Robert W. Hunt, resident C, -8- M nom � .• m n1 D ro d b� :V0_9 m x �► ' y qm � N as b Resolution 1955, Exhibit A South Side Economic Development Project District Development Plan (Located within the South Side Development Area) South Bend Redevelopment Commission South Bend, Indiana Declaratory Resolution 1955 and Plan presented to the Redevelopment Commission on March 21, 2003 Declaratory Resolution and Plan presented to the State of Indiana on April 15, 2003 Confirmatory Resolution and Plan presented to the Common Council on XXX XX, 2003 TABLE DIRECTORY A Table 1 List of Addresses and Streets Table 2 Tax ID Listing for South Side Economic Development Project District Table 3 Erskine Village Sub - District Information Table 4 Erskine Plaza Sub - District Information Table 5 Broadmoor Plaza Sub - District Information Table 6 Traffic Counts - Local Roads Table 7 Traffic Counts - US 20/31 Bypass 14 :4 Exhibit A LEGAL DESCRIPTION OF SOUTH SIDE DEVELOPMENT AREA (SSDA) ...................27 Exhibit B LEGAL DESCRIPTION OF SOUTH SIDE ECONOMIC DEVELOPMENT PROJECT .... 29 DISTRICT (SSEDPD) Exhibit C DECLARATORY RESOLUTION 1955 (South Bend Redevelopment Commission)...30 Exhibit D CONFIRMING RESOLUTION (South Bend Common Council) . .............................39 TABLE OF CONTENTS I. INTRODUCTION ................................................................................................ ..............................4 A. Purpose .................................................................................................. ..............................4 B. South Side Development Area Overview ............................................... ..............................4 C. Erskine Hill Sub - District Overview ......................................................... ..............................6 D. South Side Economic Development Project District Overview .............. ..............................7 II. ECONOMIC DEVELOPMENT PROJECT DISTRICT STATUTORY OVERVIEW ..........................8 A. Introduction ............................................................................................ ..............................8 B. Process for Designation of an Economic Development Project District ..............................8 C. Principles of an Economic Development Project District ....................... ..............................9 D. Permitted Use of Funds ........................................................................ .............................11 E. Additional Information ........................................................................... .............................11 III. ECONOMIC DEVELOPMENT PROJECT DISTRICT DESCRIPTION ............. .............................11 A. Project District History ........................................................................... .............................12 B. Project District Time Line ...................................................................... .............................13 C. Project District Boundaries ................................................................... .............................16 D. Sub - District Descriptions ...................................................................... .............................16 IV. PROJECT DISTRICT ACTIVITIES ................................................................... .............................17 A. Introduction ........................................................................................... .............................17 B. Activities ................................................................................................ .............................18 V. SUB - DISTRICT STRATEGIES & GOALS ........................................................ .............................19 A. Introduction ........................................................................................... .............................19 B. Erskine Village Sub - District ................................................................... .............................20 C. Erskine Plaza Sub - District .................................................................... .............................21 D. Broadmoor Plaza Sub - District .............................................................. .............................23 VI. FINANCIAL ACTION PLAN .............................................................................. .............................25 A. Introduction ........................................................................................... .............................25 B. Funding Plan ......................................................................................... .............................26 VII. STATUTORY AUTHORITY ............................................................................... .............................26 VIII. AMENDMENTS TO THE APPROVED DEVELOPMENT PLAN ...................... .............................26 Exhibit A LEGAL DESCRIPTION OF SOUTH SIDE DEVELOPMENT AREA (SSDA) ...................27 Exhibit B LEGAL DESCRIPTION OF SOUTH SIDE ECONOMIC DEVELOPMENT PROJECT .... 29 DISTRICT (SSEDPD) Exhibit C DECLARATORY RESOLUTION 1955 (South Bend Redevelopment Commission)...30 Exhibit D CONFIRMING RESOLUTION (South Bend Common Council) . .............................39 A TABLE DIRECTORY Table 1 Street and Address Ranges within the South Side Economic Development Project District Table 2 Tax Identification Number Listing for the South Side Economic Development Project District Table 3 Erskine Village Sub - District Information Table 4 Erskine Plaza Sub - District Information Table 5 Broadmoor Plaza Sub - District Information Table 6 Traffic Counts - Local Roads Table 7 Traffic Counts - US 20/31 Bypass MAP DIRECTORY Map 1 South Side Development Area Map Map 2 South Side Development Area Sub -Area Map Map 3 South Side Economic Development Project District Map Map 4 South Side Economic Development Project District Sub - District Map Map 5 Erskine Village Sub - District Map Map 5 A Erskine Village Sub - District Tax Parcel ID Map Map 5 B Scottsdale Mall Floor Plan Map 6 Erskine Plaza Sub - District Map Map 6 A Erskine Plaza Sub - District Tax Parcel ID Map Map 6 B Erskine Plaza Sub - District Store Map Map 7 Broadmoor Plaza Sub - District Map Map 7 A Broadmoor Plaza Sub - District Tax Parcel ID Map Map 7 B Broadmoor Plaza Sub - District Store Map Map 8 Traffic Circulation Map Map 9 Traffic Count Map - Local Roads Map 10 Traffic Count Map - US 20/31 Bypass I. INTRODUCTION 14 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 property located within the Erskine Hill Sub -Area of the South Side Development Area (SSDA) which is located in the southern quadrant of South Bend; 2. to form an economic development project district and a sales tax increment finance allocation area; 3. to support and coordinate the activities within the economic development project district proposed for designation within the Erskine Hills Sub -Area and the larger South Side Development 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 - districts within the larger planning and development district known as the South Side Economic Development Project District (SSEDPD). B. South Side Development Area Overview The South Side Development Area ( "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 in December 2002 allows for these four sub -areas to be developed, planned and managed in a cohesive manner over the full lifespan of this area. The designation of this project area as a redevelopment area, and the creation of both a tax increment finance (TIF) allocation area and a sales tax increment finance (STIF) allocation area, will allow for the full set of tools and funding mechanisms to be used in redevelopment and development efforts. The South Side Development Area totals approximately 1070 acres of land. The land uses within the South Side Development Area include L, industrial, commercial, residential and public uses, park land and open 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: 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. • The South Side Development Area contains several major negative 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 the lack of an interchange at the Bypass and Miami Street. • 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. 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. The South Side Development Area is surrounded by several strong residential neighborhoods as well as vacant land south of Jackson Road that will benefit from the revitalized commercial corridor and foster new residential development within this area. C • The designation of the South Side Development Area helps to encourage and show support for 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. The revitalization and development of the South Side Development Area will help further the image that the City of South Bend is a great place to live, work, shop and play and insure that South Bend is a 21st 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. Erskine Hills Sub -Area Overview This sub -area located within the South Side Development Area consists of 329.1 acres and is generally described as the commercial area west of York Road west to Fellows Street. The sub -area is principally located around the intersection of Ireland Road and Miami Street and will serve as the center hub of the new Erskine Hills Shopping District which will extend from Ironwood Drive on the east to Michigan Street on the west. This area is completely developed with a variety of commercial uses, 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 from Miami Street, the physical location of the Bypass as a southern growth boundary, the rolling topography, the need for private sector enhancement and redevelopment of targeted 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 the major traffic intersection of Ireland Road and Miami Street. An additional C. 6 redevelopment tool that will exist in this sub -area and which is not available in any of the other three sub -areas is a secondary, dedicated funding source which will be generated through the establishment of an economic development project district. A district allows for the collection of sales tax increment and the designation of a sales tax increment finance (STIF) allocation area. The economic development project 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 South Side Economic Development Project District is included as Map 3. D. South Side Economic Development Project District Overview The South Side Economic Development Project District ( "District ") is basically a mirror of the Erskine Hills Sub -Area with the major difference being its inclusion in the rights -of -way of Ireland Road from Ironwood Drive to Michigan Street and a similar length section of Bypass property. The project district is 217.70 acres in size (including the rights -of -way) and contains three sub - districts which are the Erskine Village Sub - District, the Erskine Plaza Sub - District and the Broadmoor Plaza Sub - District. The three sub - districts include the principal center development and also adjacent parcels that are either necessary for or are affected by the projected improvements. The majority of new investment in the district will occur within the Erskine Village Sub - District on the site of the Scottsdale Mall development site. The two other sub - districts will see reinvestment and facility expansions, but will probably remain in an as -is condition for the foreseeable future. To help facilitate the traffic movement and circulation into the district, the rights -of -way of Ireland Road (from Ironwood Drive to Michigan Street), Miami Street (from Jackson Road to Ireland Road), Ironwood Drive (from the Bypass to Ireland Road) and Michigan Street (from the Bypass to Ireland Road) have been included within the district boundaries. The major benefit for the development and designation of this project district is to allow for the use of the additional financial tool that is available through the creation of a sales tax increment finance (STIF) allocation area. The STIF area, through existing Indiana legislation, is eligible to generate up to a maximum of twenty (20) million dollars over its twenty (20) year lifespan. The addition of STIF funds to the projected TIF funds will allow for many of the proposed improvements to be completed in a reasonable time period. A map of the project district and the sub - districts is included as Maps 3 and 4 respectively. t II. ECONOMIC DEVELOPMENT PROJECT DISTRICT STATUTORY OVERVIEW A. Introduction To facilitate economic development and redevelopment activities within the State of Indiana, the General Assembly has adopted and created a variety of "tools" that development agencies can use to stimulate economic forces within a community. One of those tools, granted to only four (4) municipalities within the State, is the Economic Development Project District (EDPD) designation. The project district statute located in Section 36 -7 -26 of the Indiana Code allows municipalities to designate a project district boundary and within the designated boundary, create a Sales Tax Increment Finance (STIF) Allocation Area. The STIF area allows for sales tax revenues, generated above a base assessment, to be used to facilitate certain redevelopment activities. Each of the four described municipalities have only certain redevelopment activities for which the funds can be applied. The financial mechanism language within a project district differs from a redevelopment area in that the Sales Tax Increment Finance (STIF) funds are generated from sales tax revenues as compared to the Tax Increment Finance (TIF) funds which are generated from property tax revenues. In the case of TIF where the bond level is set by the amount of revenue that can be generated within an area, the STIF legislation is capped at one million dollars per year for a twenty year time period thus allowing a maximum generation potential of twenty million dollars. The next several sub - sections will detail the principles for the designation of a project district, the process for designation of a project district and the permitted use of funds within a project district in South Bend. B. Principles of an Economic Development Project District The intent of the Economic Development Project District section within the Indiana Code is to give certain municipalities within the State of Indiana an additional redevelopment "tool" that can supplement the normal redevelopment "tool box" to aid in the revitalization of "greyfield" project sites. A general definition of a greyfield site is that it is an abandoned, obsolete or underutilized property such as a regional shopping mall or strip retail development. The color "grey" was given to this planning classification because of the amount of vacant paved parking surfaces c, 8 (grey lots) usually found at a greyfield site. The four municipalities referenced within the code section all have a greyfield site that the district ,rr status will aid in revitalizing. South Bend qualifies under Indiana Code for this status because it is a "city with a population of more that ninety thousand (90,000) and less than one hundred ten thousand (110,000)" (IC 36- 7- 26 -1(2)) and contains "a commercial retail facility with at least five hundred thousand (500,000) square feet (IC 36- 7 -26 -14 (a)(3)(b)). As a component of the declaration process, the city petitioning to designate a project district must establish that present economic conditions in the proposed project district are stagnant or deteriorating and that present economic conditions in such areas are beyond remedy and control by existing regulatory processes because of the substantial public financial commitments necessary to encourage significant increases in economic activities in such areas and that the new district will encourage economic development within the district. The basic goal of the establishment of an economic development project district is to increase economic development activities that will do the following: • Attract new businesses and encourage existing business to remain orexpand • Increase temporary and permanent employment opportunities and private sector investment • Protect and increase state and local tax bases • Encourage overall economic growth in Indiana In the case of the proposed South Side Economic Development Project District, the four goals listed above are the goals of not only the project district but also the South Side Development Area as a whole. C. Process for Designation of an Economic Development Project District The designation process for a project district is very similar to the designation process for a redevelopment area. When the Redevelopment Commission determines that the present economic conditions of an area situated within the commission's jurisdiction are stagnant or deteriorating, the Commission may require the establishment of an economic development project district. As part of the designation process, the Commission shall assemble data sufficient to make the determination for L9 the creation of the district. The following components must be part of the findings for district creation : • Maps and plats showing the boundaries of the proposed district • A complete list of street names and the range of street numbers of each street situated in the proposed district • A plan for the redevelopment and economic development of the proposed district. The plan must describe the local public improvements necessary or appropriate for the redevelopment or economic development • Other information so required to determine the base assessment information for the district After compilation of the data described above, the Redevelopment Commission is required to adopt a declaratory resolution declaring the area as an economic development project district. The Commission may adopt the resolution only after finding that the completion of the redevelopment and economic development of the district will do all of the following: • Attract new business enterprises to the district or retain or expand existing business enterprises in the district • Benefit the public health and welfare and be of public utility and benefit • Protect and increase state and local tax bases or revenues • Result in a substantial increase in temporary and permanent employment opportunities and private sector investment within the district Upon adoption of a resolution designating the district, the Redevelopment Commission is required to submit the resolution to the Indiana State Board of Finance for approval. In submitting the resolution to the Board, the Commission shall deliver to the Board all of the information and plans that were assembled to declare the district. Once the Indiana State Board of Finance has approved the plan and declared a base line for the area, the district plan is forwarded back to the Commission and they must approve a confirming resolution declaring the area as a project district. Once the Commission approves the resolution, 10 the Common Council is required to approve by ordinance the designation of the project district. After all of the aforementioned steps have been completed, the district is established and the STIF funding mechanism is officially created. As this is the first economic development project district that will be created within the State of Indiana, the process will be defined and redefined as the resolution and plan move through the process. D. Permitted Use of Funds Each of the four cities designated within the Indiana Code are allowed to use the funds generated within the area for only specific uses. In South Bend, the City may only use the generated funds for the following uses: • Road, interchange, and right -of -way improvements • Acquisition costs of a commercial retail facility and for real property acquisition costs in furtherance of the road, interchange, and right -of -way improvements • Demolition of commercial property and any related expenses incurred before or after the demolition of the commercial property • For physical improvements or alterations o f property that enhance the commercial viability of the district E. Additional Information For additional information about the Economic Development Project District requirements, please refer to Indiana Code 36 -7 -26. III. PROJECT DISTRICT DESCRIPTION The decision to create and designate the South Side Economic Development Project District came in response to the anticipated development and redevelopment opportunities that are presenting themselves for many project sites on the south side. The South Side Development Area, a redevelopment project area, was designated in December 2002 to facilitate the planning and management of a larger ILI 11 project area of which the district will be a part. The district is also being created to assist in the master planning and financing for all aspects of the proposed redevelopment and development of this project district. In addition to being located within the SSDA tax increment finance allocation area, a sales tax increment finance allocation area will be established to aid in the redevelopment of the three project district sub - districts. The following section provides additional information on the area and district - wide history, conditions and trends. A. Project District History 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 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 Y2 year delay 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 spaces 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. 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 12 users developed throughout the corridor spanning from Ironwood to Michigan along Ireland Road. In the late 1990s, another wave of limited ILI development occurred along the corridor with the development of three outlots on the Mall site, the redevelopment of the Brite -Way site (southwest corner of Ireland Road and St. Joseph Street), and the development of the Kerasotes Theater complex on Chippewa Street. As part of the development activity 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 one year court battle ensued. When the legal fight was over and the property was finally annexed, Wal- Mart and the hotel opted not to develop at that site. With the continued 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 further decline of its commercial shopping corridor. In the early part of 2002, several developers presented redevelopment plans for a variety of sites within this development area. To facilitate the long -term planning and development needs within the area, the City designated the South Side Development Area in December 2002. A pending designation of the South Side Economic Development Project District and the designation of a sale tax increment finance allocation area within the district will be key factors in the redevelopment and revitalization of this area. The end goal of this work will be 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. B. Project District 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 Woods, South Bend. 13 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. 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'/2 year delay. ($12 million project) 1973 (Aug 1) Scottsdale Mall opens with great fanfare, 52 stores IL 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. 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. 1982 Scottsdale Mall undergoes a $500,000 update to their colors by replacing the neutral colors of the 1970's with brighter, more lively colors. 1984 TriVest Group purchases the Scottsdale Mall. 1988 Scottsdale Mall raises lease rates drastically as 15 year leases expire. 16 stores leave. Fourth anchor rumored to come to Scottsdale. 14 1988 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. 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 (Jan) 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`h anchor. Would build on the south side, facing U.S. 20, 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. 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. 15 1997 Kerasotes Theater (Showplace 16) opens on Chippewa. (Moe, 2000 (Jan 29) L.S. Ayres closes for final time. 2001 Mid America takes over management of the Scottsdale Mall. (Mar) Montgomery Wards closes. 2002 (Dec 20) South Bend Redevelopment Commission designates the South Side Development Area. 2003 (Mar 21) South Bend Redevelopment Commission begins designation process for the South Side Economic Development Project District. C. Project District Boundaries The legal description of the South Side Economic Development Project District is attached as Exhibit B and is represented by Map 3. In general, the project district is located at the intersection of Miami Street and Ireland Road and includes the northeast, southwest and southeast corners of that intersection. The district extends south to Jackson Road and extends east to west on the Bypass from York to the deceleration point of the Michigan Street Bypass exit. The district also extends east to west along Ireland Road from Ironwood Drive to Michigan Street and from those intersection points south to the Bypass. The total acreage of the project district is 217.70 acres. D. Sub - District Descriptions There are three sub - districts that have been defined within the South Side Economic Development Project District. The three sub - districts follow natural breaks at the intersection of Miami Street and Ireland Road. The three sub - districts described in this plan are the Erskine Village Sub - District, the Erskine Plaza Sub - District, and the Broadmoor Plaza Sub - District. Each of these sub - districts contains a major shopping area and the related sections of public rights -of -way that are adjacent to the sub- district. The areas south of the Bypass are included into the adjacent sub - districts located on the north side of the Bypass. A map of the sub - districts is included as Map 4. 16 rA IV. PROJECT DISTRICT ACTIVITIES A. Introduction The major development strategies that will be pursued throughout the project district include redevelopment, revitalization, improvement and preservation approach as dictated by sub - district 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 - districts 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- district 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. The four strategies highlighted above focus heavily on the physical and economic redevelopment and revitalization strategies that will be employed in the South Side Economic Development Project District. These four strategies are also the framework for the redevelopment and revitalization that will be used in the larger South Side Development Area. It is important to incorporate a broader, more comprehensive effort to focus on private sector investment and reinvestment strategies, public - private partnership building, neighborhood organizational needs, and capacity - building. 17 B. Activities The redevelopment activities planned for the South Side Economic Development Project District 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 • Acquisition of private and publically -owned real estate • Relocation of individuals, households and businesses • Clearance of structures and other improvements; vacation of some streets and other public right -of -way • Assemblage of development sites • Rehabilitation of industrial, commercial and residential structures • Disposition of assembled cleared sites, rehabilitated structures, and other properties • 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 • Environmental study and remediation of properties It is imperative to note that the funds generated by the sales tax increment program can only be used for the items listed in Section 11, Sub -Point D of this document. Any other funds needed will have to come from other funding sources such as the South Side Development Area TIF or other City sources. The next section outlines very broad plans for the application of some of these activities within each of the three sub - districts. Until more detailed plans are developed in conjunction with the private sector developers, interest/stakeholder groups 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 - district within the South Side Economic Development Project District. 18 V. SUB - DISTRICT STRATEGIES & GOALS A. Introduction The sub - district strategies and goals listed below reflect the general conditions and goals of the individual project sub - districts as they exist in the Spring of 2003. Many planned improvements and projects will occur within the overall project district and the sub - district plans will have to be monitored and adjusted as the plans for the sub - districts 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 - districts is to create an environment that encourages and accommodates new commercial development opportunities. The goal of all new development in the larger South Side Development Area 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 each new development project. As the Erskine Hills Shopping District develops, project area themes will be realized through planned landscaping projects, district and attraction signage, pedestrian pathway systems and development standards for new projects that will help to create this new human scale shopping district. In a more localized scale, work will be done to facilitate redevelopment and new development within the three sub - districts of the South Side Economic Development Project District. These three sub - districts are the hub of the Erskine Hills Shopping District and through site redevelopment, planned landscaping projects, city gateway and attraction signage, and pedestrian and vehicular system improvements, this district will step -up and be a catalyst for the growth and redevelopment of the larger SSDA project area. The following three sections will provide some basic information about each of the sub - districts including a general description of the sub - district boundaries, a list of some of the sub - district challenges and opportunities, and some general goals for the sub - district. A more detailed sub - district plan could be prepared in the future to address future goals, objectives and development plans for these sub - districts. 19 B. Erskine Village Sub - District This sub - district is generally described as the commercial area and adjacent property located southeast of the intersection of Miami Street and Ireland Road. The sub - district is centered on the Scottsdale Mall property but also includes the Fairington Apartments residential development and some single residential units south of the Bypass. The mall, in its present configuration, consists of a two -story structure with over 750,000 square feet located in the center of a 60 acre parcel. The proposed re -use and redevelopment of the site includes the total demolition of the mall building with the construction of a major power center on the southern side of the site, a cluster "village -like" development on the northwest corner of the site and continued outlot development on the edges of the site. The major challenge with the redevelopment of this site is the demolition and site work that will be required for the proposed Erskine Village Shopping Development. Also, because the mall still has businesses located in it, the project will have to be phased over a period of time. Two other challenges to development on this site include the large overhead power lines and related tower units along the southern side of the mall site as well as the lack of an interchange at Miami Street and the Bypass. The power line relocation issue is in -study at this point to determine a new alignment path from the eastern edge of this site to the substation located southwest of the Michigan Street and Bypass interchange. The interchange issue is also in -study with a variety of design options in review. The purpose of including the Fairington Apartments development and properties located on Miami Street was to allow for infrastructure upgrades that might be related to the development of an interchange. There are three reference maps and one reference table for this sub- district. Map 5 details the boundary area of the sub - district. Map 5A details the tax identification numbers for each parcel within the sub- district. Map 513 and Table 3 detail the owner and tenant information for the plaza and outlot buildings. Sub - District Goals: Stabilize retail market area along Ireland Road and Miami Street Facilitate and coordinate the redevelopment project at the Scottsdale Mall property Relocate overhead power lines and related tower units to allow for maximized mall site redevelopment 20 • Design and construct a partial or full interchange at the Bypass and ` Miami Street • Improve Ireland Road from Miami Street east to Ironwood Drive to provide center turn lanes or landscaped medians • Install distinct district light fixtures and landscaping along Ireland Road • Improve Miami Street from Ireland Road south to Jackson Road to provide center turn lanes or landscaped medians • Install distinct district light fixtures and landscaping along Miami Street • Install district, city gateway and attraction signage along Ireland Road and Ironwood Drive • Install signage east and west of the proposed bypass interchange to advertise Erskine Hills and the commercial nodes located at intersection of Ireland Road and Miami Street and Ireland Road and Ironwood Drive • Upgrade or develop pedestrian circulation and pathway systems to connect residential and commercial areas • Facilitate burial of overhead utilities along Ireland Road and Miami Street • Remove or realign curb -cuts along Ireland Road and Miami Street to promote more organized traffic circulation C. Erskine Plaza Sub - District This sub - district is generally described as the commercial area and adjacent property located southwest of the intersection of Ireland Road and Miami Street. The sub - district is centered on the Erskine Plaza property but also includes some residential and commercial properties south of the plaza along Widener Lane as well as a portion of Jackson Middle School located east of Copperfield Drive extended. The Erskine Plaza development consists of a central single -story "L- shaped" structure surrounded by a variety of single user and multiple user structures that are primarily oriented to Ireland Road and Miami Street. The properties 21 south of the plaza and the school property were included in this district to allow for infrastructure upgrades that might be related to the development r+°3 of an interchange. The Erskine Plaza Sub - District is stable at this point and is seeing growth with the expansion of the Martin's Supermarket and the construction of a new MFB Bank Branch at the corner of Ireland Road and High Street. There are three challenges that are associated with this sub - district. First, a large portion of this site is occupied by a stormwater retention system that is located along the Miami Street frontage. This facility was constructed before the development of the plaza, but its long -term relocation needs to be considered to open opportunities for more development in this sub - district. The second major challenge is that the outlot structures are oriented to Ireland Road and Miami Street with few quality integration points to the larger center area. Circulation in this sub- district is challenged not only within the plaza side of the site but also by the high number of curb -cuts on both Miami and Ireland. A goal of this sub - district should be to create a better circulation network in this quadrant. The third challenge to this sub - district is the lack of an interchange at Miami Street and the Bypass. As part of the mall site redevelopment, bypass options will be explored and developed. There are three reference maps and one reference table for this sub- district. Map 6 details the boundary area of the sub - district. Map 6A details the tax identification numbers for each parcel within the sub- district. Map 6B and Table 4 detail the owner and tenant information for the plaza and outlot buildings. Sub - District Goals: • Stabilize retail market area along Ireland Road and Miami Street • Facilitate and coordinate redevelopment projects in the sub - district • Relocate overhead power lines and related tower units in conjunction with the mall site redevelopment • Design and construct a partial or full interchange at the Bypass and Miami Street • Facilitate improvements to the perimeter of Erskine Park Golf Course along Ireland Road to improve the appearance of the property 22 • Improve Ireland Road from Miami Street west to Michigan Street to provide center turn lanes or landscaped medians • Install distinct district light fixtures and landscaping along Ireland Road • Improve Miami Street from Ireland Road south to Jackson Road to provide center turn lanes or landscaped medians • Install distinct district light fixtures and landscaping along Miami Street • Install district, city gateway and attraction signage along Ireland Road and Michigan Street • Install signage east and west of the proposed bypass interchange to advertise Erskine Hills and the commercial nodes located at intersection of Ireland Road and Miami Street and Ireland Road and Michigan Street • Upgrade or develop pedestrian circulation and pathway systems to connect residential and commercial areas • Facilitate burial of overhead utilities along Ireland Road and Miami Street • Remove or realign curb -cuts along Ireland Road and Miami Street to promote more organized traffic circulation D. Broadmoor Plaza Sub - District This sub - district is generally described as the commercial area located northeast of the intersection of Miami Street and Ireland Road. The sub- district only includes the Broadmoor Plaza and an adjacent section of Miami Street. The plaza consists of a single -story linear structure and a variety of single user structures located along the plaza boundary on Miami Street and Ireland Road. The Broadmoor Plaza Sub - District is stable and provides little opportunity or need for total site redevelopment. The potential for this site is the elimination of some outdated outlot facilities (i.e., bank drive -thru structure) and the construction of new outlot facilities. There is also the opportunity for expansion of the major plaza tenant, Kroger Supermarket, that would provide a stabilizing factor to the sub - district. There are two 23 challenges that are associated with this sub - district. The first challenge is the need to create a long -term strategy to "green" the outlot structures that IL are oriented to Ireland Road and Miami Street. The structures sit in the larger parking field of the plaza and as such provide very little distinction as separate sites within the larger plaza area. The circulation within the plaza is good because of-the lack of landscape islands and planting rows, but the site appears very hard because of the absence of those green areas. As a follow -up challenge, the plaza area has a large number of curb -cuts on both Ireland Road and Miami Street. The total number of curb -cuts should be reduced and coordinated with a long -term site enhancement strategy. There are three reference maps and one reference table for this sub- district. Map 7 details the boundary area of the sub - district. Map 7A details the tax identification numbers for each parcel within the sub- district. Map 7B and Table 5 detail the owner and tenant information for the plaza and outlot buildings. Sub -Area Goals: • Stabilize retail market area along Ireland Road and Miami Street • Facilitate and coordinate redevelopment projects in the sub - district • Facilitate improvements to the perimeter of Erskine Park Golf Course along Miami Street to improve the appearance of the property • Improve Ireland Road frontage along site • Install distinct district light fixtures and landscaping along Ireland Road frontage • Improve Miami Street frontage along site • Install distinct district light fixtures and landscaping along Miami Street frontage • Install district, city gateway and attraction signage along Miami Street • Upgrade or develop pedestrian circulation and pathway systems to connect residential and commercial areas 24 • Facilitate burial of overhead utilities along Ireland Road and Miami Street • Remove or realign curb -cuts along Ireland Road and Miami Street to promote more organized traffic circulation 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) allocation area that shares the same boundaries as the development area. There is the potential for a very immediate positive impact for the allocation if the proposed projects 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 IL 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) allocation area located within the proposed South Side Economic Development Project District. The district will collect sales tax increment generated from within the designated district and the funds can be used for redevelopment and infrastructure development projects within that area. The difference between a TIF district and a STIF district is that the generation potential of a TIF district is only limited by the amount of growth whereas the generation potential of a STIF district is limited to a yearly collection of one million dollars per year for twenty years for a total cap amount of twenty million dollars. 25 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 r► the development area, tax abatements as an economic incentive would not be encouraged within the development area. There is the potential for the use of project site tax abatements, similar to residential subdivision tax abatements, that would allow for a site user to pay tax amount equal to a full assessment with the funds in the decreasing years off - setting the costs for a project bond. This mechanism is still in the exploration stage but has been proposed for a site in the project area. B. Funding Plan One of the reasons for creating a new development area or district 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 project district will allow the creation of a sales tax increment finance allocation area to provide an additional revenue source for revitalization and redevelopment activities within the district. At this point, a priority list of funds for the redevelopment of the Scottsdale Mall site is being developed and will be the basis of a district budget in the future. IL VII. STATUTORY AUTHORITY The controls and regulations contained in this Plan are for the specific purpose of implementation of the South Side Economic Development Project District Development Plan pursuant to Indiana Code 36- 7- 26 -1 -et. seq. VIII. AMENDMENTS TO THE APPROVED DEVELOPMENT PLAN The South Side Economic Development Project District Development 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. 26 Exhibit A +'' LEGAL DESCRIPTION OF SOUTH SIDE DEVELOPMENT AREA 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 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 27 South 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. 28 Exhibit B LEGAL DESCRIPTION OF SOUTH SIDE ECONOMIC DEVELOPMENT PROJECT DISTRICT A parcel land being a part of Section 30, and a part of Section 29, and a part of Section 25, all in Township 37 North, Range 2 East and Range 3 East, City of South Bend, Centre Township, Penn Township and Portage Township, St. Joseph County, Indiana and being more particularly described as follows: Beginning at the intersection of the North right -of -way line of Ireland Road and the East right -of -way line of Middleboro Street extended North; thence South to the South right -of -way line of Ireland Road; thence Westerly and Southwesterly to the East right -of -way line of Ironwood Road; thence South along said East right -of -way line of Ironwood Road to the North right -of -way line of the U.S. 20 Bypass (St. Joseph Valley Parkway); thence West to the West right -of -way line of Ironwood Road; thence North along said West right -of -way line to the Southerly right -of -way line of Ireland Road; thence Northwesterly and Westerly along said South right -of -way line of Ireland Road to the Northwest comer of Lot 8 Scottsdale Addition A; thence South along the West line of Scottsdale Addition A to the North right -of -way line of said U.S. 20 Bypass; thence East along said North right -of -way line to the West right -of- way line of York Road, thence Southeasterly 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 right -of -way line to the most Northwesterly corner of Lot 185 Scottsdale Addition D; thence South along the West line of said Addition D to the Northeast corner of Lot 2 Frame's Jackson Road Minor Subdivision; thence West along the North line of said Frame's Jackson Road Minor Subdivision and its projection West to the East line of the Fairington Apartments; thence South along said East line to the South right -of -way line of Jackson Road; thence West along said South right -of -way line to a point 850 feet West of the centerline of Miami Street; thence North to the South right -of -way line of said U.S. 20 Bypass; thence West along said South right -of -way line to a point 1400 feet East of the centerline of Michigan Street; thence North to the North right -of -way line of said U.S. 20 Bypass; thence East along said North right -of -way line to the East right -of -way line of Fellows Street; thence Northeasterly and North along said East right -of -way line of Fellows Street to the Southwest corner of Lot 11 Widener's 151 Addition; thence East along the South line of said Widener's 15` Addition to the Southeast corner of Lot EE in Hildred's Replat; thence North along the East line of said Lot EE to the South right -of- way line of Widener Lane; thence Southeast and East along said South right -of -way line of Widener Lane to the West line of Lot 28 Widener's Replat and Minor Subdivision projected South; thence North along said West line of Lot 28 and its projection to the Northwest corner of said Lot 28; thence West to the Southwest corner of Lot 2 Erskine Plaza Minor; thence North along the West line of said Lot 2 to the Northwest comer of said Lot 2; thence East along the North line of said Lot 2 to the West right -of -way line of High Street; thence North along said West right -of -way line of High Street to the North right -of -way line of Hawbaker Street; thence West along said North right - of -way line of Hawbaker Street to the Southeast corner of Lot 2 Le Sea Minor Subdivision; thence North along the East line of said Lot 2 and its projection North 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 Michigan Street; thence Southwesterly and Southerly along said East right -of -way line of Michigan Street to the North right -of -way line of the U.S. 20 Bypass; thence West to the West right -of -way line of Michigan Street; thence North to the South right -of -way line of Ireland Road; thence Northwesterly and West along said South right -of -way line of Ireland Road to a point 200 feet West of the centerline of Michigan Street; thence North to the North right -of -way line of Ireland Road; thence East along said North right -of- way line to the West right -of -way line of Michigan Street; thence Northeasterly and Northerly along said West right - of -way line of Michigan Street to a point 100 feet North of the centerline of Ireland Road; thence East to the East right -of -way line of Michigan Street; thence Southerly and Southeasterly to the North right -of -way line of Ireland Road; thence East along said North right -of -way line of Ireland Road to the West right -of -way line of Miami Street; thence Northeasterly and North along the West right -of -way line of Miami Street 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 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 to the West right -of -way line of Ironwood Road; thence Northeasterly and North along said West right -of -way line of Ironwood Road to a point 100 feet North of the centerline of Ireland Road; thence East to the East right -of -way line of Ironwood Road; thence Southeasterly to the North right -of -way line of Ireland Road; thence East along said North right -of -way line of Ireland Road to the place of beginning containing 217.70 acres more or less. (W 29 Exhibit C DECLARATORY RESOLUTION 1955 (South Bend Redevelopment Commission) (This page was left blank intentionally) c- 30 RESOLUTION NO. 1955 RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION DESIGNATING AND DECLARING THE SOUTH SIDE ECONOMIC DEVELOPMENT PROJECT DISTRICT, APPROVING THE SOUTH SIDE ECONOMIC DEVELOPMENT PROJECT DISTRICT DEVELOPMENT PLAN AND DETERMINING TO CREATE AN ECONOMIC DEVELOPMENT PROJECT DISTRICT FOR PURPOSES OF SALES TAX INCREMENT FINANCING WHEREAS, pursuant to Indiana Code § 36- 7 -26 -1, et seq., the Indiana legislature has determined that redevelopment and stimulation of economic development of certain areas of certain cities that have become stagnant or deteriorating benefit the health and welfare of the people of Indiana, are public uses and purposes for which the public money may be spent, and are of public utility and benefit; and 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 pursuant to Indiana Code § 36- 7 -26 -1, et seq., the Commission is authorized to declare an area within the City of South Bend as an economic development project district in order to promote the redevelopment and stimulation of economic development in the area so designated and to accomplish such development through the exercise of its powers and duties granted therein and further granted under the Act; and; and Department has conducted made investigations, studies and surveys of WHEREAS, the Dep g Y various stagnant and deteriorating areas within the City of South Bend, Indiana, and of the causes contributing to such stagnation 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 proposed to be designated as the "South Side Economic Development Project District", and which area is more more particularly described as follows: South Side Economic Development Project District A parcel land being a part of Section 30, and a part of Section 29, and a part of Section 25, all in Township 37 North, Range 2 East and Range 3 East, City of South Bend, Centre Township, Penn Township and Portage Township, St. Joseph County, Indiana and being more particularly described as follows: 31 Beginning at the intersection of the North right -of -way line of Ireland Road and the East right -of -way line of Middleboro Street extended North; thence South to the South right -of -way line of Ireland Road; thence Westerly and Southwesterly to the East right -of- way line of Ironwood Road; thence South along said East right -of -way line of Ironwood Road to the North right -of -way line of the U.S. 20 Bypass (St. Joseph Valley Parkway); thence West to the West right -of -way line of Ironwood Road; thence North along said West right -of -way line to the Southerly right -of -way line of Ireland Road; thence Northwesterly and Westerly along said South right -of -way line of Ireland Road to the Northwest corner of Lot 8 Scottsdale Addition A; thence South along the West line of Scottsdale Addition A to the North right -of -way line of said U.S. 20 Bypass; thence East along said North right -of- way line to the West right -of -way line of York Road, thence Southeasterly 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 right -of -way line to the most Northwesterly corner of Lot 185 Scottsdale Addition D; thence South along the West line of said Addition D to the Northeast corner of Lot 2 Frame's Jackson Road Minor Subdivision; thence West along the North line of said Frame's Jackson Road Minor Subdivision and its projection West to the East line of the Fairington Apartments; thence South along said East line to the South right -of -way line of Jackson Road; thence West along said South right -of -way line to a point 850 feet West of the centerline of Miami Street; thence North to the South right -of -way line of said U.S. 20 Bypass; thence West along said South right -of -way line to a point 1400 feet East of the centerline of Michigan Street; thence North to the North right -of -way line of said U.S. 20 Bypass; thence East along said North right -of -way line to the East right -of -way line of Fellows Street; thence Northeasterly and North along said East right -of -way line of Fellows Street to the Southwest corner of Lot 11 Widener's 1" Addition; thence East along the South line of said Widener's 1" Addition to the Southeast corner of Lot EE in Hildred's Replat; thence North along the East line of said Lot EE to the South right -of -way line of Widener Lane; thence Southeast and East along said South right -of -way line of Widener Lane to the West line of Lot 28 Widener's Replat and Minor Subdivision projected South; thence North along said West line of Lot 28 and its projection to the Northwest corner of said Lot 28; thence West to the Southwest corner of Lot 2 Erskine Plaza Minor; thence North along the West line of said Lot 2 to the Northwest corner of said Lot 2; thence East along the North line of said Lot 2 to the West right -of -way line of High Street; thence North along said West right -of -way line of High Street to the North right -of -way line of Hawbaker Street; thence West along said North right -of -way line of Hawbaker Street to the Southeast corner of Lot 2 Le Sea Minor Subdivision; thence North along the East line of said Lot 2 and its projection North 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 Michigan Street; thence Southwesterly and Southerly along said East right -of -way line of Michigan Street to the North right -of -way line of the U.S. 20 Bypass; thence West to the West right - of -way line of Michigan Street; thence North to the South right -of -way line of Ireland Road; thence Northwesterly and West along said South right -of -way line of Ireland Road to a point 200 feet West of the centerline of Michigan Street; thence North to the North 32 right -of -way line of Ireland Road; thence East along said North right -of -way line to the West right -of -way line of Michigan Street; thence Northeasterly and Northerly along said West right -of -way line of Michigan Street to a point 100 feet North of the centerline of Ireland Road; thence East to the East right -of -way line of Michigan Street; thence Southerly and Southeasterly to the North right -of -way line of Ireland Road; thence East along said North right -of -way line of Ireland Road to the West right -of -way line of Miami Street; thence Northeasterly and North along the West right -of -way line of Miami Street 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 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 to the West right -of -way line of Ironwood Road; thence Northeasterly and North along said West right -of -way line of Ironwood Road to a point 100 feet North of the centerline of Ireland Road; thence East to the East right -of -way line of Ironwood Road; thence Southeasterly to the North right -of -way line of Ireland Road; thence East along said North right -of -way line of Ireland Road to the place of beginning containing 217.70 acres more or less. WHEREAS, as a result of its investigations, studies and surveys, the Commission has found that the area heretofore described and proposed as the "South Side Economic Development Project District" ( "District ") is stagnant and deteriorated, that economic conditions in said area are beyond remedy and control by existing regulatory processes because of the substantial public financial commitments necessary to encourage significant increased in economic activities in said area, and economic development of said area can be accomplished only by a coordinated effort of local and state governments; and WHEREAS, the Commission has heretofore caused to be prepared maps and plats showing the boundaries of the proposed District, a complete list of street names and the range of street numbers of each street situated in the proposed District, a plan for the redevelopment of the proposed District describing the local public improvements necessary or appropriate for the redevelopment or economic development of the proposed District; and WHEREAS, the Commission has determined that the proposed District contains a commercial retail facility with at least five hundred thousand (500,000) square feet; and WHEREAS, there was presented to this meeting of the Commission for its consideration and approval, a copy of the plan for redevelopment and economic development of the proposed District, dated Q,,r ch , 2003, which plan is entitled the "South Side Economic Development Project District Development Plan" ( "Plan") as proposed by this Declaratory Resolution dated M o, r c V\, c� I , 2003, and consisting of 3q pages and 0 exhibits;, a copy of which is attached hereto and incorporated herein as Exhibit "A dnd 33 WHEREAS, the Plan describes the local public improvements necessary or appropriate for the redevelopment or economic development of the proposed District; and WHEREAS, the Plan conforms to other development and redevelopment plans for the City; and WHEREAS, Indiana Code § 36- 7 -26 -1, et seq., provides for the creation of an economic development project district to provide for the allocation and distribution of the incremental state gross retail and use tax revenues attributable to investment in the district and resulting from the redevelopment and economic development of the district, and the Commission deems it advisable to create such an economic development project district to be designated as the "South Side Economic Development Project District" as described herein; 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 hereby finds and declares that redevelopment and stimulation of economic development benefit the health and welfare of the citizens of South Bend, are public uses and purposes for which the public money may be spent and are of public utility and benefit. 2. The Commission hereby finds and declares that economic conditions in the area described in the fifth WHEREAS clause above are stagnant or deteriorating. 3. The Commission hereby finds and declares that present economic conditions in the in the area described in the fifth WHEREAS clause above are beyond remedy and control by existing regulatory processes because of the substantial public financial commitments necessary to encourage significant increases in economic activities. 4. The Commission hereby finds and declares that the economic development of the area described in the fifth WHEREAS clause above cannot be achieved without a coordinated effort of local and state government. 5. The Commission hereby finds and declares the area described in the fifth WHEREAS clause above to be an economic development project district within the meaning of Indiana Code § 36- 7 -26 -1, et seq., and shall be hereinafter referenced as the "South Side Economic Development Project District" ( "District ") subject to approval by the State Board of Finance, approval by ordinance of the Common Council of the City of South Bend and thereafter, a confirmatory resolution of the Commission after a duly called meeting. 6. The Commission hereby finds and declares that the "South Side Economic 34 Development Project District Development Plan" ( "Plan") attached hereto and incorporated herein as Exhibit "A " conforms to other development and redevelopment plans for the City and is reasonable and appropriate when considered in relation to Ind. Code 36 -7 -14 and Ind. Code 36 -7 -26. 7. The Commission hereby finds and declares that completion of the redevelopment and economic development of the District in accordance with the Plan shall: (1) Attract new business enterprises to the District or retain or expand existing business enterprises in the District; (2) Benefit the public health and welfare and be of public utility and benefit; (3) Protect and increase state and local tax bases or revenues; and (4) Result in a substantial increase in temporary and permanent employment opportunities and private sector investment within the District. 8. The Commission hereby approves and adopts the "South Side Economic Development Project District Development Plan" as the economic development plan for the District subject to approval by the State Board of Finance, approval by ordinance of the Common Council of the City of South Bend and thereafter, a confirmatory resolution of the Commission ILafter a duly called meeting. BE IT FURTHER RESOLVED O ED that the redevelopment of the South Side Economic Development Project District shall be taken and accomplished in accordance with the South Side Economic Development Project Development Plan. BE IT FURTHER RESOLVED that all proceedings related to the redevelopment herein described area shall be referred to as the South Side Economic Development Project District. BE IT FURTHER RESOLVED BY THE SOUTH BEND REDEVELOPMENT COMMISSION PURSUANT TO IND. CODE § 36- 7 -26 -1, ET SEQ., CONCERNING THE ESTABLISHMENT OF AN ECONOMIC DEVELOPMENT PROJECT DISTRICT FOR PURPOSES OF SALES TAX INCREMENT FINANCING, THAT: A. As used in this Resolution, the following terms shall be defined as follows: (1) "Adjustment factor" means the amount, stated as a percentage that the State Board of Finance ( "Board ") determines under Ind. Code § 36- 7 -26 -22 should be applied in determining the District's net increment not to exceed eighty percent (80 %). 35 (2) "Base period amount" means the aggregate amount of state gross retail and use taxes remitted under Ind. Code § 6 -2.5 by the business operating in the District during the full state fiscal year that preceds the date on which the Commission confirms this Resolution designating the South Side Economic Development Project District. (3) "Fund" refers to the sales tax increment financing fund established pursuant to Ind. Code § 36- 7- 26 -23. (4) "Gross increment" means the aggregate amount of state gross retail and use taxes that are remitted under Ind. Code § 6 -2.5 by businesses operating in the District, as determined by the Indiana Department of State Revenue under Ind. Code § 36- 7- 26 -23, minus the base period amount. (5) "Local public improvement" means any redevelopment project or purpose of a redevelopment commission or any city under Ind. Code § 36 -7 -26 or Ind. Code § 36 -7 -14. (6) "Net increment" means, for a particular state fiscal year, the product of (i) the gross increment for the state fiscal year ending in the year of the determination; multiplied by (ii) the adjustment factor. B. The Commission shall distribute money from the Fund within the District in accordance with Ind. Code § 36- 7 -26 -1, et seq., and said money may be used for the following purposes: (1) Road, interchange, and right -of -way improvements. (2) Acquisition costs of a commercial retail facility and for real property acquisition costs in furtherance of the road, interchange, and right -of -way improvements. (3) Demolition of commercial property and any related expenses incurred before or after the demolition of the commercial property. (4) For physical improvements or alterations of property that enhance the commercial viability of the district. C. The Commission may issue bonds, payable in whole or in part, from money distributed from the Fund to the Commission, to finance a local public improvement under Ind. 36 Code § 36 -7 -14 -25.1 or may make lease rental payments for a local public improvement under Ind. Code § 36 -7 -14 -25.2 and Ind. Code § 36 -7 -14 -25.3, provided however: (1) The term of any bonds issued under this section may not exceed twenty (20) years, nor may the term of any lease agreement entered into under this section exceed twenty (20) years. (2) The Commission shall transmit to the Board a transcript of the proceedings with respect to the issuance of the bonds or the execution and delivery of a lease agreement as contemplated by this section. The transcript must include a debt service or lease rental schedule setting forth all payments required in connection with the bonds or the lease rentals. D. On January 15 of each year, the Commission shall remit to the treasurer of state the money disbursed from the Fund that is credited to the net increment account that exceeds the amount needed to pay debt service or lease rentals and to establish and maintain a debt service reserve under Ind. Code § 6 -7 -26 in the prior year and before May 31 of that year. Amounts remitted under this subsection shall be deposited by the auditor of state as other gross retail and use taxes are deposited. E. The Commission shall not support property tax abatement to the taxpayers within the District, excepting however, the Board may approve a resolution pursuant to Ind. Code § 36- 7-26-16 in the District in which real property tax abatement not to exceed three (3) years has ILbeen granted. F. To the extent prescribed by the Board, and subject to the terms and conditions established by the Board, any money credited to the credit account may be used by the Commission, and, if desired by the Board, irrevocably pledged by the Board, to further secure bonds or a lease agreement issued or entered into under this chapter. Further security includes, the following: (1) Holding money in the credit account and pledging sums to payment of debt service on bonds issued under or lease rentals payable under this chapter, or maintenance of debt service reserves; (2) Transferring money from the credit account to the net increment account or, if desired by the Board, to the Commission to enable the Commission to finance local public improvements; and (3) Payment of bond insurance premiums or other credit enhancement fees and expenses. BE IT FURTHER RESOLVED that the Secretary is directed to submit certified copies 37 of this Resolution to the State Board of Finance for its approval together with: IL(1) Maps and plats showing the boundaries of the proposed district; (2) A complete list of street names and the range of street numbers of each street situated in the proposed district; (3) A plan for the redevelopment and economic development of the proposed district including a description of the local public improvements necessary or appropriate for the redevelopment or economic development of the proposed district; (4) Information concerning the proposed redevelopment and economic development of the proposed district; (5) The proposed utilization of the revenues to be received in accordance with Ind. Code § 36- 7- 26 -23; and (6) Any additional information that the Board may request from time to time. BE IT FURTHER RESOLVED that upon adoption of this Resolution by the Commission and approval of this Resolution and Plan by the Board, that this Resolution and the development plan for the District together with supporting data, shall be submitted to the Common Council of the City of South Bend, for its approval by ordinance in accordance with Ind. Code § 36- 7- 26 -20, and if so approved by the Board and Common Council, the Commission shall submit the Resolution and Plan 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 -26, after public notice in accordance with Ind. Code § 36- 7 -26 -16 and Ind. Code § 5 -3 -1 and for the final action by the Commission. ADOPTED at a regular meeting of the South Bend Redevelopment Commission held on , 2003, at Room 1308, County -City Building, 227 West Jefferson Boulevard, South Bend, Indiana 46601 SOUTH BEND REDEVELOPMENT COMMISSION Robert W. Hunt, President ATTEST: (W 38 14 Exhibit D CONFIRMING RESOLUTION (South Bend Common Council) (This page left blank intentionally) 39 A 14 11 Table 1 Street and Address Ranges within the South Side Economic Development Project District Street Name Address Range Directions Bowen Street 800-1000 East - West Erskine Plaza 900 East - West High Street 4600-4700 North - South Ireland Road 100-2099 East - West Ironwood Drive 4500-4600 North - South Miami Street/Road 4400-5099 North - South Michigan Avenue 4500-4600 North - South Widener Lane 900-1000 East - West Table 2 Tax Identification Number Listing for the South Side Economic Development Project District Erskine Village Sub - District (Table 3) 23 -1009 -0582 23- 1009 -0582 B 23- 1009 -0582 C 23- 1009 -0582 D 23- 1009-0582 E 23- 1009-0582 F 23- 1009 - 0582.01 23- 1009 - 0582.02 23- 1009 - 0582.03 23- 1009 - 0582.03 B 23- 1009 -0583 23- 1009 - 0583.02 23- 1009 -0584 23 -1009- 0584.02 23- 1009 - 0854.03 23- 1009 - 0584.04 Erskine Plaza Sub - District (Table 4) 23- 1007 -0510 23- 1007 - 0510.02 23- 1007 - 0510.03 23- 1007 - 0510.04 23- 1007 - 0510.05 23- 1007 - 0510.06 23- 1007 - 0510.08 23- 1007 - 0510.09 23- 1007 - 0511.01 23- 1007 - 0511.05 23- 1007 - 0511.06 23- 1007- 0511.07 23- 1035 -0511.03 23- 1035 -1796 23- 1035 -1797 23 -1035 -1806 23- 1035 - 1806.01 23- 1035 - 1808.03 23- 1035 - 1809.02 23- 1035 -1836 23- 1035 -1837 23- 1035 - 1838.01 23- 1035 - 1838.02 23- 1035 -1839 23- 1035 - 1839.01 23- 1021 -1230 23- 1021 -1231 23- 1021 - 1231.01 Broadmoor Plaza Sub - District (Table 5) 23- 1004 -0314 23- 1004 -0317 23- 1004 -0320 23- 1004 -0374 23 -1004- 0374.01 23- 1004 - 0374.02 Table 3 Erskine Village Sub - District Information r Tax Identification Numbers 23- 1009 -0582 1290 East Ireland Road Scottsdale Mall Massachusetts Mutual Life Insurance Co. PO Box 131001 Carlsbad, CA 92013 23- 1009 -0582 B East Ireland Road Massachusetts Mutual Life Insurance Co. PO Box 131001 Carlsbad, CA 92013 23- 1009 -0582 C 1112 East Ireland Road Massachusetts Mutual Life Insurance Co. PO Box 131001 Carlsbad, CA 92013 23- 1009 -0582 D 1150 East Ireland Road Curtis James Investments 741 Centre View Blvd Ste 100 Ft. Mitchell, KY 41017 23- 1009 -0582 E 4540 South Miami Street Massachusetts Mutual Life Insurance Co. PO Box 131001 Carlsbad, CA 92013 23- 1009 -0582 F 1240 East Ireland Road Massachusetts Mutual Life Insurance Co. PO Box 131001 Carlsbad, CA 92013 23- 1009 -0582.01 1110 East Ireland Road Welsh Inc. 800 E 86`h Avenue PO Box 10725 Merrillville, IN 46411 Table 3 Erskine Village Sub - District Information 23- 1009 -0582.02 1404 East Ireland Road Tower Federal Savings & Loan 32100 Telegraph Road, Ste 100 Franklin, MI 48025 23- 1009 - 0582.03 East Ireland Road Montgomery Ward Development LLC 1931 Rohlwing Rd, Ste A Rolling Meadows, IL 60008 23- 1009 -0582.03 B East Ireland Road Montgomery Ward Development LLC 1931 Rohlwing Rd, Ste A Rolling Meadows, IL 60008 23- 1009 -0583 4830 South Miami Street Massachusetts Mutual Life Insurance Co. PO Box 131001 Carlsbad, CA 92013 23- 1009 -0583.02 4842 South Miami Road Indiana Department of Transportation 100 North Senate Avenue, Room N955 Indianapolis, IN 46204 23- 1009 -0584 Fairington Apartments of South Bend 1220 Fairington Circle Fairington Apartments of South Bend 98 Alexanderia Pike, 4`h Floor Warrenton, VA 20186 23- 1009 -0584.02 5032 South Miami Street Cecil & Nancy Klopfenstein 65016 Sycamore Road North Liberty, IN 46554 23- 1009 -0854.03 5024 Miami Road Richard & Jan Rozenboom 5024 Miami Road South Bend, IN 46614 c, Table 3 Erskine Village Sub - District Information 23- 1009 - 0584.04 Jackson Road Michael & Jean Gregorich 4203 Winthrop South Bend, IN 46614 1-4 Table 3 Erskine Village Sub - District Information Owner & Store/Tenant Information 23- 1009 -0582 1290 East Ireland Road Scottsdale Mall Massachusetts Mutual Life Insurance Co. PO Box 131001 Carlsbad, CA 92013 Permanent Tenants Action Park Paintball 11951 Harrison Rd. Mishawaka, IN 46544 Status: Current Tenant Aladdin's Castle (d /b /a) Namco Cybertainment, Inc. 877 Supreme Drive Bensenville, IL 60106 -1106 Status: Current Tenant Alley Oops Diner (d /b /a) Alley -Oops- Scottsdale Corp 154 -39 W. Hively Elkhart, IN 46517 Status: Month -to -Month Tenant American Sunspace Additions 30012 CR 10 West Elkhart, IN 46514 Status: Current Tenant Another Business 58953 Bremen Highway Mishawaka, IN 46544 Status: Current Tenant Athen's Artifacts (d /b /a) Athen's Artifacts, Inc. 120 Marquette Ave. South Bend, IN 46117 Status: Current Tenant Bath & Body Works, Inc. P.O. Box 182517 Three Limited Parkway Columbus, OH 43218 Status: Current Tenant c, . Table 3 Erskine Village Sub - District Information Buy Me Toys.com 5043 Idlewood Dr. South Bend, IN 46614 Status: Current Tenant Cellular Connection (d /b /a) Moorehead Communications 2509 West 2nd Street Marion, IN 46952 Status: Current Tenant Cherry's International Family Supper Buffet 1290 Scottsdale Mall, Suite #1016 South Bend, IN 46614 Status: Current Tenant Chick- Fil -A, Inc. 5200 Buffington Road Atlanta, GA 30349 -2998 Status: Current Tenant Claire's Boutiques, Inc. 2400 N. Central Road Hoffman Estates, IL 60195 Status: Current Tenant Deb Shops, Inc. 9401 Blue Grass Road Philadelphia, PA 19114 Status: Current Tenant Electronics Boutiques of America, Inc. 931 Matlock Street West Chester, PA 19382 Status: Current Tenant Enzo's Pizza (d /b /a) Suarez, Inc. 29 E. McCarthy Street, Suite 100 Indianapolis, IN 46225 -3307 Status: Current Tenant El Vegas Music 52381 Prescott Ave. South Bend, IN 46637 Status: Current Tenant t, Table 3 Erskine Village Sub - District Information Fannie May Candies (d /b /a) Archibald Candy Corp. 1137 W. Jackson Blvd. Chicago, IL 60607 Status: Current Tenant The Finish Line, Inc. 3308 N. Mitthoeffer Road Indianapolis, IN 46236 Status: Current Tenant $5.00 Picture Store 30957 Oak Dr. Osceola, IN 46561 Status: Current Tenant Footaction (d /b /a) Scottsdale Footaction, Inc. 90 McKee Drive Mahwah, NJ 07430 Status: Current Tenant Funny Bone Comedy Club of South Bend 5565 Lindell Blvd. St. Louis, MO 63112 IL Status: Current Tenant General Nutrition Corp. 921 Pennsylvania Ave. Pittsburg, PA 15222 Status: Current Tenant Great American Diamonds & Gold (d /b /a) The Tenax Group, Inc. P.O. Box 160 New Buffalo, MI 49117 Status: Current Tenant Hacienda (d /b /a) HMR Acquisition Company, Inc. 1501 N. Ironwood South Bend, IN 46635 Status: Current Tenant Kay -Bee Toy & Hobby Shops, Inc. K -B Toys #1286 100 West Street Pittsfield, MA 01201 Status: Current Tenant Ls Table 3 Erskine Village Sub - District Information Lee's Nails 58651 Runaway Rd. Elkhart, IN 46516 Status: Current Tenant Louie's Tux 716 Lincolnway West South Bend, IN 46616 Status: Current Tenant Majerek's Gold Crown Hallmark (d /b /a) Evenson Card Shops, Inc. 313 E. Main Street Niles, MI 49120 Status: Current Tenant Motherhood Maternity (d /b /a) Mother Works, Inc. 465 N. 5`h Street Philadelphia, PA 19123 Status: Current Tenant Nostalgia Store 30957 Oak Dr. Osceola, IN 46561 Status: Current Tenant Sam Goody (Musicland) The Musicland Group 7500 Excelsior Blvd. Minneapolis, MN 55426 Status: Current Tenant Payless Shoe Source, Inc. P.O. Box 3560 Topeka, KS 66601 -3560 Status: Current Tenant NuVision, Inc. 1925 Enterprise Parkway Twinsburg, OH 44087 Status: Current Tenant Radio Shack (d /b /a) Tandy Corporation 401 Tandy Center Forth Worth, TX 76102 Status: Current Tenant c, ' Table 3 Erskine Village Sub - District Information Scooter Warehouse 22520 Remington Ct. Elkhart, IN 46514 Status: Current Tenant Scottsdale Mall Sports Cards & Coins 218 E. Altgeld South Bend, IN 46614 Status: Current Tenant Scottsdale Theatre Kerasotes Theaters, Inc. 104 N. 6`h Street Springfield, IL 62701 Status: Current Tenant South Bend Chocolate Co. P.O. Box 4104 South Bend, IN 46634 Status: Current Tenant Style Trends by Fiesta (d /b /a) Fiesta Salon Suite #127 6363 Fiesta Drive Columbus, OH 43085 Status: Current Tenant Subway (d /b /a) Subway Real Estate Corp. 325 Bic Drive Milford, CT 06460 Status: Current Tenant Things Remembered, Inc. 5340 Avion Park Road Highland Heights, OH 44143 Status: Current Tenant Treehouse Cuts Salon P.O. Box 877 Granger, IN 46530 Status: Current Tenant Vitamin World, Inc. 4320 Veterans Hwy. Holbrook, NY 11741 Status: Current Tenant c, a Table 3 Erskine Village Sub - District Information Lot Temporary Tenant AAA Coin & Jewelry Exchange Pierre Moran Mall 154 -25 W. Hively Ave. Elkhart, IN 46517 Status: 11/02 -12/02 Holiday American Campgrounds 8368 West "C" Ave. Kalamazoo, MI 49009 Status: Current Tenant Center Lions Club 61455 Druid Lane South Bend, IN 46614 Status: 11/01 -12/01 Holiday 11/02 -12/02 Holdiay Culligan 2218 South Main South Bend, IN 46613 Status: Month -to -Month Day -by -Day Calendar (d /b /a) Walden Book Company, Inc. 100 Phoenix Dr. Ann Arbor, MI 48108 Status: 10/01 -01/02 Holiday 10/01 -01/03 Holiday Eve's Creations 17776 SR 23 South Bend, IN 46635 Status: 11/01 -12/01 Holiday 11/02 -12/02 Holiday Family Wellness Center (d /b /a) Women's Care Center 201 Lincolnway West Mishawaka, IN 46544 Status: Current Tenant Foto Fantasy Entertainment, Inc. 8 Commercial Street Hudson, NH 03051 -3907 Status: Current Tenant C, s Table 3 Erskine Village Sub - District Information ILGrace United Methodist Church 3012 South Twyckenham Dr. South Bend, IN 46614 Status: Current Tenant H & R Block Eastern Tax Services, Inc. 2520 Miracle Lane Mishawaka, IN 46545 Status: 01/01-04/01 01/02-04/02 Hoffman & Mackey Allstate Insurance 3121 Robin Hood Lane South Bend, IN 46614 Status: Current Tenant Inman's Black Belt Academy 53213 Chelle Lane Granger, IN 46530 Status: Current Tenant Kuman Math & Reading Center Jefferson Center 105 Jefferson Blvd. Suite #222 South Bend, IN 46601 Status: Current Tenant Lisa's International 321 S. Rue Flambeau St. Apt. 507 South Bend, IN 46615 -2820 Status: Current Tenant Miracle Ear (d /b /a) Sekim Resources, Inc. 2130 South Bend Ave. South Bend, IN 46637 Status: Current Tenant New Heights Rock Climbing Wall 327 E. 91h Street Mishawaka, IN 46544 Status: 11/01 -12/01 Holiday 11/02 -12/02 Holiday Oscar Gumball (d /b /a) H & M Enterprises 401 East Market Street, Suite B Nappanee, IN 46550 Status: Current Tenant 10 Table 3 Erskine Village Sub - District Information Pepsi -Cola General Bottlers, Inc. A Pepsi Americas Company 3501 Algonquin Road Rolling Meadows, IL 60008 Status: Current Tenant Playfair 7021 Bluffton Rd. Fort Wayne, IN 46809 -2705 Status: Current Tenant Protocol (d /b /a) Spirit Vending Company 4606 Goodrich Road Valparaiso, IN 46385 Status: Current Tenant Snack Stop (d /b /a) Mother Reed's Enterprises, Inc. 6316 S. 1100 W. Hartsville, IN 47244 Status: Current Tenant South Bend Police Training Center 701 W. Sample Street South Bend, IN 46601 -2890 Status: Current Tenant Spa Pros (d /b /a) Pierce Brothers, Inc. 436 N. Sunnyside South Bend, IN 46617 Status: Current Tenant Sweatshirt Alley (d /b /a) Greendollar Western Connection 45 N. Main Street Three Rivers, MI 49093 Status: 11/01 -12/01 Holiday 11/02 -12/02 Holiday TCU ATM (d /b /a) Teacher's Credit Union 110 South Main Street South Bend, IN 46601 Status: Current Tenant L11 Table 3 Erskine Village Sub - District Information Tupperware 1290 Scottsdale Mall Suite 2047 South Bend, IN 46614 Status: Current Tenant USA Trains P.O. Box 710 Bridgeman, MI 49106 -0710 Status: Current Tenant W.A.S. Vending 809 N. First Street Plymouth, IN 46563 Status: Current Tenant Wok Right In 3208 Sandwood Dr. South Bend, IN 46628 Status: Current Tenant World's Largest Candy Jar (d /b /a) First Vending 1839 Best Drive Walled Lake, MI 48390 Status: Current Tenant Former and Seasonal Tenants All Stars, Inc. 711 Wabash Street Michigan City, IN 46360 Status: Closed 2001 ATM Machine (d /b /a) Americash LLC 5E. 591" Street New York, NY 20022 Status: Closed 2002 El Bee Shoes (d /b /a) Shoebilee, Inc. 3155 El Bee Road Dayton, OH 45439 Status: Closed 2001 (Corporate Bankruptcy) (boe 12 Table 3 Erskine Village Sub - District Information Gloria Jeans Gourmet Coffee (d /b /a) Walsh Ventures, Inc. 23285 US Hwy 12 Edwardsburg, MI 49112 Status: Closed 2001 Gordon's Jewelers (d /b /a) Zale Delaware Inc. 901 W. Walnut Hill Lane Irving, TX 75015 -2759 Status: Current Tenant Makielski's Inc. 3838 North Main Street Mishawka, IN 46545 Status: Closed 2003 Mrs. Field's Cookies Suite #400 2855 E. Cottonwood Pkwy. Salt Lake City, Utah 84121 Status: Closed 2001 K & M Footwear, Inc. d /b /a Naturalizer 830 Maryland Ave. St. Louis, MO 63105 IL Status: Closed 2001 Piercing Pagoda, Inc. 3910 Adler Place P.O. Box 25007 Lehigh Valley, PA 18002 -5007 Status: Closed 2001 Shoe Sensation (d /b /a) Acton Enterprises, Inc. 253 America Place Jeffersonville, IN 47130 Status: Closed 01/11/03 The Tinder Box International, Ltd. 25 Parkway Upper Saddle River, NJ 07458 Status: Closed 12/31/02 Walden Book Company, Inc. 201 High Ridge Road Stamford, CT 06904 Status: Closed 12/31/02 13 Table 3 Erskine Village Sub - District Information Zales Jewelers (d /b /a) Zale Delaware Inc. Mail Station 5A -13 901 W. Walnut Hill Lane Irving, TX 75038 Status: Closed 2001 23- 1009 -0582 B Former L.S. Ayres Store East Ireland Road 23- 1009 -0582 C Target Corporation 1112 East Ireland Road 1000 Nicolet Mall Minneapolis, MN 55403 Status: Current Tenant 23- 1009 -0582 D Applebee's Restaurant (d /b /a) 1150 East Ireland Road Curtis James Investments 207 Grandview Drive #125 Ft. Mitchell, KY 41017 Status: Current Outlot Tenant 23- 1009 -0582 E Ritter's Frozen Custard (d /b /a) 4540 South Miami Street Loomis & Company 3921 N. Main Street Mishawaka, IN 46545 Status: Current Outlot Tenant 23- 1009 -0582 F T.G.I. Friday's (d /b /a) 1240 East Ireland Road South Bend Bistro, L.P. d /b /a 1311 W. 96`h Street Indianapolis, IN 46240 Status: Current Outlot Tenant 14 Table 3 Erskine Village Sub - District Information IL 23- 1009 -0582.01 Speedway SuperAmerica 1110 East Ireland Road 539 S. Main Street Merrillville, IN 46411 23- 1009 - 0582.02 Standard Federal 1404 East Ireland Road Tower Federal Savings 32100 Telegraph Rd., Suite 100 Franklin, MI 48025 23- 1009 -0582.03 23- 1009 - 0582.03 B Former Montgomery Wards Property & Buildings East Ireland Road 23- 1009 -0583 Vacant Land 4830 South Miami Street 23- 1009 - 0583.02 Vacant Land 4842 South Miami Street 23- 1009 -0584 Multi - Family Residential Use Fairington Estates Apartments 1220 Fairington Circle 23- 1009 - 0584.02 Private Residential Use 5032 South Miami Road 23- 1009- 0854.03 Private Residential Use 5024 South Miami Road 23- 1009- 0584.04 Vacant Land Jackson Road C . 15 Table 4 Erskine Plaza Sub - District Information Tax Identification Numbers 23- 1007 -0510 928 - 932 East Ireland Road Irwin & Gertrude Rubin 534 Coquillard Drive South Bend, IN 46614 23- 1007 -0510.02 910 East Ireland Road Ireland Village Erskine Plaza Associates 3930 Edison Lakes Parkway Mishawaka, IN 46545 23- 1007 -0510.03 1010 East Ireland Road Barbara Dobson 300 Wilmont Rdke Dr. Deerfield, IL 60015 23- 1007 -0510.04 1002 East Ireland Road Indiana Bell Telephone Co. One Bell Center Room 36 M 01 St. Louis, MO 63101 23- 1007 -0510.05 4527 South Miami Street Joseph & Rose Cira 17776 Bromely Chase South Bend, IN 46614 23- 1007 -0510.06 1010 East Ireland Road South Bend Plaza LLC P.O. Box 57 Huntingburg, IN 47452 23- 1007 -0510.08 920 East Ireland Road Lorraine Ehlers 4939 Floramar Terrace, Apt 514 New Port Richey, FL 34652 Table 4 Erskine Plaza Sub - District Information 23- 1007 - 0510.09 900 East Ireland Road Ireland Village Erskine Plaza Associates 3930 Edison Lakes Parkway Mishawaka, IN 46545 23- 1007 -0511.01 South Miami Street City of South Bend 1300 County City Building South Bend, IN 46601 23- 1007 -0511.05 800 East Ireland Road Erskine Plaza Associates 3930 Edison Lakes Parkway Mishawaka, IN 46545 23- 1007- 0511.06 800 East Ireland Road National Credit Corp of Eastern Michigan 7091 Orchard Lake Road, Ste. 300 Bloomfield, MI 48322 23- 1007 -0511.07 South Miami Street City of South Bend 1300 County City Building South Bend, IN 46601 23- 1035 - 0511.03 4615 South Miami Street RBLI, LLC 3550 ParkPlace, Suite 500 Mishawaka, IN 46545 23- 1035 -1796 734 East Ireland Road Cocquyt & Boone Properties LLC 734 East Ireland Road South Bend, IN 46614 23- 1035 -1797 742 East Ireland Road Ida Gosztola 5172 Fredricksburg Court South Bend, IN 46614 Table 4 Erskine Plaza Sub - District Information j 23- 1035 -1806 926 Erskine Plaza - Martin's Super Market Erskine Plaza Associates 3930 Edison Lakes Parkway Mishawaka, IN 46545 23- 1035 - 1806.01 4600 High Street - Menards KRC South Bend 833 Inc. 3333 New Hyde Park Road, Suite 100 Lake Success, NY 11042 23- 1035- 1808.03 4627 South Miami Street St. Joseph Bank & Trust Co. PO Box 94839 Cleveland, OH 44101 23- 1035- 1809.02 4711 South Miami Street McDonald's Restaurant Franchise Realty Corp. P.O. Box 66207 O'Hare Chicago, IL 60666 23- 1035 -1836 1001 East Widener Lane Frank & Joan Palfi 1001 East Widener Lane South Bend, IN 46614 23- 1035 -1837 4727 South Miami Street Miami Association PO Box 4280 South Bend, IN 46634 23- 1035- 1838.01 1025 Widener Lane Miami Association PO Box 4280 South Bend, IN 46634 23- 1035- 1838.02 935 East Widener Lane Mary Berlakovich 935 East Widener Lane South Bend, IN 46614 L Table 4 Erskine Plaza Sub - District Information 23- 1035 -1839 St. Joseph Valley Parkway Right -of -Way State of Indiana PO Box 429 LaPorte, IN 46350 23- 1035 - 1839.01 South Miami Street South Bend Redevelopment Commission 1200 County -City Building South Bend, IN 46601 23- 1021 -1230 5001 South Miami Street South Bend Community School Corporation 635 South Main Street South Bend, IN 46601 23- 1021 -1231 5001 South Miami Street South Bend Community School Corporation 635 South Main Street South Bend, IN 46601 23- 1021- 1231.01 NW Corner of Jackson Road & Miami Road Northern Indiana Public Service Co. 801 East 86`h Avenue Merrillville, IN 46410 c, Table 4 Erskine Plaza Sub - District Information Owner & Store/Tenant Information 23- 1007 -0510 928 - 932 East Ireland Road Irwin & Gertrude Rubin 534 Coquillard Drive South Bend, IN 46614 1 Concord Custom Cleaners 928 East Ireland Road 2 National Cash Advance 930 East Ireland Road 3 Starlite Pizza 932 East Ireland Road 23- 1007 -0510.02 Ireland Village Erskine Plaza Associates 3930 Edison Lakes Parkway Mishawaka, IN 46545 4 China Garden Restaurant 910G East Ireland Road 5 Mystique Hair & Nail Studio 910D East Ireland Road 6 American General Finance 910C East Ireland Road 7 Edward D. Jones & Co. 9108 East Ireland Road 8 Pro Tan Group 910A East Ireland Road 23- 1007 -0510.03 29 Walgreens 1010 East Ireland Road Barbara Dobson 300 Wilmont Rdke Dr. Deerfield, IL 60015 C Table 4 Erskine Plaza Sub - District Information 23- 1007 - 0510.04 28 Ameritech 1002 East Ireland Road Indiana Bell Telephone Co. One Bell Center Room 36 M 01 St. Louis, MO 63101 23- 1007 -0510.05 30 4527 South Miami Street Miami Plaza Liquor Mart Joseph & Rose Cira 17776 Bromley Chase South Bend, IN 46614 23- 1007 -0510.06 29 Walgreens 1010 East Ireland Road South Bend Plaza LLC P.O. Box 57 Huntingburg, IN 47452 23- 1007- 0510.08 27 Long John Silver's Restaurant 920 East Ireland Road Lorraine Ehlers 4939 Floramer Terrance, Apt. 514 New Port Richey, FL 34655 23- 1007 -0510.09 Ireland Village Erskine Plaza Associates 3930 Edison Lakes Parkway Mishawaka, IN 46545 9 State Farm Insurance 902 East Ireland Road 10 Peddler's Pub 904 East Ireland Road 11 Vacant 906 East Ireland Road L Table 4 Erskine Plaza Sub - District Information 23- 1007 - 0511.01 Retention Area 23- 1007 - 0511.05 26 Fitness USA 800 East Ireland Road South Bend, IN 46614 23- 1007 -0511.06 26 Fitness USA 800 East Ireland Road South Bend, IN 46614 23- 1007 -0511.07 Retention Area 23- 1035 - 0511.03 4615 South Miami Street RBLI, LLC 3550 ParkPlace, Suite 500 Mishawaka, IN 46545 12 Arby's Roast Beef Restaurant 4615 South Miami Street 13 Great Harvest Bread Company 4615 South Miami Street (Vacant Jan 2003) 14 Burton's Laundromat 4615 South Miami Street 23- 1035 -1796 24 Family Dentistry 734 East Ireland Road South Bend, IN 46614 23- 1035 -1797 25 Hoskins Vision Center 742 East Ireland Road South Bend, IN 46614 (Vacant) C, Table 4 Erskine Plaza Sub - District Information 23- 1035 -1806 Erskine Plaza 15 Martin's Super Market 926 Erskine Plaza 16 New China Restaurant 918 -920 Erskine Plaza 17 Jackson Hewitt Tax Service 23- 1035 - 1806.01 Erskine Plaza 23 Menards 930 Erskine Plaza /4600 High Street KRC South Bend 833 Inc. 3333 New Hyde Park Road, Suite 100 Lake Success, NY 11042 c, 916 Erskine Plaza 18 Pepperberry Cafe 914 Erskine Plaza 19 Cigarettes Cheaper P.O. Box 1400 Benecia, CA 94510 (Closed 2003) 20 Mancino's Italian Eatery 910 Erskine Plaza 21 Sally Beauty Supply IL908 Erskine Plaza 22 Acme Bedding Co. 906 Erskine Plaza * Bargain Books c/o 5505 Grape Rd. Mishawaka, IN 46545 (Closed 2002) * CVS Pharmacy 2027 E. Ireland Rd. South Bend, IN 46614 (Closed 2002) 23- 1035 - 1806.01 Erskine Plaza 23 Menards 930 Erskine Plaza /4600 High Street KRC South Bend 833 Inc. 3333 New Hyde Park Road, Suite 100 Lake Success, NY 11042 c, Table 4 Erskine Plaza Sub - District Information 23- 1035 - 1808.03 31 Key Bank 4627 South Miami Street St. Joseph Bank & Trust P.O. Box 99839 Cleveland, OH 44101 23- 1035 - 1809.02 32 4711 South Miami Street McDonald's Restaurant Franchise Realty Corp. P.O. Box 66207 O'Hare Chicago, IL 60666 23- 1035 -1836 Private Residential Use 1001 East Widener Lane 23- 1035 -1837 33 St. Joseph County Office of Family & Children 4727 South Miami Street South Bend, IN 46614 23-1035-1838.01 34 Indiana Department of Revenue 1025 Widener Lane South Bend, IN 46614 23- 1035- 1838.02 Private Residential Use 935 East Widener Lane 23- 1035 -1839 Bypass Right -of -Way State of Indiana 23- 1035 - 1839.01 Vacant Land South Miami Street South Bend Redevelopment Commission c s Table 4 Erskine Plaza Sub - District Information 23- 1021 -1230 5001 South Miami Street South Bend Community School Corporation 635 South Main Street South Bend, IN 46601 23- 1021 -1231 5001 South Miami Street South Bend Community School Corporation 635 South Main Street South Bend, IN 46601 23- 1021- 1231.01 NW Corner of Jackson Road & Miami Road Northern Indiana Public Service Co. 801 East 86`" Avenue Merrillville, IN 46410 10 IC Table 5 Broadmoor Plaza Sub - District Information „r Tax Identification Numbers 23- 1004 -0314 1315 East Ireland Road Steak N' Shake Nick Striglos PO Box 116 Decatur, IL 62525 23- 1004 -0317 1245 East Ireland Road Nick & Andy's Jiffy Lube /Citgo Scottsdale Realty Inc. PO Box 10 Elkhart, IN 46515 23- 1004 -0320 Vacant Land East Ireland Road One Holdings Inc. 813 Carew Tower Cincinnati, OH 45202 23- 1004 -0374 Broadmoor Shopping Plaza ILOne Holdings Inc. 1014 Vine Street Cincinnati, OH 45202 23- 1004 - 0374.01 1105 East Ireland Road Transmission Technicians George and David Vernasco 1105 East Ireland Road South Bend, IN 46614 23- 1004 -0374.02 1113 East Ireland Road Burger King Bendan Properties 4220 Edison Lakes Parkway Mishawaka, IN 46545 14 Table 5 Broadmoor Plaza Sub - District Information Owner & Store/Tenant Information 23- 1004 -0314 17 Steak N' Shake 1315 East Ireland Road Nick Striglos P.O. Box 116 Decatur, IL 62525 23- 1004 -0317 18 Nick & Andy's Jiffy Lube /Citgo 1245 East Ireland Road Scottsdale Realty Inc. P.O. Box 10 Elkhart, IN 46515 23- 1004 -0320 Vacant Parcel East Ireland Road 23- 1004 -0374 Broadmoor Shopping Plaza 1 Advance America #493 1229 East Ireland Road Advance America Cash Advance Centers of Indiana, Inc. 135 N. Church Street Spartanburg, SC 29306 (Vacant 2003) BoRic's Haircare #494 1227 East Ireland Road BoRics Haircare Salons c/o Regis Corporation 7201 Metro Blvd. Minneapolis, MN 55439 3 J. R. Fox Jewelry 1225 East Ireland Road 5717 Grape Road Mishawaka, IN 46545 4 Kroger Supermarket J903 1217 East Ireland Road 5960 Castleway W. Indianapolis, IN 46250 L2 Table 5 Broadmoor Plaza Sub - District Information 5 Fashion Bug #3451 1147 East Ireland Road Charming Shoppes 450 Winks Lane Bensalem, PA 19020 6 Staples #399 1143 East Ireland Road Staples, Inc. 500 Staples Drive Framingham, MA 01702 7 Blockbuster Video #92227 1135 East Ireland Road Blockbuster Video, Inc. The Renaissance Tower 1201 Elm Street Dallas, TX 75270 8 Family Christian Book Store 1131 East Ireland Road Family Bookstores 5300 Patterson Ave., SE Grand Rapids, MI 49530 9 Dollar Tree 1127 East Ireland Road Dollar Tree Stores, Inc. 500 Volvo Parkway Chesapeake, VA 23320 10 Colortyme (d /b /a) 1117 East Ireland Road B J Rental, Inc. East Ireland Road 4261 Ralph Jones Ct. South Bend, IN 46628 (Vacated in 2002) 11 Vision Values by Dr. Tavel (d /b /a) 1111 East Ireland Road Vision Center Northwest, Inc. 2839 Lafayette Ave. Indianapolis, IN 46222 12 Broadmoor Barber 4328 Miami Street South Bend, IN 46614 L3 Table 5 Broadmoor Plaza Sub - District Information 13 Wells Fargo 4440 South Miami Street Wells Fargo Corporate Properties MAC #N8635 -023 P.O. Box 960 Fort Wayne, IN 46801 -0960 23- 1004 -0374.01 14 Transmission Technicians 1105 East Ireland Road South Bend, IN 46614 23- 1004 -0374.02 15 Burger King 1105 East Ireland Road Bravokilo, Inc. #6622 P.O. Box 416 South Bend, IN 46624 C. O .J i a+ 0 C 7 O V L d L Q it C C. 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