HomeMy WebLinkAboutNo. 0986 expanding boundaries of Studebaker Corridor Development Area, expanding allocation area for purposes of TIF and amending the Studebaker Corridor Development Area Development Plan9111926
RESOLUTION NO. 986
RESOLUTION OF THE CITY OF SOUTH BEND REDEVELOPMENT
COMMISSION EXPANDING THE BOUNDARIES OF THE STUDEBAKER
it, CORRIDOR DEVELOPMENT AREA, EXPANDING THE ALLOCATION
AREA FOR PURPOSES OF TAX INCREMENT FINANCING AND
AMENDING THE STUDEBAKER CORRIDOR DEVELOPMENT AREA
DEVELOPMENT PLAN.
WHEREAS, the South Bend Redevelopment Commission
( "Commission "), governing body of the City of South Bend Department
of Redevelopment ( "Department "), on January 10, 1986, adopted
Resolution No. 762 declaring the following area named by the
Commission the Studebaker Corridor Development Area ( "Area ") to be
a blighted area within the meaning of I.C. 36 -7 -14 ( "Act "):
A parcel of land being a part of the City of South Bend,
Portage Township, St. Joseph County, Indiana, and being
more particularly described as follows:
Beginning at the intersection of the centerline of Prairie_=
Ave. and the northerly right -of -way line of the New York
Central Railroad; thence, southeasterly along said line to
the southeast corner of Lot #20 in the recorded plat of
"Martin & Tutt's Addition to the City of South Bend "; as
recorded in the records of said county; thence,
southeasterly to the southwest corner of Lot #12 in said
plat; thence east along the line between Lots 12 & 13 in
said plat to the centerline of a north -south alley lying
between Main and Michigan Streets; thence, south along
said centerline to the centerline of the first alley north
of Tutt Street; thence, east along said line 35.00 feet to
the centerline of the first alley west of Michigan Street;
thence, south to the centerline of Sample Street; thence,
west along said centerline to the alley lying between
Michigan and Main Streets; thence, south along said line
to the centerline of Indiana Street; thence, west along
said line to the centerline of Franklin Street; thence,
north along said line to the centerline of the South Bend
and St. Joseph Railroad; thence, west along said line to
the centerline of Kendall street; thence, north along said
line to the centerline of Cotter Street; thence, west
along said line to the centerline of Prairie Ave.; thence,
northeasterly along said line to the centerline of Chapin
Street as shown on the recorded plat of "Inter Belt
Industrial Park" as recorded in Book 21 of plats on Page 1
in the records of said county; thence, north along said
line to the centerline of Prairie Ave. as shown on said
plat; thence east along said line 363.11 feet to a point
of curvature; thence, around a 286.48 foot radius curve to
the left an arc distance of 302.26 feet to a point of
tangent; thence, northeasterly along said centerline to
the point of beginning; and
WHEREAS, Resolution No. 762 and the Studebaker Corridor
Development Plan ( "Development Plan ") adopted by Resolution No. 762
on January 10, 1986, were confirmed by Resolution No. 764 adopted
on February 14, 1986; and
WHEREAS, Resolution No. 762 was amended by Resolution No.
801, adopted on April 24, 1987 and confirmed by Resolution No. 804,
adopted on June 26, 1987; and
WHEREAS, Resolution No. 762 was further amended by
Resolution No. 809, adopted on August 28, 1987 and confirmed by
Resolution No. 816, adopted October 23, 1987; and
CWHEREAS, Resolution No. 762 was further amended by
Resolution No. 937, adopted on June 27, 1990; and
WHEREAS, Resolution No. 762 was further amended by
Resolution No. 962, adopted on November 9, 1990; and
Aft WHEREAS, the Commission has previously caused to be
prepared maps and plats of the Studebaker Corridor Development
Area, has supplemented the maps and plats of said area and has
caused to be prepared maps and plats of an additional area
immediately adjacent to the Studebaker Corridor Development Area
( "Expansion Area No. 1 "), said maps and plats of the Studebaker
Corridor Development Area and Expansion Area No. 1 show the
boundaries of said areas, the location of the various parcels of
property, streets, alleys and other features affecting the
acquisition, clearance, replatting, replanning, rezoning or
redevelopment of said areas and parts of the areas that are to be
devoted to public ways, levees, sewerage, parks, playgrounds and
other public purposes under the plan for the redevelopment of the
Studebaker Corridor Development Area and Expansion Area No. 1 as
adopted herein, which Expansion Area is more particularly described
as follows:
Expansion Area No 1
A parcel of land being part of the City of South
Bend, Portage Township, St. Joseph County, Indiana,
and being more particularly described as follows:
Beginning at a point on the centerline of Indiana
Avenue and its intersection with the West
right -of -way line of Michigan Street extended South;
thence North 00 000115" West along the West
right -of -way line of Michigan Street and its said
extension, 2636.58 feet to the centerlline of Sample
Street; thence South 89 054156" East along said
centerline, 50.00 feet to the centerline of Michigan
Street; thence North 00 003123" West along said
centerline, 1393.28 feet; thence North 89 °51146" West
along the centerline of an East -West alley, 222.00
feet; thence South 00 005140" East along the
centerline of an existing North -South alley, 893.08
feet to the centerline of an existing East -West
alley; thence North 88 051104" East along said -„
centerline 35.00 feet; thence South 00 006126" EasF
along the centerline of an existing North -South �
alley, 501.16 feet to the centerline of Sample
Street; thence North 89 054156" West along said
centerline 36.03 feet to the centerline of an -
existing North -South alley; thence South 00 °00143'x'
West along the centerline of a North -South alley, �
2638.14 feet to the centerline of Indiana Avenue;
thence North 89 °34'04" East along said centerline,
172.75 feet to the Point of Beginning. Containing
17.119 acres; and
WHEREAS, the Commission desires to further amend
Resolution No. 762 by expanding the Studebaker Corridor Development
Area to include Expansion Area No. 1 (The Studebaker Corridor
Development Area and Expansion Area No. 1 are referred to hereafter
as the "Area ") so as to facilitate and enhance the replanning,
redevelopment and disposition of property within the Area; and
WHEREAS, Section 39 of the Act permits the creation of an
allocation area within a blighted area to provide for the
allocation and distribution, as provided by the Act, of the
proceeds of taxes levied on property situated in the allocation
area; and
WHEREAS, the Commission in accordance with the Act, has
previously established the Studebaker Corridor Allocation Area
(South Bend Allocation Area No. 6); and
WHEREAS, the Commission now desires to expand the
boundaries of the Studebaker Corridor Allocation Area (South Bend
Allocation Area No. 6) to include Expansion Area No. 1
(South Bend Allocation Area No. 6) hereinafter referred to as the
"Allocation Area "); and
WHEREAS, there was presented to this meeting of the
Commission for its consideration and approval a proposed amendment
to the Development Plan setting out the boundaries of the Area, and
further identifying the types of redevelopment projects and
purposes to be undertaken in the Area (the Development Plan as
amended is hereinafter referred to as the "Plan "), which Plan is
entitled:
"Studebaker Corridor Development Plan
South Bend, Indiana"
and consists of a typewritten document; and
WHEREAS, the Plan has been considered at this meeting; and
WHEREAS, Section 17.5 of the Act provides for the means
for amending a resolution or plan in a way that enlarges the
boundaries of a redevelopment area by not more than twenty percent
(20 %) of the original redevelopment area or adds one (1) or more
parcels to the list of parcels of property to be acquired; and
WHEREAS, the Commission has complied with the notice
provision of I.C. 36- 7- 14- 17.5(a) and (e); and
WHEREAS, at the hearing held by the Commission on the 12th
day of April, 1991, at 10:00 a.m., Eastern Standard Time, at 1200
County -City Building, South Bend, Indiana, the Commission heard all
persons interested in the proceedings and received and
considered ___Q_ written remonstrances and objections and other
such evidence presented.
NOW, THEREFORE, BE IT RESOLVED by the South Bend
Redevelopment Commission, governing body of the City of South Bend,
Department of Redevelopment, as follows:
1. The Studebaker Corridor Development Area is hereby
expanded to include Expansion Area No. 1 as described in the
seventh Whereas clause above, and the Studebaker Corridor
Development Area, as expanded, is to be known hereafter as the
"Studebaker Corridor Development Area" and is described as follows:
A parcel of land being a part of the City of South
Bend, Portage Township, St. Joseph County, Indiana
and being more particularly described as follows:
Beginning at the point of intersection of the
centerline of Prairie Avenue and the Northerly
right -of -way line of the New York Central Railroad;
thence South 82 011102" East, 101.40 feet; thence
South 86 050151" East, 879.41 feet to a point on the
West right -of -way line of Lafayette Street; thence
South 87 °31130" East, 82.59 feet to a point on the
East right -of -way line of said street; thence South
83 °11'17" East, 166.36 feet to the Southeast corner
of Lot Number 29 in the Recorded Plat of "Martin &
Tutt's Addition to the City of South Bend" as
recorded in the records of said county; thence South
89 053120" East, 179.12 feet to the Southeast corner
of Lot 20 in said plat; thence South 56 018116" East,
119.30 feet to the Southwest corner of Lot number 12
in said plat; thence South 89 051146" East, along the
line between Lots numbered 12 and 13 in said plat
extended, 394.00 feet to the centerline of Michigan
Street; thence South 00 °03123" East along said
centerline, 1393.28 feet to the centerline of Sample
Street; thence North 89 054156" West along said
centerline, 50.00 feet; thence South 00 000115" East
along the Northerly extension of the West
right -of -way line of Michigan Street and said West
right -of -way line, 2636.58 feet to its intersection
with the centerline of Indiana Avenue; thence South
CO 89 034104" West along said centerline, 1242.87 feet to
the centerline of Franklin Street; thence North
00 013139" East along said centerline, 467.25 feet to
the centerline of the South Bend and St. Joseph
Railroad; thence North 89 040141" West along said
centerline, 1446.96 feet to the centerline of Kandall
Street; thence North 00 °20129" East along said
centerline, 626.65 feet to the centerline of Cotter
Street; thence North 89 °24121" West along said
centerline, 894.73 feet to the centerline of Prairie
Avenue; thence North 28 035129" East along said
centerline, 1253.48 feet and Norh 00 °11'41" West,
915.49 feet and North 89 053119" East, 363.11 feet to
a point of curvature; thence around a 286.48 foot
radius curve to the left an arc distance of 302.26
feet to the end of a chord which bears North
59 °39144" East and having a chord distance of 288.43
feet; thence continuing along said centerline North
29 026109" East, 142.63 feet and North 29 °31140" East,
912.61 feet to the Point of Beginning. Containing
249.60 acres.
2. The Studebaker Corridor Allocation Area (South Bend
Allocation Area No. 6) is hereby expanded to include Expansion Area
No. 1 as described in the seventh Whereas clause above, so that the
boundaries of the Allocation Area and the Area are coterminous.
Any taxes levied on the property imposed under I.C. 6 -1.1 in the
Allocation Area shall be allocated, distributed and used as
provided in Resolution No. 762, as amended, and the Act. The base
assessment date for Expansion Area No. 1, for purposes of the Act,
is March 1, 1991. The Allocation Area as expanded shall be
hereinafter known as "Studebaker Corridor Allocation Area." (South
Bend Allocation Area No. 6).
3. The proposed amendment to the Development Plan as
attached hereto is hereby in all respects approved.
4. The Commission finds that the proposed amendment to
the Development Plan and to Resolution No. 762, as amended, is
reasonable and appropriate when considered in relation to the
Development Plan and to Resolution No. 762, as amended,
respectively, and the purposes of the Act.
5. The Commission finds that the Development Plan, as
amended, and Resolution No. 762, as amended and as hereby further
amended, conform to the comprehensive plan of the City.
6. The Development Plan is amended at pages 2, 3, 8, 9,
it and 20 as shown by the pages attached hereto, and is hereby in
all respects approved.
7. The Secretary is hereby directed to file a certified
copy of said Development Plan, as amended, with the minutes of this
meeting.
8. The Secretary is hereby directed to record this
Resolution pursuant to the requirements of I.C. 36- 7- 14- 17.5(g).
9. All other findings, determinations, and conclusions
in Resolution No. 762, as amended, shall remain as stated therein.
10. The United States of America is hereby assured of
full compliance by the South Bend Redevelopment Commission with
Ask regulations of the Department of Housing and Urban Development
effectuating Title VI of the Civil Rights Act of 1964, as amended.
Adopted at a meeting of the South Bend Redevelopment
Commission held on April 12, 1991, at the Office of the Commission,
1200 County -City Building, 227 West Jefferson Boulevard, South
co Bend, Indiana 46601.
CITY OF SOUTH BEND, INDIANA
DEPARTMENT OF REDEVELOPMENT
By: �� A-)
Paula N. Auburn, President
TEST:
Michael Donoho, Secretary
Res986
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SOUTH SECTION
Studebaker Corridor
Development Plan
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I. HISTORICAL PERSPECTIVE
The Studebaker Corridor Development Area is bounded, generally,
by the Conrail (i.e., formerly Penn Central) tracks on the north,
the north /south alley between Main and Michigan Streets on the east,
Indiana Avenue and Cotter Streets on the south, and Prairie Avenue
on the west (see Map A). It's exact boundaries are as follows:
A parcel of land being a part of the City of South
Bend, Portage Township, St. Joseph County, Indiana
and being more particularly described as follows:
Beginning at the point of intersection of the
centerline of Prairie Avenue and the Northerly
right -of -way line of the New York Central Railroad;
thence South 82'11102" East, 101.40 feet; thence
South 86'50151" East, 879.41 feet to a point on the
West right -of -way line of Lafayette Street; thence
South 87'31130" East, 82.59 feet to a point on the
East right -of -way line of said street; thence South
83'11'17" East, 166.36 feet to the Southeast corner
of Lot Number 29 in the Recorded Plat of "Martin &
Tutt's Addition to the city of South Bend" as
recorded in the records of said county; thence South
89'53120" East, 179.12 feet to the Southeast corner
of Lot 20 in said plat; thence South 56'18116" East,
119.30 feet to the Southwest corner of Lot number 12
in said plat; thence South 89'51146" East, along the
line between Lots numbered 12 and 13 in said plat
extended, 394.00 feet to the centerline of Michigan
Street; thence South 00'03123" East along said
centerline, 1393.28 feet to the centerline of Sample
Street; thence North 89'54156" West along said
centerline, 50.00 feet; thence South 00'00115" East
along the Northerly extension of the West
right -of -way line of Michigan Street and said West
right -of -way line, 2636.58 feet to its intersection
with the centerline of Indiana Avenue; thence South
89'34104" West along said centerline, 1242.87 feet to
the centerline of Franklin Street; thence North
00'13139" East along said centerline, 467.25 feet to
the centerline of the South Bend and St. Joseph
Railroad; thence North 89'40141" West along said
centerline, 1446.96 feet to the centerline of Kandall
Street; thence North 00'20129" East along said
centerline, 626.65 feet to the centerline of Cotter
Street; thence North 89'24121" West along said
centerline, 894.73 feet to the centerline of Prairie
Avenue; thence North 28'35129" East along said
centerline, 1253.48 feet and Norh 00'11'41" West,
915.49 feet and North 89'53119" East, 363.11 feet to
a point of curvature; thence around a 286.48 foot
radius curve to the left an arc distance of 302.26
feet to the end of a chord which bears North
59'39144" East and having a chord distance of 288.43
feet; thence continuing along said centerline North
29'26109" East, 142.63 feet and North 29'31140" East,
912.61 feet to the Point of Beginning. Containing
249.60 acres.
-3- 1/10/86
Revised 4/12/91
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Studebaker Corridor
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IV. REDEVELOPMENT OPTIONS
Light Industrial Park
One major option would be the redevelopment of land adjacent to
the main plant complex. For the purposes of discussion, this area is
divided into two smaller sub -areas based on existing land uses and
suitability for future redevelopment as a light industrial park.
Sub -area A, bounded by Sample on the north, the alley running
north -south between Main and Lafayette on the east, Indiana Avenue
on the south and Franklin Street on the west, is adjacent to the
main plant complex and has the most vacant and under - utilized land
and buildings.
The land use in this sub -area is mixed. Residential
structures, vacant lots, commercial and light industrial uses
dominate. The condition of the majority of the residences is poor.
These conditions, coupled with an industrial- oriented zoning, makes
this sub -area suitable for new light industrial development. The
ongoing deterioration of this sub -area is of prime concern to owners
and tenants. Several vacant land parcels in this sub -area have
already been acquired by adjacent users. If this process could be
hastened by municipal assistance, this sub -area could be used for
expansion and new development while arresting its growing blight and
undesirability.
Sub -area B, bounded by Sample on the north, the north -south
alley between Main and Michigan on the east, Indiana on the south
and the alley between Main and Lafayette on the west, is a
predominantly commercial and light industrial area with small
concentrations of residences and several large, vacant land parcels.
The relatively large size of the commercial structures, as well as
their generally good physical condition, make retention and
expansion of this sub - area's existing land use a viable strategy.
Particular attention should be given to the 1100 -1300 blocks of
S. Main where there are several laroe parcels of vacant land
suitable for redevelopment. Likewise, the 1000 block of S. Main has
several Darcels of land welch are either vacant or under - utilized.
The Drime location of this land, along a major thoroughfare, makes
.t a good area for new development and /or expansion.
Sub -Area C, bounded by the railroad tracks on the north, the west
right -of -way line of Michigan Street on the east, Indiana Avenue on
the south and the North -South alley between Main and Michigan
Streets on the west. This area is a predominantly commercial area
to with some light industrial areas interspersed. There are scattered
vacant buildings and vacant land parcels in this sub -area as well.
The 1100, 1200 and 1300 blocks of South Michigan show the greatest
potential for redevelopment within this sub -area. The amount of
vacant land and- under - utilized buildings could be acquired through
the redevelopment process and packaged along with similar property
west of the alley to create viable sites for development. In
addition, such a strategy would help stabilize a large section of
South Michigan street, one of the City's prime in -town commercial
areas.
-11- 1/10/86
Revised 4/12/91
`Developable Sites
The second.major option concerns the development of several
sites in or near the north section (i.e., north of Sample Street) of
the main plant complex. Four potential sites have been identified
(see Map D) and are discussed below.
CW Site A
Site A encompasses approximately 175,000 s.f. (3.8 acres) of
developable land just west of the South Bend Warehouse ( #69). At
the present time this land is strewn with junk, debris and abandoned
vehicles; there is also much overgrown grass and other vegetation
that is not maintained and contributes to an undesireable
appearance. This site has good vehicular access from Prairie
Avenue. An interior access road would provide further access to the
site from Lafayette and Sample Streets.
Site B
Site B, located between the Avanti Motors (W33, et al) and
Shetland Property (W84 et al) buildings, covers approximately
180,000 s.f. (4.0 acres) of developable land. This site could be
subdivided in several different ways. For example, it could be kept
intact for new infill development, subdivided for the expansion of
an existing business or subdivided and used for some combination of
new development, expansion and parking. This parcel has access from
S. Lafayette at the present time but would greatly benefit from
enhanced interior access.
Site C
One of the most attractive sites for new development exists at
the corner of Sample and Lafayette, where several vacant parcels of
land combine for 150,000 s.f. (3.3 acres) of developable land. At
the present time, this site is under - utilized as parking,. Site C
has the advantages of extremely high visibility, as well as
excellent access afforded by both Sample and Lafayette Streets.
There are several development options for this property. The best
use, of course, would be a new commercial or industrial development.
This site also offers good potential for expansion, as well as
parking, although the latter would be a low intensity use of this
land. One potential drawback is the existence of several
deteriorated buildings near this site.
Site D
Site D comprises 58,000 s.f. (1,3 acres) c' vacant land
adjacent to the Transwestern /Rhodes building (T47 ez al). There is
excellen- vehicular access from main S:reez. Because of the
excellent access and vi5ibiliz:v, this site has good Dotential for
CleVelOalTlent. A major drawback, however, is zhe existence of
deteriorating buildings nearby.
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Revised 4/12/91
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SOUTH SECTION
Studebaker Corridor
Development Plan
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Property
Acquisition
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NORTH SECTION I "' `` <> _
1/10/86
Revised 4/12/91