HomeMy WebLinkAboutNo. 2016 designating the NNDA, declaring the NNDA to be blighted, approving a development plan and conditions under which relocation payments will be made, and establishing an allocation area for purposes of TIFRESOLUTION NO. 2016
A RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION
DESIGNATING THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA,
DECLARING THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA TO BE
BLIGHTED, APPROVING A DEVELOPMENT PLAN AND CONDITIONS UNDER
WHICH RELOCATION PAYMENTS WILL BE MADE, AND ESTABLISHING AN
ALLOCATION AREA FOR PURPOSES OF TAX INCREMENTAL FINANCING
WHEREAS, the South Bend Redevelopment Commission ( "Commission") is the governing
body of the South Bend, Indiana Department of Redevelopment ( "Department ") and exists and
operates under the provisions of Indiana Code § 36- 7 -14 -1, et seq., as amended from time -to -time
( "Act "); and
WHEREAS, the Department has conducted investigations, studies and surveys of various
blighted and deteriorated areas within the City of South Bend, Indiana, and of the causes
contributing to such blight and deterioration; and
WHEREAS, such investigations, studies and surveys have been made in cooperation with
the various departments and bodies of the City and have been directed toward determining the
ILproper use of land and improvements thereon so as to best serve the interests of the City and its
residents; and
WHEREAS, the Department has investigated, studied and surveyed that area within the
City of South Bend hereby designated as the "Northeast Neighborhood Development Area ", and
which area is more particularly described in Exhibit "A" attached hereto and incorporated herein;
and
WHEREAS, the Area consists of approximately 616 acres and is contiguous and compact;
and
WHEREAS, as a result of its investigations, studies and surveys, the Commission has found
that the Area heretofore described as the Northeast Neighborhood Development Area ( "Area ") is
blighted and deteriorated. Specifically, the Area is blighted to an extent that such blighting
conditions cannot be corrected by regulatory process or by the ordinary operations of private
enterprise without resort to the provisions of the Act and that the public health and welfare would
be benefitted by acquisition in and redevelopment of such Area under the provisions of the Act; and
WHEREAS, the Commission has heretofore caused to be prepared maps and plats showing
the boundaries of the Area, the location of various parcels of property, streets, alleys, and other
features affecting the acquisition, clearance, replatting, replanning, rezoning or redevelopment of
the Area, indicating that, at this time, no parcels of property in the Area will be acquired by the
Commission, and the parts of the Area that are to be devoted to public ways, levees, sewerage,
parks, playgrounds, and other public purposes under the redevelopment plan for the Area; and
WHEREAS, lists have heretofore been prepared indicating that no parcels of property are
proposed to be acquired within the Area, and therefore, that no appraisals have been made of the fair
market value of any parcels in the Area at this time; and
WHEREAS, there was presented to this meeting of the Commission for its consideration
and approval, a copy of the development plan for the Area, dated November 17, 2003, which plan
is entitled "Northeast Neighborhood Development Area Plan" ( "Plan") as proposed by this
Declaratory Resolution dated November 17, 2003, consisting of 34 pages and 2 exhibits; and
WHEREAS, the Commission has, in a meeting held this day and open to the public, heard
evidence and reviewed the maps and plats presented at the meeting and considered same.
NOW, THEREFORE, BE IT RESOLVED BY THE SOUTH BEND
REDEVELOPMENT COMMISSION, AS FOLLOWS:
1. The Commission now declares the Northeast Neighborhood Development Area
( "Area ") which is described in the fourth WHEREAS clause above, as blighted and deteriorated and
a menace to the social and economic interests of the City of South Bend and its inhabitants and that
it will be of public utility and benefit to acquire real estate and improvements in the Area and to
redevelop the Area under the Act.
2. The Northeast Neighborhood Development Area Plan ( "Plan ") proposed by this
Declaratory Resolution of November 17, 2003 and as attached hereto and incorporated herein, is
hereby approved subject to a Confirmatory Resolution after a duly called meeting.
3. The previously prepared maps and plat showing the boundaries of the Area, the
location of the various parcels of property, streets, alleys, and other features affecting the
acquisition, clearance, replattng, replanning, rezoning or redevelopment of the Area, indicating any
parcels of property to be excluded from acquisition, and indicating the parts of the Area to be
devoted to public ways, levees, sewerage, parks, playgrounds, and other public purposes under the
Plan are hereby approved.
4. The previously prepared list indicating that there are no parcels of property within
the Area to be acquired at the present time and is hereby approved.
5. The estimated cost of acquiring property in the Area, as determined by taking the
average of two (2) separate appraisals made by independent appraisers, is $0.00, is hereby approved.
6. In determining the location and the extent of the Area proposed to be acquired for
redevelopment, the Commission has given consideration to transitional and permanent provisions
for adequate housing for residents of the Area who will be displaced by this redevelopment project,
and the Commission hereby adopts the Northeast Neighborhood Relocation Policy as the policy by
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A
which the Commission will be guided in providing for such persons displaced by the action of the
Commission.
BE IT FURTHER RESOLVED that all proceedings related to the redevelopment of the
herein described area shall be referred to as the Northeast Neighborhood Development Area.
BE IT FURTHER RESOLVED that the redevelopment of the Area shall be in accordance
with the Northeast Neighborhood Development Area Plan.
BE IT ALSO RESOLVED, that the Commission proposes the following findings subject
to confirmation after a duly called public meeting:
i. Based upon evidence submitted to the Commission, the Cominission finds
and determines that there is a substantial presence in the area designated as the
Northeast Neighborhood Development Area ( "Area ") of excessive vacant land,
abandoned or vacant buildings, old buildings, excessive vacancies, substandard
structures, deteriorating infrastructure, and lack of infrastructure sufficient to support
redevelopment of the Area.
ii. The Commission further finds that the Area is blighted and constitutes a
menace to the social and economic interest of the City of South Bend and its
inhabitants, and it will be of public utility and benefit to acquire land within such
Area and to redevelop it under the Act.
iii. The assessed value of the real property of the Area when added to the
assessed value of the real property located in all redevelopment areas does not
exceed twenty percent (20 %) of the total assessed value of the real property located
in the City of South Bend.
iv. The Northeast Neighborhood Development Area Plan ( "Plan") for the Area
will result in the demolition and /or selective demolition and reuse of blighted
structures. Alleviating this blight and its blighting influence is projected to be a
catalyst to ongoing and future development in the Area.
V. The Plan for the Area delineates five (5) Sub -Areas to be known as (i) the
Eddy Street Commercial Redevelopment Area (ii) the Georgiana - Talbot Residential
Redevelopment Area; (iii) the Homeownership Preservation Area; (iv.) The St.
Joseph Regional Medical Center Redevelopment Area; and (v) the Madison Center
Campus Housing and Commercial Redevelopment Area.
vi. The Plan for the Area cannot be achieved without the designation of the Area
as a redevelopment area because of stagnated or depressed levels of private
investment within the Area and because of the existence of blighted conditions as
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defined at Ind. Code § 36- 7 -1 -3.
vii. The Plan for the Area will allow for the master - planned development of
multiple sites within the Area. The Area status will allow opportunities for the
master planning of traffic circulation, infrastructure upgrades, residential
conservation and redevelopment, commercial and open space development planning,
landscaping and site design controls.
ix. The Plan for the Area will complement public and private sector investment
within the immediate neighborhood.
X. The public health and welfare will be benefitted by the accomplishment of
the Plan within the Area.
xi. The Plan for the Area will provide the necessary redevelopment tools and
facilitate the use of certain funding mechanisms to aid in the redevelopment of the
area commonly known as Five Points, the junction of Corby Boulevard, Eddy Street
and South Bend Avenue and the surrounding vicinity at the center of the Area.
xii. The Plan for the Area will provide the necessary redevelopment tools and
funding mechanisms to aid in the demolition and /or selective demolition and site
preparation and, if necessary, remediation of certain existing residential and
commercial sites within the Area.
xiii. The Plan for the Area will allow for the expansion and upgrade of public
facilities and utilities within the Area.
xiv. The Plan for the Area will allow for the planned acquisition of parcels of real
property related to the expansion of public roadways and utility structures.
xv. The Plan for the Area conforms to other development and redevelopment
plans for the City of South Bend and conforms to the comprehensive plan of the City
of South Bend.
xvi. The Plan is reasonable and appropriate when considered in relation to the
purpose of Chapter 14, Article 7, Title 39 of the Indiana Code.
xvii. The Plan is in all respects approved, and the Secretary is directed to file a
certified copy of the Plan with the minutes of this meeting and to record a certified
copy of the Plan in the Office of the Recorder of St. Joseph County, Indiana.
BE IT FURTHER RESOLVED BY THE SOUTH BEND REDEVELOPMENT
COMMISSION PURSUANT TO IND. CODE § 36- 7- 14 -39, AS AMENDED AND
SUPPLEMENTED, CONCERNING THE ESTABLISHMENT OF AN ALLOCATION AREA
ME
A
FOR PURPOSES OF TAX INCREMENTAL FINANCING, THAT:
A. For purposes of the allocation provisions of the Act, as authorized by Ind. Code § 36-
7-14-39, and as used in this Resolution for the purposes of distribution of real property taxes, the
"allocation area" of the Northeast Neighborhood Development Area, and which area is more more
particularly described in Exhibit "A" attached hereto and incorporated herein; and
B. Any real property taxes hereinafter levied by or for the benefit of any public body
entitled to a distribution of property taxes on taxable property within the allocation area be allocated
and distributed as follows:
(1) Except as otherwise provided in this section, the proceeds of the taxes
attributable to the lesser of:
(A) the assessed value of the property for the assessment date
with respect to which the allocation and distribution is made; or
(B) the base assessed value;
shall be allocated to and, when collected, paid into the funds of the
respective taxing units.
(2) Except as otherwise provided in this section, property tax proceeds in excess
of those described in subdivision (1) shall be allocated to the redevelopment
district and, when collected, paid into an allocation fund for that allocation
area that may be used by the redevelopment district only to do one (1) or
more of the following:
(A) Pay the principal of and interest on any obligations payable
solely from allocated tax proceeds which are incurred by the
redevelopment district for the purpose of financing or refinancing the
redevelopment of the allocation area;
(B) Establish, augment, or restore the debt service reserve for
bonds payable solely or in part from allocated tax proceeds in the
allocation area;
(C) Pay the principal of and interest on bonds payable from
allocated tax proceeds in that allocation area and from the special tax
levied under Ind. Code § 36- 7- 14 -27;
(D) Pay the principal of and interest on bonds issued by the City
of South Bend to pay for local public improvements in or serving the
-5-
(W allocation area;
(E) Pay premiums on the redemption before maturity of bonds
payable solely or in part from allocated tax proceeds in the allocation
area;
(F) Make payments on leases payable from allocated tax proceeds
in the allocation area under Ind. Code § 36 -7 -14 -25.2;
(G) Reimburse the City of South Bend for expenditures made by
it for local public improvements which includes, but is not limited to,
buildings, parking facilities, and other items described in Ind. Code
§ 36- 7- 14 -25. l(a) in or serving the allocation area;
(H) Reimburse the City of South Bend for rentals paid by it for a
building or parking facility in or serving the allocation area under any
lease entered into under Ind. Code § 36 -1 -10;
(I) Pay all or a portion of a property tax replacement credit to
taxpayers in an allocation area as determined by the Commission by
separate resolution;
(J) Pay expenses incurred by the Commission for local public
improvements that are in the allocation area or are serving the
allocation area (which includes buildings, parking facilities or other
items described in Ind. Code § 36-7-14-25. l(a));
(K) Reimburse public and private entities for expenses incurred
in training employees of industrial facilities that are located (i) within
the allocation area; and (ii) on a parcel of real property that has been
classified as industrial property under the rules of the state board of
tax commissioners;
(L) Reimburse the Commission for preliminary expenditures paid
from Commission funds prior to the issuance of the bonds with bond
proceeds, said expenditures to include legal, architectural,
engineering, surveys, appraisals, and supervisory expenses related to
the acquisition and redevelopment of property, the issuance of bonds
and related costs;
provided, however, that if future uses of property tax proceeds allocated to
the allocation fund are authorized or permitted by amendment to the Act,
including Ind. Code § 39- 7- 14 -39, after the effective date of this resolution,
those uses shall also be authorized or permitted for property tax proceeds
c, -6-
allocated hereby; and further provided that the allocation fund may not be
used for operating expenses of the Commission.
C. When the funds are no longer needed for the purposes permitted in subsection B,
above, moneys in the allocation fund in excess of that amount shall be paid to the respective taxing
units in the manner prescribed in Ind. Code § 36- 7- 14- 39(b)(1).
D. "Property taxes" and "property tax proceeds" as used in this resolution shall mean
taxes imposed on real property under Ind. Code § 6 -1.1.
E. This allocation provision shall expire no later than thirty (30) years after the date of
this resolution.
BE IT FURTHER RESOLVED that the Secretary is directed to file certified copies of this
Resolution with the St. Joseph County Auditor and the Portage Township Assessor.
BE IT FURTHER RESOLVED that the United States and HUD are assured of full
compliance by the Commission and the Department with HUD regulations effecting Title VI of the
Civil Rights Act of 1964, as amended.
BE IT FURTHER RESOLVED that this Resolution, together with supporting data, shall
be submitted to the Area Plan Commission of St. Joseph County and the Common Council of the
City of South Bend, as provided by Ind. Code § 36- 7- 14 -16, for their approval fo the Resolution and
Plan, and if approved by both parties, the Resolution and Plan shall be submitted to public hearing
for the receiving and hearing of remonstrances and objections from persons interested in or affected
by the proceedings as provided by Ind. Code § 36- 7- 14 -17, after public notice in accordance with
Ind. Code § 36- 7 -14 -17 and Ind. Code § 5 -3 -1 and for the final determination of the public utility
and benefit thereof.
ADOPTED at a regular meeting of the South Bend Redevelopment Commission held on
November 17, 2003, at Room 1308, County -City Building, 227 West Jefferson Boulevard, South
Bend, Indiana 46601
SOUTH BEND REDEVELOPMENT
COMMISSION
By:
Robert W. Hunt, President
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EXHIBIT "A"
LEGAL DESCRIPTION
Beginning at the intersection of the centerlines of the East Race and LaSalle Avenue; thence
East along said centerline of LaSalle Avenue to a point 110 feet West of the West right -of -way line
of Niles Avenue; thence North 159.25 feet; thence East 110 feet to the West right -of -way line of said
Niles Avenue; thence Easterly to the Northwest corner of Lot 71 in the Original Town of Lowell;
thence East along the North line of said Lot 71 to the centerline of the first North -South alley East
of Niles Avenue; thence North along said centerline of said Alley to the centerline of Madison
Street; thence East along said centerline to the centerline of Hill Street; thence South along said
centerline to the centerline of LaSalle Avenue; thence East along said centerline to the centerline
of Sunnyside Avenue; thence North along said centerline to the centerline of Rockne Drive; thence
Northeasterly along said centerline to the East right -of -way line of Twyckenham Drive; thence
North along said East right -of -way line to the Southwest corner of Lot 38 in Wooded Estates as
shown in the Office of the Recorder of St. Joseph County, Indiana; thence Northeasterly along the
Southeast lines of Lots 38, 37 and 36 to the Southwesterly right -of -way line of White Oak Drive;
thence Northeasterly to the Southwesterly corner of Lot 35 in said Wooded Estates; thence
Northeasterly along the Southeasterly lines of Lots 35, 34, 33, 32, 31 and 30 in said Wooded Estates
to the Westerly right -of -way line of Black Oak Drive; thence Northeasterly to the Northwest corner
of Lot 48 in said Wooded Estates; thence East along the North line of Lots 48, 51, 52, 53 and 54 to
the centerline of Oak Ridge Drive; thence Northerly along said centerline to the centerline of Edison
Road; thence West to the East line of Lot 5 Vacval and Davidson Subdivision projected South;
thence North along said East line and its projection to the Northeast corner of said Lot 5; thence
West to the East property line of a parcel of land owned by Patrick and Josephine Simeri; thence
North to the Northeast corner of said Simeri parcel; thence West along the North line of Simeri
parcel to the Northwest corner of said Simeri parcel; thence South along the West line of said Simeri
parcel to a point 208.71 feet North of the South line of the Southeast Quarter of Section 31,
Township 38 North, Range 3 East, St. Joseph County, Indiana; thence West parallel with said South
line, a distance of 208.71 feet; thence North to the Northeast corner of the Jamison Inn
Condominium; thence West along the North line of said Jamison Inn Condominium to the centerline
of Ivy Road; thence South along said centerline to the South line of said Southeast Quarter of
Section 31; thence West along said South line to the West right -of -way line of Vacated Ivy Road
projected North; thence South along said vacated West right -of -way line projected North to the
South right -of -way line of Edison Road; thence West along said South right -of -way line to the West
right -of -way line of Twyckenham Drive as dedicated by the University of Notre Dame; thence
Southerly and Southeasterly along said West right -of -way line to a point 200 feet measured at right
angles to the Northwesterly right -of -way line of South Bend Avenue to a point on the existing Corp.
Line; thence Southwesterly parallel with said South Bend Avenue along said Corp. Line; thence
West along said Corp. Line to the centerline of Eddy Street; thence North along the said centerline
to the centerline of Edison Road; thence Southwesterly and Westerly along said centerline and the
centerline of Angela Boulevard to the West line of Lot 95 University Heights as shown in the Office
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of the Recorder of St. Joseph County, Indiana projected North; thence South along the West lines
of Lots 95, 94, 93, 92, 33 and 32 to the Southwest corner of said Lot 32; thence West along the
North lines of Lots 29 thru 6 in University Heights to the centerline of Lawrence Street; thence
South along said centerline to the centerline of Napoleon Street; thence West along said centerline
to the centerline of Niles Avenue; thence Southeasterly along said centerline to the centerline of
Corby Street; thence East along said centerline to a point 120 feet West of the first North -South alley
East of Niles Avenue projected North; thence South, to a point 150 feet South of the South right -of-
way line of Corby Street; thence East parallel with said South right -of -way line to the West right -of-
way line of said first North -South alley East of Niles Avenue; thence South along said West right -of-
way line, a distance of 222 feet; thence Southwesterly, a distance of 260.82 feet; thence
Northwesterly, a distance of 85 feet; thence Southwesterly, a distance of 222 feet to the
Northeasterly right -of -way line of Niles Avenue; thence Northwesterly along said right -of -way line,
a distance of 312 feet; thence Northeasterly, a distance of 199.95 feet; thence Northerly, a distance
of 141.54 feet to a point 378.66 feet West of said first North -South alley East of Niles Avenue to a
point on the South right -of -way line of Corby Street; thence West along said South right -of -way line
and its projection West to the East shore of the St. Joseph River; thence Southerly along said East
shore to the intersection with the centerline of the East Race; thence Southeasterly along said
centerline to the place of beginning containing 616.0 acres more or less.
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Resolution 2016, Exhibit A
1z 83 1 858
RECORDED AS PRESENTED ON
09/29/2008 03:54:05PM
TERRI J. REMAKE
ST. JOSEPH COUNTY
RECORDER
REC FEE: $113.00
PAGES: $1
Northeast
Neighborhood
Development
Area
Plan
South Bend Redevelopment Commission
South Bend, Indiana
Declaratory Resolution and Plan Presented to the South Bend Redevelopment Commission on
November 17, 2003
Declaratory Resolution and Plan Presented to the St. Joseph County Area Plan Commission on
November 18, 2003
Declaratory Resolution and Plan Presented to the South Bend Common Council on
November 24, 2003
Confirming Resolution and Plan Presented to the South Bend Redevelopment Commission on
December 19, 2003
Northeast Neighborhood Development Area Plan
South Bend, Indiana
TABLE OF CONTENTS
I. Introduction ................................................................................... ..............................1
A. Purpose ................................................................................... ..............................1
B. Project Area Overview ........................................................... ..............................1
C. Sub -Area Overview ........................................................... ..............................2
1. Eddy Street Commercial Redevelopment Area ........... ..............................3
2. Georgiana- Talbot Residential Redevelopment Area .............................4
3. Homeownership Preservation Area .................................. ..............................5
4. St. Joseph Regional Medical Center Redevelopment Area .................5
5. Madison Center Campus Housing and Commercial Redevelopment Area.. 6
H. Project Area Description ....................................................................... ..............................6
A. History ................................................................................... ..............................6
B. Timeline ................................................................................... ..............................7
C. Boundaries ....................................................................... ..............................9
D. Land Use ................................................................................... .............................10
E. Zoning ................................................................................... .............................10
F. Circulation ....................................................................... .............................11
G. Demographics ....................................................................... .............................12
H. Public Institutions ........................................................... .............................13
I. Environmental Conditions ........................................................ ............................... 13
Ill. Project Area Strategy ....................................................................... .............................13
A. Planning Principles for Development ................................... .............................13
B. Objectives ................................................................................... .............................14
IV. Project Area Activities ....................................................................... .............................15
A. Introduction ....................................................................... .............................16
B. Activities ................................................................................... .............................16
V. Sub -Area Strategies and Goals ............................................................ .............................17
A. Eddy Street Commercial Redevelopment Area ........................ .............................18
B. Georgiana- Talbot Residential Redevelopment Area ............ .............................21
C. Homeownership Preservation Area .................................... .............................24
D. St. Joseph Regional Medical Center Redevelopment Site .............................25
E. Madison Center Campus Housing and Commercial Redevelopment Area ..............26
VI. Financial Action Plan ........................................................................ .............................28
A. Introduction ........................................................................ .............................28
B. Funding Plan ........................................................................ .............................29
VII. Design and Development Control ................................................ .............................30
A. Design Control Objectives ................................................ .............................30
1. Powers and Duties ................................................ .............................30
2. Development Control ................................................ .............................31
3. Permits ........................................................................ .............................31
4. Review ........................................................................ .............................31
B. Development Control ............................................................ .............................31
1. Land Acquisition ............................................................ .............................32
2. Property Rehabilitation ................................................ .............................32
3. Commission Disposition of Property ........................ .............................32
C. Project Planning Incentives ................................................ .............................33
VIII. Statutory Authority ........................................................................ .............................33
IX. Procedure for Amendment of the Approved Development Plan .............................33
X. List of Properties to be Acquired ................................................ .............................34
XI. Legal Description of Northeast Neighborhood Development Area .............................34
Exhibit A. List of Properties to be Acquired
Exhibit B. Legal description of Northeast Neighborhood Development Area
Table 1. Development Area Traffic Count Data (Source: MACOG 2002)
Table 2. Development Area Census Data (Source: U.S. Census Bureau, 2000)
MAP DIRECTORY
Map 1: Northeast Neighborhood Development Area
Map 2: Northeast Neighborhood Development Area Current Land Use
Map 3: Northeast Neighborhood Development Area Projected Land Use
Map 4:
Northeast Neighborhood Development Area Current Zoning
Map 5:
Northeast Neighborhood Development Area Projected Zoning
Map 6:
Northeast Neighborhood Development Area Traffic Circulation
Map 7: Northeast Neighborhood Development Area Census Tracts
Map 8: Northeast Neighborhood Development Area Sub -areas
Map 9: Sub -area A, Eddy Street Commercial Redevelopment Area
Map 10: Sub -area B, Georgia na-Talbot Residential Redevelopment Area
Map 11: Sub -area C, Homeownership Preservation Area
Map 12: Sub Area D, St. Joseph Regional Medical Center Redevelopment
Site
Map 13: Sub -area E, Madison Center Campus Housing and Commercial
Redevelopment Area
I. INTRODUCTION
A. Purpose
The purpose of this general development plan is:
To set forth an organizing vision, mission statement, strategy and action
plan for the economic revitalization and physical redevelopment of the
area of the city known as the Northeast Neighborhood;
To designate a new development target area and tax increment allocation
area within the City of South Bend;
To establish a framework for an ongoing collaborative planning effort
involving Northeast Neighborhood residents, business owners, civic
associations, institutional partners and local government.
B. Project Area Overview
The Northeast Neighborhood is a large, heterogeneously - populated,
predominantly residential area situated in the northeastern quadrant of South
Bend, just north of downtown and east of the St. Joseph River. The geographic
area of the Northeast Neighborhood Development Area covers 616 acres and
serves as home to approximately 4,000 residents. The land uses present within
the area include residential, commercial, light industrial, institutional, park and
open space, vacant land and public right -of -way.
For purposes of this Development Area Plan, a project area boundary has been
determined that differs slightly from the traditional Northeast Neighborhood
boundary, which some would consider to include Harter Heights to the northwest,
or to extend further south to Colfax Street or east as far as Ironwood Drive. The
Development Area is delineated by Napoleon Street and the existing university
campus and corporate boundary of Notre Dame to the north, by the St. Joseph
River on the west, by LaSalle Avenue to the south and by Twyckenham Drive to
the east. "Northeast Neighborhood" herein will primarily refer to the target
Development Area, with sensitivity to the fact that the proposed redevelopment
activities will impact a larger population of residents and stakeholders who
consider themselves a part of the Northeast Neighborhood.
The industrial Midwest as a region, and the region's metropolitan areas in
particular, have been struggling to maintain their population base and rates of
employment over the past 15 years. South Bend's Northeast Neighborhood is an
older, inner city neighborhood, and almost by definition has been vulnerable to
negative economic and social forces beyond its control. Loss of middle -class
families, slow job growth and concentrated pockets of poverty are some of the
broad - ranging problems that have brought this and other urban residential areas
like it into long periods of steady decline. The visible result is deterioration of the
physical landscape, including insufficient home improvement investment,
inadequate code compliance, increased renter occupancy, absentee landlordism
and swaths of vacancy.
The Development Area Plan proposes a comprehensive series of strategies
intended to reverse the decline evidenced in the Northeast Neighborhood.
Livability of the neighborhood's residential areas will be addressed in tandem
with restoring economic viability to the commercial centers, as one will
necessarily impact the other. Effective vehicular and pedestrian circulation
patterns will be considered in all sub -area planning, and context - sensitive design
concepts will guide all major development and redevelopment activity.
The designation of the project area as both a Development Area and a tax
increment financing allocation area ( "TIF district ") will provide the tools and
funding mechanisms to achieve the goals of the Plan.
The Plan divides the Development Area into several sub - areas, each with a clear
geographic description in relationship to the neighborhood and a refinement of the
redevelopment goals and strategies to be undertaken. The sub -area plans are not
weighted or prioritized, as implementation will initially depend on private sector
outlays and/or stakeholder organization activity. Sub -area plans are not
necessarily interdependent, maximizing the potential for success even if some
initiatives take longer to commence or if the commitment of private resources
required cannot be realized. Yet sub -area plans should not be considered in
isolation from one another, nor out of context of the overall goals of the
Development Area Plan. It is likely that more detailed sub -area plans will be
drawn from the goals and strategies outlined below as actual projects are defined
by developers and investors.
C. Sub -Area Overview
The Development Area Plan is intended to set forth a realizable, cohesive
direction for all anticipated growth and development within the neighborhood.
Within the context of the Plan, sub -areas have been identified which warrant
particular consideration, either in terms of the development challenges they pose
or the opportunities they present.
Institution- backed development plans for sub -areas that are broadly supported by
neighborhood residents are included in the Development Area Plan. Through the
14
Northeast Neighborhood Revitalization Organization (NNRO), the formal
partnership of Northeast Neighborhood institutions, residents and local
government, Madison Center and Hospital has presented a plan for future growth
and investment in the area. The University of Notre Dame, a major landowner in
the Northeast Neighborhood, has announced plans to facilitate private investment
in key redevelopment sites that will be critical to the long -term viability of the
neighborhood. St. Joseph Regional Medical Center, another NNRO partner, has
announced plans to vacate its site on LaSalle Avenue. St. Joseph's administrators
remain committed to the neighborhood and its stakeholder organizations, and
realize the eventual redevelopment of the hospital site will impact the entire
community. Communication among these institutions and the neighborhood
residents has been strengthened by the creation of the NNRO, and future
neighborhood planning will benefit from the ongoing coordination of individual
institutional development plans.
The NNRO, whose funding members include Memorial Hospital and Health
System, Madison Center and Hospital, the University of Notre Dame, St. Joseph
Regional Medical Center and the City of South Bend, is itself a vehicle for major
economic reinvestment in the Northeast Neighborhood. The successful housing
rehabilitation and infill construction program begun on St. Louis, Hill, and
Tumock Streets will continue to be a critical part of the revitalization and
homeownership preservation strategies. It is anticipated that the NNRO, with the
administrative and housing development technical assistance of South Bend
Heritage Foundation staff, will lead organized housing redevelopment initiatives
throughout the neighborhood in accordance with the goals of the Development
Area Plan.
Existing conditions within the sub -areas are described below, designated
according to the primary land use supported in the Northeast Neighborhood
Development Area Plan:
1. Eddy Street Commercial Redevelopment Area
The Eddy Street Commercial Redevelopment Area sub -area is situated in
the northern central section of the neighborhood. The sub -area covers
approximately 31 acres and extends 1 -2 blocks east and west along Eddy
Street between Edison Road and Campeau Street.
North Eddy Street at the intersection of Edison Road is a relatively
undeveloped area at the periphery of the Notre Dame campus. On the east
side of Eddy Street immediately south of Edison Road is the Notre Dame
Woods, a 30 -acre natural greenbelt around the southern portion of the
University campus. On the southwest corner of Eddy Street and Edison
3
Road is Logan Center, a developmental rehabilitation and education
center. Administrators have announced that Logan will soon relocate in
order to expand its operations.
Eddy Street is a major collector street running north -south through the core
of the Northeast Neighborhood. Disparate commercial and residential
uses line both sides of the street, many of which are showing signs of
increasing disinvestment. High vehicular speeds and traffic volumes,
coupled with inadequate setbacks and insufficient rights -of -way buffering
pedestrians along the sidewalks, contribute to the sense of disorganized
congestion and hazard.
To the south, Eddy Street intersects the angled junction of State Road 23
(South Bend Avenue) and Corby Boulevard, known to residents as "Five
Points," in the geographic center of the neighborhood. This is one of
South Bend's most well- traveled intersections, and at peak times traffic
circulation can easily become bottlenecked.
Commercial uses in the Five Points area are a limited mix of retail stores
and services. Light industrial and heavy commercial uses are also present
in the area. Many of these businesses exhibit signs of economic
disinvestment, and few meet residents' needs in terms of either
convenience shopping or general consumer appeal. Additionally, three
important institutions and gathering places for neighborhood residents are
located at or near Five Points: Perley Elementary School, First A.M.E.
Zion Church and the Robinson Community Learning Center. The area
also includes some vacant and substandard buildings as well as
underdeveloped or underutilized land.
2. Georgiana- Talbot Residential Redevelopment Area
An area bounded by the west side of Georgiana Street on the west, Howard
Street on the south, Fredrickson Park and the South Bend Housing
Authority site on the east and Notre Dame Woods to the north will be
designated as a housing redevelopment sub -area. This residential area in
the northeastern section of the neighborhood exhibits extreme signs of
blight, deferred maintenance and disinvestment. The area encompasses
approximately 32 acres of single - family lots, a significant number of
which are vacant. Of the lots with built structures, owner- occupancy rates
are low. Many of the existing homes are in condition beyond
rehabilitation or feasible repair. Much of the area also lacks basic
infrastructure such as curbs and sidewalks.
4
Transversing this area, between Eddy Street and Twyckenham Drive,
South Bend Avenue is intercepted as a segment of State Road 23. The
road serves both local and regional traffic, as it is the most direct means to
and from the South Bend Central Business District for the northeastern
suburbs. Traffic engineers cite that the road is currently operating at a
failed level of service, meaning it lacks the capacity to safely and
efficiently carry the number of vehicles it does.
I. Homeownership Preservation Area
A homeownership preservation sub -area will be designated in the area
roughly bounded by Eddy Street on the east, Napoleon Street on the north,
Hill Street on the west and South Bend Avenue on the south. This is a 65-
acre section of housing in the northwestern quadrant of the neighborhood,
most of which conforms to single - family residential zoning. However,
over time, many single - family dwellings have been converted to rental
units. Pockets of properties evidencing deferred maintenance by absentee
landlords and lack of basic upkeep by short-term renters have become
prevalent. Neighborhood residents have expressed that the reversal of this
trend is critical for protection of residential property values throughout the
neighborhood.
4. St. Joseph Regional Medical Center Redevelopment Site
St. Joseph's Hospital has occupied the same site on LaSalle Avenue in
South Bend since opening its doors in 1882. The hospital has since
expanded to three campuses in the region, and today the original South
Bend hospital site is known as St. Joseph Regional Medical Center.
However, in 2002, administrators announced that the South Bend
installation would close, and its operations would be consolidated with
those of St. Joseph Community Hospital in a new facility to be built in
Mishawaka.
The departure presents a significant loss to the city as well as to the
Northeast Neighborhood. Not only have generations relied on the medical
care at St. Joseph, the hospital is one of South Bend's largest employers
and economic drivers.
The 37 -acre site of the St. Joseph health complex consists of nine
buildings totaling approximately 800,000 sq ft. The site presents a
considerable challenge for redevelopment as well as a unique opportunity
for significant reinvestment in the Northeast Neighborhood.
5
5. Madison Center Campus Housing and Commercial Redevelopment Area
The Madison Center and Hospital behavioral health complex currently
occupies approximately 23 acres on the east bank of the St. Joseph River.
The Madison facilities offer residential, inpatient (hospital) and outpatient
services and occupy six buildings (Madison Center, Madison Hospital,
Madison Apartments, Madison Center for Children, Riverside Hospital
and Providence House) along Niles Avenue, totaling approximately
300,000 square feet of clinical space. The campus has previously been
contained within the boundary of the South Bend Central Development
Area, but will be included in the Northeast Neighborhood Redevelopment
Area for the benefit of coordinating the institution's plans for future
growth with the redevelopment goals and strategies of the surrounding
neighborhood. A 53 -acre sub -area will be designated for housing and
commercial redevelopment in the area, which will include existing and
proposed Madison Center facilities.
II. PROJECT AREA DESCRIPTION
A. Project Area History
South Bend's first commerce and civic development originated in the northeastern
quadrant of the City. In the Northeast Neighborhood, historic street names honor
the City's founders and first leaders who first built homes and enterprises in the
area in the early to mid- 1800's, including Alexis and Frances Coquillard, Colonel
Norman Eddy and Judge Thomas Stanfield. Trading posts and mills were sited
along the St. Joseph River, as were the City's first factories, which harnessed
waterpower for production needs. Many of the industries that started along the
river out of necessity relocated after the introduction of electrical power, allowing
the northeast to develop as a primarily residential area.
The early social history of the Northeast Neighborhood is tied to the establishment
and influence of the University of Notre Dame. Many who worked on the first
railroads in the area during the 1850's were Irish Catholics, and Father Sorin, the
University's founder, felt that their spiritual needs could best be met if they
moved within the shadow of Notre Dame. Both the Irish and the French
Canadians who immigrated here in the following years were encouraged to settle
in an area around the newly established St. Joseph's Parish, bounded by Niles
Avenue, LaSalle Avenue, Eddy Street and Napoleon Street. The religious at
Notre Dame purchased as much land in the northeast section as possible, planning
for future expansion. Some of this land, roughly between Corby Street and
2
LaSalle Street, was used to build housing for the Irish and French, who arrived in
the late 1870's to help construct the campus's monumental academic buildings.
As other South Bend neighborhoods were, the Northeast Neighborhood was
affected by economic conditions generated by the growth and eventual decline of
industry and manufacturing in the twentieth century. Much of the currently -
existing housing stock of the Northeast Neighborhood was built during the 1920's
and 1930's. However, population shifts occurred with the gradual closure of
South Bend's major manufacturing facilities, as income levels diverged and new
housing developments appeared in other areas of the city.
For those who remained, a tradition of grassroots civic leadership grew out of the
need to address safety and welfare concerns voiced by residents. The primary
vehicle of neighborhood organization, the Northeast Neighborhood Council
(NENC), was founded in 1966, and the associated Northeast Neighborhood
Center opened on Notre Dame Avenue in 1968, originally funded by the Federal
Office of Economic Opportunity (OEO) as a "War on Poverty" initiative. Today
the NENC remains an active neighborhood alliance whose members work in
various capacities to improve the quality and livability of the neighborhood. The
group also interfaces with the wider South Bend community on behalf of
residents. For example, the organization has a permanent committee which works
with local government on planning and policy issues, and another which promotes
positive relations with the administration and off - campus student residents of the
University of Notre Dame.
This Development Area Plan references recommendations put forth in the 1998
Northeast Neighborhood Strategic Revitalization Plan, an initiative sponsored
jointly by the NENC and Neighborhood Housing Services (NHS). The
development of the 1998 Plan included a strong research phase in which focus
groups, public meetings and surveys were used to identify the concerns and
priorities of residents and stakeholders regarding a potential revitalization process.
Seven areas of concern emerged and were addressed in the plan: urban design and
transportation; housing development; Five Points development; institutional
partnerships, code enforcement; parks, open space and community programming;
and the Eddy Street corridor. Significant findings of the plan are incorporated
herein.
B. Project Area Timeline
1842 University of Notre Dame (ND) is founded by Rev. Edward Sorin and the
Brothers of the Holy Cross. The area south of campus housing students,
faculty and religious becomes known as "Sorinsville"
7
1882 St. Joseph's Hospital founded
1894 Memorial Hospital founded
1901 Perley School opens
1907 Taylor's Chapel, to become First A.M.E. Zion Church, dedicated on
current Eddy Street site
1914 Coquillard Park opens
1966 Northeast Neighborhood Council (NENC) formed
1968 Northeast Neighborhood Center opens, funded by the Federal Office of
Economic Opportunity (OEO) as a "War on Poverty" initiative
Logan Center, founded by parents in 1950 as an education and
independence program for disabled children, opens facility on the corner
of Edison Road and Eddy Street
1977 Mental Health Center of St. Joseph County, the present day Madison
Center, moves into facility on East Madison Street
1984 City purchases former landfill site off South Bend Avenue for proposed
Fredrickson Park; environmental assessments show lead and methane
contamination and project halted
1992 NENC presents Northeast Neighborhood Plan
1993 Northeast Neighborhood Partnership Center, the City's first, opens on
Corby Boulevard to provide services and programs for residents, youth
and seniors
1995 NENC service center, housed in historic Notre Dame Avenue fire station,
undergoes renovation
1998 Aldi's Grocery Store and Goodwill Store on North Eddy Street close;
buildings are acquired by ND
Neighborhood Housing Services (NHS) and NENC present Strategic
Revitalization Plan by Development Concepts, Inc. and HNTB, Inc.
1999 Indiana Department of Transportation (INDOT) unveils plans to widen
State Road 23 between Eddy Street and Twyckenham Avenue; the design
is protested by neighborhood residents and INDOT agrees to rework plans
2000 Northeast Neighborhood Revitalization Organization (NNRO) created
The Holladay Group presents Northeast Neighborhood Development Plan
2001 Renelda M. Robinson Community Learning Center, named for longtime
neighborhood activist, opens in the former Aldi's /Goodwill site
NNRO conducts Northeast Neighborhood Resident Survey
NNRO presents Northeast Neighborhood Plan by Teska Associates
Volunteers create Quigley Park at the corner of South Bend Avenue and
Notre Dame Avenue, honoring the late Arthur Quigley, former president
of the NENC
2002 NNRO contracts with South Bend Heritage Foundation, a local
Community Development Corporation, for administrative, neighborhood
planning and housing development assistance
Construction completed on the first of several homes south of the ND
campus as part of an incentive program to encourage faculty and staff
homeownership in the Northeast Neighborhood
St. Joseph Regional Medical Center announces plans to vacate its South
Bend campus, consolidating with St. Joseph Community Hospital in a new
facility in Mishawaka by 2006
2003 ND presents Northeast Neighborhood Concept Plan by Camiros
Associates
Environmental remediation and landscape construction begins for
Fredrickson Park Environmental Educational Center
South Bend Redevelopment Commission initiates process to designate the
Northeast Neighborhood as a Development Area
C. Boundaries
The legal description of the Northeast Neighborhood Development Area is
attached as Exhibit B and is represented by Map 1. In general, the Development
9
E.
Area is bounded by the St. Joseph River to the west, LaSalle Avenue to the south,
Twyckenham Drive to the east, and Napoleon Street and the city's corporate
boundary north of Napoleon to the north. The total acreage of the area is 616
acres.
Land Use
Land uses within the area include residential, commercial, light industrial,
institutional, park and open space and vacant land. Map 2 illustrates the current
land uses within the Development Area. In descending order by acreage, the
following breakout applies:
Land Use
Acreage Percent
Residential
397.9
64.5%
Commercial
114.3
18.6%
Vacant Land
52.9
8.6%
Parks & Recreation
38.8
6.3%
Industrial
12.1
2.0%
Map 3 presents an overview of projected land uses supported by the Northeast
Neighborhood Development Area Plan. Broad categories of land use have been
identified. As a more detailed plan is developed for the area, additional maps and
supplemental information will be added to this Development Area Plan.
Zoning
Map 4 illustrates the location of current zoning districts within the Northeast
Neighborhood. Within the 616 acres of the Development Area, the following
zoning classifications are represented:
A Residential
A3 Residential
B Residential
C, C1 Commercial
O Office
LI Light Industrial
primarily single - family
mixed use, multifamily /commercial
multi - family
retail and services
business offices
range of non - noxious industrial uses
Acreage per classification is estimated below:
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C Commercial 31.68 5.12
C 1 Limited Commercial 1.19 0.19
O Office 0.44 0.04
Total Commercial
D Light Industrial
33.31
13.40
5.35
2.16
Total Industrial
Roads and Alleys
13.40
157.97
2.16
25.53
Total Roads and Alleys
157.97
25.53
Total
618.75
100.00
Map 5 presents proposed new zoning classifications supported for the
Northeast Neighborhood by the St. Joseph County Area Plan Commission
staff, to be included subject to Common Council approval in the revised City
of South Bend zoning ordinance.
F. Circulation
Map 6 illustrates the major vehicular circulation routes that serve and define
the boundary of the Development Area. Traffic count averages for each of
the arterial and major collector streets that serve and define the Development
Area are presented in Table 1.
1. South Bend Avenue (State Road 23) is one of several diagonal
corridors radiating from the city's center. South Bend Avenue
originates at Hill Street to the southwest and terminates at Cleveland
Road in Mishawaka. Within the project area, South Bend Avenue
coincides with a length of State Road 23 from Eddy Street to
Twyckenham Drive. This section of South Bend Avenue functions
as a principal arterial, carrying an average of 15,500 cars per day.
West of Eddy Street, South Bend Avenue carries an average of
10,010 cars per day.
2. Angela Boulevard/Edison Road is a principal east -west arterial that
carries an average of 19,863 cars per day. Angela Boulevard, which
originates on the west bank of the St. Joseph River, changes in name
to Edison Road at Notre Dame Avenue. East of U.S. 31, Angela
Boulevard and Edison Road front the southern edge of the University
of Notre Dame campus and delineate much of the City's northern
corporate boundary against that of Notre Dame.
11
of 15,500 cars per day. West of Eddy Street, South Bend Avenue carries
an average of 10,010 cars per day.
2. Angela Boulevard /Edison Road is a principal east -west arterial that carries
an average of 19,863 cars per day. Angela Boulevard, which originates on
the west bank of the St. Joseph River, changes in name to Edison Road at
Notre Dame Avenue. East of U.S. 31, Angela Boulevard and Edison Road
front the southern edge of the University of Notre Dame campus and
delineate much of the City's northern corporate boundary against that of
Notre Dame.
3. Eddy Street (State Road 23) is an important interior axis for the Northeast
Neighborhood. North of Corby Boulevard, Eddy Street functions as a
wide north -south collector street carrying approximately 7,452 cars per
day. Eddy Street is intercepted as a length of State Road 23 south of South
Bend Avenue, and this arterial carries an average of 14,596 cars per day.
Eddy Street extends southward out of the project area to split at
Mishawaka Avenue and the Cooper Bridge on the St. Joseph River.
4. T"ckenham Drive is a north -south collector street that forms the
easternmost boundary of the Redevelopment Area. The road carries an
average of 5327 cars per day. Twyckenham Drive extends from the
northern edge of the city to the South Side residential area of Twyckenham
Hills.
5. Notre Dame Avenue is a north -south neighborhood collector, the north end
of which functions as the entrance to the University of Notre Dame
campus. The wide, residential street carries an average of 2,845 cars per
day.
6. LaSalle Avenue is a principal arterial and a busy commercial thoroughfare
that functions as the southern boundary of the project area. The street
carries an average of 20,258 cars per day. LaSalle Avenue runs east -west
from the City Cemetery through the Central Business District, bridging the
St. Joseph River, fronting St. Joseph Regional Medical Center on the East
Bank and terminating at Greenlawn.
G. Demographics
Table 2 outlines demographic statistics for the Development Area. For the
purposes of a demographic profile, data is included for those areas easily defined
by census block groups. The small number of blocks within the Development
Area and outside of these block groups are similar and do not skew the overall
neighborhood statistics. Most of the population and land area of the Northeast
12
Neighborhood Development Area is represented in Census Tract 10, along with
one block group from Census Tract 9. (See Map 7.)
Within the Northeast Neighborhood are pockets of stable populations and owner -
occupied single - family homes in proximity to pockets of unemployment and
distressed housing conditions. The median income of the area is well below that
of the City of South Bend. Overall, the Northeast Neighborhood has lost nearly
30% of its population between 1970 and 2000. Population loss,
coupled with the lowered relative incomes of the residual population, has resulted
in a decreased housing inventory in both grade and number of housing options.
H. Public Institutions, Facilities and Recreational Areas
Within the boundary of the Northeast Neighborhood Development Area are one
public school (Perley Elementary) and two public recreational areas (Coquillard
Park and Kelly Park). Fredrickson Park is an additional site owned by the City
that will be developed as an Environmental Education Center. The total land area
of these facilities is approximately 38 acres and accounts for approximately 6.2 %
of the total land area of the Development Area.
I. Environmental Conditions
Within the Northeast Neighborhood, between Howard Street and South Bend
Avenue, is a 15.7 acre former landfill site that the City acquired in 1984 with the
intention of constructing a neighborhood park. Subsequent environmental
assessment of the site, already called Fredrickson Park after a benefactor, revealed
unsafe methane gas levels and lead contamination from the dumping of paints and
gasoline. As a result, the site lay dormant for many years.
In 2000, planning began for Fredrickson Park to become an Environmental
Education Center. Environmental remediation work has been funded through an
Environmental Protection Agency (EPA) Brownfields Cleanup Revolving Loan to
the City of South Bend, with assistance from both state and local governmental
agencies. The project will include site clearance; grading and contouring of the
site to maximize drainage; consolidation of the solid waste in a compact area;
installing underground methane control systems; capping the waste with
impervious material to reduce water infiltration; introduction of shallow- rooted
vegetative cover to minimize erosion; and ongoing monitoring of groundwater for
impacts. Once environmental remediation work has been completed, construction
will begin on trails, educational classrooms and other improvements to the site.
13
III: PROJECT AREA STRATEGY
A. Planning Principles for Development
The planning principles for the Development Area are:
In implementing the Development Area Plan, the public sector's actions
must be catalytic in nature in order to stimulate and leverage private sector
investment and reinvestment. Public sector investment must be generated
from variety of funding sources, as over - dependence on one public
funding source will discount the potential scope of redevelopment
activities over time.
In implementing the Development Area Plan, the public sector's actions
must be holistic in approach — physical redevelopment and revitalization
activities must be integrated into a broader social, economic and
organizational agenda for the long -term stability of the Area.
In implementing the Development Area Plan, the public sector's actions
must be based on effectual partnerships among stakeholder corporations,
financial institutions, philanthropic foundations, neighborhood
organizations and community and civic groups. The Plan must be guided
by a strategy that empowers leadership among these partners.
The recommendations of the Development Area Plan are meant to build
upon the City's existing homeownership programs and to create more
opportunities for individuals at all income levels. In consistency with
federal guidelines discouraging concentration of poverty, development
activities should strengthen the balance of market rate to affordable
homeowner and rental properties within the area.
The recommendations of the Development Area Plan are meant to
improve economic conditions in the Area. If the Development Area Plan
is successful in achieving the goals it sets forth, higher property values in
the neighborhood may result. Improvements should benefit both current
and new residents and should not create new hardships for existing low -
income residents.
B. Goals
The goals of the Development Area Plan are:
to ensure neighborhood stability and sustainability for the benefit of
current and future residents and business owners;
14
• to protect and increase the property tax base of the area;
• to introduce a variety of retail services to serve current residents and
support residential growth;
• to create employment opportunities through new retail and commercial
development;
• to encourage housing options for a diversity of household types, age
groups, and income levels;
• to improve conditions that determine the overall livability of the Northeast
Neighborhood, including its physical environment, social capacities,
economic viability, public safety concerns and connections with the wider
community.
C. Objectives
The objectives of the Development Area Plan are:
• to stimulate private sector investment within the neighborhood, including
new construction, rehabilitation, and the reuse of vacant or underutilized
land, buildings and facilities;
• to coordinate and guide existing economic revitalization strategies,
physical redevelopment programs and human and social service programs
of private sector stakeholder organizations and public and non - profit
agencies within a comprehensive Development Plan;
• to implement the most current land use and zoning recommendations of
the Area Plan Commission of St. Joseph County and the South Bend
Common Council, which encourage urban residential density and mixed -
use development, where appropriate;
• to promote design standards that respect and conserve the architectural and
social fabric of the neighborhood;
• to minimize the intrusion of negative impacts of commercial development
on the adjacent residential areas, such as vehicular traffic, noise, trash and
other nuisances;
• to improve vehicular traffic circulation patterns in the area for the public
safety benefit of all South Bend residents and visitors;
15
to encourage a balanced transportation system within the area that
provides for and accommodates multiple forms of transportation,
including automobile, bus, bicycle and pedestrian traffic.
IV. PROJECT AREA ACTIVITIES
A. Introduction
The Northeast Neighborhood benefits from having a cohesive historic identity,
with a neighborhood name understood by most South Bend residents and
relatively well - defined boundaries.
However, because it is geographically large, the neighborhood contains a diverse
population of residents with a diversity of housing needs, and a housing stock that
ranges from excellent to substandard. There are commercial structures within the
area that are desirable and economically viable, and others that are either
physically deteriorated or represent economic decline. The strategies outlined in
this Development Plan will be targeted to maximize the impact of the anticipated
public and private investment in the area, and will be applied according to the
guidelines set forth below:
Redevelopment is recommended for areas exhibiting major deterioration or
decline and that are situated in areas that would be better served by a
higher public use. Acquisition, relocation, clearance, site assemblage,
public works projects and/or new development activities may be part of
implementing a redevelopment strategy.
Revitalization will be appropriate in areas where significant deterioration
or decline is evidenced, but some foundation exists upon which to
reconstruct physical structures and to anticipate renewal. Tools of
revitalization may include code enforcement, small -scale public works
projects, organization- building and property beautification programs.
Improvement will utilize the same methods as the Revitalization strategy,
but will be indicated for areas that are less blighted or deteriorated. A
smaller investment of public resources will be required.
Preservation is necessitated in relatively stable areas near or adjacent to
deteriorating or declining areas. Spot code enforcement, zoning
enforcement, some rehabilitation activities and minor public works
16
projects will be used to proactively address blighting influences.
The decision to apply a Redevelopment, Rehabilitation, Improvement or
Preservation strategy in any area will be determined by a measure of the severity
of deterioration or decline, as well as the associated amount of public resources,
regulatory actions and/or incentives that must be applied to meet the goals and
objectives established for the area.
B. Activities
Realization of the stated goals and objectives will be accomplished with a
combination of public and private actions. These actions may include the
following:
pre - development activities, including, but not limited to, engineering,
architectural, planning, traffic analysis, market area analysis, marketing,
program development, title, survey, appraisal, legal, environmental
assessment and testing;
2. acquisition of property, both privately and publicly owned;
3. relocation of individuals, households or businesses;
4. vacation and dedication of public right -of -way;
5. assemblage of properties for the siting of new development;
6. clearance of built structures;
7. rehabilitation of structures for reuse;
8. disposition of assembled cleared sites, rehabilitated structures and other
properties;
9. provision for public facilities;
10. provision for public works improvements to infrastructure, including, but
not limited to, streets and roads, sidewalks, curbs, water mains, storm
drains, sewers and other utilities, lighting, traffic controls, and landscaping
of public spaces and right -of -ways;
11. environmental study and remediation of properties
as well as other activities pertaining to planning and implementing this
17
Development Plan.
V. SUB -AREA GOALS AND STRATEGIES
The delineation of sub -areas is useful as a means of directing attention to an area's
particular challenges, unique opportunities or to highlight the need for further inquiry and
collaborative planning. In general, goals for each sub -area will refine the overall goals of
the Development Area Plan within appropriate, geographically- identified target areas.
Sub -area boundaries are represented in Map 8.
A. Eddy Street Commercial Redevelopment Area
The Eddy Street Commercial Redevelopment Area sub -area is situated in the
northern central section of the neighborhood. The sub -area extends 1 -2 blocks
east and west along Eddy Street between Edison Road and Campeau Street. (See
Map 9.)
The Northeast Neighborhood, though primarily residential in character, will
benefit from the introduction of appropriately- sited, neighborhood- scaled
commercial uses. Neighborhood input into the 1998 Strategic Revitalization
Plan, as well as the Northeast Neighborhood Resident Survey conducted by the
NNRO in 2001, revealed a critical need for convenient, cost - competitive retail
and services. Residents have also urged that visual improvements to the Eddy
Street corridor are essential to improving the perception of the neighborhood in
general. The creation of a target commercial redevelopment sub -area in this
location will address both of these concerns. Siting new mixed use development
and improving the existing streetscape will be the primary goals of this sub -area,
with attention to encouraging compatibility at the interfacing of commercial and
residential uses.
Proposed development and construction currently in progress adjacent along
Edison Road and on the southern edge of the University of Notre Dame campus
will conceivably impact how the Eddy Street corridor might develop, and should
be considered in terms of how best to use existing momentum to further the goals
of the Development Area Plan. A southward realignment of Edison Road is
planned to mitigate the hazard of the sharply curved connection with Angela
Boulevard and to create clearance for a Commons greenspace in front of the
DeBartolo Performing Arts Facility, currently under construction. The intent of
locating both the Performing Arts Facility and the landscaped Commons area at
the campus edge is to create a semi - public space that will serve to connect the
university, the neighborhood and the wider community. Also under construction
along Edison Road, one block west at Notre Dame Avenue, is Indiana
University's South Bend Center for Medical Education, a 66,000 sq. ft. research
facility housing both the local branch of N's medical school and the University of
V
Notre Dame's Keck Center for Transgene Research.
The potential of these projects to foster pedestrian activity and connectivity
between student - oriented and neighborhood- oriented uses south of the university
campus is significant. The creation of a commercial node along both sides of
Eddy Street, from Edison Road south to Napoleon Street, would both support and
benefit from this new investment at the northern perimeter of the neighborhood.
Small -scale commercial and mixed use developments will be supported in this
area, with ground -level retail and second -story offices, residential apartments or
commercial space particularly encouraged.
The 1998 Strategic Revitalization Plan identified the potential for "Five Points,"
the junction of South Bend Avenue, Eddy Street and Corby Boulevard, to be
reconfigured as the commercial and social center of the neighborhood. The 1998
Plan also recognized that the physical and programmatic redevelopment of this
highly visible location would likely be an important catalyst for revitalization
efforts within the neighborhood more broadly. The advantages of this area for
siting new development include opportunities for site assemblage, high traffic
volumes, centrality within the Northeast Neighborhood and centrality among
downtown South Bend, the Notre Dame campus and eastern suburbs.
South Bend Avenue and Eddy Street are coexistent with State Road 23 through
the Northeast Neighborhood. Five Points, in reality a six -spoke intersection, is
currently being evaluated by City and State traffic engineers to determine whether
a reconfiguration of the intersection is necessary and feasible to minimize
accidents and improve traffic flow. City traffic engineers have proposed a plan
replacing this intersection with a standardized, four -point 90 degree intersection
north of the current location in a diagonal junction of Corby Boulevard and
Howard Street. This design would require selective acquisition of parcels to
facilitate design improvements at the junction. If this plan is ultimately supported
by the Indiana Department of Transportation (INDOT), peripheral site assemblage
would be recommended to create large development pads in the immediate area
for commercial and civic uses.
Creating a vibrant, destination - oriented commercial node in this location will
necessitate a detailed development plan. Such a plan should recognize the spatial
requirements of a range of community- oriented retail offerings, allow for a
compatible mix of civic and commercial uses, address open space needs, and
provide adequate and balanced transportation access. Design standards that
confirm the urban setting and reinforce the streetwall will be encouraged. Two -
and three -story mixed use development, in particular, ground -level retail with
offices, residential apartments or commercial space above, will be supported.
Retaining and attracting retailers that will serve neighborhood residents with the
19
goods and services they desire, offer employment opportunities, complement
adjoining uses and otherwise further the goals of the Development Area Plan will
be a critical component of a successful redevelopment strategy in this area.
Likewise, preserving civic and religious institutions important to the Northeast
Neighborhood within the neighborhood center will ensure that the area will
continue to reflect its historic identity for longtime residents.
A shared parking strategy is recommended to reduce the number of parking spaces
needed and to encourage pedestrian activity among destinations within the
neighborhood retail corridor. Shared parking could be implemented within a new
mixed -use development through simple agreements between adjacent uses, or
through a parking management district if the scale of development so warrants.
Well- landscaped, pedestrian- and bicycle - friendly paths and walkways will help
reinforce the desirability of a shared parking scheme.
The redevelopment of the Eddy Street corridor as a commercial district would
ultimately benefit from the implementation of a coordinated signage plan and
collaborative marketing efforts among businesses. The creation of a strategic
partnership or Business Improvement District is recommended as sufficient
development occurs.
While commercial redevelopment is the primary goal of the sub -area, residential
uses are integrated within the mixed use scheme and surround the sub - area's
perimeter. In accordance with the City's goals to increase the diversity of housing
options available to home buyers, the introduction of urban-scale rowhouses and
townhomes will be supported in this sub -area as well. One favorable
development model sites owner- occupied multi - family residential development of
this type along both sides of Eddy Street, from Napoleon Street south toward the
Five Points intersection. Rowhouses and townhomes consume only a moderate
amount of land per household and constitute a housing density that supports
increased levels of transit service and neighborhood retailing. Design standards
that confirm the urban setting (i.e., minimal setbacks, inclusion of front stoops
and streetscaping elements) should be applied to all new multi - family residential
development within the sub -area.
Sub -area goals:
Support the southward realignment of Edison Road at Angela Boulevard
to facilitate development opportunities and mitigate the "racecourse"
effect of the existing curve;
Correct traffic hazard presented by confluence of South Bend Avenue,
Eddy Street and Corby Boulevard;
20
• Facilitate consolidation of parcels and replatting to create optimally -sized
commercial and multi - family residential development sites;
• Generate more economical or civic use. out of underutilized real estate,
particularly land that can be more effectively developed within updated
zoning classifications;
• Retain, expand and improve locally owned and operated businesses;
• Attract unique and cost - competitive national caliber and regional retailers,
particularly those with urban shopfront appeal and that would serve the
day -to -day needs of the neighborhood and community;
• Support small scale, mixed -use developments with residential, retail and
light commercial components;
• Create a pedestrian- friendly focal point and gathering place at the center of
the neighborhood featuring a mix of commercial, civic, institutional and
recreational uses;
• Introduce vehicular circulation patterns designed to maximize accessibility
and visibility of destination points;
• Implement a shared urban parking scheme adequate to meet the needs of
the district's commercial, civic, institutional, recreational and residential
uses;
• Encourage design standards that confirm the urban setting (i.e., retaining
the street wall, siting off - street parking behind storefronts);
• Encourage design elements that provide visual identification clues for a
sense of place or destination (i.e., coordinated signage, lighting, street
furnishings and pavement systems);
• Consider creating a Business Improvement District to provide daily
maintenance, improved safety, District -wide marketing and business
support.
B. Georgiana - Talbot Residential Redevelopment Area
An area bounded by the west side of Georgiana Street on the west, Howard Street
on the south, Fredrickson Park and the South Bend Housing Authority site on the
east and the Notre Dame Woods to the north will be designated as a housing
redevelopment sub -area. (See Map 10.) This northeastern residential section of
21
the neighborhood evidences signs of severe blight and physical deterioration.
Many lots and housing units within the sub -area are vacant or abandoned. Of
those with built structures, a relatively high percentage are renter - occupied.
Illegal dumping and code violations are a particular problem with these properties,
and deferred maintenance and disinvestment have reduced much of the housing
stock beyond the scope of rehabilitation.
A comprehensive redevelopment strategy is recommended for this area, as called
for in the 1998 Strategic Revitalization Plan. Site assemblage, clearance and new
housing construction is recommended for as much land as is practicable within the
sub -area. A coordinated program led by the NNRO and South Bend Heritage staff
will identify which blighted properties should be given consideration for
acquisition. The City, through its Redevelopment Commission and the State
statutes governing displacement for redevelopment purposes, will oversee all
necessitated relocation procedures. It is the stated goal of the NNRO to ensure
that no undue hardship be caused to displaced residents.
A comprehensive replat of the area will facilitate new housing construction of a
suitable urban density, and design guidelines that articulate the urban setting and
respect the character of the surrounding neighborhood will be encouraged. It will
be desirable to introduce a modest, though varied housing stock that will attract
both market rate purchase as well as subsidy - eligible low- to- moderate income
homebuyers. Land parcels along South Bend Avenue will be reserved to
accommodate existing or future commercial development.
The Indiana Department of Transportation (INDOT) has planned for
improvements to State Road 23 (South Bend Avenue) between Twyckenham
Drive and Eddy Street, with final design specifications pending the input of
neighborhood residents and City officials. It has been determined that the two -
lane thoroughfare is inadequate to meet the traffic demand as it currently exists.
Integral to planning for increased commercial activities at the core of the
neighborhood is consideration of the impact of increased traffic on residents. The
need for a more controlled, aesthetic solution to even the current level of vehicular
commuting traffic has prompted City engineers and neighborhood residents to
support the expansion of this length of State Road 23 to a context - sensitive, four -
lane boulevard with a landscaped median. This plan would ultimately require the
relocation of some houses and businesses along the expanded right of way. Final
design considerations for State Road 23 should include elements that improve its
safety and attractiveness for pedestrians and cyclists, including pedestrian- oriented
lighting, signalized crosswalks and street furnishings.
The sizable public investment in new infrastructure associated with State Road 23
will further the goals of the Development Area Plan by improving vehicular
access to destination points both within and outside the Area. Connectivity of this
22
sub -area to the surrounding neighborhood should also be addressed by improving
traffic flow among local streets. For instance, an extension of Napoleon Street
east to Duey Street is recommended to allow circulation to increase safely and
efficiently to the northwest. Redevelopment of the area will require investment in
other public works infrastructure that is currently lacking or inadequate, including
curbs, sidewalks, lighting and street paving.
In geographic proximity to this sub -area, though not contained within the sub -area
boundary, are two public parks which will benefit from significant revitalization
efforts and investment in 2004. Fredrickson Park (described in Section II [I],
Environmental) situated between Howard Street and South Bend Avenue, is a
15.7 acre former landfill site that the City has begun remediating for
environmental hazard. A unique partnership among Federal and State
environmental agencies, the City of South Bend Public Works, Parks and
Recreation and Economic Development Divisions, The University of Notre Dame
School of Architecture and the South Bend School Corporation has resulted in
plans for the renewal of the site as an Environmental Education Center, complete
with constructed wetlands, landscaped trails, amphitheater, and an indoor "hands -
on" learning facility.
Coquillard Park, known to some neighborhood residents as Perley Park, is located
between Chalfant and Campeau Streets behind Perley Elementary School. In
recent years the NNRO has devoted advocacy, collaborative planning efforts and
resources toward the restoration of Coquillard Park. Project plans finalized in the
Fall of 2003 include the construction of a trail system, picnic shelter, water spray
play area, and play structure. The South Bend Parks & Recreation Department
has committed to providing labor and equipment in kind, including the removal of
tennis courts deemed obsolete, tree planting and maintenance.
The Georgiana- Talbot Residential Redevelopment sub -area lies between these
two parks, and therefore the strategies and activities undertaken within the sub-
area stand to be beneficially reinforced by the planned improvements to the park
facilities. Connectivity to Fredrickson Park and Coquillard Park, which will in
fact be assets for the entire neighborhood, should be emphasized in this as well as
other sub -area planning.
Sub -area goals:
Facilitate acquisition, resident relocation and clearance of existing housing
stock;
Replat area to create optimally- sized, marketable tracts for new housing
development;
23
• Encourage opportunities to introduce a mix of market -rate, market -rate
subsidized and affordable housing to increase homeownership options
across income brackets;
• Encourage housing design that confirms the urban setting and relates to the
vernacular architectural styles present in the neighborhood;
• Create and implement a plan for public works infrastructure upgrades,
including new curbs, sidewalks, street lights and paving;
• Support the expansion of State Road 23 from Eddy Street to Twyckenham
Drive to an increased capacity, four -lane landscaped boulevard;
• Bury or relocate existing overhead utility lines along State Road 23, as
appropriate;
• Introduce design considerations that will increase the safety and
attractiveness of State Road 23 for pedestrians and cyclists, such as
lighting scale and ambient quality, signalized crosswalks and street
furnishings;
• Consider extending Napoleon Street from Eddy Street to Duey Street for
improved traffic circulation and connectivity;
• Emphasize access and connectivity to Fredrickson Park and Coquillard
Park in sub -area redevelopment design concepts.
C. Homeownership Preservation Area
Homeownership preservation is a key strategy of the Development Area Plan and
will be applied within all areas of the neighborhood to encourage long -term
residency and pride of investment. Homeownership counseling, technical and
downpayment assistance programs sponsored by local governmental and non-
profit organizations are recommended to help long -term renters and first -time
homeowners purchase homes in the Northeast Neighborhood.
Additionally, a distinct homeownership preservation sub -area will be designated
in the blocks bounded by Eddy Street on the east, Napoleon Street on the north,
Hill Street on the west and South Bend Avenue on the south. (See Map 11.) This
is a large section of housing in the northwestern quadrant of the neighborhood,
most of which conforms to single - family residential zoning. However, over time,
many single - family dwellings have been converted to rental units. Properties
evidencing deferred maintenance by absentee landlords and lack of basic upkeep
by short-term renters have become prevalent. Neighborhood residents have
24
expressed that the reversal of this trend is critical for protection of residential
property values throughout the neighborhood.
A substantial number of vacant parcels are scattered within the preservation area.
New infill housing construction is recommended for the majority of vacant lots,
with replatting as required for optimally- sized, developable parcels. New
construction and rehabilitation efforts should be aimed at shoring the property
values of existing homes in the neighborhood and helping to restore the
population density lost in recent years.
The NNRO has begun a successful housing rehabilitation and infill construction
program targeted to certain blocks within this sub -area, maximizing the impact of
the organization's reinvestment. Twelve vacant lots within this area have been
purchased to date by the NNRO. Eight of these are concentrated between
Turnock Street and St. Peter Street, and will be replatted as six parcels for new
construction. Two lots have sold and new homes have been built, and several
properties have been acquired for rehabilitation. The NNRO has also purchased
four substandard housing units that will be demolished and the sites prepared for
new single - family development. In the near term and to its capacity, it is
anticipated that the NNRO will continue this revitalization strategy within the
sub -area.
Within the homeownership preservation sub -area, the University of Notre Dame
has instituted a single - family infill construction and rehabilitation program for
housing redevelopment along Notre Dame Avenue, from Napoleon Street south to
Corby Street. The program is designed to encourage local homeownership among
faculty and staff while investing in the long -term stability of the surrounding
neighborhood. Four new above - market rate homes have been privately built by
faculty members that pattern the massing and elevations of the best examples of
traditional area housing. In the near term, the university plans to continue
facilitating investment in this area with similar - quality new construction and
rehabilitation at a pace of at least two or three homes per year.
Sub -area goals:
Apply strategic preservation approaches in pockets of disinvestment,
including spot code enforcement, zoning enforcement, rehabilitation
activity and small public works projects;
Facilitate acquisition and replatting of vacant parcels for new infill
housing construction;
Encourage design standards that confirm the urban setting and relate to the
vernacular architectural styles present in the neighborhood;
25
Work with state and local officials to dedicate a portion of funds from
existing homeownership programs to the Area;
Encourage the creation and expansion of homeownership incentive
programs among area institutions and large employers.
D. St. Joseph Regional Medical Center
Administrators of St. Joseph Regional Medical Center announced in 2002 that the
35 -acre hospital site on LaSalle Avenue in South Bend would close, and its
operations would be consolidated with those of St. Joseph Community Hospital in
a new facility to be built in Mishawaka.
The nine buildings of the existing St. Joseph health complex cover an area
totaling approximately 800,000 sq ft. (See Map 12.) The University of Notre
Dame has an option to purchase the land and is currently studying the feasibility
of several possible plans for its redevelopment. It is anticipated that should the
university elect to purchase the site, university administrators will lead an effort to
bring a desirable use or mix of uses to the site that will further the goals and
objectives of the Development Area Plan.
Though the relocation of St. Joseph Regional Medical Center is a loss for both the
City and the Northeast Neighborhood, the relatively large size of the infill site
does present a unique opportunity for potential new development and investment
in the neighborhood. In making determinations about what the private market
will bear and which uses will be most compatible with the surrounding area, the
proposed activities and strategies for other sub -areas within the Northeast
Neighborhood Development Area should be carefully considered. The proximity
of the site to LaSalle Avenue and the South Bend Central Development Area also
suggests the need for coordination of project planning with the South Bend
Central Development Area Plan.
Sub -area goals:
Coordinate a collaborative planning process that will involve
neighborhood and city residents, stakeholders and local government in
determining the redevelopment potential for the St. Joseph Medical Center
site;
Anticipate environmental remediation, infrastructure upgrades, sensitivity
to contextual historic structures and other development challenges that
may be presented by the site;
26
Align plans for redevelopment of the site with the goals and objectives of
the Northeast Neighborhood Development Area Plan as well as the South
Bend Central Development Area Plan, which addresses the adjacent East
Bank and nearby Central Business District.
E. Madison Center Campus Housing and Commercial Redevelopment Area
Madison Center and Hospital has completed a Master Plan for a ten -year phased
expansion of its urban campus along Niles Avenue and Hill Street. New
institutional uses will be introduced, as well as professional office space and
commercial space for lease. The Northeast Neighborhood Development Area
Plan incorporates the long -range development plan as a sub -area (see Map 13). in
order to support the growth of Madison Center and guide a land use strategy
emphasizing residential compatibility at the campus edge.
The addition of new facilities and additional square footage is necessitated by an
expanded clinical care mission and the opportunity to assume new research
capacities. The long range plan will nearly double the space Madison Center
currently has available, with the addition of several three -story office structures.
The scale and character of the new construction will replicate that of the existing
facilities, which exhibit desirable massing and materials and complement the
residential character of the surrounding area.
Madison Center and Hospital administrators have also initiated a housing
rehabilitation program to encourage staff homeownership in the Northeast
Neighborhood. Madison Center has acquired several single - family homes
concentrated on the 700 and 800 blocks of Hill Street that will be rehabilitated
and marketed for sale to employees. In coordination with the NNRO and South
Bend Heritage program staff, income - eligible employees will receive
downpayment and mortgage assistance. Hill Street has the potential to become a
significant demonstration block for the neighborhood, as the revitalization
strategy introduces the desirable option of living and working in close proximity.
Memorial Hospital has also implemented an employer - assisted housing incentive
program that targets the Northeast Neighborhood, though not exclusively. Such
programs originating in the private sector are an asset to the neighborhood, and
should be supported by and integrated into the development strategies and
activities of the Northeast Neighborhood Development Area Plan.
Sub -area goals:
Support the managed growth of the Madison Center campus north of
LaSalle Street and west of Hill Street;
27
• Encourage design standards that pattern the existing Madison Center
campus architecture style, scale and materials, which confirm the urban
setting and relate to surrounding residential uses;
• Encourage dedication of ground floor space to retail uses, to the extent
possible in providing appropriately sized and configured office space;
• Attract unique and cost - competitive national caliber and regional retailers,
particularly those with urban shopfront appeal and that would offer
convenience shopping and services to the neighborhood and community;
• Support and replicate employer- assisted housing initiatives that target the
Northeast Neighborhood.
VI. FINANCIAL ACTION PLAN
A. Funding Mechanisms
1. TIF
The primary funding mechanism recommended to facilitate the goals and
objectives of the Northeast Neighborhood Development Area Plan is the
designation of a tax increment finance allocation area, or TIF district.
A TIF district that shares the same boundary as the Development Area will
be designated with the base assessment year 2003 Pay 2004. The initial
tax increment will necessarily reflect any decreases in assessment as
properties are demolished or devalued in order to assemble larger
developable sites and reconfigure critical rights -of -way. TIF revenues,
when generated, will be used to finance public works infrastructure
improvements, some targeted acquisition and site assemblage for
redevelopment, and other redevelopment activities outlined in Section IV
(B).
2. Other sources
It is anticipated that the City of South Bend, through its Redevelopment
Commission and its Department of Public Works, will provide resources
to stimulate development and private investment in the Development
Area. Additionally, critical programmatic activities directly and indirectly
related to the long -term success of the project area will be undertaken by
other private and public agencies and will be funded through a variety of
Federal, State and Local sources. Examples of these activities include
28
homeownership financial and technical assistance, including tax abatement
on new residential construction, forgivable grants and loans for first -time
homebuyers, downpayment and rehabilitation assistance, as well as
financial assistance for small business in the form of gap financing loans.
Funding sources of these activities include the HOME program, the LEND
program, the Community Development Block Grant program, Community
Homebuyers Corporation, Small Business Assistance and the Business
Development Corporation, among others.
3. New Markets Tax Credits
Despite the significant retail purchasing power of residents, it is a fact that
many urban neighborhoods are underserved by retail and commercial
enterprise. Lack of access to capital and technical expertise are the
reasons more businesses are not started in these areas, not lack of market
potential.
To address the apparent market failure, the New Markets Tax Credit
(NMTC) program was created as part of the Community Renewal Tax
Relief Act of 2000 to encourage investment in low- income communities.
The federal program is designed to generate $15 billion in new private
sector investments in low- income communities across the country.
The NMTC program permits tax - paying entities to receive a credit against
federal income taxes for making equity investments in designated
community development entities. The equity investments are then used to
revitalize distressed areas through various community and economic
development strategies, examples of which include financing for needed
community facilities; commercial loans and investments to start or expand
small businesses; or financial services needed by low- income households
and local businesses.
Qualifying low- income areas are determined by census tract. Nearly all
land area within the Northeast Neighborhood Development Area will
qualify for investment opportunities utilizing New Markets Tax Credits as
incentives to investors and developers. Partnering with financial
institutions and community development entities that seek development
projects in NMTC - eligible areas will be advantageous in structuring
financially feasible redevelopment project activities.
B. Funding Plan
A Development Area Plan is an outline of both near- and long -term development
goals, objectives, strategies and activities that will, over time, positively impact an
29
economically distressed area. The Northeast Neighborhood Development Area
Plan sets forth an ambitious set of goals and strategies designed to bring about
both economic growth and quality of life improvements through reinvestment for
the resident population. The goals of the Development Area Plan include
strengthening commercial uses and creating new employment opportunities,
particularly at the center of the neighborhood. However, much of the new
investment proposed for the Development Area is to be directed toward
significant residential redevelopment and revitalization activity. The majority of
land uses within the Northeast Neighborhood will remain residential. Tax
increment financing allocation amounts are currently calculated only on
commercial uses, thereby making TIF projections relatively weak in relationship
to the goals outlined for the Area.
The development program will require a long term, multi -year commitment by the
Redevelopment Commission, the supporting neighborhood organizations and
institutional partners. Tax increment financing allocation amounts will depend, in
the early years, on the capacity of the Redevelopment Commission, neighborhood
organizations, stakeholder institutions, major landowners and involved not -for-
profits to leverage existing resources to encourage outside private investment.
Realizing the constraints inherent in the lack of dedicated funding sources, the
City, the NNRO and its member institutions, and the NENC have in fact
committed to work in partnership and in an entrepreneurial spirit to locate funding
sources, public and private, for projects and activities proposed in the
Development Area Plan.
Aspects of many of the redevelopment and revitalization strategies outlined in the
Plan as well as aspects of the funding plan are contingent on the actions of other
governing bodies, both regulatory and legislative. In order to facilitate initiating
the proposed infrastructure improvements earlier in the term of the Development
Area, tax abatements as an economic incentive for commercial development will
not be encouraged or supported within the area.
VII. DESIGN AND DEVELOPMENT CONTROL
A. Design Control Objectives
The new zoning ordinance that will be implemented for the City of South Bend by
the Area Plan Commission of St. Joseph County will eliminate the site plan
approval process, introduce stronger building standards and establish new
classifications sensitive to neighborhood preservation. In order to achieve high
quality design, construction, rehabilitation and site development, a more detailed
design/development review process will ultimately be established for the
Development Area. Design Review Guidelines for the Northeast Neighborhood,
30
or parts thereof, will be put forward after an early phase of Plan implementation.
It is anticipated that all design and development review will be monitored and
controlled through a special area zoning classification provision in the South Bend
Municipal Code that is specific to the Development Area. The Area Plan
Commission, the Board of Zoning Appeals, the Common Council and the
Building Department will be responsible for all design controls within the Area.
The Redevelopment Commission, through its staff, will serve in an advisory
capacity for the Development Area.
Powers and Duties
The Design Review Administrator will be responsible for reviewing the
plans and specifications for all projects located within the area that involve
new construction, exterior renovation or site work. This review will
include design, site planning, open space and other applicable
considerations pertaining to compliance with the standards set forth in the
zoning control ordinance.
2. Development Control
The Area Plan Commission and the Common Council shall, by Ordinance,
adopt a special zoning classification provision to be incorporated within
the South Bend Municipal Code for use by developers on all projects
within the area. The Design Review Administrator will base approval of
plans on how well the proposals have followed these guidelines. The staff
of the Redevelopment Commission will serve as advisory members to the
review process within this Development Area. The special zoning control
ordinance may be reviewed and revised as necessary by Redevelopment
Commission action.
3. Permits
No permit shall be issued for construction, reconstruction, alteration or
rehabilitation of any building in the Development Area until the plans and
specifications for the building have been approved by the Design Review
Administrator.
4. Review
All proposals filed with the Design Review Administrator for review and
approval shall be accompanied by architectural plans and/or engineering
drawings and specifications for the work involved. Such plans shall be
reviewed for compliance with the standards and objectives of the Plan and
the zoning control ordinance. Upon receipt of the plans the Administrator
31
will review them and either approve the plans as submitted, ask for
additional information, approve the plans as modified or reject the plans.
The developer will be notified in writing of modifications to plans or
specifications that are necessary to receive approval. Approval by the
Administrator does not constitute approval of any federal, state or local
building, zoning or other requirements, but solely pertains to the zoning
control ordinance over which the Administrator has advisory jurisdiction
for the Commission. The Administrator shall have the right to waive the
review process for any project.
B. Development Control
1. Land Acquisition
The Land Acquisition Plan and List of Property to be Acquired indicating
real property to be acquired for redevelopment purposes are attached as
Exhibit A. The List of Property to be Acquired sets forth parcel
ownership and key numbers for such land.
Following acquisition, the City of South Bend Department of
Redevelopment intends to:
a. Demolish the structure or structures thereon, if any, and dispose of
the land for redevelopment at its fair market value, excepting those
cases when land is sold or leased to another public body, pursuant
to Indiana Code 36- 7- 14 -22, for uses in accordance with the
Development Plan; or
b. Sell or lease the property to a purchaser or lessee at its fair market
value, excepting those cases when property is sold or leased to
another public body pursuant to Indiana Code 36- 7- 14 -22, for uses
in accordance with the Plan, subject to its being rehabilitated in
conformance with the approved zoning control ordinance.
2. Property Rehabilitation
All properties in the area shall comply with the standards set forth in all
applicable statutes, codes and ordinances, as amended from time to time,
relating to the use, maintenance, facilities and occupancy of existing
property including, but not limited to, Chapters 6, 8, 9 and 21 of the South
Bend Municipal Code.
All properties within the Area shall be maintained so that the appearance
32
of the premises and all buildings thereon shall reflect a level of
maintenance in keeping with the standards of the Area and the
requirements of the South Bend Municipal Code.
3. Commission Disposition of Property
In the event that land is acquired by the Redevelopment Commission it
will be disposed of subject to an Agreement between the Commission and
the Developer. The Developer will be required by the Agreement to
observe the land use and building requirements and objectives of this Plan
and to carry out all development within an agreed time period.
In addition, the following provisions, plus other appropriate provisions,
will be included in the Agreement:
a. The approved plan for the project and a time schedule for start and
completion of the project;
b. That the purchase of the land is for the purpose of redevelopment
and not for speculation. Purchase contracts will provide that the
Developer agree that purchase of the property is for redevelopment
and not for land speculation. Prior to the completion of the
redevelopment project, the Developer may not sell, lease or
otherwise transfer such land (or improvements) without the prior
consent of the South Bend Redevelopment Commission;
C. That the land will be built upon and improved in conformity with
the objectives and provisions of the Plan;
d. That the building of improvements will be commenced and
completed within a specified period of time;
e. That the Developers, their successors or assigns, agree that there
will be no discrimination against any person or group of persons on
account of race, creed, color, sex, age, transfer, use, occupancy,
tenure or enjoyment of the premises therein conveyed or
improvements erected or to be erected thereon, nor will the
Developer or any person claiming under or through the Developer
establish or permit any such practice or practices of discrimination
or segregation with reference to the selection, or vendees in the
premises therein conveyed, or improvements erected or to be
erected thereon.
C. Project Planning Incentives
33
Any project planning incentives will be defined as part of a plan amendment in
the future.
VIII. STATUTORY AUTHORITY
The controls, regulations and land use restrictions contained in this Plan are for the
specific purpose of implementing the Northeast Neighborhood Development Area Plan
pursuant to Indiana Code 36- 7- 14 -1 -et. seq.
IX. PROCEDURE FOR AMENDMENT OF THE APPROVED DEVELOPMENT PLAN
The Northeast Neighborhood Development Area Plan may be amended by resolution of
the South Bend Redevelopment Commission. Any change affecting any property or
contractual right can be effectuated only in accordance with applicable state and local
law.
X. LIST OF PROPERTIES TO BE ACQUIRED
No properties are to be acquired as a component of this plan. Properties planned for
acquisition in the future must be added to Exhibit A: List of Property to Be Acquired and
the Plan must be amended to include those properties in the manner described in Section
IX, Procedure for Amendment of the Approved Development Plan of the Northeast
Neighborhood Development Area Plan.
XI. LEGAL DESCRIPTION OF NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
Attached as Exhibit B.
34
Northeast Neighborhood Development Area
Boundary as of Resolution No. 2312, 02/16/07
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