HomeMy WebLinkAboutNo. 0762 designating Studebaker Corridor Dev. Area, declaring SCDA blighted, approving a dev. plan/conditions under which relocation pmts. will be made, and establishing allocation area for purposes of TIF1440- '711 '" g:-
RESOLUTION NO. 762 =X� '=-
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ID RESOLUTION OF THE SOUTH BEND REDEVELOPMENT 7-0,*
COMMISSION DESIGNATING THE STUDEBAKER CORRIDOR"* '1C
DEVELOPMENT AREA, DECLARING THE STUDEBAKER Car
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,* CORRIDOR 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.
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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
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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 Studebaker Corridor 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:
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 ft. 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 long said line to the
centerline of Franklin Street; thence, north along
said line to the centerline of the South Bend &
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.; 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 ft. to a point of curvature;
thence around a 286.48 ft. radius curve to the
left an arc distance of 302.26 ft. to a point of
tangent; thence, northeasterly along said
centerline to the point of beginning.
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WHEREAS, upon such surveys, investigations, and studies
made, the Commission finds that the Area has become blighted
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
public health and welfare would be benefitted by acquisition in
redevelopment of such Area under the provisions of the Act; and
the
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 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
for its consideration and approval, a copy of the development plan
for the Area, dated January 10, 1986, which plan is entitled
Studebaker Corridor 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 Studebaker Corridor 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.
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 are to be acquired at the present time are
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.
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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. The Commission finds that the objectives of the Plan cannot
be achieved through more extensive rehabilitation of the Area.
8. 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 said Plan in the
office of the Recorder of St. Joseph County, Indiana.
9. For purposes of the allocation provisions of the Act,
authorized by I.C. 36- 7- 14 -39, the Area is hereby designated as
Studebaker Corridor Allocation Area (South Bend Allocation Area
6), 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:
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 ft. 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 long said line to the
centerline of Franklin Street; thence, north along
said line to the centerline of the South Bend &
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.; 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 ft. to a point of curvature;
thence around a 286.48 ft. radius curve to the
left an arc distance of 302.26 ft. to a point of
tangent; thence, northeasterly along said
centerline to the point of beginning.
10. Any taxes levied on real or personal property
I.C. 6 -1.1 in the Studebaker Corridor Allocation Area
Allocation Area No. 6) (Allocation Area) in 1985, for
1986, and thereafter, except as hereinafter provided,
benefit of any public body entitled to a distribution
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as
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imposed under
(South Bend
collection in
for the
thereof, shall
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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
�r 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 assessed value
finally determined for
immediately preceeding
allocation provisions,
March 1, 1985,
shall be allocated to,
paid into the funds of
entitled to a distribu
of all of the property as
the assessment date
the effective date of these
which assessment date is
and when collected shall be
the respective taxing units
Lion of such taxes.
(b) the property tax proceeds in excess of those
described in subdivision (a) above shall be
allocated to the South Bend redevelopment district
and when collected paid into a Special Fund,
hereby created, for the Studebaker Corridor
Allocation Area to be known as Studebaker Corridor
Allocation Area (South Bend Allocation Area No. 6)
Special Fund (Special Fund), that may be used by
the Commission only to:
(A) 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 that Allocation
Area;
(B) restore the debt service reserve for bonds
payable solely or in part from allocated tax
proceeds in that 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 I.C. 36- 7- 14 -27;
(D) pay the principal of and the interest on bonds
issued by the City to pay for local public
improvements within the Allocation Area, to
reimburse the City for expenditures made by the
City for local public improvements (which include
buildings, parking facilities, and other items
described in I.C. 36- 7- 14- 25.1(a)) within that
Allocation Area, or for rental paid for by the
City for a building or parking facility within
that Allocation Area under any lease entered into
under I.C. 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.
11. Inasmuch as a portion of the Studebaker Corridor Allocation
Area (South Bend Allocation Area No. 6) is located within an
enterprise zone created under I.C. 4- 4- 4 -6.1, when the money in the
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Special Fund is sufficient to pay when due all principal of and
interest on bonds described in subdivisions (A), (C) and (D) of
paragraph 10 and is not needed for other purposes described in
subdivision (B) and (D) of paragraph 10 or as permitted by
amendments to the Act, including I.C. 36- 7- 14 -39, the excess in this
Special Fund shall be paid to the City for uses permitted by I.C.
36- 7- 14- 39(g).
12. When the funds are no longer needed for purposes permitted
in paragraphs 10 and 11 above, money in the Special Fund in excess
of that amount shall be paid to the respective taxing units in the
manner prescribed I.C. 36- 7- 14- 39(b)(1).
13. Property taxes and property tax proceeds as used in this
resolution shall mean taxes imposed under I.C. 6 -1.1 on real
property and taxes imposed under I.C. 6 -1.1 on depreciable personal
property that has a useful life in excess of eight (8) years, as
determined by the State Board of Tax Commissioners.
14. The Secretary is directed to file certified copies of this
Resolution with the St. Joseph County Auditor and the Portage
Township Assessor.
15. 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.
16. 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, 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 meeting of the South Bend Redevelopment Commission
held on January 10, 1986, at the Office of the Commission, 1200
County -City Building, 227 W. Jefferson Boulevard, South Bend,
Indiana 46601.
CITY OF SOUTH BEND, INDIANA
DEPARTMENT OF REDEVELOPMENT
'4 • F. Jay Ni tz, Pr sident
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Commission
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Romat %j'. Piase
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CITY OF SOUTH BEND, INDIANA
DEPARTMENT OF REDEVELOPMENT
'4 • F. Jay Ni tz, Pr sident
m mm nt Coissio
Commission
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SG. 1.11711
DEPARTMENT OF REDEVELOPMENT
SOUTH BEND, INDIANA
PLAN
STUDEBAKER CORRIDOR DEVELOPMENT PLAN
SOUTH BEND, INDIANA
TABLE OF CONTENTS
Page No.
Introduction............... ..............................1
T. NTSTORTCAT, PFRSPFCTTVF .... ..............................3
A. Role in local economy
B. Psychological impact
C. Strengths and weaknesses
II.
CURRENT USAGE ............. ..............................6
A. Industrial
B. Warehousing
C. Office space
D. Vacant space
III.
REDEVELOPMENT STRATEGY ..... .............................10
A. Summary of options
B. Key elements
IV.
OPTIONS FOR REDEVELOPMENT ... .............................11
A. Light industrial park
B. Developable sites
C. Industrial redevelopment
V.
PROJECT PROPOSALS ........... .............................16
A. Land acquisition
B. Property rehabilitation
C. Developer's obligations
VI.
STATUTORY AUTHORITY ........ .............................18
VII.
PROCEDURE FOR AMENDMENT OF PLAN ..........................
18
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LIST OF MAPS
Map A Area Boundary
Map B Building Use - Main Plant Complex
Map C Zoning
Map D Developable Sites
Map E Property Acquisition
LIST OF TABLES
Table 1 Utilization of Space
Table 2 Occupancy
Table 3 List of Property Acquisition
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r INTRODUCTION c }+� 1 711
The Studebaker Corridor Development Plan provides the City of
■. South Bend with a stragegy to reuse and revitalize one of the
community's potentially great assets, the land and buildings within
the Studebaker Industrial Complex and adjacent area. The project
area, which encompasses the main plant complex of the former
Studebaker Motor Corporation, as well as other underutilized land
adjacent to the plant, consists of approximately 220 acres located
near the southwest portion of the Central Business District. The
to revitalization of this area will provide a needed stimulus to
existing users while enhancing the potential for attracting new
businesses and industries.
The Development Plan that follows is designed to guide a
coordinated effort that involves both public and private resources
for the purpose of transforming this underutilized area into a
viable commercial and industrial site. Currently, the physical
obsolescence of several industrial buildings has precluded any
direct involvement by the private sector. The passage of time will
only intensify this problem and make it more costly to correct.
With several successful developments underway nearby - namely Monroe
Industrial Park and the East Bank Development Area - the time to
initiate positive change is at hand.
An integral part of the Studebaker Corridor Development Plan is
low the recognition that existing industrial buildings offer the
advantage of a low per square foot cost as compared to the price of
comparable new construction. This inherent advantage, coupled with
supporting public improvements such as improved roads and private
r investment such as structural rehabilitation and environmental
cleanup will make the area more attractive to private investment.
At the same time, the strategy recognizes that not all the large
buildings within the main plant complex can be rehabilitated because
of the lack of market demand for the multi -story industrial space or
because rehabilitation is not feasible from a physical or financial
standpoint. Special emphasis is also placed on the identification of
underutilized sites for the purpose of encouraging new development.
Other acquisition, relocation and clearance activities might occur
in areas adjacent to the main plant complex for the purpose of
+� attaining a wholly compatible land use within the development area.
01 By adopting this plan the City of South Bend will be taking a
first step in the long term process of revitalizing the Studebaker
Corridor. The City will also gain the immediate benefits of the tax
increment that will be captured in this allocation area. By
utilizing a coordinated approach involving the public and private
sectors, this area can once again become a flourishing commerical
and industrial center that complements the Central Business District
i and significantly increase the City's tax base.
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HISTORICAL PERSPECTIVE
sW!147 1
' 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:
1 -3- 1/10/86
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 ft. 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 long said line to the
centerline of Franklin Street; thence, north along
said line to the centerline of the South Bend &
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.; 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 ft. to a point of curvature;
thence around a 286.48 ft. radius curve to the
left an arc distance of 302.26 ft. to a point of
tangent; thence, northeasterly along said
centerline to the point of beginning.
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s'S6'• x.1'111
Historically, the Studebaker Motor Corporation was the hub of
heavy industry in South Bend as well as the surrounding area. At
its peak employment in the 1930's over 22,000 persons were employed
there. Following World War II, Studebaker began cutting back its
rr operation and there was a steady decline in the 1950's and early
1960's. When Studebaker finally closed its doors in 1964,
"{ employment was approximately 6,000.
ON
During its peak years, Studebaker utilized several factors that
strengthened its position as a prime industrial force in the local
and regional economy. These included:
favorable transportation access
• large pool of skilled labor
• large concentration of buildings
Ironically, some of these very same factors eventually combined to
r. weaken Studebaker. The advancing age of its buildings, coupled with
their unsuitability for conversion to other industrial uses, and
structural shifts within the automotive industry all contributed to
the demise of the Studebaker Corporation.
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Although the loss of Studebaker was a blow to the local
economy, South Bend gradually diversified its employment among the
.p service, retail and manufacturing sectors. While the city's economy
has, by and large, recovered, the Studebaker Corridor has not. In
'OW fact, this area has been steadily deteriorating since the early
No 1960's. While the economic loss of Studebaker's manufacturing has
been absorbed over time, the physical as well as psychological
effects linger on in the form of vacant land and under - utilized
buildings that are linked to the widespread perception that this
situation is not likely to reverse itself. Symbolic of this, the
six -story Shetland Properties building, once at the center of a
sprawling auto - manufacturing complex, looms large and vacant,
wr overlooking a revitalizing downtown.
The main strengths of the Studebaker Corridor, as they relate
av to potential redevelopment, are as follows:
A central physical position within St. Joseph County.
"" A prime location near downtown as well as the Monroe
Industrial Park.
11r Good access to both rail and highway transportation.
The Studebaker Corridor connects easily to the city and
region via several major connectors and arterials
1"W (i.e., Main, Sample, Lafayette, and Prairie) and is
just minutes away from the Indiana Toll Road and U.S.
31 bypass. Potential rail service is provided through
links with the Norfolk & Western and Conrail (formerly
Penn Central) systems.
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Several solid, existing users, especially in the south
plant complex, such as Allied Products, and South Bend
Lathe.
A high level of utility service.
A large amount of vacant land, especially in the
t adjacent areas, which could be used for new development
or to expand existing parking or business.
Several large, under - utilized buildings which offer the
potential of inexpensive space for firms which do not
require, or cannot afford, new industrial space.
The supportive services and incentives that can be
provided by the Urban Enterprise Zone and the Urban
Enterprise Association, such as tax relief, low
interest loans, property tax credit and other financial
incentives.
On the other hand, the Studebaker Corridor also has some
disadvantages to be overcome before any substantial redevelopment
can occur. These include:
�► The badly deteriorated conditions of several buildings,
especially in the north section of the main plant
complex.
A generally poor environmental condition throughout the
main plant complex. This includes such eyesores as
leftover industrial debris, unused rail tracks,
overgrown grass, weeds and abandoned vehicles.
An obsolete interior street pattern and fencing system
which is inadequate to meet the needs of current and
future users.
' The physical obsolescence of several buildings whose
vertical, multi -story configurations may be unsuitable
for modern, horizontially- oriented production.
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II. CURRENT USAGE
S(; ,.1'"111
Although the Studebaker Corridor Development Area is zoned for
heavy ('E') and light ('D') industrial purposes, actual current
usage exhibits a much less intense utilization of space. Although
the most prevalent occupied use is industrial, which comprises 32.7%
of all building space, almost one -half (48.6 %) of the available
space is vacant, with warehousing (16.2 %) and office (2.50) uses
comprising the remainder.
Industrial
The major industrial users in the main plant complex are South
" Bend Lathe (building #72), Avanti Motor Corporation ( #33, et al),
Allied Products ( #86, et al) and Huckins Tool and Die ( #69).
Although these industries are operating at or near capacity (the
.. status of Avanti being an exception), several are experiencing lack
of parking and yard space.
Warehousing
There are several types and sizes of warehousing operations
located in both the north and south sections of the main plant
complex. This use constitutes a popular type of operation in the
project area. This is due to the large amount of floor space
available, its relatively inexpensive cost and the generally small
capital or maintenance expense needed to run a warehouse in the main
plant complex.
The largest warehouses are Standard Surplus ( #53, 58), which
maintains an inventory of Studebaker - related parts and merchandise,
and South Bend Warehouse ( #69). The Michiana Regional Warehouse and
other users occupy a portion of the old Foundry building ( #85),
which is a very under - utilized space. Unfortunately, the foundry's
sheer size, its style of construction and generally deteriorated
physical condition preclude any more intense use at this time.
Midwest Distributing Company has its warehousing facility in
building #112. Valley Equipment operates in building #1A.
L Office Space
Corridor Properties ( #92) and its tenants occupy the largest
office building in the main plant complex. Like other users in this
vicinity, these tenants need more space for parking. A small amount
of office space is also leased at Vandalia Station ( #lA).
�w. Vacant Space
The three buildings that comprise Shetland Properties ( #84, et
al) constitute the largest single vacant space in the main plant
complex with only a bare minimum being utilized. The buildings
themselves are in good condition and might be better utilized by a
combination of tenants, especially if the truck and rail docks could
be brought up to modern standards.
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The Transwestern /Rhodes building ( #47, et al) is mostly vacant
as well, with only a small portion of its total floor area being
used for storage.
The old Foundry building ( #85), although partially utilized by
several tenants, remains vacant for most of its total floor space.
Although this space was once considered to have potential as
`r industrial condominimum space, the building is deteriorated and
would require extensive repair for re -use to occur.
Public Space
The South Bend Community School Corporation's administrative
offices are located in building #62, which is being utilized to full
.. capacity. Also, the City of South Bend's Municipal Services
Facility consists of new buildings that house the police and fire
departments as well as a garage and several storage areas for
up vehicles, equipment and materials.
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IIII. REDEVELOPMENT STRATEGY SW � -171_1
The redevelopment strategy for the Studebaker Corridor
Development Area is centered on three major options which may be
implemented separately, on an incremental basis, or in combination.
A strategy consisting of several development options is required
because of the complex interaction between: (1) the market demand
for specific types of industrial and warehouse space; (2) limited
public resources; (3) the size, type, and configuration of the
individual industrial structures; (4) the questionable physical and
financial feasibility of renovation of several of the structures;
and, (5) the large scale of the project both in terms of the acreage
and the total building volume.
• the development of key sites in the north main plant
the redevelopment of the north main plant
The key elements of this strategy include:
• acquisition, rehabilitation and clearance activities,
where appropriate, coupled with supportive public works
improvements
• the identification of developable sites
• a new interior access road in the north section
• a building rehabilitation program
• a general environmental clean -up in the area
J
A-10- 1/10/86
In the face of dwindling
federal funds, this strategy is
designed to leverage private
sector initiative
with public support
activities which will upgrade
the condition of
the area while
re -using under - utilized and /or
vacant land and
buildings.
Briefly, the three major
options are:
• the redevelopment of
areas adjacent
to the main plant
complex as a light
industrial park
• the development of key sites in the north main plant
the redevelopment of the north main plant
The key elements of this strategy include:
• acquisition, rehabilitation and clearance activities,
where appropriate, coupled with supportive public works
improvements
• the identification of developable sites
• a new interior access road in the north section
• a building rehabilitation program
• a general environmental clean -up in the area
J
A-10- 1/10/86
IV. REDEVELOPMENT OPTIONS ts6`4~111
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.
tSub -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.
OF 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 large parcels of vacant land
suitable for redevelopment. Likewise, the 1000 block of S. Main has
several parcels of land which are either vacant or under - utilized.
The prime location of this land, along a major thoroughfare, makes
it a good area for new development and /or expansion.
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.
A-11- 1/10/86
3
Site B, located between the Avanti Motors ( #33, et al) and
Shetland Property ( #84 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 A
5604711
Site A
encompasses approximately 175,000 s.f. (3.8 acres) of
new development
developable
land just west of the South Bend Warehouse ( #69). At
the corner of Sample and Lafayette, where
the present
time this land is strewn with junk, debris and abandoned
vehicles; there is also much overgrown grass and other vegetation
of developable
that is not
maintained and contributes to an undesireable
the present time, this site is under - utilized
appearance.
This site has good vehicular access from Prairie
Avenue. An
interior access road would provide further access to the
as
site from Lafayette and Sample Streets.
excellent access afforded by both Sample
Site B
Site B, located between the Avanti Motors ( #33, et al) and
Shetland Property ( #84 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.
5604 711
7
___/ / —1
I
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 cnmmPrcial
nr inrinGt-rial HPVFlnnmPnl-
5604 711
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I S I A OOS S
Studebaker Corridor
Development Plan
MapD Developable
Sites
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I S I A OOS S
Studebaker Corridor
Development Plan
MapD Developable
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Industrial Redevelopment
The third option of the overall Redevelopment Strategy consists
of the redevelopment of the north section of the main plant complex.
The north section of the Studebaker Plant Complex is the most
under- utilized portion, as well as the most deteriorated. Several
buildings, such as Shetland Properties ( #84, et al) and
irr Transwestern /Rhodes ( #47, et al) are virtually vacant while others
have fallen into disrepair from years of marginal maintenance and
use.
Specific elements concerning this option include: Long -range
plans for appropriate acquisition, clearance and relocation, a new
interior access road, a building rehabilitation /maintenance program
and a general environmental clean -up of the area.
Where necessary, existing structures should undergo a limited
maintenance program to correct deterioration and enhance appearance,
thus increasing the marketability of the individual building as well
as improving the area in general. Specific measures include, but
are not limited to, the following:
Weatherproof roof and retrofit with insulation.
I" Clean, paint and tuckpoint exterior walls.
low Repair cracked and broken windows, including casements.
Repair or replace broken doors.
Install adequate truck and rail docks.
Repair vertical systems such as elevators and conveyors.
Clean and paint interiors, as needed.
Specific objectives to correct environmental deficiencies include,
but are not limited to, the following:
Removal of the overhead conveyor system that spans several
of the plant buildings.
A general upgrading of the plant complex, including new
lighting and landscaping.
The expansion and paving of key parking lots in order to
provide adequate parking for existing tenants as well as
prospective users.
A new system of fencing, both around the exterior of, and
inside, the plant complex itself.
A key element to the successful redevelopment of the north
section is the construction of a new interior access road. This
-14- 1/10/86
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road could have entrances from three major thoroughfares - Prairie
Avenue, Sample Street and Lafayette Street - and would provide
needed vehicular access to all existing sites and buildings, as well
as any new development. At the same time, this road would provide
access to over 11 acres of land at three of the four developable
sites discussed earlier. Additional benefits of such a road include
improved security as a result of better lighting throughout the
area, as well as improved aesthetics due to new curbing and
landscaping.
1 -15- 1/10/86
V. PROJECT PROPOSALS
Land Acquisition
Although there is no land acquisition identified'in this
plan, it is anticipated that some land acquisition, relocation and
Vw clearance will occur in the future.
When this occurs, the City of South Bend Department of
Redevelopment 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, pursuant to Indiana Code 36- 7- 14 -22, for uses in accordance
with the Development Plan; or
2. Sell or lease the property to purchaser or lessee at
its fair market value, excepting those cases when property is sold
or leased to another public body pursuant to Indiana Code
36- 7- 14 -22, for uses in accordance with the Plan.
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.
In addition, the following provisions, plus other
appropriate provisions, will be included in the Agreement:
Developer's Obliaations
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
Law period. The Agreement and Deed contain other provisions required by
the Commission and the United States Department of Housing and Urban
Development.
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
1 -16- 1/10/86
�s6C
redevelopment and not for speculation. Purchase contracts will
provide that the Developer agree that purchase of the property is
for the purpose of redevelopment and not for land speculation.
Prior to the completion of the redevelopment project, the Developer
may not sell, lease, or otherwise transfer such land (or
improvements) without the prior written consent of the South Bend
.. Redevelopment Commission.
i n improved 3. That the land will be built upon and imp o ed 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, transfer, use,
occupancy, tenure, or enjoyment of the premises therein conveyed, or
improvements erected or to be erected thereon, nor will the
Developer himself or any person claiming under or through him
establish or permit any such practice or practices of discrimination
or segregation with reference to the selection, location, number,
use, or occupancy of tenants, lessees, sublessees, or vendees in the
premises therein conveyed, or improvements erected or to be erected
thereon.
L,
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1 -17- 1/10/86
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VI. STATUTORY AUTHORITY
The controls, regulations and land use restrictions contained
in this Plan are for the specific purpose of implementing the
Studebaker Corridor Development Plan pursuant to Indiana Code
36- 7- 14 -1 -et. seq.
VII. PROCEDURE FOR AMENDMENT OF THE APPROVED DEVELOPMENT PLAN
The Studebaker Corridor Development Plan may be amended by
resolution of the South Bend Redevelopment Commission. Any change
affecting any property or contractual right can be effectuated only
in accordance with applicable state and local law.
1/10/86
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NORTH SECTION
SOUTH SECTION
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Studebaker Corridor
,Development Plan
Map E Property
Acquisition
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None of the above property will be
acquired at the present time.
1/10/86
TABLE 1
Utilization of Space* (in square feet)
Studebaker Plant Complex
Industrial
Warehousing
Office
Vacant
1,570,620
s.f.
(32.7 %)
777,244
s.f.
(16.2 %)
120,000
s.f.
( 2.5 %)
2,340,680
s.f.
(48.6 %)
4,808,544 s.f. (100 %)
* Not including 148,900 s.f. of office space used by the South Bend
Community School Corporation and approximately 100,000 s.f.
occupied by Municipal Services Facility buildings.
Source: Studebaker Corridor Study
Updated July 1985
-21-
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TABLE 3
IList of Property Acquisition
Block Parcel To be Not to be
Number Number Owner Acauired Acauired
1
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1 -23- 1/10/86