HomeMy WebLinkAboutNo. 0739 ratifying/confirming Res. No. 737, designating the SBCDA, dedlaring the SBCDA to be blighted, approving a dev. plan/conditions under which relocation payments will be made, purposes of TIFU
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RESOLUTION NO. 739
A RESOLUTION OF THE SOUTH BEND REDEVELOPMENT
COMMISSION RATIFYING AND CONFIRMING RESOLUTION
NO. 737, DESIGNATING THE SOUTH BEND CENTRAL -n L.
DEVELOPMENT AREA, DECLARING THE SOUTH BEND
CENTRAL DEVELOPMENT AREA TO BE BLIGHTED.,
APPROVING A DEVELOPMENT PLAN AND CONDITIONS rn Q C=0
UNDER WHICH RELOCATION PAYMENTS WILL BE MADE,
AND ESTABLISHING AN ALLOCATION AREA FOR
PURPOSES OF TAX INCREMENTAL FINANCING.
•+ 1
WHEREAS, the City of South Bend, Indiana, Redevelopment
Commission (Commission) at its regular meeting May 10, 1985,
approved and adopted Resolution No. 737, designating the area
described below as the South Bend Central Development Area (Area),
declaring the South Bend Central Development Area to be blighted,
approving the South Bend Central Development Plan (Development
Plan) and the South Bend Central Relocation Policy (Relocation
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Policy), which specifies conditions under which relocation payments
will be made, and establishing an allocation area for purposes of
tax incremental financing:
Beginning at the point of intersection of the
south right -of -way line of Sample Street with
the west right -of -way line of Michigan Street;
thence north along said west right -of -way line
of Michigan Street to its intersection with
the northerly line of the Conrail Railroad
(formerly Penn Central) right -of -way; thence
northwesterly along said northerly railroad
right -of -way line to its insersection with the
southerly projection of the west right -of -way
line of Taylor Street; thence north along said
west right -of -way line to its intersection
with the westerly projection of the north
right -of -way line of Monroe Street; thence east
along said projection and the north
right -of -way line of said Monroe Street to its
intersection with the southerly projection of
the centerline of the first 14 foot alley lying
west of Lafayette Boulevard; thence north along
said projection and the centerline of said 14
foot alley to the south right -of -way line of
Washington Street; thence west along said south
right -of -way line to the east right -of -way line
of William Street; thence north along said east
right -of -way line to the north right -of -way
line of Colfax Avenue; thence east along said
north right -of -way line to the centerline of
the first 14 foot alley lying west of Lafayette
Boulevard; thence north along said centerline,
in certain places being sometimes known as St.
James Court, to the north right -of -way line of
LaSalle Street; thence east along said north
right-of-way line to the west right -of -way line
of Michigan Street; thence north along said west
right -of -way line to the westerly projection of
the north line of Lot 111 in the Original Plat
to the Town, now City of South Bend; thence east
along said projection, the north line of said
Lot 111 and its easterly projection to the
centerline of the St. Joseph River; thence
meandering northeasterly and northwesterly along
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said centerline to the westerly projection of
the south right -of -way line of Corby Street;
thence east along said projection and the south
right -of -way line of said Corby Street to the
centerline of the first 14 foot alley lying west
�- of Hill Street; thence south along said
centerline to the north right -of -way line of
Crescent Avenue; thence southeasterly to the
point of intersection of the south right -of -way
line of said Crescent Avenue with the centerline
of the first 14 foot alley lying west of said
Hill Street; thence southeasterly, southwesterly
and south along the centerline of said alley to
the centerline of the first 14 foot alley lying
north of Cedar Street; thence east along said
centerline to the centerline of the first 14 foot
alley lying east of Hill Street; thence south
along said centerline to the south right -of -way
line of Jefferson Boulevard; thence west along
said south right -of -way line to the centerline of
the St. .Joseph River; thence southeasterly along
said centerline to the easterly projection of
the southerly right -of -way line of Monroe Street;
thence southwesterly along said projection and
the southerly right -of -way line of Monroe Street
to the easterly right -of -way line of Lincolnway
East (U.S. Highway #33); thence southeasterly
along said easterly right -of -way line to the
south right -of -way line of Sample Street; thence
west along said south right -of -way line to the
place of beginning; and
WHEREAS, the Commission submitted its Resolution No. 737
and the Development Plan to the Area Plan Commission of St. Joseph
County for approval pursuant to the provisions of Indiana Code 36-
7-14-16; and
WHEREAS, the Area Plan Commission of St. Joseph County at
its regular meeting May 21, 1985, approved its Resolution No. 84,
which Resolution constituted the written order of the Area Plan
Commission of St. Joseph County approving Resolution No. 737 and
the Development Plan pursuant to IC 36- 7- 14 -16; and
WHEREAS, the Commission submitted to the South Bend
Common Council, legislative body for the City of South Bend, St.
Joseph County, Indiana, Resolution No. 84 of the Area Plan
Commission of St. .Joseph County, constituting the Area Plan
Commission's written order approving Resolution No. 737 and the
Development Plan and its certification that the Development Plan
conforms to the master plan of development for the City of South
Bend; and
WHEREAS, the South Bend Common Council, at its regular
meeting, May 27, 1985, adopted its Resolution No. 1294 -85 approving
the order of the Area Plan Commission of St. Joseph County with
regard to the South Bend Central Development Area; and
WHEREAS, after receipt of the written order of approval
of the Area Plan Commission of St. Joseph County, Indiana, and
approval of the South Bend Common Council, the Commission caused to
be published notice of the adoption and substance of Resolution No.
737, in accordance with IC 5 -3 -1, with such notice also stating
that maps and plats have been prepared and can be inspected at the
office of the Redevelopment Department and naming June 14, at 10:00
a.m., at 1200 County -City Bldg., South Bend, Indiana, as the date,
time, and place of the Commission's receipt and hearing of
remonstrances and objections from persons interested in or affected
by the proceedings pertaining to the proposed project and to
determine the public utility and benefit of the proposed project
for the South Bend Central Development Area; and
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WHEREAS, the Commission caused to be filed a copy of the
notice of the hearing on the proposed project for the South Bend
Central Development Area in the office of the Area Plan Commission
of St. Joseph County, Indiana, the Board of Zoning Appeals, the
Board of Public Works, the South Bend Board of Park Commissioners,
and the South Bend Building Commissioner, as well as any other
departments, bodies, or officers of the City of South Bend having
to do with unit planning, variances from zoning ordinances, land
use, or the issuance of building permits; and
WHEREAS, at the hearing held by the Commission June 14,
1985, at 10:00 a.m., at 1200 County -City Bldg., South Bend,
Indiana, the Commission heard all persons interested in the
proceedings and received 2t,0_C.)_ written remonstrances and
objections that had been filed, and considered those remonstrances
and objections, if any; and
WHEREAS, the Commission is cognizant of the conditions
that are imposed under Title VI of the Civil Rights Act of 1964, as
amended, providing that no person shall, on the grounds of race,
age, sex, color, religion, or national origin, be excluded from
participation in, be denied the benefits of, or be subjected 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. After considering the evidence presented at its hearing June
14, 1985, the Commission confirms the blight found and declared by
it in its Resolution No. 737, within the South Bend Central
Development Area, and adopts and confirms the Findings of Fact for
that Area, Exhibit A, attached to this resolution and made a part
thereof.
2. The Commission finds and determines that it will be of public
utility and benefit to proceed with the Development Plan for the
South Bend Central Development Area, as set forth in Resolution No.
737, adopted by the Commission on May 10, 1985.
3. Resolution No. 737 is hereby approved, ratified, and confirmed
without change.
4. This Resolution constitutes final action, pursuant to IC
36- 7- 14- 17(c), by the Commission determining the public utility and
benefit of the proposed project and confirming Resolution No. 737,
pertaining to the South Bend Central Development Area.
5. The Secretary is directed to record this resolution
pursuant to the requirements of IC 36- 7- 14- 17(c).
Adopted at a regular meeting of the South Bend
Redevelopment Commission held on June 14, 1985, at the office of
the Commission, 1200 County -City Bldg., 227 W. Jefferson Blvd.,
South Bend, Indiana 46601.
SOUTH BEND REDEVELOPMENT COMMISSION
�? JAY NIMT
President
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Secretary
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Exhibit A to
Resolution No. 739
South Bend Central Development Area
Findings of Fact
June 14, 1985
The South Bend Redevelopment Commission has conducted a study of
the South Bend Central Development Area (Area) and has found that the
Area is blighted to an extent that cannot be corrected by regulatory
processes or by the ordinary operations of private enterprise without
resort to the Indiana Redevelopment Law, IC 36- 7 -14 -1, et. seq. Blight
is found in the Area based on the following facts:
A. In the portion of the Area previously designated the
Central Downtown Urban Renewal Area:
1. Six percent (6 %) of the land is currently vacant.
(This does not include land used for streets and
alleys.)
2. Fourteen percent (14 %) of the land is currently
underutilized or has buildings on it that are
underutilized. (This does not include land used
for streets and alleys.)
3. There is currently 462,499 square feet of Class A
office space with a vacancy rate of three percent
(3 %), 465,089 square feet of Class B office space
with a vacancy rate of twenty -four percent (24 %)
and 40,500 square feet of Class C office space
with a vacancy rate of forty percent (40 %). This
is an overall vacancy rate of nearly fifteen
percent (15 %).
4. The number of retail establishments has decreased
from sixty -six (66) in 1977 to twenty -seven (27)
at the present time. Of the 350,293 square feet
of retail space, 229,873 square feet, nearly
sixty -six percent (66 %), is vacant.
5. The number of restaurants has decreased from
fifteeni(15) in 1977 to nine (9) at the present
time. Of the 39,067 square feet of restaurant
space nearly nine percent (9 %) is vacant.
6. Thirty -five percent (35 %) of the store fronts are
currently vacant.
B. In the portion of the Area previously designated as the
East Bank Development Area:
1. Twenty -nine percent (29 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. There are sixty -one (61) commercial structures.
Four of these structures have been acquired by the
Department of Redevelopment and are scheduled for
demolition. These buildings contain 53,280 square
feet and are on parcels totalling 92,448 square
feet. When cleared, this will mean an additional
four percent (4 %) of the area will be vacant,
making a total of thirty -three percent (33 %) of
vacant land, exclusive of streets and alleys.
3. An additional ten structures are vacant and not
scheduled for Redevelopment acquisition. These
buildings contain 114,090 square feet of space.
Six other structures are underutilized or
partially vacant. These buildings contain 304,104
square feet of space.
4. Of the sixty -one (61) commercial structures,
approximately eighty -two percent (82 %) require
cosmetic and /or structural repairs.
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5. There are fifteen (15) residential structures.
All of these structures (100 %) require cosmetic
and /or structural repairs.
6. Over the last three years the number of
environmental complaints has increased from
twenty -two in 1982 to thirty -four in 1984. In
1982 the City of South Bend Department of Code
Enforcement only had six clean -ups in the area.
That increased to twenty -six in 1983 and
thirty -one through the first ten months of 1984.
7. The East Bank Development Area was declared a
redevelopment area in late 1980. In 1981 the area
was rezoned from "D" Light Industrial to "A -3"
Mixed Use Residential. In spite of the rezoning
to a residential classification, residential
growth has not taken place. In fact the total
number of housing units has decreased from
twenty -one (21) in 1980 to eighteen (18) in 1984.
C. In the portion of the Area previously designated as the
Monroe Sample Development Area:
1. Fourteen percent (14 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. There are one hundred eighteen (118) residential
structures. Twenty -two (22) of these structures
(19 %) require major cosmetic and /or structural
repairs. Eighty -four (84) structures (71 %)
require minor cosmetic repairs.
D. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 1:
1. Forty -two percent (42 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. Nearly eight percent (8 %) of the area is land with
vacant buildings.
3. Of the seven (7) commercial or industrial
buildings, two (2) are vacant (28 %).
4. Of the nine (9) residential structures, five (5)
require major structural or cosmetic repairs (55 %)
and four (4) require minor cosmetic repairs (45 %).
E. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 2:
1. Twenty -three percent (23 %) of the land is
currently vacant. (This does not include land
used for streets and alleys.)
2. Of the eighteen (18) commercial or industrial
buildings, four (4) are vacant and one (1) is
underutilized. This means that twenty -eight
percent (28 %) of the commercial or industrial
buildings are vacant or underutilized.
3. Of the sixteen (16) residential structures, all of
them (100 %) require major or minor cosmetic
repairs.
F. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 3:
1. Thirty percent (30 %) of the land is currently
underutilized.
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2. Of the four (4) residential structures, all of
them (1000) require varying degrees of structural
and cosmetic repairs.
G. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 4:
1. Eleven percent (11 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. Nearly forty percent (40 %) of the land is
currently underutilized or has buildings on it
that are underutilized. (This does not include
land used for streets and alleys.)
3. There are seventy -one (71) commercial structures.
Thirteen (13) of these structures (18 %) are
vacant.
4. There are thirty -seven (37) residential structures
containing one hundred sixty -four (164) units.
Twenty -eight (28) of these units are vacant (17 %).
5. Of the thirty -seven (37) residential structures,
fourteen (14) require major cosmetic and /or
structural repairs (38 %).
H. In the entire Area:
1. Fifteen percent (15 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. An additional fourteen percent (14 %) of the land
is currently underutilized or has buildings on it
that are underutilized. (This does not include
land used for streets and alleys.)
3. In addition to the fact that twenty -nine percent
(29 %) of the land within the entire Area is either
vacant or underutilized, the findings within
Paragraphs A through G inclusive, above, are all
incorporated by reference as to blight within the
entire Area, inasmuch as the Commission finds that
blighting influences from one part of the Area
have a substantial negative impact on other parts
of the Area and that blight within any part of the
Area is interrelated to a substantial degree with
the remainder of the Area. To substantiate this
finding further, the Commission adopts by
reference the report to the Commission by Nicholas
C. Jannotta and Associates, Ltd., dated May, 1985,
entitled "Proposed Merger & Expansion of Central
Development Areas in South Bend, Indiana" and
directs the Secretary to file a copy of it with
the minutes of this meeting.
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Exhibit A to
Resolution No. 739
South Bend Central Development Area
Findings of Fact
June 14, 1985
The South Bend Redevelopment Commission has conducted a study of
the South Bend Central Development Area (Area) and has found that the
Area is blighted to an extent that cannot be corrected by regulatory
processes or by the ordinary operations of private enterprise without
resort to the Indiana Redevelopment Law, IC 36- 7 -14 -1, et. seq. Blight
i.s found in the Area based on the following facts:
A. In the portion of the Area previously designated the
Central Downtown Urban Renewal Area:
1. Six percent (6 %) of the land is currently vacant.
(This does not include land used for streets and
alleys.)
2. Fourteen percent (14 %) of the land is currently
underutilized or has buildings on it that are
underutilized. (This does not include land used
for streets and alleys.)
3. There is currently 462,499 square feet of Class A
office space with a vacancy rate of three percent
(3%), 465,089 square feet of Class B office space
with a vacancy rate of twenty -four percent (24 %)
and 40,500 square feet of Class C office space
with a vacancy rate of forty percent (40 %). This
is an overall vacancy rate of nearly fifteen
percent (150).
4.
The number of retail establishments has decreased
from sixty -six (66) in 1977 to twenty -seven (27)
at the present time. Of the 350,293'square feet
of retail space, 229,873 square feet, nearly
sixty -six percent (66 %), is vacant.
5.
The number of restaurants has decreased from
fifteeni(15) in 1977 to nine (9) at the present
time. Of the 39,067 square feet of restaurant
space nearly nine percent (9 %) is vacant.
6.
Thirty -five percent (35 %) of the store fronts are
currently vacant.
B. In
the portion of the Area previously designated as the
• East Bank Development Area:
_ 1.
Twenty-nine
y- percent (29 %) of the land is currently
vacant. (This does not include .land used for
streets and alleys.)
2.
There are sixty -one (61) commercial structures.
Four of these structures have been acquired by the
Department of Redevelopment and are scheduled for
demolition. These buildings contain 53,280 square
feet and are on parcels totalling 92,448 square
feet. When cleared, this will mean an additional
four percent (4 %) of the area will be vacant,
making a total of thirty -three percent (33 %) of
vacant land, exclusive of streets and alleys.
3.
An additional ten structures are vacant and not
scheduled for Redevelopment acquisition. These
buildings contain 114,090 square feet of space.
Six other structures are underutilized or
partially vacant. These buildings contain 304,104
square feet of space.
4.
Of the sixty -one (61) commercial structures
approximately eighty -two percent (82 %) require
cosmetic and /or structural repairs.
5. There are fifteen (15) residential structures.
All of these structures (100 %) require cosmetic
and /or structural repairs.
6. Over the .last three years the number of
environmental complaints has increased from
twenty -two in 1982 to thirty -four in 1984. In
1982 the City of South Bend Department of Code
Enforcement only had six clean -ups in the area.
That increased to twenty -six in 1983 and
thirty -one through the first ten months of 1984.
7. The East Bank Development Area was declared a
redevelopment area in 1 -ate 1980. In 1981 the area
was rezoned from "D" Light Industrial to "A -3"
Mixed Use Residential. In spite of the rezoning
to a residential classification, residential
growth has not taken place. In fact the total
number of housing units has decreased from
twenty -one (21) in 1980 to eighteen (18) in 1984.
C. In the portion of the Area previously designated as the
Monroe Sample Development Area:
1. Fourteen percent (14 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. There are one hundred eighteen (118) residential
structures. Twenty -two (22) of these structures
(19 %) require major cosmetic and /or structural
repairs. Eighty -four (84) structures (71 %)
require minor cosmetic repairs.
D. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 1:
1. Forty -two percent (420) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. Nearly eight percent (8 %) of the area is land with
vacant buildings.
3. Of the seven (7) commercial or industrial
buildings, two (2) are vacant (28 %).
4. Of the nine (9) residential structures, five (5)
require major structural or cosmetic repairs (55 %)
and four (4) require minor cosmetic repairs (45 %).
E. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 2:
1. Twenty -three percent (23 %) of the land is
currently vacant. (This does not include land
used for streets and alleys.)
2. Of the eighteen (18) commercial or industrial
buildings, four (4) are vacant and one (1) is
underutilized. This means that twenty -eight
percent (28 %) of the commercial or industrial
buildings are vacant or underutilized.
3. Of the sixteen (16) residential structures, all -of
them (100 %) require major or minor cosmetic
repairs.
F. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 3:
1. Thirty percent (30 %) of the land is currently
underutilized.
2. Of the four (4) residential structures, all of
them (100 %) require varying degrees of structural
and cosmetic repairs.
G. In the portion of the Area designated in Resolution No.
737 as Expansion Area No. 4:
1. Eleven percent (11 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. Nearly forty percent (40 %) of the land is
currently underutilized or has buildings on it
that are underutilized. (This does not include
land used for streets and alleys.)
3. There are seventy -one (71) commercial structures.
Thirteen (13) of these structures (18 %) are
vacant.
4. There are thirty -seven (37) residential structures
containing one hundred sixty -four (164) units.
Twenty -eight (28) of these units are vacant (17 %).
5. Of the thirty -seven (37) residential structures,
fourteen (14) require major cosmetic and /or
structural repairs (38 %).
H. In the entire Area:
1. Fifteen percent (15 %) of the land is currently
vacant. (This does not include land used for
streets and alleys.)
2. An additional fourteen percent (14 %) of the land
is currently underutilized or has buildings on it
that are underutilized. (This does not include
land used for streets and alleys.)
3. In addition to the fact that twenty -nine percent
(29 %) of the land within the entire Area is either
vacant or underutilized, the findings within
Paragraphs A through G inclusive, above, are all
incorporated by reference as to blight within the
entire Area, inasmuch as the Commission finds that
blighting influences from one part of the Area
have a substantial negative impact on other parts
of the Area and that blight within any part of the
Area is interrelated to a substantial degree with
the remainder of the Area. To substantiate this
finding further, the Commission adopts by
reference the report to the Commission by Nicholas
C. Jannotta and Associates, Ltd., dated May, 1985,
entitled "Proposed Merger & Expansion of Central
Development Areas in South Bend, Indiana" and
directs the Secretary to file a copy of it with
the minutes of this meeting.
Ja Ni.mtz->• President
South B nd Redevelopment
on
ATTEST:.
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sa_
man J: *FU,�secki , Secretary