HomeMy WebLinkAboutNo. 0818 designating the WWCDA, declaring the WWCDA 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 financingF-0
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RESOLUTION NO. 818
RESOLUTION OF THE SOUTH BEND REDEVELOPMENT
COMMISSION DESIGNATING THE WEST WASHINGTON - CHAPIN
DEVELOPMENT AREA, DECLARING THE WEST
WASHINGTON - CHAPIN 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 board 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 surveys and
investigations and has thoroughly studied that area within South
Bend hereby designated as the West Washington- Chapin Development
Area (Area), more particularly described as followed:
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:
COMMENCING at the point of intersection of
Western Avenue and William Street; thence North
along the centerline of William Street to the
Easterly projection of the Southerly
right -of -way of the first 14 foot alley; of
which BEING the Point of Beginning; BEGINNING at
the point of intersection of the described
projected Southerly alley right -of -way; thence
Westerly along the South right -of -way line to
the intersection of the West right -of -way line l*)�.
of Taylor Street; thence North along the West r`t
right -of -way line of Taylor Street, to the
intersection of the South right -of -way line of ."y:'
Wayne Street; thence West along the South A
right -of -way line of Wayne Street, to the
intersection of the East right -of -way line of
Scott Street; thence South along the East
right -of -way line, to the intersection of the
Easterly projected South right -of -way line of
Napier Street; thence West along the South
right -of -way line of Napier Street, to the
intersection of the centerline of the first 14
foot North -South alley; thence South along the
centerline of said 14 foot alley, to the
projected Southerly right -of -way line, to the
first 14 foot East -West alley; thence West along
the projected and South right -of -way line of
said alley, to the intersection of the West
right -of -way line of Walnut Street; thence South
along the East right -of -way line of Walnut
Street, to the intersection of the North
right -of -way line of the Conrail Railroad
(formerly known as the Penn Central Railroad);
thence Northwesterly along the North
right -of -way line of said Conrail Railroad
property, and projecting beyond Olive Street,
and intersecting a projected centerline of the
first North -South 14 foot alley, West of Olive
Street (now noted as Block W12- Parcel 1); thence
North along the projected and centerline of said
North -South 14 foot alley, to the intersection
of the North right -of -way line of Orange Street;
thence East along the North right -of -way line of
Orange Street, to the intersection of the East
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right -of -way line of Olive Street; thence North
along the East right -of -way line of Olive
Street, to the intersection of the South
right -of -way line of Linden Street; thence East
along the South right -of -way line of Linden
Street, to the intersection of the West
right -of -way line of Sadie Street; thence South
along the West right -of -way line of Sadie
Street, to the intersection of the North
property line of Lot 77, in the Arnold's Second
Addition, to the City of South Bend (now noted
as Block W2- Parcel 21); thence East along a
projected line of said Lot 77, also along the
North line of Lot 56 of said Arnold's Second
Addition (now noted as Block W3- Parcel 1);
thence continuing East along the North line of
Lots 34, 53, and 12, of Oak Grove Addition (now
noted as Block W3- Parcel 2, Block W4- Parcel 1
and Parcel 2); to the intersection of the West
right -of -way line of O'Brien Street; thence
North along the West right -of -way line of
O'Brien Street, to the intersection of the
projected North property line of Lot 2, also of
Oak Grove Addition; thence East along the
projected and North line of Lot 2 (now noted as
Block W5- Parcel 1); to the East right -of -way
line of Grant Street; thence South along the
East right -of -way line of Grant Street, to the
approximate mid -point of Lot 19, of College
Grove Addition (now noted as Block W6- Parcel 1);
thence East along a line, and the approximate
mid -point of Lot 19, to the East right -of -way
line of Johnson Street; thence North to the
intersection of a point, being the South line of
the approximate North one -third of Lot 20 (now
noted as Block W7- Parcel 1); thence east along
a line projected to an approximate mid -point at
Lot 20; thence North along a projected line to
the North property line of said Lot 20; thence
East along the North property line of Lot 20,
and projected to the East right -of -way line of
Brookfield Street; thence South along the East
right -of -way line, to a point being the
approximate mid -point of Lot 21 (now noted as
Block W8- Parcel 1); thence East along an
approximate mid -point line and projecting East,
to the intersection of the West right -of -way
line of College Street; thence North along the
West right -of -way line of College Street, to the
ID intersection of the South right -of -way line of
Linden Street; thence East along the South
right -of -way line of Linden Street, to the
intersection of the East right -of -way line of
Birdsell Street; thence South along the East
right -of -way line of Birdsell Street, to the
intersection of the North property line of Lot
25, of Arnold & Pagin's Subdivision (now noted
as Block W21- Parcel 1); thence East along the
North property line of said Lot 25, to the
intersection of the centerline of the first 17
foot North -South alley; thence South along the
centerline of said alley, to the intersection of
the centerline of the first East -West 16.5 foot
alley; thence East along the centerline of said
alley, to the intersection of the West
right -of -way line of Studebaker Street; thence
North to the intersection of a projected North
right -of -way line of Hine Street; thence East
along the projected and North line of Hine
Street, to the intersection of the East
right -of -way line of Walnut Street; thence South
along the East right -of -way line of Walnut
Street, to the intersection of the South
property line of the City Cemetery; thence East
along the South line of said Cemetery, to the
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intersection of the East property line of said
Cemetery; thence North along the East property
line of said Cemetery, to a point approximately
39 feet North of the Northwest corner of Lot 6
of Kuespert & Sommer's Addition (now noted as
Block W44- Parcel 7); thence Northeasterly along
a projected line to the intersection of the
centerline of LaPorte Avenue; thence
Northwesterly along the centerline of LaPorte
Avenue, to the intersection of the projected
centerline of the first East -West alley lying
North of LaSalle Court; thence East along the
centerline of said alley, to the intersection of
the West property line of Lot 1, of Horatio
Chapin Subdivision; thence South along the West
property line of said Lot 1, to the Northwest
corner of Lot 3, of Horatio Chapin Subdivision
(now noted as Block W52- Parcel 6); thence
Southeasterly along the North Property lines of
Lots 3, 5, 7, 9, and 11 (now noted as Block
W52 - Parcels 6, 7, 8, 9, and 10); to the
intersection of the centerline of William
Street; thence South along the centerline of
William Street to the Point of Beginning.
WHEREAS, upon such surveys, investigations, and studies being
made, the Commission finds that the Area has become blighted to an
It 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 caused to be prepared maps and
plats showing the boundaries of the Area, the location of the
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 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
it for its consideration and approval, a copy of the development plan
for the Area, dated October 23, 1987, which plan is entitled West
Washington- Chapin Development Plan, South Bend, Indiana (Plan); and
WHEREAS, the Plan and the conditions under which the Commission
will make relocation payments have been reviewed and considered by
the Commission, and the Commission has developed a relocation
policy to address relocation needs for the Area; and
WHEREAS, Title VI of the Civil Rights Act of 1964, as amended,
and the regulations of the United States Department of Housing and
Urban Development (HUD) effectuating that title, provide that no
person shall, on the grounds of race, age, sex, color, or national
origin, be excluded from participation in, be denied the benefits
of, or be subject to discrimination in the undertaking and carrying
out of any federally assisted project.
NOW, THEREFORE, BE IT RESOLVED BY THE SOUTH BEND REDEVELOPMENT
COMMISSION, AS FOLLOWS;
1. The West Washington- Chapin Development Area (Area), which
is described in the first "WHEREAS" clause hereof, is blighted and
constitutes a menace to the social and economic interest of the
City of South Bend (City) and its inhabitants, and it will be of
public utility and benefit to acquire real estate in the Area in
the future and to redevelop the Area under the provisions of the
Act.
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2. The Plan, attached hereto and incorporated herein, is
hereby adopted as the plan for the redevelopment of the Area.
3. The previously prepared maps and plats showing the
boundaries of the Area, the location of the various parcels of
property, streets, alleys, and other features affecting the
acquisition, clearance, replatting, replanning, rezoning, or
redevelopment of the Area, indicating any parcels of property to be
excluded from acquisition, and indicating the parts of the Area to
be devoted to public ways, levees, sewerage, parks, playgrounds,
and other public purposes under the Plan are hereby approved.
4. The previously prepared list indicating that no parcels of
property within the Area to be acquired at the present time is
hereby approved.
5. The estimated cost of acquiring property in the Area, as
determined by taking the average of two separate appraisals made by
independent appraisers, is $0.
6. In determining the location and extent of the Area
proposed to be acquired for redevelopment, the Commission has given
consideration to transitional and permanent provisions for adequate
housing for the residents of the Area who will be displaced by this
redevelopment project, and the Commission hereby adopts the South
Bend Central Relocation Policy as the policy by which the
Commission will be guided in providing for such persons displaced
by action of the Commission.
7. Based on evidence now submitted to the Commission, the
Commission finds and determines that there is a substantial
presence in the Area of excessive vacant land on which structures
were located, abandoned or vacant buildings, old buildings,
excessive vacancies, substandard structures, and delinquency in
payment of real property taxes.
8. 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.
9. The Area consists of approximately two hundred twenty
(220) acres and is contiguous and compact.
10. To the extent that qualified redevelopment bonds under
Section 144(c) of the Internal Revenue Code of 1986 are issued to
pay for all or part of the redevelopment within the Area, the use
of the proceeds of such bond issue shall be limited as required by
Section 144(c).
11. The assessed value of real property in 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.
12. The Commission finds that the objectives of the Plan
cannot be achieved through more extensive rehabilitation of the
Area.
13. 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.
14. For purposes of the allocation provisions of the Act, as
authorized by I.C. 36- 7- 14 -39, the Area is hereby designated as
West Washington- Chapin Allocation Area (South Bend Allocation Area
No. 7), more particularly 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:
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COMMENCING at the point of intersection of
Western Avenue and William Street; thence North
along the centerline of William Street to the
Easterly projection of the Southerly
right -of -way of the first 14 foot alley; of
which BEING the Point of Beginning; BEGINNING at
the point of intersection of the described
projected Southerly alley right -of -way; thence
Westerly along the'South right -of -way line to
the intersection of the West right -of -way line
of Taylor Street; thence North along the West
right -of -way line of Taylor Street, to the
intersection of the South right -of -way line of
Wayne Street; thence West along the South
right -of -way line of Wayne Street, to the
intersection of the East right -of -way line of
Scott Street; thence South along the East
right -of -way line, to the intersection of the
Easterly projected South right -of -way line of
Napier Street; thence West along the South
right -of -way line of Napier Street, to the
intersection of the centerline of the first 14
foot North -South alley; thence South along the
centerline of said 14 foot alley, to the
projected Southerly right -of -way line, to the
first 14 foot East -West alley; thence West along
the projected and South right -of -way line of
said alley, to the intersection of the West
right -of -way line of Walnut Street; thence South
along the East right -of -way line of Walnut
Street, to the intersection of the North
right -of -way line of the Conrail Railroad
(formerly known as the Penn Central Railroad);
thence Northwesterly along the North
right -of -way line of said Conrail Railroad
property, and projecting beyond Olive Street,
and intersecting a projected centerline of the
first North -South 14 foot alley, West of Olive
Street (now noted as Block W12- Parcel 1); thence
North along the projected and centerline of said
North -South 14 foot alley, to the intersection
of the North right -of -way line of Orange Street,
thence East along the North right -of -way line of
Orange Street, to the intersection of the East
right -of -way line of Olive Street; thence North
along the East right -of -way line of Olive
Street, to the intersection of the South
right -of -way line of Linden Street; thence East
along the South right -of -way line of Linden
Street, to the intersection of the West
right -of -way line of Sadie Street; thence South
along the West right -of -way line of Sadie
Street, to the intersection of the North
property line of Lot 77, in the Arnold's Second
Addition, to the City of South Bend (now noted
as Block W2- Parcel 21); thence East along a
projected line of said Lot 77, also along the
North line of Lot 56 of said Arnold's Second
Addition (now noted as Block W3- Parcel 1);
thence continuing East along the North line of
Lots 34, 53, and 12, of Oak Grove Addition (now
noted as Block W3- Parcel 2, Block W4- Parcel 1
and Parcel 2); to the intersection of the West
right -of -way line of Obrien Street; thence North
along the West right -of -way line of Obrien
Street, to the intersection of the projected
North property line of Lot 2, also of Oak Grove
Addition; thence East along the projected and
North line of Lot 2 (now noted as Block
W5- Parcel 1); to the East right -of -way line of
Grant Street; thence South along the East
`✓ right -of -way line of Grant Street, to the
approximate mid -point of Lot 19, of College
Grove Addition (now noted as Block W6- Parcel 1);
thence East along a line, and the approximate
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mid -point of Lot 19, to the East right -of -way
line of Johnson Street; thence North to the
intersection of a point, being the South line of
the approximate North one -third of Lot 20 (now
noted as Block W7- Parcel 1); thence east along
a line projected to an approximate mid -point at
Lot 20; thence North along a projected line to
the North property line of said Lot 20; thence
East along the North property line of Lot 20,
and projected to the East right -of -way line of
Brookfield Street; thence South along the East
right -of -way line, to a point being the
approximate mid -point of Lot 21 (now noted as
Block W8- Parcel 1); thence East along a
approximate mid -point line and projecting East,
to the intersection of the West right -of -way
line of College Street; thence North along the
West right -of -way line of College Street, to the
intersection of the South right -of -way line of
Linden Street; thence East along the South
right -of -way line of Linden Street, to the
intersection of the East right -of -way line of
Birdsell Street; thence South along the East
right -of -way line of Birdsell Street, to the
intersection of the North property line of Lot
25, of Arnold & Pagin's Subdivision (now noted
as Block W21- Parcel 1); thence East along the
North property line of said Lot 25, to the
intersection of the centerline of the first 17
foot North -South alley; thence South along the
centerline of said alley, to the intersection of
the centerline of the first East -West 16.5 foot
alley; thence East along the centerline of said
alley, to the intersection of the West
right -of -way line of Studebaker Street; thence
North to the intersection of a projected North
right -of -way line of Hine Street; thence East
along the projected and North line of Hine
Street, to the intersection of the East
right -of -way line of Walnut Street; thence South
along the East right -of -way line of Walnut
Street, to the intersection of the South
property line of the City Cemetery; thence East
along the South line of said Cemetery, to the
intersection of the East property line of said
Cemetery; thence North along the East property
line of said Cemetery, to a point approximately
39 feet North of the Northwest corner of Lot 6
of Kuespert & Sommer's Addition (now noted as
Block W44- Parcel 7); thence Northeasterly along
a projected line to the intersection of the
centerline of LaPorte Avenue; thence
Northwesterly along the centerline of LaPorte
Avenue, to the intersection of the projected
centerline of the first East -West alley lying
North of LaSalle Court; thence East along the
centerline of said alley, to the intersection of
the West property line of Lot 1, of Horatio
Chapin Subdivision; thence South along the West
property line of said Lot 1, to the Northwest
corner of Lot 3, of Horatio Chapin Subdivision
(now noted as Block W52- Parcel 6); thence
Southeasterly along the North Property lines of
Lots 3, 5, 7, 9, and 11 (now noted as Block
W52 - Parcels 6, 7, 8, 9, and 10); to the
intersection of the centerline of William
Street; thence South along the centerline of
William Street to the Point of Beginning.
Ask 15. Any taxes levied on real property imposed under
I.C. 6 -1.1 in the West Washington- Chapin Allocation Area
(South Bend Allocation Area No. 7) (Allocation Area) in
1987, for collection in 1988, and thereafter, except as
hereinafter provided, for the benefit of any public body
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entitled to a distribution thereof, shall be allocated
and distributed as provided in the allocation and
distribution provisions of the Act, and more particularly
as follows:
(a) the proceeds of the taxes attributable to the lesser
of:
(1) the assessed value of the property for the
assessment date with respect to which the allocation
and distribution is made; or
(2) the base assessed value as defined by I.C.
36- 7- 14- 39(a),
shall be allocated to, and when collected shall be
paid into the funds of the respective taxing units
entitled to a distribution of such taxes.
(b) The property tax proceeds in excess of those
described in subparagraph (a) above shall be
allocated to the South Bend redevelopment district
and when collected paid into a Special Fund, hereby
created, for the West Washington- Chapin Allocation
Area, to be known as West Washington- Chapin
Allocation Area (South Bend Allocation Area No. 7)
Special Fund (Special Fund), that may be used by the
Commission only to:
(1) Pay the principal of and interest on any
obligations payable solely from allocated tax
proceeds which are incurred from the redevelopment
district for the purpose of financing or refinancing
the redevelopment of the Allocation Area;
(2) Establish, augment, or restore the debt service
reserve for bonds payable solely or in part from
allocated tax proceeds in the Allocation Area;
(3) Pay the principal of and interest on bonds
payable from allocated tax proceeds in the Allocation
Area and from the special tax levied under
I.C.36- 7- 14 -27;
(4) Pay the principal of and interest on bonds issued
by the City to pay for local public improvements in
the Allocation Area;
(5) Pay premiums on the redemption before maturity of
bonds payable solely or in part from allocated tax
proceeds in the Allocation Area;
(6) Reimburse the City for expenditures made by it
for local public improvements (which include
buildings, parking facilities, and other items
described in IC.36- 7- 14- 25.1(a)) in the Allocation
Area; and
(7) Reimburse the City for rentals paid by it for a
building or parking facility in the Allocation Area
under any lease entered into under IC 36 -1 -10;
provided, however, that if future uses of property
tax proceeds allocated to the Special Fund are
authorized or permitted by amendment to the Act,
including I.C. 36- 7- 14 -39, after the effective date
of this resolution, those uses shall also be
authorized or permitted for property tax proceeds
allocated to the Special Fund; and further provided
that the Special Fund may not be used for operating
expenses of the Commission.
16. Inasmuch as a portion of the West Washington- Chapin
Allocation Area (South Bend Allocation Area No. 7) is
located within an enterprise zone created under I.C.
- 7 -
;V
1.
4- 4- 4 -6.1, the provisions of I.C. 36- 7- 14 -39(g) shall
apply to the use and allocation of proceeds in excess
of those described in subsection 15(a) of this
resolution.
17. When the funds and lb longer needed for purposes
permitted in parographs 15 and 16 above, money in the
Special Fund in,-e�cess of that amount shall be paid
to the respecto'e "taxing units in the manner
prescribed I.0 ,X,16-7-14-39(b)(1).
18. "Property taxes" and "property tax proceeds" as used
in this resolution shall mean taxes imposed under
I.C.6 -1.1 on real property.
19. The Secretary is directed to file certified copies of
this Resolution with the St. Joseph County Auditor
and the Portage Township Assessor.
20. The United States and HUD are assured of full
compliance by the Commission and the Department with
HUD regulations effectuating Title VI of the Civil
Rights Act of 1964, as amended.
21. 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 I.C. 36- 7- 14 -16, for their
approval of the Resolution and Plan, and if approved
by both bodies, the Resolution and Plan shall be
submitted to public hearing and remonstrance as
provided by I.C. 36- 7- 14 -17, after public notice in
accordance with I.C. 36- 7 -14 -17 and I.C. 5 -3 -1.
Adopted at a regular meeting of the South Bend
Redevelopment Commission held on October 23, 1987,
at the Office of the Commission, 1200 County -City
Building, 227 W. Jefferson Boulevard, South Bend, Indiana
46601.
ATTEST;
kh ® an,
Roman J. Piasecki, Secretary
CITY OF SOUTH BEND, INDIANA
DEPARTMENT OF REDEVELOPMENT
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F. Jay N%mtz, -President
R-ed-eveloDknent Commission
S
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WEST WASHINGTON-CHAPIN DEVELOPMENT AREA
DEVELOPMENT PLAN
SOUTH BEND, INDIANA
OCTOBER 23, 1987
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WEST WASHINGTON- CHAPIN DEVELOPMENT AREA
DEVELOPMENT PLAN
SOUTH BEND, INDIANA
TABLE OF CONTENTS
10/23/37
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . .
. 1
HISTORY OF PROJECT AREA . . . . . . . . . . . . . . . . . . . .
. 3
DESCRIPTION OF PROJECT . . . . . . . . . . . . . . . . . . . .
. 5
A. Boundaries of the Washington -Chapin Development Area
B. Goals and Objectives
C. Types of Proposed Redevelopment Activities
REDEVELOPMENT STRATEGY . . . . . . . . . . . . . . . . . . . . .
. 9
A. Land Use
B. Public Improvements
C. Recoimiendations for Further Study
D. Schedule for Implementation
WASHINGTON - CHAPIN DESIGN REVIEW COMMITTEE . . . . . . . . . . .
. 13
A. Establishment of the Committee
B. Terms
C. Rules
D. Powers and Duties
E. Design Guidelines
F. Building Permits
G. Review
H. Amendments to Disapproved Developer's Plan
I. Prevention of Speculation
J. Adequacy of Zoning and Other Codes and Regulations
K. Signs
PROTECT PROPOSALS . . . . . . . . . . . . . . . . . . . . . . . .
. 16
A. Land Acquisition
B. Property Rehabilitation
C. Developer's Obligations
STATUTORY AUTHORITY . . . . . . . . . . . . . . . . . . . . . .
. 18
PROCEDURES FOR CHANGES IN THE APPROVED WASHINGTON- CHAPIN
DEVELOPMENT PLAN . . . . . . . . . . . . . . . . . . . . . .
. 18
10/23/37
INTRODUCTION
The plan that follows represents a general concept for the development and
revitalization of the West Washington - Chapin Development Area. It is also the
initial step in the development of a Comprehensive Neighborhood Plan for this area.
This Plan is the result of many months of discussion between the residents and
business people of the neighborhood and representatives of the City of South Bend and
the Redevelopment Commission. The partnership that has evolved from these
discussions, the determination of the residents, and the commitment of the City of
South Bend will all help to ensure the success of this General Development Plan and
the more detailed Comprehensive Plan still to come.
The West Washington - Chapin Development Area consists of approximately two hundred
acres and extends west from the South Bend Central Business District. One of the
original neighborhoods of the City, the area has a mixture of residential,
commercial, and both light and heavy industrial land use. The City's first National
Historic Register District is also within the neighborhood. See Map 1.
As with many inner -city neighborhoods throughout the United States, conditions within
the Washington - Chapin neighborhood have deteriorated in recent years. This is
particularly evident along the two major commercial strips of the neighborhood
located along the 1100 through 1400 blocks of West Washington Avenue and the 100
through 300 blocks of South Chapin Street.
The condition of the neighborhood, whether good or bad, also affects the areas
surrounding the neighborhood. Considering that the West Washington - Chapin
Development Area is next to the South Bend Central Business District the
revitalization of the West Washington - Chapin Development Area gains even greater
significance considering the amount of public and private money that has been
invested in the City's Central Business District. Improvement of the West
Washington - Chapin Development Area can strengthen these investments as well as
encourage further activities in the Downtown.
Residents and business owners of the neighborhood joined together to form a
non - profit corporation early in 1987 called the West Washington - Chapin Revitalization
Project, Inc. The group consists of representatives of the several other non - profit
corporations that are active within the neighborhood as well as many concerned
residents. The City of South Bend through its Division of Planning and Business
Assistance, the South Bend Redevelopment Commission and the West Washington - Chapin
Revitalization Project, Inc. jointly decided to proceed with the preparation of this
Development Plan as one means of addressing some of the problems of the neighborhood.
When adopted, this Plan will provide the mechanism to deal with many of the physical
problems and general lack of reinvestment the neighborhood has experienced. The
it Development Plan establishes specific development issues that will need to be
addressed in the Comprehensive Plan. The Plan also establishes a means of directing
development to ensure that it occurs in an orderly manner, is compatible with
existing neighborhood uses and is of the highest quality possible.
With the adoption of this Plan, the residents of the neighborhood and the City of
South BF,nd will be able to take the preliminary steps to make the area a vital
residential, commercial, and industrial neighborhood.
10/23/87
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HISTORY OF PROJECT AREA
The West Washington - Chapin Development Area is located in what is commonly known as
the Near West Side Neighborhood in South Bend, Indiana. The Neighborhood is located
immediately west of the South Bend Central Business District. See Map 2. One of the
earliest additions to South Bend's original 1831 plat, the neighborhood became the
site for large homes of many of the community's early industrialists, such as the
Studebakers, Olivers, O'Brien, and Birdsells, during the latter part of the 19th
Century. With large factories constructed within or very near the neighborhood, the
Near West Side also became the location for more modest housing for the many workers
employed within these factories.
The South Bend community was thriving at this time, having become a major industrial
center. By the late 19th Century several commercial districts had developed within
the neighborhood along West Washington, Chapin and Western Avenues. Most shopkeepers
owned their own businesses and lived in apartments above their stores.
Over time the Near West Side Neighborhood changed. Following the Depression and
World War II, the neighborhood experienced significant physical and economic decline.
Problems of crime, neglect and negative image increased. Property values declined.
Gradually upper middle and middle income residents moved out creating a
predmominantly low income neighborhood.
In recent years, however, some reinvestment has occurred in both the residential and
commercial areas of the neighborhood. Attracted by the opportunity of rehabilitating
an older home, a number of families and professional offices have moved back into the
West Washington Historic District. The City's Bureau of Housing has administered
residential loan programs within the neighborhood over the last twelve years. In
addition, South Bend Heritage Foundation, a Community Development Block Grant
sub- grantee and a non - profit corporation that has been active in the neighborhood
over the last fourteen years in both residential and commercial building
rehabilitation,has administered a commercial loan program which has focused on the
West Washington Commercial District since last year. Both efforts have done much to
encourage additional investment.
Despite these efforts and those of Federal programs through the 1960's and 1970's,
problems remain, particularly within the commercial districts along West Washington
and Chapin Street. Of the 32 commercial structures on West Washington, 22 are now
vacant. Of the 15 commercial structures along Chapin Street, 6 now stand vacant.
Based on 1980 census information and recent field surveys, 16 percent of the
residential structures throughout the neighborhood are vacant.
WW /6
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DESCRIPTION OF PROJECT
A. Boundaries of the Washin ton -Cha in Development Area
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:
COMMENCING at the point of intersection of Western Avenue and William Street; thence
North along the centerline of William Street to the Easterly projection of the
Southerly right -of -way of the first 14 foot alley; of which BEING the Point of
Beginning; BEGINNING at the point of intersection of the described projected
Southerly alley right -of -way; thence Westerly along the South right -of -way line to
the intersection of the West right -of -way line of Taylor Street; thence North along
the West right -of -way line of Taylor Street, to the intersection of the South
right -of -way line of Wayne Street; thence West along the South right-of-way line of
Wayne Street, to the intersection of the East right -of -way line'of Scott Street;
thence South along the East right - of-way line, to the intersection of the Easterly
projected South right -of -way line of Napier Street; thence West along the South
right -of -way line of Napier Street, to the intersection of the centerline of the
first 14 foot North -South alley; thence South along the centerline of said 14 foot
alley, to the projected Southerly right -of -way line, to the first 14 foot East -West
alley; thence West along the projected and South right -of -way line of said alley, to
the intersection of the West right -of -way line of Walnut Street; thence South along
the East right -of -way line of Walnut Street, to the intersection of the North
right -of -way line of the Conrail Railroad (formerly known as the Penn Central
Railroad); thence Northwesterly along the North right -of -way line of said Conrail
Railroad property, and projecting beyond Olive Street, -and intersecting a projected
centerline of the first North -South 14 foot alley, West of Olive Street (now noted as
Block W12- Parcel 1); thence North along the projected and centerline of said
North -South 14 foot alley, to the intersection of the North right -of -way line of
Orange Street; thence East along the North right-of-way line of Orange Street, to the
intersection of the East right -of -way line of Olive Street; thence North along the
Fast right -of -way line of Olive Street, to the intersection of the South right -of -way
line of Linden Street; thence East along the South right-of-way line of Linden
Street, to the intersection of the West right -of -way line of Sadie Street; thence
South along the West right -of -way line of Sadie Street, to the intersection of the
North property line of Lot 77, in the Arnold's Second Addition, to the City of South
Bend (now noted as Block W2- Parcel 21); thence East along a projected line of said
Lot 77, also along the North line of Lot 56 of said Arnold's Second Addition (now
noted as Block W3- Parcel 1); thence continuing East along the North line of Lots 34,
53, and 12, of Oak Grove Addition (now noted as Block W3- Parcel 2, Block W4- Parcel 1
and Parcel 2); to the intersection of the West right-of-way line of O'Brien Street;
thence North along the West right - of-way line of O'Brien Street, to the intersection
of the projected North property line of Lot 2, also of Oak Grove Addition; thence
Fast along the projected and North line of Lot 2 (now noted as Block W5- Parcel 1); to
the East right -of -way line of Grant Street; thence South along the East right -of -way
line of Grant Street, to the approximate mid -point of Lot 19, of College Grove
Addition (now noted as Block W6- Parcel 1); thence East along a line, and the
approximate mid -point of Lot 19, to the East right -of -way line of Johnson Street;
thence North to the intersection of a point, being the South line of the approximate
North one -third of Lot 20 (now noted as Block W7- Parcel 1); thence East along a line
projected to an approximate mid -point at Lot 20; thence North along a projected line
to the North property line of said Lot 20; thence East along the North property line
-5- 10/23/87
of Lot 20, and projected to the East right -of -way line of Brookfield Street; thence
South along the East right -of -way line, to a point being the approximate mid -point of
Lot 21 (now noted as Block W8- Parcel 1); thence East along an approximate mid -point
line and projecti.g East, to the intersection of the West right -of -way line of
College Street; thence North along the West right - of-way line of College Street, to
the intersection of the South right -of -way line of Linden Street; thence East along
the South right -o= -way line of Linden Street, to the intersection of the East
right -of -way line of Birdsell Street; thence South along the East right -of -way line
of Birdsell Stree =, to the intersection of the North property line of Lot 25, of
Arnold and Pagin'S Subdivision (now noted as Block W21- Parcel 1); thence East along
the North property: line of said Lot 25, to the intersection of the centerline of the
first 17 foot Nor `h -South alley; thence South along the centerline of said alley, to
the intersection of the centerline of the first East -West 16.5 foot alley; thence
East along the centerline of said alley, to the intersection of the West right -of -way
line of Studebaker Street; thence North to the intersection of a projected North
right -of -way line of Hine Street; thence East along the projected and North line of
Hine Street, to the intersection of the East right -of -way line of Walnut Street;
thence South alonc the East right -of -way line of Walnut Street, to the intersection
of the South property line of the City Cemetery; thence East along the South line of
said Cemetery, to the intersection of the East property line of said Cemetery; thence
North along the EGst property line of said Cemetery, to a point approximately 39 feet
North of the North-,jest corner of Lot 6 of Kuespert & Sommer's Addition (now noted as
Block W44- Parcel ;); thence Northeasterly along a projected line to the intersection
of the centerline of LaPorte Avenue; thence Northwesterly along the centerline of
LaPorte Avenue, tc the intersection of the projected centerline of the first
East -West alley lying North of LaSalle Court; thence East along the centerline of
said alley, to the intersection of the West property line of Lot 1, of Horatio Chapin
Subdivision; thence South along the West property line of said Lot 1, to the
Northwest corner c= Lot 3, of Horatio Chapin Subdivision (now noted as Block
W52- Parcel 6); thence Southeasterly along the North property lines of Lots 3, 5, 7,
9, and 11 (now noted as Block W52- Parcels 6, 7, 8, 9, and 10); to the intersection of
the centerline of William Street; thence South along the centerline of William Street
to the Point of Beginning.
The map on the following page shows the general boundaries.
B. Development Plan Goals
In order to reinforce and revitalize the area, the following
goals and objectives have been established:
1. Create a -ew, positive identity for the area and provide
a pleasant urban environment by eliminating blighting
influences and land -use chaos.
a. Promo .e commercial and industrial development
within designated land use areas.
b. Imp=. -e and expand the supply of all housing especially
for low and moderate income families by rehabilitation
and construction on vacant lots.
c. Promote the welfare, safety, and overall improvement
of the quality of life within the neighborhood.
-6-
10/23/87
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2. Stimulate private sector participation and investment
consistent with overall goals and objectives.
3. Increase the real property tax base of the area.
4. Encourage participation of neighborhood residents and
business people, especially the West Washington - Chapin
Revitalization Project, Inc., in the planning and
redevelopment processes.
C. Tvpes of proposed Redevelopment Activities
WW /6
Realization of the Development Area objectives will be accomplished
by a combination of public and private actions. These actions
could include, but are not limited to, the following: provision
for public facilities and improvements, assembly of parcels for
development through property acquisition, relocation,
clearance, vacation and dedication of public rights -of -way,
and any other activity pertaining to planning and implementing an
urban redevelopment plan.
10/23/87
.14 Cliff Dili .M CFO ' 101 M
A. Land Use
As discussed earlier in this Plan, the West Washington - Chapin Neighborhood has a
variety of land uses present. These are: single family and multi - family residential
uses; commercial uses, including retail stores and professional offices; and both
light and heavy industrial uses. For the purposes of this general plan only broad
categories of land use will to identified. As the more detailed Comprehensive Plan
is developed for the neighborhood the proposed areas of specific land uses can be
refined. This will be particularly important as the plan relates to both existing
and proposed changes in the zoning of the neighborhood. The proposed land use for
the West Washington - Chapin Development Area is shown on Map 4.
Residential:
Map 4 identifies areas cf Housing Conservation. These areas are reserved for
residential use. While the term "Conservation" implies rehabilitation of housing
stock, the intent of this Plan is to reserve land and encourage new residential
construction as well. Indiana State Law will not allow the use of funds raised
through a Redevelopment Bond issue to be used to renovate a privately -owned home.
The Redevelopment Commission can, however, encourage the appropriate Federal, State,
and Local governmental agenc_es as well as non - profit corporations to continue to
develop and implement programs that will strengthen the housing stock and make
affordable housing readily available within the neighborhood. Such activities could
include: the rehabilitation of existing housing through the use of revolving loan
funds now in place or, as specific needs of groups of residents become apparent, the
development of new programs, or through the construction of new housing that is
compatible with the existing character of the neighborhood.
Commercial:
Commercial development will be limited to West Washington Avenue and South
Chapin Street within the "C" zoning boundaries as designated on the official zoning
map for the City of South Bead in effect at the time this Development Plan is
adopted. The feasibility of Commercial Development within each designated area needs
to be studied as well as potential types of development identified.
Industrial:
Industrial development will be limited to areas currently zoned "D" and "E"
south of Orange Street as designated on the official zoning map for the City of South
Bend in effect at the time this Development Plan is adopted.
B. Public Works
No specific public works projects are identified at this time. Engineering
studies will be completed wit-iin both target areas as well as the entire Development
Area to determine specific public works needs and to prioritize the projects.
Initial public works activities will be focused on Target Area A and later on Target
Area B within the Development Area Boundary as Redevelopment and other funds become
available. Public improvements could include resurfacing of streets, sidewalk, curb
and gutter repair, and improved street lighting and signage.
_9_ 10/23/87
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C. Recommendations for Further Studv
Development of a Comprehensive Plan for the neighborhood requires, at the
minimum, that the following studies of the Development Area be completed:
1. The preparation of a market study that a) examines the feasibility
of commercial development along both West Washington and South
Chapin Street, b) identifies specific commercial uses
that have the greatest potential for success and c) indicates
both short term and long term steps that need to be taken by
the City, Neighborhood, and private business and
financial sectors to ensure that development occurs.
2. The preparation of a Public Works Study that a) surveys the
conditions of all streets, curbs, gutters, sidewalks, lighting,
and signage within the Development Area, b) places the
resulting identified projects in order of greatest need, and
c) affixes a cost estimate to each of these projects.
3. The study of current zoning within the Development Area that
a) determines whether or not the zoning supports the intent
and spirit of the Development Plan and b) makes recommendations
for changes if necessary.
4. A study that identifies other economic development strategies
for the Development Area that will improve the economic
it advantages of the residents as well as improve the quality
of life for the overall neighborhood.
5. A study that investigates various means of promoting safety and
welfare within the neighborhood.
D. Schedule for Implementation
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Immediately after the adoption of this Development Plan, the staff
of the Redevelopment Commission in conjunction with neighborhood
residents of the West Washington - Chapin Development Area will
develop a schedule for implementing the initial recommendations
of the Plan as well as preparing a more detailed Comprehensive
Plan for the Area. This schedule will be based on the practical
estimate of the time and both human and financial resources that
will be needed and available to bring this project to a successful
conclusion.
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WEST WASHINGTON -CHAPIN DESIGN REVIEW COMMITTEE
In order to achieve a high level of design and insure a feeling of
continuity throughout the development area, a West Washington - Chapin
Design Review Committee is hereby established. The following
{ paragraphs explain the makeup and duties of that committee.
A. Establishment of Committee
A West Washington - Chapin Design Review Committee of eight (8)
members shall be established. Members shall be the Executive
Director of the Department of Economic Development,
the City Engineer, the Director of the St. Joseph County
Area Plan Commission, the City Building Commissioner,
and four (4) members recommended by the West
Washington- Chapin Revitalization Project, Inc. and
appointed by the Redevelopment Commission.
The Chairman of the Design Review Committee will serve a one
year term. The first person to chair the committee will
be one of the four neighborhood representatives on the Design
Review Committee. Upon completion of this term one of the
governmental representatives will fill the position. The
position will then alternate between being held by a
neighborhood representative one year and a governmental
representative the next for the duration of the West
Washington - Chapin Development Plan.
B. Terms
Members of such Committee shall serve without pay for two
year terms. Appointed members shall serve at the pleasure
of the Redevelopment Commission. Vacancies occurring through
death, resignation or other causes, shall be filled for the
unexpired term in the same manner as original appointments.
C. Rules
The Committee shall adopt such rules and procedures as are
necessary to conduct its business, including the dates and
times of meetings and hearings.
D. Powers and Duties
The Committee shall function in an advisory capacity to the
Redevelopment Commission. It shall review the plans and
Ark specifications for all projects within the Development Area,
other than single family residential structures, that involve
new construction, exterior renovation or site work. This
review will include design, site planning, open space and
other applicable considerations, and for compliance with
the standards set forth in the West Washington -Chapin Design
Guidelines. In exercising these duties the Committee shall
follow the procedures and act within the limitations
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established in subsequent sections.
E. Design Guidelines
The Redevelopment Commission shall, by Resolution, adopt
rw a set of Design Guidelines for use by developers as they are
planning their project. The West Washington -Chapin Design
Review Committee will base their recommendation to the
Redevelopment Commission on how well the proposals have
followed these guidelines.
The Design Guidelines may be reviewed and revised as
necessary by Redevelopment Commission action.
F. Building Permits
No permit shall be issued by the South Bend Building,Department
for the construction of any building in the West
Washington - Chapin Development Area area or the
reconstruction, alteration, or rehabilitation of any building
in the Area, other than a single family residential structure,
unless the application for such permit shall bear an
endorsement by the Committee that such proposed construction
is appropriate and conforms to the standards set forth in
the West Washington - Chapin Design Guidelines.
G. Review
All proposals filed with the Design Review Committee 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 Development Plan and
Design Guidelines. Upon receipt of the plans the staff of
the Department of Economic Development will review them,
prepare a staff report, and schedule a meeting of the Design
Review Committee with the developer. At this meeting the
Design Review Committee will review plans and the staff report
with the developer 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 modification in plans or specifications that are necessary
to receive approval. Approval by the Design Review Committee
does not constitute approval of any federal, state or local
building, zoning or other requirements but is solely pertaining
to the Design Guidelines over which the Committee has advisory
jurisdiction for the Commission. The Committee shall have
the right to waive the review process for any project.
H. Amendments to Disapproved Developer's Plan
Within thirty days after disapproval of a development plan,
the developer may file with the Committee an amendment to such
changes made necessary to meet the modifications requested
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by =he Committee. Review procedures for an amended plan shall
be -he same as for an initial submission.
I. Pre-.Tention of Speculation
Cor_=racts for the purchase of property owned by the
Redevelopment Commission will provide that the redeveloper
agree that his purchase of the property is for the purpose
of - edevelopment and not for land speculation. Prior to the
cormletion of his redevelopment project, the redeveloper
may not sell, lease, or otherwise transfer such land (or
improvements) without the prior written consent of the
Cit_: of South Bend, Department of Redevelopment.
J. Ade- -uacy of Zoning and Other Codes and Regulations to
Prc -ect Area
Any proposed new land uses or changes in land uses in the
Wes-- Washington - Chapin Development Area will be subject
to =he established provisions of the South Bend Zoning
Ord_:nance. All such uses will also be subject
to =he requirements of the Building Code and similar
rea- -lations. These codes and regulations in conjunction with
the land use provisions, building requirements and restrictions
as ,jell as the design and development objectives established
by -7.he Plan will adequately protect the Development Area.
K. Sians
All proposals for signs within the Development Area shall
be = eviewed by the Comnittee and evaluated as to their
co=liance with the standards established in the Design
Guidelines.
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10/23/87
A. Property Acquisition
ro Although there is no property acquisition identified in this plan, it is
anticipated that some property acquisition, could occur in the future.
When this occurs, the South Bend Department of Redevelopment Commission will
either:
1. 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 for uses in accordance with the Development
Plan; or
c
2. Rehabilitate or partially rehabilitate the structure prior to selling or
leasing the property to a purchaser or lessee for uses in accordance with the
Development Plan.
3. Sell or lease the property to purchaser or lessee usually at its fair
market reuse value, excepting those cases when property is sold or leased to another
public body for uses in accordance with the Plan.
B. Property Rehabilitation
All properties in the Area shall comply with the standards set forth in all
applicable statutes, codes and ordinances, as amended from time to time, relating to
the use, maintenance, facilities, and occupancy of existing property, including, but
not limited to, Chapters 6,8,9, and 21 of the South Bend Municipal Code.
All properties within the Area shall be maintained so that the appearance of
the premises and all buildings thereon shall reflect a level of maintenance in
keeping with the standards of the Area and the requirements of the South Bend
Municipal Code.
C. Developer's Obligations
The land acquired by the Redevelopment Commission will be disposed of subject
to an Agreement between the Commission and the Developer. The Developer will be
required by the Agreement to observe the land use and building requirements and
objectives of this Plan and to carry out all development within an agreed time
period. The Agreement and Deed contain other provisions required by the Commission
and the United States Department of Housing and Urban Development.
In addition, the following provisions, plus other appropriate provisions,
will be included in the Agreement:
1. An approved plan for the project and a time schedule for start and
completion of the project.
2. That the purchase of the land is for the purpose of redevelopment and not
for speculation. Purchase contracts will provide that the Developer agree that
purchase of the property is for the purpose of redevelopment and not for speculation.
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Prior to the completion of the redevelopment project, the Developer may not sell,
lease, or otherwise transfer such land (or improvements) without the prior written
consent of the South Bend Red-evelopment Commission.
VW3. That the land will be built upon and improved in conformity with the
objectives and provisions of the Plan.
4. That the building of improvements will be commenced and completed within
a specified period of time.
5. 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, in the use of the property.
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STATUTORY AUTHORITY
The controls, regulations and land use restrictions contained
in this Development Plan are for the specific purposes of
implementing the Washington-Chapin Development Plan pursuant
to Indiana Code 36- 7 -14 -1 et. seq.
4
PROCEDURE FOR CHANGES IN THE APPROVED WASHINGTON -CHAPIN DEVELOPMENT PLAN
The South Bend Redevelopment Commission may amend the West
Washington -Chapin Development plan by procedures under
Indiana Code 36.7.14.1. et.seq. Any amendment to the approved
Development Plan will be brought to the West Washington- Chapin
Revitalization Project, Inc. for its review, comment and-
recommendation prior to action by the South Bend Redevelopment
Commission.
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