HomeMy WebLinkAbout12.12.24 RDC Full Packet
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Agenda
Regular Meeting, December 12, 2024 – 9:30 a.m.
BPW Conference Room 13th Floor or https://tinyurl.com/RDC-Meeting-2T
1. Roll Call
2. Approval of Minutes
A. Minutes of the Regular Meeting of November 25, 2024
3. Approval of Claims
A. Claims Allowance 11.26.2024
B. Claims Allowance 12.03.2024
4. Old Business
A. None
5. New Business
A. Redevelopment General Fund
1. Budget Request (Commuters Trust Funding)
B. River West Development Area
1. Opening of Bids (214 W. Wayne St.)
2. Budget Request (Studebaker Museum HVAC Project)
3. Budget Request (Riverfront West Survey)
4. Second Amendment to Purchase Agreement (Advantix)
5. Certificate of Completion (Cultivate Food Rescue)
6. First Amendment to Lease Agreement (South Bend Bike Garage)
7. Public Hearing (TIF Area Expansion)
8. Resolution No. 3622 (Confirming TIF Expansion)
C. River East Development Area
1. Public Hearing (TIF Area Expansion)
2. Resolution No. 3623 (Confirming TIF Expansion)
D. South Side Development Area
1. Public Hearing (TIF Area Expansion)
2. Resolution No. 3624 (Confirming TIF Expansion)
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Page 2
E. Administrative
1. Resolution No. 3621 (2025 RDC Meeting Schedule)
6. Progress Reports
A. Tax Abatement
B. Common Council
C. Other
7. Next Commission Meeting
Monday, December 23, 2024, due to the Christmas Holiday week, at 9:30 a.m.
CITY OF SOUTH BEND
REDEVELOPMENT COMMISSION
SOUTH BEND REDEVELOPMENT COMMISSION MINUTES
November 25, 2024, at 9:30 a.m.
BPW Conference Room, 13th Floor, County-City Building
https://tinyurl.com/RDC-Meeting-11252024
The South Bend Redevelopment Commission was called to order at 9:31 a.m.
President Troy Warner presiding.
1. ROLL CALL
Members Present: Troy Warner, President
David Relos, Vice President
Vivian Sallie, Secretary
Eli Wax, Commissioner
Gillian Shaw, Commissioner
Members Absent: Leslie Wesley, Member At-Large
Legal Staff: Sandra Kennedy, Corporation Council - Virtual
Danielle Campbell Weiss, Asst. City Attorney
Redevelopment Staff: Caleb Bauer, Exec. Director, DCI
Sarah Schaefer, Deputy Director, DCI
Erik Glavich, Director of Growth and Opportunity, DCI
Rosa Tomas, Director of Finance, DCI - Virtual
Joseph Molnar, Asst. Dir. of Growth and Opp., DCI
Erin Michaels, Property Development Manager, DCI
Tim Corcoran, Chief Planner, DCI - Virtual
Michael Divita, Principal Planner, DCI - Virtual
Chris Dressel, Senior Planner, DCI - Virtual
Laura Hensley, Board Secretary, DCI
Others Present: Matt Barrett, 110 S. Niles Ave.
Rex Weaver, Stoic Distilling Co.
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
2
David Michael, Stoic Distilling Co.
Jessica Stackowicz, Stoic Distilling Co.
Jenn Hacker, Stoic Distilling Co.
Barbara Tuner, 56085 Chapel Ln.
Tina Patton, 707 Sherman Ave.
Nathan Klein, Ivy Alley, 321 W. Wayne
Blake Nipper, WSB
Tiernan Kane, Unity LLC
Howard Tuthill, Iron Shoe Distillery
Jamey Haigh, Unity LLC
Jesse Sensenig, Goshen Brewing Co.
Abram Christianson, 806 Leland Ave.
Brian Connolly, 1523 Sunnymede Ave.
Alejandro Saucedo, 403 ½ W. Jefferson Ave.
Linda Brotherson, Great Lakes Capital
2. Approval of Minutes
A. Approval of the Minutes of the Regular Meeting of Thursday, November
11, 2024
Upon a motion by Vivian Sallie for approval, second by David Relos, the
motion carried unanimously; the Commission approved the minutes of the
regular meeting of November 11, 2024.
3. Approval of Claims
A. Claims Allowances 11.12.2024
Upon a motion by David Relos, second by Vivian Sallie for approval, the
motion carried unanimously; the Commission approved the claims
allowances of November 25, 2024.
4. Old Business
A. None
5. New Business
A. River West Development Area
1. Purchase Agreement (Stoic Beverages)
Joseph Molnar, Assistant Director of Growth and Opportunity,
presented the purchase agreement that is the result of a request for
proposals for 410 W. Wayne St. after a defaulted development
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
3
agreement. Mr. Molar explained the timeline and steps that were taken
to date. In June, 2025, the RDC issued a request for two (2) parcels
and the RFP stipulated that the bidder could bid on one (1) or both,
had clear submission requirements, clear evaluation criteria as well as
clear deadlines for submissions. On August 22nd, all bids were
received and opened which were four (4) in total. On October 10th.,
staff publicly presented their recommendation for negotiations to
proceed with Stoic Beverages which most successfully met the criteria
of the proposal. The Redevelopment Commission approved the staff
recommendation and directed staff to negotiate with Stoic Distilling Co.
Stoic was also chosen due to their experience, financial responsibility,
purchase price, and consistency with the River West development
plan.
Tiernan Kane, Unity LLC, presented a second proposal. Alejandro
Saucedo, Howard Tuthill, Jamey Haigh, Tina Patton, and Matt Barrett
spoke against the purchase agreement. Brian Connolly, Jesse
Sensenig, Nathan Klein, Abram Christianson, and Jonathan Boulos
spoke in favor of the purchase agreement.
Commissioner Eli Wax asked if Stoic has intentions to apply for a tax
abatement and David Michael stated that they do not. Commissioner
Relos asked about a family-focused atmosphere and Rex Weaver
stated that the outdoor area will be family-friendly. Secretary Sallie
asked about the timeline and completion of the renovations and Mr.
Weaver stated that they had started cleaning up the landscaping and
doing everything permitted with the limited access agreement. Mr.
Weaver explained that 18 months is the goal. Commissioner Eli Wax
asked Mr. Kane why they submitted this second proposal with a similar
establishment when the first proposal was for a mix of residential and
commercial development and stated that an occupant in that location
would hinder the development. Mr. Kane stated that they requested
communications with the city, and it appears that the preference would
be for a distillery in that location and Mr. Kane wanted to ensure that it
is done in the right way. Commissioner Wax asked if Unity LLC had
agreements with the private parcels that they do not own at the site,
and Mr. Kane stated that they did not have agreements. Commissioner
Shaw asked how long Rue 152 has been in business and Mr. Weaver
stated 5 ½ years. Commissioner Shaw also asked about fundraisers
and community involvement and Mr. Weaver stated that they have
participated in fundraisers for suicide prevention and the Boy & Girls
club in the past, however, are open to whatever the area/community
needs.
President Troy Warner addressed Unity LLC that the housing dialog
will continue but for this RFP, we will stay with the first staff
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
4
recommendation and move forward with discussing housing in the
future. Mr. Warner stated that this is a good problem and that there is
interest in the surrounding properties. Commissioner Wax agreed and
respected the RFP process and hopes Stoic Distilling Co. can work
with other developers to maximize the neighborhood.
Upon a motion by Vivian Sallie for approval, second by David Relos,
the motion carried unanimously; the Commission approved the
Purchase Agreement as presented with a Right of First Refusal for
twenty (20) years after Certificate of Completion on November 25,
2024.
2. Development Agreement (Revs Development LLC)
Joseph Molnar, Assistant Director of Growth and Opportunity,
presented this development agreement for six (6) parcels located 3
blocks West of the Dream Center on the corner of N. Johnson St. and
Orange St. The agreement is for deconstruction of the existing church
and parking lot in an amount not to exceed $150,000 and constructing
a minimum of two (2) housing units for $400,000. Revs Development
LLC purchased the property in the Fall of 2024. Mr. Molnar explained
that if the developer does not meet their commitments the RDC will
have an exclusive option to purchase the property at no cost.
Barbara Turner with Revs Development LLC explained that she has
had years of successful experience. Ms. Turner’s background along
with her son includes 26 projects in Chicago including the John
Hancock Building. Commissioner Relos asked about financing and Ms.
Turner stated that this would be self-funded. Ms. Turner plans to build
2-8 high quality homes barring utility complications. Brian Connolly,
and Tina Patton spoke in favor of Ms. Turner and her Son.
Caleb Bauer, Executive Director of Community Investment, noted a
correction to the agenda will be this agreement will come out of the
West Washington TIF district. Mr. Bauer also encouraged the
Commission to act due to an accelerating timeline with this developer.
President Warner and Commissioner Sallie agreed to promote the
revitalization of this area.
Upon a motion by Vivian Sallie for approval, seconded by Troy Warner,
the motion carried unanimously; the Commission approved the
Development Agreement as presented with the funding coming from
the West Washington TIF district on November 25, 2024.
3. First Amendment to Lease Agreement (Beacon Health System)
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
5
Erin Michaels, Property Development Manager presented a proposal
to amend the lease agreement to Beacon Health Systems on the first
floor of the Leighton Building located on the corner of Main St. and
Jefferson Blvd. at 111 W. Jefferson. The amendment extends the term
expiration date to April 30, 2026 for the completion of a new patient
tower.
Upon a motion by David Relos for approval, seconded by Eli Wax, the
motion carried unanimously; the Commission approved the First
Amendment to the Lease Agreement as presented on November 25,
2024.
4. Sixth Amendment to Purchase Agreement (RealAmerica Development,
LLC)
Joseph Molnar, Assistant Director of Growth and Opportunity,
presented this amendment to the purchase agreement extending the
closing date for the Market Rate Parcel to March 31, 2025. The parcels
are split between Market Rate and Affordable. The Market Rate Parcel
had environmental concerns (lead) in the soil that was higher than
accepted for that area. The City partnered with MACOG and received
a grant from IDEM to remediate.
Upon a motion by Eli Wax for approval, seconded by Troy Warner, the
motion carried unanimously; the Commission approved the Sixth
Amendment to the Purchase Agreement as presented on November
25, 2024.
5. Third Amendment to Purchase Agreement (The Monreaux, LLC)
Joseph Molnar, Assistant Director of Growth and Opportunity,
presented an amendment to the purchase agreement to extend the
closing date and contingency date to June 30th, 2025. Devereaux
Peters applied for the READI Grant as a part of this project
and the announcement for that grant has been delayed with a total
investment of $16 million.
Commissioner Eli Wax asked why the project would need an additional
six months. Caleb Bauer, Executive Director of Community Investment,
stated that the grant was a combined READI request that involves
other sites (Inwood building North of the site, another building on the
East side of Michigan St.) and this would unlock grant funding for all of
the projects.
Upon a motion by David Relos for approval, seconded by Troy Warner,
the motion carried unanimously; the Commission approved the Third
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
6
Amendment to the Purchase Agreement as presented on November
25, 2024.
6. Opening of Bids (Lot 2 Bendix Dr. Minor Subdivision)
Joseph Molnar, Assistant Director of Growth and Opportunity, stated
that no bids were submitted, and the team will be reaching out to
developers.
7. Real Estate Purchase Agreement (415 E. Madison St.)
Joseph Molnar, Assistant Director of Growth and Opportunity,
presented a request for the real estate purchase of $300,000 for 415
E. Madison St. The building was built in 1868 by Singer Sewing Co.
and currently has a daycare located on the ground floor. The total
property is 3.36 acres along the St. Joseph River with 60,000 square
feet of usable space. The acquisition would allow the city to guide the
redevelopment along the riverwalk. The purchase agreement does
lead to a longer due diligence period of 120 days and the RDC may
terminate at any time during that period if unable or unwilling to
terminate a shared parking easement on the property. Mr. Molnar
noted a correction to the agenda will be this agreement will come out
of the River East TIF district.
Commissioner Wax asked what is the level of confidence that the
building can be renovated and not demolished. Mr. Molnar stated that
it’s been maintained and is a four-story building with views of the river
and is a very attractive 150-year-old building. Mr. Molnar explained that
this could be a residential conversion and/or ground floor retail space.
He believes that the daycare has a yearly automatic renewal.
President Troy Warner requested a 120-day update and Mr. Molnar
stated we could get back to the Commission in January.
Upon a motion by David Relos for approval, seconded by Vivian Sallie,
the motion carried unanimously; the Commission approved the Real
Estate Purchase Agreement as presented with the funding coming
from the River East TIF district on November 25, 2024.
8. Assignment Agreement (Great Lakes Capital)
Caleb Bauer, Executive Director of Community Investment, presented
items 5A8 and 5A9 together, a pair of agreements related to the overall
development agreement with Great Lakes Capital that was approved
by the Commission earlier this year for the Madison Lifestyle District.
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
7
Mr. Bauer explains the first of these agreements is an assignment of
project funds agreement. READI 1.0 from the Indiana Economic
Development Corporation and the local RDA selected this project for a
$11.78 million award, one of the largest awards in the state of Indiana.
Funds would be used to supplement the city's funds per the
development agreement, for the construction of the public structured
parking garage that will serve the development and offset parking
needs for Beacon Health System. This agreement assigns those funds
and subjects the Commission to a subgrant agreement terms by GLC.
Mr. Bauer explains the second of these agreements is a confirmation
agreement. This asserts that READI funds can be used to reimburse
the Commission for costs incurred that were not clearly specified in the
development agreement with GLC (South Bend Medical Foundation
demolition). It clarifies those responsibilities of the Commission that
relate to the project funds. It also confirms certain aspects of the
development agreement and commitments of both GLC and the
Commission to cooperate in good faith to ensure success of the
project.
Linda Brotherson, Representative with Great Lakes Capital, stated that
this agreement is making sure the project is moving along in a timely
fashion and the READI funds are spent correctly. The confirmation
agreement acts as a notice to commence that would typically be seen
later in the project. Mr. Bauer also explained the process of the site,
first is demolition, then a new parking lot would be constructed, the
Board of Public Works issued an RFP for a construction manager to
oversee the project, and this will keep the project within budget and on
the completion schedule.
Commissioner Eli Wax asked for a timeline update with the lease
extension for the other buildings. Ms. Brotherson stated that we need
to have the READI dollars spent by June 2025. Everything is tracking
and we are not changing any dates. President Troy Warner expressed
concern about deadlines for spending those funds and Ms. Brotherson
stated that this agreement facilitates this process.
Commissioner Relos asked about the 8% return in the agreement. Ms.
Brotherson stated that it would track with the development agreement,
and it is a return percentage and we would not be able to issue a
notice to commence without reaching the 8%. Mr. Bauer explained that
the risk with issuing a Notice to Commence is, parties could
theoretically back out. However, with this new change of language,
we're simply restating that and then clarifying that it will be considered
as it relates to the economic negotiations of the rate for the parking
license. She explained that the RDC has other funds, and we are trying
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
8
to meet their 66% of dollars spent. The READI 2.0 funds will need to
be spent by December 2028. Mr. Bauer stated that this is a new
condition added by the IDC. Matt Barrett asked if there is any
additional liability incurred. Danielle Campbell Weiss, Assistant City
Attorney, explained we are responsible for the entire project. If it goes
South, we would also be responsible for the redevelopment authority
portion as a fund holder, so if the funds would have to be repaid by
GLC, we'd also have to reimburse them for those funds. Mr. Bauer
explained that a parking garage constructed on the site is not
something that is lacking in value, and if GLC ultimately were not able
to deliver the mixed-use development that has been started, other
developers would be able to use that garage and move forward.
Upon a motion by David Relos for approval, seconded by Troy Warner,
the motion carried unanimously; the Commission approved the
Assignment Agreement as presented on November 25, 2024.
9. Confirmation Agreement (Great Lakes Capital)
Upon a motion by Eli Wax for approval, seconded by Vivian Sallie, the
motion carried unanimously; the Commission approved the
Confirmation Agreement as presented on November 25, 2024.
6. Progress Reports
A. Tax Abatement
Erik Glavich, Director of Growth and Opportunity, stated that we will be
bringing a tax abatement to the Council for the old Hope Rescue Mission
building for rehabbing the building.
B. Common Council
None
C. Other
Caleb Bauer, Executive Director of Community Investment, stated that the
Indiana Code does allow the Commission to meet to receive information
only on commercial prospects. Without a need for the public notice
requirement, we would like to briefly meet with the Commission after this
meeting. Per that provision of Indiana code, to share some information.
7. Next Commission Meeting
Thursday, December 12, 2024, 9:30 a.m.
CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING –November 25, 2024
9
8.Adjournment
Thursday, November 25, 2024, 11:17 a.m.
______________________________ ______________________________
Vivan G. Sallie, Secretary Troy Warner, President
City of South Bend
Department of Administration & Finance
Claims Allowance Request
To:South Bend Redevelopment Commission
From:Kyle Willis, City Controller
Date:Tuesday, November 26, 2024
Pursuant to Indiana Code 36-4-8-7, I have audited and certified the attached claims and
submit them for allowance in the following amounts:
GBLN-0094469 $710,890.71
GBLN-0094915 $634,273.92
GBLN-0000000 $0.00
Total:$1,345,164.63
_______________________________
Kyle Willis
The attached claims described above were allowed in the following
total amount at a public meeting on the date stated below:
South Bend Redevelopment Commission
By:_______________________________
Name:
Date:
Attest:_______________________________
Name:
V-00001188
Payment method:
Voucher:
Payment date:
Vendor#
V-00012266
Payment method:
Voucher:
Payment date:
Vendor#
V-00003121
NEAR
NORTHWEST
NEIGHBORHOO
D
CHK-Total
RDCP-00033220
11/19/2024
Name
Human Delta
Inc.
CHK-Total
RDCP-00033221
11/19/2024
Name
THK Law, LLP
DRAW#3
Invoice#
1007
Invoice#
22
Financial Empowerment Center Model
Line description
Digital Storefront Program
Line description
Legal Services -300 E. Lasalle/ CCD
11/28/2024 $11,068.52
433-10-102-123-439300-
PROJ00000565
Due date Invoice amount Financial dimensions
11/12/2024 $100,000.00 433-10-102-121-439300--
Due date Invoice amount Financial dimensions
11/28/2024 $2,449.50 429-10-102-121-431001--
PO-0033403
Purchase order
PO-0026286
Purchase order
PO-0029493
City of South Bend
Department of Administration & Finance
Claims Allowance Request
To:South Bend Redevelopment Commission
From:Kyle Willis, City Controller
Date:Tuesday, December 3, 2024
Pursuant to Indiana Code 36-4-8-7, I have audited and certified the attached claims and
submit them for allowance in the following amounts:
GBLN-0095202 $785,069.79
GBLN-0095383 $1,000,750.00
GBLN-0000000 $0.00
Total:$1,785,819.79
_______________________________
Kyle Willis
The attached claims described above were allowed in the following
total amount at a public meeting on the date stated below:
South Bend Redevelopment Commission
By:_______________________________
Name:
Date:
Attest: _______________________________
Name:
Expenditure approval
RDC Payments-12/3/24 Pymt Run
GBLN-0095202
Payment method:
Voucher:
Payment date:
Vendor#
V-00000472
V-00000472
Payment method:
Voucher:
Payment date:
Vendor#
V-00000828
Payment method:
Voucher:
Payment date:
Vendor#
V-00001234
Payment method:
Voucher:
Payment date:
Vendor#
CHK-Total
RDCP-00033428
12/3/2024
Name
DLZ IN DIANA
LLC
DLZ IN DIANA
LLC
CHK-Total
RDCP-00033429
12/3/2024
Name
INDIANA
LANDMARKS
CHK-Total
RDCP-00033430
12/3/2024
Name
OAKLAWN
PSYCHIATRIC
CENTER INC
ACH-Total
RDCP-00033431
12/3/2024
Name
Invoice#
602847
603402
Invoice#
6327
Invoice#
11272024
Invoice#
Line description
Byer’s Softball Complex 2024 Renovation - Design Services
Safe Routes to School - Kennedy Academy - Design
Line description
PL PSA Historic Building City Plan.
Line description
Purchase 425 E Madison -Earnest Money
Line description
Due date Invoice amount Financial dimensions
324-10-102-121-431000--
12/11/2024 $80,770.00 PROJ00000498
324-10-102-121-431002-
PROJ0000041112/13/2024 $18,215.00
Due date Invoice amount Financial dimensions
324-10-102-121-431000--
12/13/2024 $16,500.00 PROJ00000440
Due date Invoice amount Financial dimensions
12/3/2024 $25,000.00 429-10-102-121-443000--
Due date Invoice amount Financial dimensions
Purchase order
PO-0029730
PO-0023413
Purchase order
PO-0031491
Purchase order
PO-0035045
Purchase order
Expenditure approval
RDC Payments-Wires-Nov 2024
GBLN-0095383
Payment method:
Voucher:
Payment date:
Vendor#
V-00001743
V-00001743
Payment method:
Voucher:
Payment date:
Vendor#
V-00014984
Wire-Total
RDCP-00033615
11/30/2024
Name
US BANK
US BANK
Wire-Total
RDCP-00033616
11/14/2024
Name
BLAIR ADAMS
RET, LLC
Invoice# Line description
2604249 Debt Service-Principal-2017 Economic Develop Rev Bonds
(Eddy St Commons Phase II)
2604249 Debt Service-Interest-2017 Economic Develop Rev Bonds
(Eddy St Commons Phase II)
Invoice# Line description
10/24 INV Elwood Plaza -Earnest Money Reimbursement
Due date
8/1/2024
8/1/2024
Due date
Invoice amount Financial dimensions
436-10-102-121-438100-
$415,000.00
$560,750.00
DS0163-
436-10-102-121-438200-
DS0163-
Invoice amount Financial dimensions
11/14/2024 $25,000.00 324-10-102-121-443000--
Purchase order
Purchase order
PO-0034782
Redevelopment Commission Agenda Item
DATE: December 12, 2024
FROM: Denise Linn Riedl, CIO
SUBJECT: Commuters Trust Funding
Funding Source* (circle one) River West; River East; South Side; Douglas Road; West Washington; RDC General
*Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller,
then the authorization of the expenditure of such funds shall be void and of no effect.
Purpose of Request:
Innovation & Technology staff requests the Redevelopment Commission's approval of $200,000 to
support the Commuters Trust program that promotes transportation equity in South Bend.
Specifically, funds will go towards covering transportation costs incurred by participants who use
the Ride Guarantee program to travel to and from work.
Commuters Trust was launched in 2019 with funds from the Bloomberg Philanthropies Mayor’s
Challenge to help individuals overcome transportation barriers. In partnership with local employers
and nonprofits, the program provides subsidized transportation options (Uber, Lyft and Transpo) to
residents living in and around South Bend. In 2024, the program started transitioning from being a
philanthropic pilot to public-private partnership that is run by and funded by the City.
Since launching in 2019, Commuters Trust has partnered with 18 local employers, providing over
500 employees with rides to and from work. This has resulted in roughly 35,000+ Uber and Lyft
Rides and 135,000+ Transpo rides.
Primarily, this funding will be used to subsidize the cost of transportation to the employer and
program participants, sharing up to 67% of total transportation costs. Any remaining funds will be
used for legal and accounting support, printing supplies, advertisement, IT support, technical
software, and survey distribution.
Please do not hesitate to contact Driedl@southbendin.gov for any additional information.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : 12/12/2024
FROM: Erin Michaels – Property Development Manager
SUBJECT: Opening of Bids for 214 W. Wayne St.
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Opening of Bids for 214 W. Wayne St.
SPECIFICS: The Redevelopment Commission (RDC) issued a Notice of Intended Disposition and requested bids for
property located at 214 W. Wayne St. Bids are due at 9:00 a.m. on December 12, 2024. Any and all bids received
by that time will be publicly opened and read aloud at the December 12th RDC meeting.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : 12/12/2024
FROM: Patrick Sherman
SUBJECT: Studebaker Museum HVAC Project
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Public Works solicited quotes for the replacement of two failing HVAC units at the
Studebaker Museum as part of planned capital improvements. We would like to request $15,000 in order to
award the project .
SPECIFICS: RDC previously approved $150K for two capital projects that are needed at the Studebaker Museum.
Those two projects were renovation work on the large skylight, and the replacement of two failing HVAC units
that also use refrigerant that is no longer useable because of EPA guidelines. The skylight project came in within
budget and was awarded at the 11/26/2024 BPW meeting. At that same meeting, the Board also opened quotes
for the HVAC project. The lowest responsive quote came in about $15K above budget. The work is needed at the
Museum, where a stable temperature and humidity environment is important for the maintenance of the
collection. We would like to be able to award the quote, and ensure this important work is completed.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : December 12, 2024
FROM: Charlotte Brach
SUBJECT: Budget Request – Riverfront West Survey
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Budget request of $150,000 for survey work for the Riverfront West Infrastructure
Improvements Project.
SPECIFICS: This request will cover the cost of a survey for the area bounded by Monroe to the South,
Jefferson/Wayne to the North, the River to the East, and Michigan Street to the West. The work will include a
topographic survey of the area and utility locating. This will inform us of the next steps for design of the new
roadway network and utility layout planned for this area to support future developments.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : 12/12/2024
FROM: Joseph Molnar – Assistant Director of Growth &
Opportunity
SUBJECT: Second Amendment Purchase Agreement -
Advantix
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Second Amendment of the Advantix Purchase Agreement to extend closing deadline
SPECIFICS: On July 13th 2023, the RDC approved a Purchase Agreement with Advantix Development Corporation
for land at Lincoln Way West and Marion for the development of affordable housing. Advantix has been awarded
Low Income Housing Tax Credits and is currently in the process of marketing those credits which has taken longer
than anticipated.
In this agreement a Contingency Date of December 31, 2024 is specified and the Contingency Date shall also be
the Closing Date. Advantix has requested that the Contingency Date be extended to June 30, 2025.
There are no other substantive changes to this agreement in the proposed Second Amendment.
Staff requests approval.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
{20220643.DOCX}
SECOND AMENDMENT TO REAL ESTATE PURCHASE AGREEMENT
This SECOND AMENDMENT TO REAL ESTATE PURCHASE AGREEMENT (this
“Second Amendment”) is made and entered into to be effective as of the 12th day of December,
2024, by and between South Bend Redevelopment Commission (“Seller”), as Seller, and Advantix
Development Corporation, an Indiana non-profit corporation, with its registered address being 500
SE 10th Street, Evansville, Indiana (“Buyer”), as Buyer (each a “Party” and collectively, the
“Parties”).
RECITALS
A. Seller and Buyer entered into that certain Real Estate Purchase Agreement, dated
effective as of July 13, 2023 as amended by that certain First Amendment to the Real Estate
Purchase Agreement, dated effective July 27, 2023 (the “Agreement”), for the purchase and sale
of certain real property located in the in St. Joseph County, City of South Bend, State of Indiana
as more particularly described in Exhibit A of the Agreement (the “Real Estate”). All capitalized
terms used but not otherwise defined herein shall have the meanings ascribed to such terms in the
Agreement.
B. Seller and Buyer now desire to amend the Agreement in order to provide for an
extension of the Contingency Date thereunder and to address certain other matters, all as set forth
hereunder.
AGREEMENT
NOW, THEREFORE, in consideration of these premises, and the mutual covenants and
promises contained herein, and other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, Buyer and Seller hereby agree as follows:
1. Recitals. The recitals set forth above, including each and every recital contained
therein, are incorporated into and made a part of this Amendment as though fully set
forth herein.
2. Amendments. The Agreement is hereby amended as follows:
a)The first sentence of Section 4 C. of the Agreement shall be amended and replaced
with the following:
If at any time on or before June 30, 2025 (the “Contingency Date”), Buyer
determines, for any reason, in Buyer’s sole discretion, that the Property
or the transaction described herein is unacceptable to Buyer, then Buyer
shall have the right to terminate this Agreement by giving written notice
of termination to Seller at any time on or before the Contingency Date in
which event, at Buyer’s election, all Earnest Money shall be returned to
Buyer (“Buyer’s Contingency”).
3. Entire Agreement; Conflict. Except as otherwise stated herein, all other terms,
conditions and agreements contained in the Agreement remain unmodified and in full force and
effect. The Parties hereby expressly reaffirm their respective obligations under the Agreement, and
unless expressly modified by this Second Amendment, the terms and provisions of the Agreement
remain in full force and effect. To the extent a conflict exists between the terms of this Second
Amendment and the Agreement, the terms of this Second Amendment shall control.
{20220643.DOCX} 2
4. Capitalized Terms. Capitalized Terms used in this Second Amendment will have
the same meanings set forth in the Agreement, except as otherwise stated herein.
5. Counterparts; Electronic or Facsimile Transmission . This Second Amendment
may be executed in counterparts which, when combined, shall constitute one instrument. The
electronic or facsimile transmission of a signed counterpart of this Second Amendment shall be
binding upon the party whose signature is contained on the transmitted copy.
[Signature Page Follows.]
{20220643.DOCX}
IN WITNESS WHEREOF, Buyer and Seller have executed this Second Amendment to
Real Estate Purchase Agreement to be effective as of the date set forth above.
“BUYER”:
Advantix Development Corporation,
an Indiana non-profit corporation
By:
Timothy L. Martin, its sole member
“SELLER”:
South Bend Redevelopment Commission
By:
Troy Warner, President
Attest:
Vivian Sallie, Secretary
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : 12/12/2024
FROM: Joseph Molnar – Assistant Director of Growth &
Opportunity
SUBJECT: Certificate of Completion – Cultivate Food Rescue
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Issue Certificate of Completion for Cultivate Food Rescue
SPECIFICS: On July 28, 2022, the RDC and Cultivate Culinary School and Catering entered into a Real Estate
Purchase Agreement (the “Agreement”) for property located at 1503-1505 Prairie in order to build a new cold
storage facility.
Cultivate Culinary School & Catering have completed construction of the new cold storage facility and has
performed all of the Buyer’s Post-Closing Development Obligations as required under the Purchase Agreement
and provided the appropriate documentation.
- Within Sixty (60) Months after Closing expend no less than $3,000,000 on improvements to the site
o Cultivate expended greater than $3,000,000 on improvements to the site and has completed
construction in Twenty-Six (26) months and has provided satisfactory records showing the
amount expended.
- Commence Construction within Thirty-Six Months of Closing Date
o Cultivate began and completed construction within Twenty-Six (26) months of Closing Date
- Develop a cold storage food facility no less than 12,000 SF in area
o Cultivate constructed a cold storage facility of 23,240 SF in area
- Employe a minimum of Twelve (12) full-time employees
o Cultivate has confirmed they employ Twenty-Two (22) full-time employees at this facility
Staff requests approval.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
CROSS REFERENCE:
Document No.2022-28744, recorded October 4, 2022
CERTIFICATE OF COMPLETION
This Certificate of Completion (this “Certificate”) is issued on December 12, 2024, by the
City of South Bend, Indiana, Department of Redevelopment, acting by and through the South Bend
Redevelopment Commission (the “Commission”), pursuant to the Real Estate Purchase
Agreement by and between the Commission and Cultivate Culinary School and Catering, Inc. (the
“Buyer”), dated July 28, 2022 (the “Agreement”).
The Commission states as follows:
1. Pursuant to the Agreement, the Commission conveyed to the Buyer the real
property described in attached Exhibit A (the “Property”) by the special warranty deed recorded
on October 4, 2022, as Document No. 2022-28744 in the Office of the Recorder of St. Joseph
County, Indiana (the “Deed”).
2. Section 11 of the Agreement established certain obligations of the Buyer following
its acceptance of the Deed from the Commission (the "Buyer’s Post-Closing Development
Obligations"). The Commission hereby acknowledges and affirms that the Buyer has performed
all of the Buyer’s Post-Closing Development Obligations as required under the Agreement and
has provided satisfactory evidence of the same.
3. This Certificate will serve as a conclusive determination of the Buyer’s satisfaction
of the Buyer’s Post-Closing Development Obligations and, upon recordation, will constitute a full
release of the Commission’s reversionary interest in the Property established under the Deed and
Section 11 of the Agreement.
4. This Certificate does not amend or otherwise alter the Agreement, and this
Certificate shall be binding upon the Commission and its successors and assigns and shall inure to
the benefit of the Buyer and her successors in interest.
[Signature page follows.]
SOUTH BEND
REDEVELOPMENT COMMISSION
______________________________
Troy Warner, President
ATTEST:
______________________________
Vivian Sallie, Secretary
STATE OF INDIANA )
) SS:
ST. JOSEPH COUNTY )
Before me, the undersigned, a Notary Public, in and for said County and State, personally
appeared Troy Warner and Vivian Sallie, known to me to be the President and Secretary,
respectively, of the South Bend Redevelopment Commission and acknowledged the execution of
the foregoing Certificate of Completion.
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed my official
seal on the ____ day of ____________ 20__.
My Commission Expires: ____________________________________
Notary Public
_______________________ Residing in St. Joseph County, Indiana
I affirm, under the penalties for perjury, that I have taken reasonable care to redact each Social Security number in this document, unless required
by law. /s/ Danielle Campbell Weiss
This instrument was prepared by Danielle Campbell Weiss, Senior Assistant City Attorney, 1200 S. County-City Building, 227 W. Jefferson Blvd.,
South Bend, Indiana 46601.
EXHIBIT A
Description of Property
Tax ID No. 018-8052-2114
Parcel Key Number: 71-08-14-179-002.000-026
Legal Description: Lot 1 Prairie Ave Minor Sub $5997 7-16-04 NP5997 7-16-04
Commonly known as: 1503 Prairie Ave, South Bend, IN 46613
Tax ID No. 018-8052-211401
Parcel Key Number: 71-08-14-179-004.000-026
Legal Description: Lot 2 Prairie Ave Minor Sub #5997 7-16-04 NP5997 7-16-04
Commonly known as: 1503 Prairie Ave, South Bend, IN 46613
South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : 12/12/2024
FROM: Erin Michaels – Property Development Manager
SUBJECT: First Amendment to South Bend Bike Garage
Lease
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: First Amendment to Lease with South Bend Bike Garage at the Main Wayne Parking
Garage
SPECIFICS: On October 24, 2024, the RDC approved a Lease with the South Bend Bike Garage to rent a portion of
the ground floor of the Main Wayne Parking Garage located at 119 W Wayne St which included access to the
basement for storage.
Staff now believe that it would be beneficial for the South Bend Bike Garage to have access to the full ground
floor retail space and due to the added space basement access is no longer needed.
There are no other substantive changes proposed in this amendment.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
FIRST AMENDMENT TO LEASE AGREEMENT
This First Amendment to Lease Agreement (“First Amendment”) is made effective as of
December 12, 2024 (the “Effective Date”) by the City of South Bend, Indiana, Department of
Redevelopment, acting by and through its governing body, the South Bend Redevelopment
Commission (the “Landlord”) and South Bend Bike Garage Inc, an Indiana Nonprofit Corporation
(“Tenant” and collectively with the Landlord, the “Parties”). Each of the Parties may be referred
to in this Amendment as a “Party.”
Recitals
A. The Parties entered into a Lease Agreement dated October 24, 2024 (the “Lease”), in which
they agreed the Tenant would lease from the Landlord certain portions of the real property
commonly known as 119 W. Wayne Street., South Bend, Indiana 46601, parcel number
71-08-12-157-002.000-026 (the “Property”).
B. Tenant has requested to modify the rented portion of the premises of the Lease, and Landlord
believes a modification of the rented portion of the premises is in the best interests of the
health, safety, and welfare of the City and its residents.
C. The Parties therefore now desire to modify certain portions of the Lease as further set forth
herein.
NOW, THEREFORE, in consideration of the foregoing and the mutual covenants and
promises contained in this First Amendment and the Lease and for other good and valuable
consideration, the receipt of which is hereby acknowledged, the Parties agree as follows:
1. Section C. of the RECITALS shall be deleted in its entirety and replaced with the
following:
C. Landlord and Tenant desire to enter into a lease, under which Landlord will lease
to Tenant a portion of the Property comprised of approximately 5,000 square
feet of commercial space located on the first (main) floor of the building and
excluding all portions of the lower (basement) level of the building.
2. The phrase “1,680 square feet of commercial space located on the ground floor
and including the lower level” shall be deleted from Section 1.1.(a)and replaced with the phrase
“5,000 square feet of commercial space located on the ground floor (excluding the basement)”.
3. Exhibit B shall be deleted in its entirety and replaced with the Exhibit B attached to this
First Amendment.
4. Unless expressly modified by this First Amendment, the terms and provisions of
the Lease remain in full force and effect.
5. Capitalized terms used in this First Amendment will have the meanings set forth in
the Lease unless otherwise stated herein.
6. The recitals set forth above are hereby incorporated into the operative provisions
of this First Amendment.
7. This First Amendment will be governed and construed in accordance with the laws
of the State of Indiana.
8. This First Amendment may be executed in separate counterparts, each of which
when so executed shall be an original, but all of which together shall constitute one and the same
instrument. Any electronically transmitted version of a manually executed original shall be
deemed a manually executed original.
Signature Page Follows
IN WITNESS WHEREOF, the undersigned have executed this First Amendment as of the
date set forth after their signatures.
“LANDLORD”
SOUTH BEND REDEVELOPMENT
COMMISSION
By:
Troy Warner, President
ATTEST:
Vivian G. Sallie, Secretary
Date: _____________
SOUTH BEND BIKE GARAGE
an Indiana Nonprofit Corporation
By:Steven Burnside
Its: President
Date:12/05/2024
EXHIBIT B
Description of Premises
Approximately 5,000 square feet of commercial space on the ground (1st)
floor, all of which is within the Building commonly referred to as 119 W
Wayne Street.
Order Number:
Classification:
Package:
Additional Options:
Total payment:
Job Details
LSBN0199584
Govt Public Notices
General Package
1 Affidavit $0.00
$44.00
Account Details
City of South Bend/ Neighborhood Services & Enfo
227 W Jefferson BLVD # 1400S
South Bend, IN � 46601-1830
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South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : December 9, 2024
FROM: Tim Corcoran, Chris Dressel
SUBJECT: Amendment of River West Development Area -
Resolution No. 3622
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Confirming Resolution to amend the River West Development Area (RWDA)
SPECIFICS: This Confirming Resolution finalizes the process of amending the Development Plan and boundary for the
RWDA. By amending this plan to realign the boundary with an updated legal description and add properties to the
acquisition list: all reflected in the updated development area plan, the Commission will be able to strategically focus
its resources on current priorities.
The proposed amendment to the Plan is consistent with the inter-related goals of: Fiscal stewardship; Economic
development; and a Plan-driven redevelopment agenda. By amending the plan and realigning its boundaries, the
Commission will be able to strategically focus its resources on current priorities.
• On October 24, 2024, the Commission approved Declaratory Resolution No. 3611 beginning the process of
amending the RWDA.
• On November 18, 2024, the South Bend Plan Commission approved Resolution No. 2024-2, issuing a Written
Order which approved, ratified, and confirmed the Commission’s Declaratory Resolution and found it
conforms to the plan of development for the City.
• On November 25, 2024, the Common Council approved Resolution No. 24-41, which approved, ratified, and
confirmed the Area Plan Commission’s Written Order.
Staff requests approval of Resolution No. 3622 to conclude the process of amending the Plans for the RWDA.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
RESOLUTION NO. 3622
RESOLUTION OF THE CITY OF SOUTH BEND REDEVELOPMENT COMMISSION
CONFIRMING A DECLARATORY RESOLUTION AND MODIFYING AND
APPROVING AN AMENDED AND RESTATED DEVELOPMENT PLAN FOR THE
RIVER WEST DEVELOPMENT AREA
WHEREAS, the South Bend Redevelopment Commission (the “Commission”),
governing body of the City of South Bend (the “City”) Department of Redevelopment (the
“Department”) and the Redevelopment District of the City of South Bend, Indiana (the
“Redevelopment District”), exists and operates under the provisions of the Redevelopment of
Cities and Towns Act of 1953 which has been codified in Indiana Code 36-7-14, as amended from
time to time (the “Act”); and
WHEREAS, the Commission previously adopted and confirmed a declaratory
resolution in 2014 (i) consolidating into what had been previously known as the Airport Economic
Development Area certain territory of what had been previously known as the South Bend Central
Development Area and the West Washington Chapin Development Area to form the River West
Development Area (the “Existing Area”); (ii) designating and declaring certain areas within the
City to be economic development areas and allocations areas for purposes of tax increment
financing to expand the Existing Area and related allocation area; (iii) removing certain territory
from the Existing Area; (iv) terminating the allocation provisions relating to the former Downtown
Medical Services District in the City; (v) adding certain parcels of property to the acquisition list
for the Existing Area; (vi) transferring certain property previously included on the Central
Development Area acquisition list to the Existing Area acquisition list and (vii) transferring certain
property previously included on the West Washington Chapin Development Area acquisition list
to the Existing Area acquisition list; and (viii) approving an amendment to the development plan
for the Existing Area; and
WHEREAS, in 2019, the Commission, adopted and confirmed a declaratory
resolution (i) removing certain territory from the Existing Area; (ii) moving territory from the
Existing Area to the South Side Development Area; (iii) transferring territory from the West
Washington Chapin Development Area to the Existing Area; (iv) adding certain territory to the
Existing Area (the “First Expansion Area”); and (v) amending and restating the Existing Plan; and
WHEREAS, on October 24, 2024, the Commission approved and adopted its
Resolution No. 3611 entitled “Resolution of the South Bend Redevelopment Commission
Amending the Boundaries of the River West Development Area and the River West Development
Area Allocation Area No. 1, Amending and Restating the Development Plan for Said Area and
Regarding Related Matters” (the “River West Declaratory Resolution”), a copy of which is
attached hereto as Exhibit A; and
WHEREAS, the River West Declaratory Resolution (i) designated and declared
certain areas within the City to be redevelopment areas and an allocation area for purposes of tax
increment financing to expand the First Expansion Area (collectively, the “Second Expansion
Area” and with the First Expansion Area, the “River West Area”); (ii) added certain parcels of
property to the River West Area property acquisition list; and (iii) approved a second amended and
restated development plan for the River West Area (the “River West Plan”); and
2
WHEREAS, the City of South Bend Plan Commission, on November 18, 2024,
approved and adopted an Order (the “Plan Commission Order”) determining that the River West
Declaratory Resolution and the River West Plan conform to the plan of development for the City
and approved the River West Declaratory Resolution and the River West Plan; and
WHEREAS, pursuant to Section 16 of the Act, the Common Council of the City
(the “Common Council”), on November 25, 2024, adopted a resolution which approved the River
West Declaratory Resolution, the River West Plan and the Plan Commission Order; and
WHEREAS, the Commission caused to be published and delivered the notices
required by Section 17 and 17.5 of the Act, concerning the River West Declaratory Resolution and
the River West Plan; and
WHEREAS, at the hearing (the “Public Hearing”) held by the Commission on
December 12, 2024 the Commission heard all persons interested in the proceedings and received
_________ written remonstrances that had filed and considered those written remonstrances that
were filed, if any, and all evidence presented; and
WHEREAS, subsequent to the adoption of the River West Declaratory Resolution
and prior to the approval of the Common Council, minor modifications to the language of the River
West Plan were made which modifications did not substantively change the activities described
therein; and
WHEREAS, the Commission now desires to take final action determining the
public utility and benefit of the River West Plan and the proposed development activities for the
River West Area, modifying and approving the River West Plan, and confirming the River West
Declaratory Resolution, in accordance with Section 17 of the Act;
NOW, THEREFORE, BE IT RESOLVED by the South Bend Redevelopment
Commission, as follows:
1. After considering the evidence presented at the Public Hearing, the Commission
hereby confirms the findings and determinations, designations and approving and adopting actions
contained in the River West Declaratory Resolution.
2. After considering the evidence presented at the Public Hearing, the Commission
hereby finds and determines that it will be of public utility and benefit to proceed with the proposed
activities set forth in the River West Plan, and the River West Plan, as modified as described above,
is hereby approved in all respects.
3. The Commission hereby specifically finds and determines, based on its review of
the River West Area and its reasonable expectations relating to expected growth of assessed value
in the River West Area, that the adoption of the allocation provision with respect to the Expansion
Area will result in new property taxes in the River West Area that would not have been generated
but for the adoption of the allocation provision.
4. The River West Declaratory Resolution is hereby confirmed.
5. This Resolution constitutes final action, pursuant to Section 17(d) of the Act, by
the Commission determining the public utility and benefit of the River West Plan and the proposed
3
activities and confirming the River West Declaratory Resolution pertaining to the River West
Area.
6. The Clerk of the Commission is directed to record and file the final action taken by
the Commission pursuant to the requirements of Sections 17(d) of the Act.
4
ADOPTED AND APPROVED at a meeting of the South Bend Redevelopment
Commission held on the 12th day of December 2024.
SOUTH BEND
REDEVELOPMENT COMMISSION
Troy Warner, President
ATTEST:
Vivian G. Sallie, Secretary
5
EXHIBIT A
RIVER WEST DECLARATORY RESOLUTION
(See attached)
DMS 14572906v1
NOTICE OF PUBLIC HEARING ON DESIGNATING AND
AMENDING THE BOUNDARIES OF THE RIVER WEST
DEVELOPMENT AREA AND THE RIVER WEST
DEVELOPMENT AREA ALLOCATION AREA NO. 1 AND
AMENDING AND RESTATING THE RIVER WEST
DEVELOPMENT PLAN
Notice is hereby given that the South Bend Redevelopment Commission (the
"Commission") approved and adopted a declaratory resolution (the “Resolution”) on October 24,
2024, which Resolution (i) designates and declares certain areas within the City to be
redevelopment areas and an allocation area for purposes of tax increment financing to expand the
existing River West Development Area (the “River West Area”); (ii) adds certain parcels of
property to the River East Area property acquisition list; and (iii) approves an amended and
restated development plan for the River West Area (the “River West Plan”).
Notice is further given that the Commission will conduct a public hearing on
Thursday, December 12, 2024, at 9:30 a.m. (local time), 227 West Jefferson Boulevard, Room
1308, South Bend, Indiana, at which time the Commission will hear all persons interested in the
proceedings and consider the objections of any person who has filed a written remonstrance to the
proposed amendments within the filing period and will consider taking final action on the
Resolution. This public hearing will also be live streamed at the following link:
https://tinyurl.com/RDC-Meeting-2T Written remonstrances to the Resolution and the actions
provided for therein must be filed with the Commission at the County-City Building, Room 1400 S,
227 West Jefferson Boulevard, South Bend, Indiana 46601 by 9:00 a.m. (local time) on
Wednesday, December 11, 2024.
Notice is further given that maps and plats of the River West Area showing the
amendments have been prepared and can be inspected along with the Resolution and the River
West Plan at the office of the Commission at the County-City Building, Room 1400 S, 227 West
Jefferson Boulevard, South Bend, Indiana 46601.
Troy Warner, President
City of South Bend
Redevelopment Commission
To be published in the South Bend Tribune on November 29, 2024.
DMS 14419978v1
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER WEST
DEVELOPMENT AREA AND RIVER WEST ALLOCATION AREA
1
The City of South Bend (the “City”) Redevelopment Commission (the “Commission”) is required by Indiana Code
36-7-14, as amended (the “Act”), to provide a statement disclosing the impact of amending a tax allocation
provision on the overlapping taxing units. This impact statement discloses and explains the impact on the
overlapping taxing units caused by amending the development area and allocation area and capturing Tax
Increment (as hereinafter defined).
AMENDMENT OF THE AREA, ALLOCATION AREA, AND THE PLAN
The Commission adopted Declaratory Resolution No. 919 on February 23, 1990 (as subsequently amended, the
“Declaratory Resolution”) establishing the Airport Economic Development Area (the “Original Area”) and a
coterminous allocation area (“Original Allocation Area”) and approving an economic development plan for the
Original Area (the “Original Plan”).
On August 28, 2014, the Commission adopted Resolution No. 3229 amending the Declaratory Resolution to
expand, and rename as the River West Development Area, the Original Area, including consolidation with existing
allocation areas and transfer of properties from existing allocation areas, (as amended, the “Existing Area”) and
the Original Allocation Area (as amended, the “Existing Allocation Area”) and to amend the Original Plan (as
amended, the “Existing Plan”). The Existing Area stretches from segments of the northwest and southwest portion
of the City's corporate limits in addition to downtown, specifically, South Bend - German Township, South Bend -
Portage Township, and South Bend - Warren Township.
On June 13, 2019, the Commission adopted Resolution No. 3478 further amending the Original Declaratory
Resolution to (1) remove certain territory from the Existing Area (the “Removed Territory”), (2) transfer territory
from the Existing Area to the South Side Development Area (the “South Side Territory”), (3) transfer territory from
the West Washington Chapin Development Area to the Existing Area (the “Transferred Area”), (4) designate the
Transferred Area as part of the Existing Allocation Area (collectively, the “Allocation Area”), (5) add certain
territory to the Existing Area (collectively, the “2019 Expansion Area” and with the Transferred Territory and the
Existing Area and without the Removed Territory and the South Side Territory, the “Area”), (6) designate the
Expansion Area as an allocation area (the “Expansion Allocation Area”) within the Existing Allocation Area, and
(7) amend and restate the Existing Plan (as amended and restated, the “Plan”). The Allocation Area, as amended,
and Expansion Allocation Area are referred to collectively as the “River West Allocation Area”.
On October 10, 2024, the Commission adopted Resolution No. 3606 to further amend the Declaratory Resolution
(the “2024 Amending Resolution”) to (1) add certain territory to the Area (the “Expansion Areas” and with the
Area, the “Amended Area”), (2) designate the Expansion Areas as an allocation area (the “Expansion Allocation
Area” and with the River West Allocation Area, the “Amended River West Allocation Area”), and (3) amend and
restate the Plan (the “Amended and Restated Plan”). The Expansion Areas are located within the South Bend –
Portage Township and South Bend – German Township taxing districts.
The Declaratory Resolution, as amended, allows for the capture of Tax Increment (defined herein) resulting from
the growth in all non-residential real property and certain residential real property assessed value within the River
West Allocation Area in excess of the base assessed value defined in the Act.
In the 2024 Amending Resolution, the Commission finds that the Expansion Areas need redevelopment to an
extent that cannot be corrected by regulatory processes or by the ordinary operations of private enterprise without
resort to the powers allowed under the Act, and that the public health and welfare will be benefitted by the
redevelopment of the Expansion Areas. The Commission also finds that the Amended and Restated Plan
conforms to other development and redevelopment plans of the City.
The 2024 Amending Resolution allows for the capture of real property taxes generated from incremental
assessed value in the Expansion Allocation Area. Tax Increment consists of all property tax proceeds from the
assessed valuation of non-single-family residential real property in the Expansion Allocation Area as of the
assessment date in excess of the base assessed valuation described in Section 39(b)(1) of the Act, multiplied by
the current property tax rate, excluding any rate established by a post-2009 referendum and, any post December
31, 2022 Fire Territory rate established (referred to throughout as “Tax Increment”). The base assessed value
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER WEST
DEVELOPMENT AREA AND RIVER WEST ALLOCATION AREA
2
AMENDMENT OF THE AREA, ALLOCATION AREA, AND THE PLAN (Cont’d)
means the net assessed value of all the property in an allocation area as finally determined for the assessment
date immediately preceding the effective date of a declaratory resolution establishing the allocation area pursuant
to Section 39 of the Act. The Expansion Allocation Area will have a base assessment date of January 1, 2024 and
the base assessment dates of the River West Allocation Area is unchanged. The Expansion Allocation Area will
expire no later than 25 years after the date on which the first obligation is incurred to pay principal and interest on
bonds or lease rentals on leases payable from Tax Increment, or as otherwise required by law. The expiration
dates of the other components of the Amended River West Allocation Area will be unchanged.
PROJECT SUMMARY
In order to accomplish the Amended and Restated Plan, the Commission plans to undertake certain public
infrastructure projects listed in the Amended and Restated Plan that are in, serving or benefiting the Amended
Area (the “Projects”). The Commission intends to utilize the Tax Increment generated by Future Development
(defined herein), along with Tax Increment currently being generated within the River West Allocation Area to fund
the Projects in order to facilitate future development within the Expansion Allocation Area that would not occur
without the use of Tax Increment to fund the Projects (the “Future Development). The Commission may issue
bonds or enter into leases payable from Tax Increment to fund the Projects.
ESTIMATED TAX INCREMENT
The Commission currently captures the Tax Increment in the River West Allocation Area, which is located within
three taxing districts: South Bend – Portage Township, South Bend – German Township, and South Bend –
Warren Township. Per the St. Joseph County Auditor’s office, the total existing incremental assessed value in the
River West Allocation Area is $587,428,461. The incremental assessed value for the South Bend – Portage
Township, South Bend – German Township, and South Bend – Warren Township are each multiplied by their
respective certified 2024 tax rates, less the combined South Bend Community School Corporation (the "School
Corporation") referendum rates of $0.3840. After multiplying by the respective net tax rates and after the
application of the Circuit Breaker Tax Credit, the estimated annual real property net Tax Increment generated in
the River West Allocation Area is $20,944,420. The Expansion Allocation Area is located within the South Bend –
Portage Township and South Bend – German Township taxing districts.
The Commission intends to capture the real property Tax Increment from Future Development in the Expansion
Allocation Area. For the purposes of this analysis, the estimated Tax Increment from the Future Development is
based on an illustrative incremental real property assessed value of $10,000,000 in each of the two taxing
districts in which the Expansion Allocation Areas are located. Holding all else constant, the increase in the
assessed value of the overlapping taxing units due to the Future Development results in an estimated tax rate
decrease in the School Corporation's Debt Referendum tax rate of $0.0001. The estimated incremental assessed
value is multiplied by their respective tax rates, net of the School Corporation's post-2009 referendum rates of
$4.9708 for South Bend - Portage Township and $4.375 for South Bend - German Township. The estimated
annual real property Tax Increment generated in South Bend - Portage Township is $361,480 and the estimated
annual real property Tax Increment generated in South Bend - German Township is $361,070, after the
application of the Circuit Breaker Tax Credit and accounting for the impact of the Local Income Tax Property
Replacement Credit (the "LIT PTRC"). The actual assessed value of the Future Development will be determined
by the St. Joseph County Assessor upon completion and the actual assessed value may be materially different
from the values used in this analysis.
No adjustment for future statewide reassessments or trending was made in this analysis. Future tax rates and
assessed values may differ from the tax rates and assessed values used in this analysis, and the differences
could have a material impact on the actual Tax Increment but should not change the impact of the Expansion
Allocation Area on the overlapping taxing units. See the sections below for additional information about the recent
legislative changes as they relate to property tax changes.
The calculation of Tax Increment may not include a tax rate that is imposed as a result of a referendum passed
after 2009, nor may it include a tax rate associated with a fire territory if the fire territory is established after
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER WEST
DEVELOPMENT AREA AND RIVER WEST ALLOCATION AREA
3
ESTIMATED TAX INCREMENT (Cont’d)
December 31, 2022. Currently, a post-2009 referendum tax rate is in place in the South Bend - Portage
Township, the South Bend – German Township, and the South Bend - Warren Township taxing districts.
Assuming no change in law, any future referendum-approved tax rates will not be included in the calculation of
Tax Increment in the Expansion Allocation Area. The incremental assessed value that will result from the Future
Development or any additional development will be included in the tax base of the applicable taxing unit for the
purposes of calculating the property tax levy associated with a referendum-approved tax rate.
Circuit Breaker Tax Credits (Property Tax Caps)
Article 10, Section 1 of the Constitution of the State of Indiana (the “Constitutional Provision”) provides that, for
property taxes first due and payable in 2012 and thereafter, the Indiana General Assembly shall, by law, limit a
taxpayer’s property tax liability to a specified percentage of the gross assessed value of the taxpayer’s real and
personal property. Indiana Code 6-1.1-20.6 (the “Statute”) authorizes such limits in the form of a tax credit for all
property taxes in an amount that exceeds the gross assessed value of real and personal property eligible for the
credit (the “Circuit Breaker Tax Credit”).
For property assessed as a homestead (as defined in Indiana Code 6-1.1-12-37), the Circuit Breaker Tax Credit is
equal to the amount by which the property taxes attributable to the homestead exceed 1% of the gross assessed
value of the homestead. Property taxes attributable to the gross assessed value of other residential property,
agricultural property, and long-term care facilities are limited to 2% of the gross assessed value, property taxes
attributable to other non-residential real property and personal property are limited to 3% of the gross assessed
value. The Statute provides additional property tax limits for property taxes paid by certain senior citizens. If
applicable, the Circuit Breaker Tax Credit will result in a reduction of property tax collections for each political
subdivision in which the Circuit Breaker Tax Credit is applied. Political subdivisions may not increase their
property tax levy or borrow money to make up for any property tax revenue shortfall due to the application of the
Circuit Breaker Tax Credit.
The Constitutional Provision excludes from the application of the Circuit Breaker Tax Credit property taxes first
due and payable in 2012, and thereafter, that are imposed after being approved by the voters in a referendum.
The Statute codifies this exception, providing that, with respect to property taxes first due and payable in 2012
and thereafter, property taxes imposed after being approved by the voters in a referendum will not be considered
for purposes of calculating the limits to property tax liability under the provisions of the Statute.
In this analysis, the Circuit Breaker Tax Credit is estimated to reduce the total Tax Increment for the River West
Allocation Area, due to the fact that the estimated Tax Increment, based on certified pay 2024 tax rate for the
South Bend - Portage Township and South Bend – German Township taxing districts, is above the maximum
threshold of 3% for commercial properties. There can be no assurance that the levies and tax rates of the South
Bend - Portage Township, the South Bend – German Township, and the overlapping taxing units will not increase
in some future year to the point of causing the Circuit Breaker Tax Credit to be further applied to taxpayers’ tax
bills.
ESTIMATED IMPACT OF AMENDING THE AREA, THE RIVER WEST ALLOCATION AREA, AND THE PLAN
The schedules entitled “Estimated Impact of Amending the Area and River West Allocation Area on the
Overlapping Taxing Units” provide an estimate of the effects of amending the Area, River West Allocation Area,
and the Plan on the tax rates and tax levies of the overlapping taxing units (holding all other factors constant).
Scenario I: Present Situation (Prior to Amending the Area, the River West Allocation Area, and the Plan)
Scenario I represents the current situation prior to amending the Area, the River West Allocation Area, and the
Plan. Scenario I presents the payable 2024 assessed values, property tax levies, and tax rates for the overlapping
taxing units. The incremental assessed value of the South Bend – Portage Township taxing district portion of the
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER WEST
DEVELOPMENT AREA AND RIVER WEST ALLOCATION AREA
4
ESTIMATED IMPACT OF AMENDING THE AREA, THE RIVER WEST ALLOCATION AREA, AND THE PLAN
Scenario I: Present Situation (Prior to Amending the Area, the River West Allocation Area, and the Plan)
(Cont’d)
River West Allocation Area is $282,980,497 is multiplied by the certified 2024 tax rate for the South Bend –
Portage Township taxing district, less the combined South Bend Community School Corporation referendum rates
of $0.3840, for a net tax rate of $4.9708 (the “Net South Bend – Portage Township Tax Rate”) (per $100 of
assessed value), to generate an estimated annual real property Tax Increment of $9,701,490, after the application
of the Circuit Breaker Tax Credits. The incremental assessed value of the South Bend – German Township taxing
district portion of the River West Allocation Area is $280,185,964, multiplied by the certified 2024 tax rate for the
South Bend – German Township taxing district, less the combined South Bend Community School Corporation
Referendum Rates of $0.3840, for a net tax rate of $4.9375 (the “Net South Bend – German Township Tax Rate”)
(per $100 of assessed value), to generate an estimated annual real property Tax Increment of $10,366,260, after
the application of the Circuit Breaker Tax Credits. The incremental assessed value of the South Bend – Warren
Township taxing district portion of the River West Allocation Area is $24,262,000, multiplied by the certified 2024
tax rate for the South Bend – Warren Township taxing district, less the combined South Bend Community School
Corporation Referendum Rates of $0.3840, for a net tax rate of $4.9590 (the “Net South Bend – Warren Township
Tax Rate”) (per $100 of assessed value), to generate an estimated annual real property Tax Increment of
$876,670, after the application of the Circuit Breaker Tax Credits.
Scenario II: Assumes the Area, River West Allocation Area, and the Plan are Amended
Scenario II depicts the impact on the overlapping taxing units (holding all other factors constant) if the Area, River
West Allocation Area, and Plan are amended, and assumes that the incremental assessed value from the Future
Development is captured, and the net assessed value of the Future Development is added to the assessed value
of the overlapping taxing units.
The Commission intends to capture an illustrative $10,000,000 of incremental assessed value from the Future
Development in the Expansion Allocation Area located within the South Bend – Portage Township taxing district.
Multiplied by the Net South Bend – Portage Township Tax Rate, net of the application of the Circuit Breaker Tax
Credit, and LIT PTRC, the incremental assessed value is estimated to generate $361,480 of annual net Tax
Increment in the South Bend – Portage Township taxing district. The Commission intends to capture an illustrative
$10,000,000 of incremental assessed value from the Future Development in the Expansion Allocation Area
located within the South Bend – German Township taxing district. Multiplied by the Net South Bend – German
Township Tax Rate, net of the application of the Circuit Breaker Tax Credit, and LIT PTRC, the incremental
assessed value is estimated to generate $361,070 of annual net Tax Increment in the South Bend – German
Township taxing district.
Scenario II also depicts the impact on the School Corporation’s Referendum tax rates, which may not be included
in the Tax Increment calculation. It is estimated that the Future Development would reduce the School
Corporation’s Debt Referendum tax rate by $0.0001 and increases the School Corporation's Operating
Referendum levy by $66,680. This Scenario does not show any other impacts on the taxing units within the South
Bend - Portage Township and South Bend – German Township taxing districts as a result of the Expansion
Allocation Area.
Scenario III: Assumes the Area, River West Allocation Area, and the Plan are NOT Amended
Scenario III represents the impact on the overlapping taxing units if the Area, River West Allocation Area, and the
Plan are not amended, assumes the Expansion Areas and Expansion Allocation Area are not established, and
therefore, assumes the Future Development does not occur as a result of the Projects not being funded.
Impact Summary
In the 2024 Amending Resolution, the Commission finds that the amendment of the Area and River West
Allocation Area will result in new property taxes that would not have been generated without this new allocation
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER WEST
DEVELOPMENT AREA AND RIVER WEST ALLOCATION AREA
5
Impact Summary (Cont’d)
provision. The Commission cannot finance the Projects without the Tax Increment from the Future Development.
Therefore, the Commission has determined that the capture of increase in assessed value from the Future
Development will not have a negative impact on anticipated revenues or the tax rates of the taxing units that are
wholly or partially located in the Expansion Allocation Area. Without the Tax Increment, the Projects would not be
funded, and therefore, the Future Development would not occur, the property would remain undeveloped, and the
tax base would remain unchanged. During the period of the Tax Increment capture, the tax base of the
overlapping taxing units would materially remain the same (holding other factors constant). After the expiration of
the Expansion Allocation Area, the additional assessed value will increase the property tax base of all the
overlapping taxing units.
Please note that for purposes of estimating the impact of Tax Increment financing, certain factors were held
constant in this analysis. No other growth in real property assessed value was assumed to take place anywhere in
the City or within the Amended River West Allocation Area. No increases in the budgets of the overlapping taxing
units were assumed for purposes of this analysis. Potential impacts from future statewide reassessments or
trending were not included in this analysis.
NON-PROPERTY TAX IMPACTS
Additional local income taxes could be generated from any new jobs associated with the Future Development and
possible redevelopment of the Expansion Areas, assuming the new employees will be new residents of St.
Joseph County or from incremental growth in wages and income of current and new employees. Increases in
employees and wages, would, in turn, increase local spending and commercial activity. Additional revenue
sources, which would potentially increase as a result of new business enterprises which locate in the Amended
Area include food and beverage revenues, motor vehicle highway funds, local road and street funds, and excise
taxes.
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE AREA AND RIVER WEST ALLOCATION AREA
ON OVERLAPPING TAXING UNITS - PORTAGE TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - Portage Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
Portage Township 0.0440 2,619,977,095 1,152,790
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$5.3548
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9708 $282,980,497 $14,066,390 ($4,364,900)$9,701,490
SCENARIO II:ASSUMES THE AREA, RIVER WEST ALLOCATION AREA, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and River West Allocation Area.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Portage Township 0.0440 2,619,977,095 1,152,790 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,418,074,650 28,065,861 0.0000 66,680
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0505 8,418,074,650 4,249,426 (0.0001)0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3547 ($0.0001)$66,680
Less: South Bend Community School Corporation Referendum Rates (3)(0.3839)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9708 $282,980,497 $14,066,390 ($4,364,900)$9,701,490
Expansion Allocation Area - Future Development 4.9708 10,000,000 497,080 (135,600)361,480
SCENARIO III:ASSUMES THE AREA, RIVER WEST ALLOCATION AREA, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and River West Allocation Area are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Portage Township 0.0440 2,619,977,095 1,152,790 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3548 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9708 $282,980,497 $14,066,390 ($4,364,900)$9,701,490
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Referendum rates established after 2009 cannot be captured by a TIF Allocation Area.
(4) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
6
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE AREA AND RIVER WEST ALLOCATION AREA
ON OVERLAPPING TAXING UNITS - GERMAN TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - German Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
German Township 0.0107 693,980,817 74,256
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$5.3215
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9375
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9375 $280,185,964 $13,834,180 ($3,467,920)$10,366,260
SCENARIO II:ASSUMES THE AREA, RIVER WEST ALLOCATION AREA, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and River West Allocation Area.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
German Township 0.0107 693,980,817 74,256 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,418,074,650 28,065,861 0.0000 66,680
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0505 8,418,074,650 4,249,426 (0.0001)0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3214 ($0.0001)$66,680
Less: South Bend Community School Corporation Referendum Rates (3)(0.3839)
Net Tax Rate (per $100 AV)$4.9375
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9375 $280,185,964 $13,834,180 ($3,467,920)$10,366,260
Expansion Allocation Area - Future Development 4.9375 10,000,000 493,750 (132,680)361,070
SCENARIO III:ASSUMES THE AREA, RIVER WEST ALLOCATION AREA, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and River West Allocation Area are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
German Township 0.0107 693,980,817 74,256 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3215 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9375
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9375 $280,185,964 $13,834,180 ($3,467,920)$10,366,260
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Referendum rates established after 2009 cannot be captured by a TIF Allocation Area.
(4) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
7
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE AREA AND RIVER WEST ALLOCATION AREA
ON OVERLAPPING TAXING UNITS - WARREN TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - Warren Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
Warren Township 0.0322 458,800,740 147,734
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$5.3430
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9590
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9590 $24,262,000 $1,203,150 ($326,480)$876,670
SCENARIO II:ASSUMES THE AREA, RIVER WEST ALLOCATION AREA, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and River West Allocation Area.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Warren Township 0.0322 458,800,740 147,734 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3430 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9590
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9590 $24,262,000 $1,203,150 ($326,480)$876,670
SCENARIO III:ASSUMES THE AREA, RIVER WEST ALLOCATION AREA, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and River West Allocation Area are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Warren Township 0.0322 458,800,740 147,734 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3430 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9590
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River West Allocation Area (4)$4.9590 $24,262,000 $1,203,150 ($326,480)$876,670
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Referendum rates established after 2009 cannot be captured by a TIF Allocation Area.
(4) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
8
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South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : December 9, 2024
FROM: Tim Corcoran, Chris Dressel
SUBJECT: Amendment of River East Development Area -
Resolution No. 3623
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Confirming Resolution to amend the River East Development Area (REDA)
SPECIFICS: This Confirming Resolution finalizes the process of amending the Development Plan and boundary for the
REDA. By amending this plan to realign the boundary with an updated legal description and add properties to the
acquisition list: all reflected in the updated development area plan, the Commission will be able to strategically focus
its resources on current priorities.
The proposed amendment to the Plan is consistent with the inter-related goals of: Fiscal stewardship; Economic
development; and a Plan-driven redevelopment agenda. By amending the plan and realigning its boundaries, the
Commission will be able to strategically focus its resources on current priorities.
• On October 24, 2024, the Commission approved Declaratory Resolution No. 3612 beginning the process of
amending the REDA.
• On November 18, 2024, the South Bend Plan Commission approved Resolution No. 2024-1, issuing a Written
Order which approved, ratified, and confirmed the Commission’s Declaratory Resolution and found it
conforms to the plan of development for the City.
• On November 25, 2024, the Common Council approved Resolution No. 24-41, which approved, ratified, and
confirmed the Area Plan Commission’s Written Order.
Staff requests approval of Resolution No. 3623 to conclude the process of amending the Plans for the REDA.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
RESOLUTION NO. 3623
RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION
CONFIRMING A DECLARATORY RESOLUTION AND APPROVING
AN AMENDED AND RESTATED DEVELOPMENT PLAN
FOR THE RIVER EAST DEVELOPMENT AREA
WHEREAS, the South Bend Redevelopment Commission (the “Commission”),
governing body of the City of South Bend (the “City”) Department of Redevelopment (the
“Department”) and the Redevelopment District of the City of South Bend, Indiana (the
“Redevelopment District”), exists and operates under the provisions of the Redevelopment of
Cities and Towns Act of 1953 which has been codified in Indiana Code 36-7-14, as amended from
time to time (the “Act”); and
WHEREAS, the River East Development Area was formed in 2014 when the
Commission adopted and confirmed a declaratory resolution (i) consolidating into what had been
previously known as the Northeast Neighborhood Development Area certain territory of what had
been previously known as the South Bend Central Development Area to form the River East
Development Area (the “Initial River East Area”); (ii) designating and declaring certain areas
within the City to be redevelopment areas and allocation areas for purposes of tax increment
finance to expand the Initial River East Area and the related allocation area; (iii) transferring
certain property previously included in the Central Development Area acquisition list to the
property acquisition list for the Initial River East Area; and (iv) approving an amendment to the
development plan for the Initial River East Area; and
WHEREAS, in 2019, the Commission, adopted and confirmed a declaratory
resolution (i) designating and declaring certain areas within the City to be redevelopment areas
and an allocation area for purposes of tax increment financing to expand the Initial River East Area
(the “First Expansion Area” and, together with the Initial River East Area, the “First Expanded
River East Area”); (ii) adding certain parcels of property to the First Expanded River East Area
property acquisition list; and (iii) approving an amended and restated development plan for the
First Expanded River East Area (the “First Expanded River East Plan”); and
WHEREAS, on October 24, 2024, the Commission approved and adopted its
Resolution No. 3612 entitled “Resolution of the South Bend Redevelopment Commission
Amending the Boundaries of the River East Development Area and the River East Development
Area Allocation Area No. 1, Amending and Restating the Development Plan for Said Area and
Regarding Related Matters” (the “River East Declaratory Resolution”), a copy of which is attached
hereto as Exhibit A; and
WHEREAS, the River East Declaratory Resolution (i) designated and declared
certain areas within the City to be redevelopment areas and an allocation area for purposes of tax
increment financing to expand the First Expanded River East Area (collectively, the “Second
Expansion Area” and with the First Expanded River East Area, the “River East Area”); (ii) added
certain parcels of property to the River East Area property acquisition list; and (iii) approved a
second amended and restated development plan for the River East Area (the “River East Plan”);
and
2
WHEREAS, the City of South Bend Plan Commission, on November 18, 2024,
approved and adopted an Order (the “Plan Commission Order”) determining that the River East
Declaratory Resolution and the River East Plan conform to the plan of development for the City
and approved the River East Declaratory Resolution and the River East Plan; and
WHEREAS, pursuant to Section 16 of the Act, the Common Council of the City
(the “Common Council”), on November 25, 2024, adopted a resolution which approved the Plan
Commission Order, the River East Declaratory Resolution, and the River East Plan; and
WHEREAS, the Commission caused to be published and delivered the notices
required by Section 17 and 17.5 of the Act, concerning the River East Declaratory Resolution and
the River East Plan; and
WHEREAS, at the hearing (the “Public Hearing”) held by the Commission on
December 12, 2024, the Commission heard all persons interested in the proceedings and received
_________ written remonstrances that had filed and considered those written remonstrances that
were filed, if any, and all evidence presented; and
WHEREAS, the Commission now desires to take final action determining the
public utility and benefit of the River East Plan and the proposed development activities for the
River East Area, approving the River East Plan, and confirming the River East Declaratory
Resolution, in accordance with Section 17 of the Act;
NOW, THEREFORE, BE IT RESOLVED by the South Bend Redevelopment
Commission, as follows:
1.After considering the evidence presented at the Public Hearing, the Commission
hereby confirms the findings and determinations, designations, and approving and adopting actions
contained in the River East Declaratory Resolution.
2.After considering the evidence presented at the Public Hearing, the Commission
hereby finds and determines that it will be of public utility and benefit to proceed with the proposed
activities set forth in the River East Plan, and the River East Plan is hereby approved in all respects.
3.The Commission hereby specifically finds and determines, based on its review of
the River East Area and its reasonable expectations relating to expected growth of assessed value
in the River East Area, that the adoption of the allocation provision with respect to the Expansion
Area will result in new property taxes in the River East Area that would not have been generated
but for the adoption of the allocation provision.
4.The River East Declaratory Resolution is hereby confirmed.
5.This Resolution constitutes final action, pursuant to Section 17(d) of the Act, by
the Commission determining the public utility and benefit of the River East Plan and the proposed
activities and confirming the River East Declaratory Resolution pertaining to the River East Area.
6.The Clerk of the Commission is directed to record and file the final action taken by
the Commission pursuant to the requirements of Sections 17(d) of the Act.
3
ADOPTED AND APPROVED at a meeting of the South Bend Redevelopment
Commission held on the 12th day of December 2024.
SOUTH BEND
REDEVELOPMENT COMMISSION
Troy Warner, President
ATTEST:
Vivian G. Sallie, Secretary
4
EXHIBIT A
RIVER EAST DECLARATORY RESOLUTION
(See attached)
NOTICE OF PUBLIC HEARING ON DESIGNATING AND
AMENDING THE BOUNDARIES OF THE RIVER EAST
DEVELOPMENT AREA AND THE RIVER EAST
DEVELOPMENT AREA ALLOCATION AREA NO. 1 AND
AMENDING AND RESTATING THE RIVER EAST
DEVELOPMENT PLAN
Notice is hereby given that the South Bend Redevelopment Commission (the
"Commission") approved and adopted a declaratory resolution (the “Resolution”) on October 24,
2024, which Resolution (i) designates and declares certain areas within the City to be
redevelopment areas and an allocation area for purposes of tax increment financing to expand the
existing River East Development Area (the “River East Area”); (ii) adds certain parcels of property
to the River East Area property acquisition list; and (iii) approves an amended and restated
development plan for the River East Area (the “River East Plan”).
Notice is further given that the Commission will conduct a public hearing on
Thursday, December 12, 2024, at 9:30 a.m. (local time), 227 West Jefferson Boulevard, Room
1308, South Bend, Indiana, at which time the Commission will hear all persons interested in the
proceedings and consider the objections of any person who has filed a written remonstrance to the
proposed amendments within the filing period and will consider taking final action on the
Resolution. This public hearing will also be live streamed at the following link:
https://tinyurl.com/RDC-Meeting-2T Written remonstrances to the Resolution and the actions
provided for therein must be filed with the Commission at the County-City Building, Room 1400 S,
227 West Jefferson Boulevard, South Bend, Indiana 46601 by 9:00 a.m. (local time) on
Wednesday, December 11, 2024.
Notice is further given that maps and plats of the River East Area showing the
amendments have been prepared and can be inspected along with the Resolution and the River
East Plan at the office of the Commission at the County-City Building, Room 1400 S, 227 West
Jefferson Boulevard, South Bend, Indiana 46601.
Tory Warner, President
City of South Bend
Redevelopment Commission
To be published in the South Bend Tribune on November 29, 2024.
DMS 14419978v1
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER EAST
DEVELOPMENT AREA AND RIVER EAST ALLOCATION AREA NO. 1
1
The City of South Bend (the “City”) Redevelopment Commission (the “Commission”) is required by Indiana Code
36-7-14, as amended (the “Act”), to provide a statement disclosing the impact of amending a tax allocation
provision on the overlapping taxing units. This impact statement discloses and explains the impact on the
overlapping taxing units caused by amending the development area and allocation area and capturing Tax
Increment (as hereinafter defined).
AMENDMENT OF THE AREA, ALLOCATION AREA NO. 1, AND THE PLAN
The Commission adopted Resolution No. 2016 on November 17, 2003 (as amended from time to time, the
“Declaratory Resolution”) establishing the Northeast Neighborhood Development Area (the “Original Area”) and a
coterminous allocation area (the “Original Allocation Area No. 1”) and approving an economic development plan
for the Original Area (the “Original Plan”). The Commission adopted resolutions in 2006 and 2007 to expand the
Original Area and Original Allocation Area No. 1 (“Expansions 1 and 2,” respectively).
On June 19, 2007, the Commission adopted Resolution No. 2344 for the purposes of establishing a housing
program and a residential Tax Increment (hereinafter defined) finance allocation area (“Allocation Area No. 2”), as
a separate allocation area from Original Allocation Area No. 1.
On August 28, 2014, the Commission adopted Resolution No. 3228 amending the Declaratory Resolution to
amend the boundaries of the Area to include certain territory from the South Bend Central Development Area
(“Adjustment 1”), expand the Original Area and Original Allocation Area No. 1 (“Expansion 3”), and amend the
Original Plan (as amended, the “Plan”). Resolution No. 3228 also renamed the Original Area, as amended, to be
the “River East Development Area”, or the “Area” and the underlying allocation areas were renamed to be
consistent with the new designation.
On April 11, 2019, the Commission adopted Resolution No. 3479 further amending the Declaratory Resolution to
expand the Original Area and the Original Allocation Area No. 1 (“Expansion 4”) and to amend the Original Plan.
The Original Allocation Area No. 1, Expansion 1, Expansion 2, Expansion 3, Expansion 4, and Adjustment 1 are
collectively defined as the “Allocation Area No. 1”. The Area is located within the northeast portion of the City’s
corporate limits and south of the University of Notre Dame campus, specifically, South Bend – Portage Township
and South Bend – Clay Township.
On April 14, 2022, the Commission adopted Resolution No. 3548 to further amend the Declaratory Resolution to
(1) add certain territory to the Area, (2) designate the Expansion Area as an allocation area included within
Allocation Area No. 1, and (3) amend and restate the Plan.
On October 10, 2024, the Commission adopted Resolution No. 3607 to further amend the Declaratory Resolution
(the “2024 Amending Resolution”) to (1) add certain territory to the Area (the “Expansion Areas” and with the
Area, the “Amended Area”), (2) designate the Expansion Areas as an allocation area (the “Expansion Allocation
Area” and with the Allocation Area No. 1, the “Amended Allocation Area No. 1”), and (3) amend and restate the
Plan (the “Amended and Restated Plan”). The Expansion Areas are located within the South Bend - Portage
Township and South Bend – Clay Township taxing districts.
The Declaratory Resolution, as amended, allows for the capture of Tax Increment (defined herein) resulting from
the growth in all non-residential real property and certain residential real property assessed value within the
Allocation Area No. 1 and Allocation Area No. 2 in excess of the base assessed value defined in the Act.
In the 2024 Amending Resolution, the Commission finds that the Expansion Areas need redevelopment to an
extent that cannot be corrected by regulatory processes or by the ordinary operations of private enterprise without
resort to the powers allowed under the Act, and that the public health and welfare will be benefitted by the
redevelopment of the Expansion Areas. The Commission also finds that the Amended and Restated Plan
conforms to other development and redevelopment plans of the City.
The 2024 Amending Resolution allows for the capture of real property taxes generated from incremental
assessed value in the Expansion Allocation Area. Tax Increment consists of all property tax proceeds from the
assessed valuation of non-single-family residential real property in the Expansion Allocation Area as of the
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER EAST
DEVELOPMENT AREA AND RIVER EAST ALLOCATION AREA NO. 1
2
AMENDMENT OF THE AREA, ALLOCATION AREA NO. 1, AND THE PLAN (Cont’d)
assessment date in excess of the base assessed valuation described in Section 39(b)(1) of the Act, multiplied by
the current property tax rate, excluding any rate established by a post-2009 referendum and, any post December
31, 2022 Fire Territory rate established (referred to throughout as “Tax Increment”). The base assessed value
means the net assessed value of all the property in an allocation area as finally determined for the assessment
date immediately preceding the effective date of a declaratory resolution establishing the allocation area pursuant
to Section 39 of the Act. The Expansion Allocation Area will have a base assessment date of January 1, 2024 and
the base assessment dates of the Allocation Area No. 1 is unchanged. The Expansion Allocation Area will expire
no later than 25 years after the date on which the first obligation is incurred to pay principal and interest on bonds
or lease rentals on leases payable from Tax Increment, or as otherwise required by law. The expiration dates of
the other components of the Amended Allocation Area No. 1 will be unchanged.
PROJECT SUMMARY
In order to accomplish the Amended and Restated Plan, the Commission plans to undertake certain public
infrastructure projects listed in the Amended and Restated Plan that are in, serving or benefiting the Amended
Area (the “Projects”). The Commission intends to utilize the Tax Increment generated by Future Development
(defined herein), along with Tax Increment currently being generated within the Allocation Area No. 1 to fund the
Projects in order to facilitate future development within the Expansion Allocation Area that would not occur without
the use of Tax Increment to fund the Projects (the “Future Development). The Commission may issue bonds or
enter into leases payable from Tax Increment to fund the Projects.
ESTIMATED TAX INCREMENT
The Commission currently captures the Tax Increment in the Allocation Area No. 1, which is located within two
taxing districts: South Bend - Portage Township and South Bend – Clay Township. Per the St. Joseph County
Auditor’s office, the total existing incremental assessed value in the Allocation Area No. 1 is $283,927,063. The
incremental assessed value for the South Bend - Portage Township and South Bend – Clay Township are each
multiplied by their respective certified 2024 tax rates, less the combined South Bend Community School
Corporation (the "School Corporation") referendum rates of $0.3840. After multiplying by the respective net tax
rates and after the application of the Circuit Breaker Tax Credit, the estimated annual real property net Tax
Increment generated in the Allocation Area No. 1 is $8,116,800. The Expansion Allocation Area is located within
the South Bend – Portage Township and South Bend – Clay Township taxing districts.
The Commission intends to capture the real property Tax Increment from Future Development in the Expansion
Allocation Area. For the purposes of this analysis, the estimated Tax Increment from the Future Development is
based on an illustrative incremental real property assessed value of $10,000,000 in each taxing district of the
Amended Allocation Area No. 1. Holding all else constant, the increase in the assessed value of the overlapping
taxing units due to the Future Development results in an estimated tax rate decrease in the School Corporation's
Debt Referendum tax rate of $0.0001. The estimated incremental assessed value is multiplied by their respective
tax rates, net of the School Corporation's post-2009 referendum rates of $4.9708 for South Bend - Portage
Township and $4.9544 for South Bend - Clay Township. The estimated annual real property Tax Increment
generated in South Bend - Portage Township is $361,480 and the estimated annual real property Tax Increment
generated in South Bend - Clay Township is $361,280, after the application of the Circuit Breaker Tax Credit and
accounting for the impact of the Local Income Tax Property Tax Replacement Credit (the "LIT PTRC"). The actual
assessed value of the Future Development will be determined by the St. Joseph County Assessor upon
completion and the actual assessed value may be materially different from the values used in this analysis.
No adjustment for future statewide reassessments or trending was made in this analysis. Future tax rates and
assessed values may differ from the tax rates and assessed values used in this analysis, and the differences
could have a material impact on the actual Tax Increment but should not change the impact of the Expansion
Allocation Area on the overlapping taxing units. See the sections below for additional information about the recent
legislative changes as they relate to property tax changes.
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER EAST
DEVELOPMENT AREA AND RIVER EAST ALLOCATION AREA NO. 1
3
ESTIMATED TAX INCREMENT (Cont’d)
The calculation of Tax Increment may not include a tax rate that is imposed as a result of a referendum passed
after 2009, nor may it include a tax rate associated with a fire territory if the fire territory is established after
December 31, 2022. Currently, a post-2009 referendum tax rate is in place in the South Bend - Portage Township
and the South Bend - Clay Township taxing districts. Assuming no change in law, any future referendum-
approved tax rates will not be included in the calculation of Tax Increment in the Expansion Allocation Area. The
incremental assessed value that will result from the Future Development or any additional development will be
included in the tax base of the applicable taxing unit for the purposes of calculating the property tax levy
associated with a referendum-approved tax rate.
Circuit Breaker Tax Credits (Property Tax Caps)
Article 10, Section 1 of the Constitution of the State of Indiana (the “Constitutional Provision”) provides that, for
property taxes first due and payable in 2012 and thereafter, the Indiana General Assembly shall, by law, limit a
taxpayer’s property tax liability to a specified percentage of the gross assessed value of the taxpayer’s real and
personal property. Indiana Code 6-1.1-20.6 (the “Statute”) authorizes such limits in the form of a tax credit for all
property taxes in an amount that exceeds the gross assessed value of real and personal property eligible for the
credit (the “Circuit Breaker Tax Credit”).
For property assessed as a homestead (as defined in Indiana Code 6-1.1-12-37), the Circuit Breaker Tax Credit is
equal to the amount by which the property taxes attributable to the homestead exceed 1% of the gross assessed
value of the homestead. Property taxes attributable to the gross assessed value of other residential property,
agricultural property, and long-term care facilities are limited to 2% of the gross assessed value, property taxes
attributable to other non-residential real property and personal property are limited to 3% of the gross assessed
value. The Statute provides additional property tax limits for property taxes paid by certain senior citizens. If
applicable, the Circuit Breaker Tax Credit will result in a reduction of property tax collections for each political
subdivision in which the Circuit Breaker Tax Credit is applied. Political subdivisions may not increase their
property tax levy or borrow money to make up for any property tax revenue shortfall due to the application of the
Circuit Breaker Tax Credit.
The Constitutional Provision excludes from the application of the Circuit Breaker Tax Credit property taxes first
due and payable in 2012, and thereafter, that are imposed after being approved by the voters in a referendum.
The Statute codifies this exception, providing that, with respect to property taxes first due and payable in 2012
and thereafter, property taxes imposed after being approved by the voters in a referendum will not be considered
for purposes of calculating the limits to property tax liability under the provisions of the Statute.
In this analysis, the Circuit Breaker Tax Credit is estimated to reduce the total Tax Increment for the Allocation
Area No. 1, due to the fact that the estimated Tax Increment, based on certified pay 2024 tax rate for the South
Bend-Portage Township and South Bend Clay-Township taxing district, is above the maximum threshold of 3%
for commercial properties. There can be no assurance that the levies and tax rates of the South Bend - Portage
Township and the South Bend - Clay Township and the overlapping taxing units will not increase in some future
year to the point of causing the Circuit Breaker Tax Credit to be further applied to taxpayers’ tax bills.
ESTIMATED IMPACT OF AMENDING THE AREA, THE ALLOCATION AREA NO. 1, AND THE PLAN
The schedules entitled “Estimated Impact of Amending the River East Development Area and River East
Allocation Area No. 1 on the Overlapping Taxing Units” provide an estimate of the effects of amending the Area,
Allocation Area No. 1, and the Plan on the tax rates and tax levies of the overlapping taxing units (holding all other
factors constant).
Scenario I: Present Situation (Prior to Amending the Area, the Allocation Area No. 1, and the Plan)
Scenario I represents the current situation prior to amending the Area, the Allocation Area No. 1, and the Plan.
Scenario I presents the payable 2024 assessed values, property tax levies, and tax rates for the overlapping
taxing units. The incremental assessed value of the South Bend – Portage Township taxing district portion of the
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER EAST
DEVELOPMENT AREA AND RIVER EAST ALLOCATION AREA NO. 1
4
ESTIMATED IMPACT OF AMENDING THE AREA, THE ALLOCATION AREA NO. 1, AND THE PLAN
Scenario I: Present Situation (Prior to Amending the Area, the Allocation Area No. 1, and the Plan)
(Cont’d)
Allocation Area No. 1 is $280,863,535, is multiplied by the certified 2024 tax rate for the South Bend – Portage
Township taxing district, less the combined South Bend Community School Corporation referendum rates of
$0.3840, for a net tax rate of $4.9708 (the “Net South Bend – Portage Township Tax Rate”) (per $100 of
assessed value), to generate an estimated annual real property Tax Increment of $8,015,510, after the application
of the Circuit Breaker Tax Credits. The incremental assessed value of the South Bend – Clay Township taxing
district portion of the Allocation Area No. 1 is $3,063,528, multiplied by the certified 2024 tax rate for the South
Bend – Clay Township taxing district, less the combined South Bend Community School Corporation Referendum
Rates of $0.3840, for a net tax rate of $4.9544 (the “Net South Bend – Clay Township Tax Rate”) (per $100 of
assessed value), to generate an estimated annual real property Tax Increment of $101,290, after the application
of the Circuit Breaker Tax Credits.
Scenario II: Assumes the Area, Allocation Area No. 1, and the Plan are Amended
Scenario II depicts the impact on the overlapping taxing units (holding all other factors constant) if the Area,
Allocation Area No. 1, and Plan are amended, and assumes that the incremental assessed value from the Future
Development is captured, and the net assessed value of the Future Development is added to the assessed value
of the overlapping taxing units.
The Commission intends to capture an illustrative $10,000,000 of incremental assessed value from the Future
Development in the Expansion Allocation Area located within the South Bend – Portage Township taxing district.
Multiplied by the Net South Bend – Portage Township Tax Rate, net of the application of the Circuit Breaker Tax
Credit, and LIT PTRC, the incremental assessed value is estimated to generate $361,480 of annual net Tax
Increment in the South Bend – Portage Township taxing district. The Commission intends to capture an illustrative
$10,000,000 of incremental assessed value from the Future Development in the Expansion Allocation Area
located within the South Bend – Clay Township taxing district. Multiplied by the Net South Bend – Clay Township
Tax Rate, net of the application of the Circuit Breaker Tax Credit, and LIT PTRC, the incremental assessed value
is estimated to generate $361,280 of annual net Tax Increment in the South Bend – Clay Township taxing district.
Scenario II also depicts the impact on the School Corporation’s Referendum tax rates, which may not be included
in the Tax Increment calculation. It is estimated that the Future Development would reduce the School
Corporation’s Debt Referendum tax rate by $0.0001 and increases the School Corporation's Operating
Referendum levy by $66,680. This Scenario does not show any other impacts on the taxing units within the South
Bend - Portage Township taxing district and South Bend - Clay Township taxing district as a result of the
Expansion Allocation Area.
Scenario III: Assumes the Area, Allocation Area No. 1, and the Plan are NOT Amended
Scenario III represents the impact on the overlapping taxing units if the Area, Allocation Area No. 1, and the Plan
are not amended, assumes the Expansion Areas and Expansion Allocation Area are not established, and
therefore, assumes the Future Development does not occur as a result of the Projects not being funded.
Impact Summary
In the 2024 Amending Resolution, the Commission finds that the amendment of the Area and Allocation Area No.
1 will result in new property taxes that would not have been generated without this new allocation provision. The
Commission cannot finance the Projects without the Tax Increment from the Future Development. Therefore, the
Commission has determined that the capture of increase in assessed value from the Future Development will not
have a negative impact on anticipated revenues or the tax rates of the taxing units that are wholly or partially
located in the Expansion Allocation Area. Without the Tax Increment, the Projects would not be funded, and
therefore, the Future Development would not occur, the property would remain undeveloped, and the tax base
would remain unchanged. During the period of the Tax Increment capture, the tax base of the overlapping taxing
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE RIVER EAST
DEVELOPMENT AREA AND RIVER EAST ALLOCATION AREA NO. 1
5
Impact Summary (Cont’d)
units would materially remain the same (holding other factors constant). After the expiration of the Expansion
Allocation Area, the additional assessed value will increase the property tax base of all the overlapping taxing
units.
Please note that for purposes of estimating the impact of Tax Increment financing, certain factors were held
constant in this analysis. No other growth in real property assessed value was assumed to take place anywhere in
the City or within the Amended Allocation Area No. 1. No increases in the budgets of the overlapping taxing units
were assumed for purposes of this analysis. Potential impacts from future statewide reassessments or trending
were not included in this analysis.
NON-PROPERTY TAX IMPACTS
Additional local income taxes could be generated from any new jobs associated with the Future Development and
possible redevelopment of the Expansion Areas, assuming the new employees will be new residents of St.
Joseph County or from incremental growth in wages and income of current and new employees. Increases in
employees and wages, would, in turn, increase local spending and commercial activity. Additional revenue
sources, which would potentially increase as a result of new business enterprises which locate in the Amended
Area include food and beverage revenues, motor vehicle highway funds, local road and street funds, and excise
taxes.
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE RIVER EAST DEVELOPMENT AREA AND RIVER EAST ALLOCATION AREA NO. 1
ON OVERLAPPING TAXING UNITS - PORTAGE TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - Portage Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
Portage Township 0.0440 2,619,977,095 1,152,790
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$5.3548
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River East Allocation Area No. 1 (4)$4.9708 $280,863,535 $13,961,160 ($5,945,650)$8,015,510
SCENARIO II:ASSUMES THE AREA, ALLOCATION AREA NO. 1, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and Allocation Area No. 1.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Portage Township 0.0440 2,619,977,095 1,152,790 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,418,074,650 28,065,861 0.0000 66,680
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0505 8,418,074,650 4,249,426 (0.0001)0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3547 ($0.0001)$66,680
Less: South Bend Community School Corporation Referendum Rates (3)(0.3839)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River East Allocation Area No. 1 (4)$4.9708 $280,863,535 $13,961,160 ($5,945,650)$8,015,510
Expansion Allocation Area - Future Development 4.9708 10,000,000 497,080 (135,600)361,480
SCENARIO III:ASSUMES THE AREA, ALLOCATION AREA NO. 1, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and Allocation Area No. 1 are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Portage Township 0.0440 2,619,977,095 1,152,790 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3548 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River East Allocation Area No. 1 (4)$4.9708 $280,863,535 $13,961,160 ($5,945,650)$8,015,510
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Referendum rates established after 2009 cannot be captured by a TIF Allocation Area.
(4) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
6
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE RIVER EAST DEVELOPMENT AREA AND RIVER EAST ALLOCATION AREA NO. 1
ON OVERLAPPING TAXING UNITS - CLAY TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - Clay Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
Clay Township 0.0276 1,960,253,772 541,030
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$5.3384
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9544
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River East Allocation Area No. 1 (4)$4.9544 $3,063,528 $151,780 ($50,490)$101,290
SCENARIO II:ASSUMES THE AREA, ALLOCATION AREA NO. 1, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and Allocation Area No. 1.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Clay Township 0.0276 1,960,253,772 541,030 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,418,074,650 28,065,861 0.0000 66,680
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0505 8,418,074,650 4,249,426 (0.0001)0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3383 ($0.0001)$66,680
Less: South Bend Community School Corporation Referendum Rates (3)(0.3839)
Net Tax Rate (per $100 AV)$4.9544
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River East Allocation Area No. 1 (4)$4.9544 $3,063,528 $151,780 ($50,490)$101,290
Expansion Allocation Area - Future Development 4.9544 10,000,000 495,440 (134,160)361,280
SCENARIO III:ASSUMES THE AREA, ALLOCATION AREA NO. 1, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and Allocation Area No. 1 are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Clay Township 0.0276 1,960,253,772 541,030 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3384 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9544
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
River East Allocation Area No. 1 (4)$4.9544 $3,063,528 $151,780 ($50,490)$101,290
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Referendum rates established after 2009 cannot be captured by a TIF Allocation Area.
(4) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
7
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South Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : December 9, 2024
FROM: Tim Corcoran, Chris Dressel
SUBJECT: Amendment of South Side Development Area -
Resolution No. 3624
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Confirming Resolution to amend the South Side Development Area (SSDA)
SPECIFICS: This Confirming Resolution finalizes the process of amending the Development Plan and boundary for the
SSDA. By amending this plan to realign the boundary with an updated legal description and add properties to the
acquisition list: all reflected in the updated development area plan, the Commission will be able to strategically focus
its resources on current priorities.
The proposed amendment to the Plan is consistent with the inter-related goals of: Fiscal stewardship; Economic
development; and a Plan-driven redevelopment agenda. By amending the plan and realigning its boundaries, the
Commission will be able to strategically focus its resources on current priorities.
• On October 24, 2024, the Commission approved Declaratory Resolution No. 3613 beginning the process of
amending the SSDA.
• On November 18, 2024, the South Bend Plan Commission approved Resolution No. 2024-3, issuing a Written
Order which approved, ratified, and confirmed the Commission’s Declaratory Resolution and found it
conforms to the plan of development for the City.
• On November 25, 2024, the Common Council approved Resolution No. 24-41, which approved, ratified, and
confirmed the Area Plan Commission’s Written Order.
Staff requests approval of Resolution No. 3624 to conclude the process of amending the Plans for the SSDA.
_________________________Pres/V-Pres
ATTEST: __________________Secretary
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
RESOLUTION NO. 3624
RESOLUTION OF THE CITY OF SOUTH BEND REDEVELOPMENT COMMISSION
CONFIRMING A DECLARATORY RESOLUTION AND MODIFYING AND
APPROVING AN AMENDED AND RESTATED DEVELOPMENT PLAN FOR THE
SOUTH SIDE DEVELOPMENT AREA
WHEREAS, the South Bend Redevelopment Commission (the “Commission”),
governing body of the City of South Bend (the “City”) Department of Redevelopment (the
“Department”) and the Redevelopment District of the City of South Bend, Indiana (the
“Redevelopment District”), exists and operates under the provisions of the Redevelopment of
Cities and Towns Act of 1953 which has been codified in Indiana Code 36-7-14, as amended from
time to time (the “Act”); and
WHEREAS, the Commission previously adopted and confirmed a declaratory
resolution in 2014 (i) designating and declaring a certain area within the City to be a redevelopment
area and an allocation area for purposes of tax increment financing to expand the South Side
Development Area (the “Existing Area”) to include the former Scottsdale Community Center in
the Existing Area; (ii) adding the Scottsdale Community Center to the property acquisition list for
the Existing Area; and (iii) approving an amendment to the development plan for the Existing
Area; and
WHEREAS, in 2019, the Commission, adopted and confirmed a declaratory
resolution (i) transferring territory from the South Side Development Area to the Existing Area;
(ii) amending the boundaries of the Existing Area to add certain territory (the “First Expansion
Area”); and (iii) approving an amendment to the development plan for the Existing Area; and
WHEREAS, the Commission on October 24, 2024, approved and adopted its
Resolution No. 3613 entitled “Resolution of the South Bend Redevelopment Commission
Amending the Boundaries of the South Side Development Area and the South Side Development
Area Allocation Area No. 1, Amending and Restating the Development Plan for Said Area and
Regarding Related Matters” (the “South Side Declaratory Resolution”), a copy of which is
attached hereto as Exhibit A; and
WHEREAS, the South Side Declaratory Resolution (i) designated and declared
certain areas within the City to be redevelopment areas and an allocation area for purpose of tax
increment financing to expand the First Expansion area (collectively, the Second Expansion Area”)
and with the First Expansion Area, the “South Side Area”); (ii) added certain parcels of property
to the South Side Area property acquisition list; and (iii) approved a second amended and restated
development plan for the South Side Area (the “South Side Plan”); and
WHEREAS, the City of South Bend Plan Commission, on November 18, 2024,
approved and adopted an Order (the “Plan Commission Order”) determining that the South Side
Declaratory Resolution and the South Side Plan conform to the plan of development for the City
and approved the South Side Declaratory Resolution and the South Side Plan; and
2
WHEREAS, pursuant to Section 16 of the Act, the Common Council of the City
(the “Common Council”), on November 25, 2024, adopted a resolution which approved the South
Side Declaratory Resolution, the South Side Plan and the Plan Commission Order; and
WHEREAS, the Commission caused to be published and delivered the notices
required by Section 17 and 17.5 of the Act, concerning the South Side Declaratory Resolution and
the South Side Plan; and
WHEREAS, at the hearing (the “Public Hearing”) held by the Commission on
December 12, 2024 the Commission heard all persons interested in the proceedings and received
_________ written remonstrances that had filed and considered those written remonstrances that
were filed, if any, and all evidence presented; and
WHEREAS, subsequent to the adoption of the South Side Declaratory Resolution
and prior to the approval of the Common Council, minor modifications to the language of the
South Side Plan were made which modifications did not substantively change the activities
described therein; and
WHEREAS, the Commission now desires to take final action determining the
public utility and benefit of the South Side Plan and the proposed development activities for the
South Side Area, modifying and approving the South Side Plan, and confirming the South Side
Declaratory Resolution, in accordance with Section 17 of the Act;
NOW, THEREFORE, BE IT RESOLVED by the South Bend Redevelopment
Commission, as follows:
1. After considering the evidence presented at the Public Hearing, the Commission
hereby confirms the findings and determinations, designations and approving and adopting actions
contained in the South Side Declaratory Resolution.
2. After considering the evidence presented at the Public Hearing, the Commission
hereby finds and determines that it will be of public utility and benefit to proceed with the proposed
activities set forth in the South Side Plan, and the South Side Plan, as modified as described above,
is hereby approved in all respects.
3. The Commission hereby specifically finds and determines, based on its review of
the South Side Area and its reasonable expectations relating to expected growth of assessed value
in the South Side Area, that the adoption of the allocation provision with respect to the Expansion
Area will result in new property taxes in the South Side Area that would not have been generated
but for the adoption of the allocation provision.
4. The South Side Declaratory Resolution is hereby confirmed.
5. This Resolution constitutes final action, pursuant to Section 17(d) of the Act, by
the Commission determining the public utility and benefit of the South Side Plan and the proposed
activities and confirming the South Side Declaratory Resolution pertaining to the South Side Area.
6. The Clerk of the Commission is directed to record and file the final action taken by
the Commission pursuant to the requirements of Sections 17(d) of the Act.
3
ADOPTED AND APPROVED at a meeting of the South Bend Redevelopment
Commission held on the 12th day of December 2024.
SOUTH BEND
REDEVELOPMENT COMMISSION
Troy Warner, President
ATTEST:
Vivian G. Sallie, Secretary
4
EXHIBIT A
SOUTH SIDE DECLARATORY RESOLUTION
(See attached)
DMS 14573430v1
NOTICE OF PUBLIC HEARING ON DESIGNATING AND
AMENDING THE BOUNDARIES OF THE SOUTH SIDE
DEVELOPMENT AREA AND THE SOUTH SIDE
DEVELOPMENT AREA ALLOCATION AREA NO. 1 AND
AMENDING AND RESTATING THE SOUTH SIDE
DEVELOPMENT PLAN
Notice is hereby given that the South Bend Redevelopment Commission (the
"Commission") approved and adopted a declaratory resolution (the “Resolution”) on October 24,
2024, which Resolution (i) designates and declares certain areas within the City to be
redevelopment areas and an allocation area for purposes of tax increment financing to expand the
existing South Side Development Area (the “South Side Area”); (ii) adds certain parcels of
property to the South Side Area property acquisition list; and (iii) approves an amended and
restated development plan for the South Side Area (the “South Side Plan”).
Notice is further given that the Commission will conduct a public hearing on
Thursday, December 12, 2024, at 9:30 a.m. (local time), 227 West Jefferson Boulevard, Room
1308, South Bend, Indiana, at which time the Commission will hear all persons interested in the
proceedings and consider the objections of any person who has filed a written remonstrance to the
proposed amendments within the filing period and will consider taking final action on the
Resolution. This public hearing will also be live streamed at the following link:
https://tinyurl.com/RDC-Meeting-2T Written remonstrances to the Resolution and the actions
provided for therein must be filed with the Commission at the County-City Building, Room 1400 S,
227 West Jefferson Boulevard, South Bend, Indiana 46601 by 9:00 a.m. (local time) on
Wednesday, December 11, 2024.
Notice is further given that maps and plats of the South Side Area showing the
amendments have been prepared and can be inspected along with the Resolution and the South
Side Plan at the office of the Commission at the County-City Building, Room 1400 S, 227 West
Jefferson Boulevard, South Bend, Indiana 46601.
Troy Warner, President
City of South Bend
Redevelopment Commission
To be published in the South Bend Tribune on November 29, 2024.
DMS 14419978v1
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE SOUTHSIDE
DEVELOPMENT AREA AND SOUTHSIDE ALLOCATION AREA
1
The City of South Bend (the “City”) Redevelopment Commission (the “Commission”) is required by Indiana Code
36-7-14, as amended (the “Act”), to provide a statement disclosing the impact of amending a tax allocation
provision on the overlapping taxing units. This impact statement discloses and explains the impact on the
overlapping taxing units caused by amending the development area and allocation area and capturing Tax
Increment (as hereinafter defined).
AMENDMENT OF THE AREA, ALLOCATION AREA, AND THE PLAN
The Commission adopted Declaratory Resolution No. 1914 on November 1, 2002 (as amended, the “Declaratory
Resolution”) establishing the Southside Development Area (the “Original Area”) and a coterminous allocation area
(“Original Allocation Area”) and approving an economic development plan for the Original Area (the “Original
Plan”).
On August 28, 2014, the Commission adopted Resolution No. 3227 amending the Declaratory Resolution to
expand the Original Area (as amended, the “Existing Area”) and the Original Allocation Area (as amended, the
“Existing Allocation Area”) and to amend the Original Plan (as amended, the “Existing Plan”). The Existing Area is
located within the southern portion of the City's corporate limits, specifically, South Bend - Centre Township and
South Bend - Portage Township.
On June 13, 2019, the Commission adopted Resolution No. 3480 further amending the Original Declaratory
Resolution (the “Amending Resolution”) to (1) transfer territory from the River West Development Area to the
Existing Area (the “Transferred Area”), (2) designate the Transferred Area as a part of the Existing Allocation Area
(collectively, the “Allocation Area”), (3) add certain territory to the Existing Area (the “Expansion Area” and with
the Existing Area and the Transferred Area, the “Area”), (4) designate the Expansion Area as an allocation area
(the “Expansion Allocation Area”), and (5) amend and restate the Existing Plan (the Existing Plan as amended
and restated, the “Amended and Restated Plan”). The Allocation Area and Expansion Allocation Area are referred
to collectively as the “Southside Allocation Area”.
On October 10, 2024, the Commission adopted Resolution No. 3608 to further amend the Declaratory Resolution
(the “2024 Amending Resolution”) to (1) add certain territory to the Area (the “Expansion Areas” and with the
Area, the “Amended Area”), (2) designate the Expansion Areas as an allocation area (the “Expansion Allocation
Area” and with the Southside Allocation Area, the “Amended Southside Allocation Area”), and (3) amend and
restate the Plan (the “Amended and Restated Plan”). The Expansion Areas are located within the South Bend –
Portage Township taxing district.
The Declaratory Resolution, as amended, allows for the capture of Tax Increment (defined herein) resulting from
the growth in all non-residential real property assessed value within the Southside Allocation Area in excess of the
base assessed value defined in the Act.
In the 2024 Amending Resolution, the Commission finds that the Expansion Areas need redevelopment to an
extent that cannot be corrected by regulatory processes or by the ordinary operations of private enterprise without
resort to the powers allowed under the Act, and that the public health and welfare will be benefitted by the
redevelopment of the Expansion Areas. The Commission also finds that the Amended and Restated Plan
conforms to other development and redevelopment plans of the City.
The 2024 Amending Resolution allows for the capture of real property taxes generated from incremental
assessed value in the Expansion Allocation Area. Tax Increment consists of all property tax proceeds from the
assessed valuation of non-single-family residential real property in the Expansion Allocation Area as of the
assessment date in excess of the base assessed valuation described in Section 39(b)(1) of the Act, multiplied by
the current property tax rate, excluding any rate established by a post-2009 referendum and, any post December
31, 2022 Fire Territory rate established (referred to throughout as “Tax Increment”). The base assessed value
means the net assessed value of all the property in an allocation area as finally determined for the assessment
date immediately preceding the effective date of a declaratory resolution establishing the allocation area pursuant
to Section 39 of the Act. The Expansion Allocation Area will have a base assessment date of January 1, 2024 and
the base assessment dates of the Southside Allocation Area is unchanged. The Expansion Allocation Area will
expire no later than 25 years after the date on which the first obligation is incurred to pay principal and interest on
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE SOUTHSIDE
DEVELOPMENT AREA AND SOUTHSIDE ALLOCATION AREA
2
AMENDMENT OF THE AREA, ALLOCATION AREA, AND THE PLAN (Cont’d)
bonds or lease rentals on leases payable from Tax Increment, or as otherwise required by law. The expiration
dates of the other components of the Amended Allocation Area will be unchanged.
PROJECT SUMMARY
In order to accomplish the Amended and Restated Plan, the Commission plans to undertake certain public
infrastructure projects listed in the Amended and Restated Plan that are in, serving or benefiting the Amended
Area (the “Projects”). The Commission intends to utilize the Tax Increment generated by Future Development
(defined herein), along with Tax Increment currently being generated within the Southside Allocation Area to fund
the Projects in order to facilitate future development within the Expansion Allocation Area that would not occur
without the use of Tax Increment to fund the Projects (the “Future Development). The Commission may issue
bonds or enter into leases payable from Tax Increment to fund the Projects.
ESTIMATED TAX INCREMENT
The Commission currently captures the Tax Increment in the Southside Allocation Area, which is located within
three taxing districts: South Bend – Portage Township, South Bend – Centre Township, and South Bend – Penn
Township. Per the St. Joseph County Auditor’s office, the total existing incremental assessed value in the
Southside Allocation Area is $100,027,891. The incremental assessed value for the South Bend – Portage
Township and South Bend – Centre Township are each multiplied by their respective certified 2024 tax rates, less
the combined South Bend Community School Corporation (the "School Corporation") referendum rates of
$0.3840. The incremental assessed value for the South Bend – Penn Township is multiplied by the respective
certified 2024 tax rate. After multiplying by the respective net tax rates and after the application of the Circuit
Breaker Tax Credit, the estimated annual real property net Tax Increment generated in the Allocation Area is
$3,494,120. The Expansion Allocation Area is located within the South Bend – Portage Township taxing district.
The Commission intends to capture the real property Tax Increment from Future Development in the Expansion
Allocation Area. For the purposes of this analysis, the estimated Tax Increment from the Future Development is
based on an illustrative incremental real property assessed value of $10,000,000 in the South Bend - Portage
Township taxing district. Holding all else constant, the increase in the assessed value of the overlapping taxing
units due to the Future Development results in an estimated tax rate decrease in the School Corporation's Debt
Referendum tax rate of $0.0001. The estimated incremental assessed value is multiplied by their respective tax
rates, net of the School Corporation's post-2009 referendum rates of $4.9708 for South Bend - Portage Township.
The estimated annual real property Tax Increment generated in South Bend - Portage Township is $361,480,
after the application of the Circuit Breaker Tax Credit and accounting for the impact of LIT PTRC. The actual
assessed value of the Future Development will be determined by the St. Joseph County Assessor upon
completion and the actual assessed value may be materially different from the values used in this analysis.
No adjustment for future statewide reassessments or trending was made in this analysis. Future tax rates and
assessed values may differ from the tax rates and assessed values used in this analysis, and the differences
could have a material impact on the actual Tax Increment but should not change the impact of the Expansion
Allocation Area on the overlapping taxing units. See the sections below for additional information about the recent
legislative changes as they relate to property tax changes.
The calculation of Tax Increment may not include a tax rate that is imposed as a result of a referendum passed
after 2009, nor may it include a tax rate associated with a fire territory if the fire territory is established after
December 31, 2022. Currently, a post-2009 referendum tax rate is in place in the South Bend - Portage Township
and the South Bend – Centre Township taxing districts. Assuming no change in law, any future referendum-
approved tax rates will not be included in the calculation of Tax Increment in the Expansion Allocation Area. The
incremental assessed value that will result from the Future Development or any additional development will be
included in the tax base of the applicable taxing unit for the purposes of calculating the property tax levy
associated with a referendum-approved tax rate.
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE SOUTHSIDE
DEVELOPMENT AREA AND SOUTHSIDE ALLOCATION AREA
3
ESTIMATED TAX INCREMENT (Cont’d)
Circuit Breaker Tax Credits (Property Tax Caps)
Article 10, Section 1 of the Constitution of the State of Indiana (the “Constitutional Provision”) provides that, for
property taxes first due and payable in 2012 and thereafter, the Indiana General Assembly shall, by law, limit a
taxpayer’s property tax liability to a specified percentage of the gross assessed value of the taxpayer’s real and
personal property. Indiana Code 6-1.1-20.6 (the “Statute”) authorizes such limits in the form of a tax credit for all
property taxes in an amount that exceeds the gross assessed value of real and personal property eligible for the
credit (the “Circuit Breaker Tax Credit”).
For property assessed as a homestead (as defined in Indiana Code 6-1.1-12-37), the Circuit Breaker Tax Credit is
equal to the amount by which the property taxes attributable to the homestead exceed 1% of the gross assessed
value of the homestead. Property taxes attributable to the gross assessed value of other residential property,
agricultural property, and long-term care facilities are limited to 2% of the gross assessed value, property taxes
attributable to other non-residential real property and personal property are limited to 3% of the gross assessed
value. The Statute provides additional property tax limits for property taxes paid by certain senior citizens. If
applicable, the Circuit Breaker Tax Credit will result in a reduction of property tax collections for each political
subdivision in which the Circuit Breaker Tax Credit is applied. Political subdivisions may not increase their
property tax levy or borrow money to make up for any property tax revenue shortfall due to the application of the
Circuit Breaker Tax Credit.
The Constitutional Provision excludes from the application of the Circuit Breaker Tax Credit property taxes first
due and payable in 2012, and thereafter, that are imposed after being approved by the voters in a referendum.
The Statute codifies this exception, providing that, with respect to property taxes first due and payable in 2012
and thereafter, property taxes imposed after being approved by the voters in a referendum will not be considered
for purposes of calculating the limits to property tax liability under the provisions of the Statute.
In this analysis, the Circuit Breaker Tax Credit is estimated to reduce the total Tax Increment for the Southside
Allocation Area, due to the fact that the estimated Tax Increment, based on certified pay 2024 tax rate for the
South Bend - Portage Township, South Bend – Centre Township, and South Bend – Penn Township taxing
districts, is above the maximum threshold of 3% for commercial properties. There can be no assurance that the
levies and tax rates of the South Bend - Portage Township, South Bend – Centre Township, and the South Bend -
Penn Township and the overlapping taxing units will not increase in some future year to the point of causing the
Circuit Breaker Tax Credit to be further applied to taxpayers’ tax bills.
ESTIMATED IMPACT OF AMENDING THE AREA, THE SOUTHSIDE ALLOCATION AREA, AND THE PLAN
The schedules entitled “Estimated Impact of Amending the Area and Southside Allocation Area on the
Overlapping Taxing Units” provide an estimate of the effects of amending the Area, Southside Allocation Area,
and the Plan on the tax rates and tax levies of the overlapping taxing units (holding all other factors constant).
Scenario I: Present Situation (Prior to Amending the Area, the Southside Allocation Area, and the Plan)
Scenario I represents the current situation prior to amending the Area, the Southside Allocation Area, and the
Plan. Scenario I presents the payable 2024 assessed values, property tax levies, and tax rates for the overlapping
taxing units. The incremental assessed value of the South Bend – Portage Township taxing district portion of the
Southside Allocation Area is $22,480,371 is multiplied by the certified 2024 tax rate for the South Bend – Portage
Township taxing district, less the combined South Bend Community School Corporation referendum rates of
$0.3840, for a net tax rate of $4.9708 (the “Net South Bend – Portage Township Tax Rate”) (per $100 of
assessed value), to generate an estimated annual real property Tax Increment of $686,340, after the application
of the Circuit Breaker Tax Credits. The incremental assessed value of the South Bend – Centre Township taxing
district portion of the Allocation Area is $77,268,418, multiplied by the certified 2024 tax rate for the South Bend –
Centre Township taxing district, less the combined South Bend Community School Corporation Referendum
Rates of $0.3840, for a net tax rate of $4.9387 (the “Net South Bend – Centre Township Tax Rate”) (per $100 of
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE SOUTHSIDE
DEVELOPMENT AREA AND SOUTHSIDE ALLOCATION AREA
4
ESTIMATED IMPACT OF AMENDING THE AREA, THE SOUTHSIDE ALLOCATION AREA, AND THE PLAN
Scenario I: Present Situation (Prior to Amending the Area, the Southside Allocation Area, and the Plan)
(Cont’d)
assessed value), to generate an estimated annual real property Tax Increment of $2,797,740, after the application
of the Circuit Breaker Tax Credits. The incremental assessed value of the South Bend – Penn Township taxing
district portion of the Allocation Area is $279,102, multiplied by the certified 2024 tax rate for the South Bend –
Penn Township taxing district of $4.8493 (the “Total South Bend – Penn Township Tax Rate”) (per $100 of
assessed value), to generate an estimated annual real property Tax Increment of $10,040, after the application of
the Circuit Breaker Tax Credits.
Scenario II: Assumes the Area, Southside Allocation Area, and the Plan are Amended
Scenario II depicts the impact on the overlapping taxing units (holding all other factors constant) if the Area,
Southside Allocation Area, and Plan are amended, and assumes that the incremental assessed value from the
Future Development is captured, and the net assessed value of the Future Development is added to the
assessed value of the overlapping taxing units.
The Commission intends to capture an illustrative $10,000,000 of incremental assessed value from the Future
Development in the Expansion Allocation Area located within the South Bend – Portage Township taxing district.
Multiplied by the Net South Bend – Portage Township Tax Rate, net of the application of the Circuit Breaker Tax
Credit, and LIT PTRC, the incremental assessed value is estimated to generate $361,480 of annual net Tax
Increment in the South Bend – Portage Township taxing district.
Scenario II also depicts the impact on the School Corporation’s Referendum tax rates, which may not be included
in the Tax Increment calculation. It is estimated that the Future Development would reduce the School
Corporation’s Debt Referendum tax rate by $0.0001 and increases the School Corporation's Operating
Referendum levy by $33,340. This Scenario does not show any other impacts on the taxing units within the South
Bend - Portage Township taxing district as a result of the Expansion Allocation Area.
Scenario III: Assumes the Area, Southside Allocation Area, and the Plan are NOT Amended
Scenario III represents the impact on the overlapping taxing units if the Area, Southside Allocation Area, and the
Plan are not amended, assumes the Expansion Areas and Expansion Allocation Area are not established, and
therefore, assumes the Future Development does not occur as a result of the Projects not being funded.
Impact Summary
In the 2024 Amending Resolution, the Commission finds that the amendment of the Area and Southside
Allocation Area will result in new property taxes that would not have been generated without this new allocation
provision. The Commission cannot finance the Projects without the Tax Increment from the Future Development.
Therefore, the Commission has determined that the capture of increase in assessed value from the Future
Development will not have a negative impact on anticipated revenues or the tax rates of the taxing units that are
wholly or partially located in the Expansion Allocation Area. Without the Tax Increment, the Projects would not be
funded, and therefore, the Future Development would not occur, the property would remain undeveloped, and the
tax base would remain unchanged. During the period of the Tax Increment capture, the tax base of the
overlapping taxing units would materially remain the same (holding other factors constant). After the expiration of
the Expansion Allocation Area, the additional assessed value will increase the property tax base of all the
overlapping taxing units.
Please note that for purposes of estimating the impact of Tax Increment financing, certain factors were held
constant in this analysis. No other growth in real property assessed value was assumed to take place anywhere in
the City or within the Amended Southside Allocation Area. No increases in the budgets of the overlapping taxing
units were assumed for purposes of this analysis. Potential impacts from future statewide reassessments or
trending were not included in this analysis.
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
STATEMENT DISCLOSING THE IMPACT OF AMENDING THE SOUTHSIDE
DEVELOPMENT AREA AND SOUTHSIDE ALLOCATION AREA
5
NON-PROPERTY TAX IMPACTS
Additional local income taxes could be generated from any new jobs associated with the Future Development and
possible redevelopment of the Expansion Areas, assuming the new employees will be new residents of St.
Joseph County or from incremental growth in wages and income of current and new employees. Increases in
employees and wages, would, in turn, increase local spending and commercial activity. Additional revenue
sources, which would potentially increase as a result of new business enterprises which locate in the Amended
Area include food and beverage revenues, motor vehicle highway funds, local road and street funds, and excise
taxes.
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE AREA AND SOUTHSIDE ALLOCATION AREA
ON OVERLAPPING TAXING UNITS - PORTAGE TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - Portage Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
Portage Township 0.0440 2,619,977,095 1,152,790
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$5.3548
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (4)$4.9708 $22,480,371 $1,117,450 ($431,110)$686,340
SCENARIO II:ASSUMES THE AREA, SOUTHSIDE ALLOCATION AREA, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and Southside Allocation Area.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Portage Township 0.0440 2,619,977,095 1,152,790 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,408,074,650 28,032,521 0.0000 33,340
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0505 8,408,074,650 4,249,426 (0.0001)0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3547 ($0.0001)$33,340
Less: South Bend Community School Corporation Referendum Rates (3)(0.3839)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (4)$4.9708 $22,480,371 $1,117,450 ($431,110)$686,340
Expansion Allocation Area - Future Development 4.9708 10,000,000 497,080 (135,600)361,480
SCENARIO III:ASSUMES THE AREA, SOUTHSIDE ALLOCATION AREA, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and Southside Allocation Area are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Portage Township 0.0440 2,619,977,095 1,152,790 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3548 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9708
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (4)$4.9708 $22,480,371 $1,117,450 ($431,110)$686,340
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Referendum rates established after 2009 cannot be captured by a TIF Allocation Area.
(4) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
6
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE AREA AND SOUTHSIDE ALLOCATION AREA
ON OVERLAPPING TAXING UNITS - CENTRE TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - Centre Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
Centre Township 0.0119 758,319,794 90,240
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$5.3227
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9387
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (4)$4.9387 $77,268,418 $3,816,060 ($1,018,320)$2,797,740
SCENARIO II:ASSUMES THE AREA, SOUTHSIDE ALLOCATION AREA, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and Southside Allocation Area.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Centre Township 0.0119 758,319,794 90,240 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3227 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9387
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (4)$4.9387 $77,268,418 $3,816,060 ($1,018,320)$2,797,740
SCENARIO III:ASSUMES THE AREA, SOUTHSIDE ALLOCATION AREA, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and Southside Allocation Area are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Centre Township 0.0119 758,319,794 90,240 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
South Bend Community School Corporation 0.8982 6,706,293,024 60,235,924 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Operating Ref. Rate (2)0.3334 8,398,074,650 27,999,181 0.0000 0
South Bend Comm. School Corp. Exempt Debt Service - Debt Ref. Rate 0.0506 8,398,074,650 4,249,426 0.0000 0
St. Joseph County Public Library 0.2725 7,176,427,526 19,555,765 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$5.3227 $0.0000 $0
Less: South Bend Community School Corporation Referendum Rates (3)(0.3840)
Net Tax Rate (per $100 AV)$4.9387
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (4)$4.9387 $77,268,418 $3,816,060 ($1,018,320)$2,797,740
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Referendum rates established after 2009 cannot be captured by a TIF Allocation Area.
(4) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
7
SOUTH BEND (INDIANA) REDEVELOPMENT COMMISSION
ESTIMATED IMPACT OF AMENDING THE AREA AND SOUTHSIDE ALLOCATION AREA
ON OVERLAPPING TAXING UNITS - PENN TOWNSHIP TAXING DISTRICT (1)
Net Assessed Estimated
South Bend - Penn Township Tax Value of Property
Taxing Unit Rate Taxing Unit Tax Levy
SCENARIO I:PRESENT SITUATION
Represents 2023 taxes payable 2024 property tax levies, assessed valuation, and tax rates.
St. Joseph County $0.5593 $12,462,483,560 $69,702,670
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007
Penn Township 0.0320 2,895,800,015 926,656
South Bend Civil City 2.9583 3,645,470,284 107,843,947
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023
Penn-Harris-Madison School Corporation 0.9275 3,768,092,417 34,949,057
Mishawaka County Public Library 0.1337 4,577,519,905 6,120,144
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0
Total Tax Rate (per $100 AV)$4.8493
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (3)$4.8493 $279,102 $13,530 ($3,490)$10,040
SCENARIO II:ASSUMES THE AREA, SOUTHSIDE ALLOCATION AREA, AND THE PLAN ARE AMENDED Rate Levy
Represents the estimated tax impact of amending and expanding the Area and Southside Allocation Area.Difference Difference
Assumes the incremental assessed value from the Future Development is captured.From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Penn Township 0.0320 2,895,800,015 926,656 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
Penn-Harris-Madison School Corporation 0.9275 3,768,092,417 34,949,057 0.0000 0
Mishawaka County Public Library 0.1337 4,577,519,905 6,120,144 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$4.8493 $0.0000 $0
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (3)$4.8493 $279,102 $13,530 ($3,490)$10,040
SCENARIO III:ASSUMES THE AREA, SOUTHSIDE ALLOCATION AREA, AND THE PLAN ARE NOT AMENDED Rate Levy
Assumes the Area and Southside Allocation Area are not amended and therefore, the Expansion Areas and Expansion Difference Difference
Allocation Area are not established. Assumes the Projects cannot be funded and the Future Development does not occur. From Scenario I From Scenario I
St. Joseph County $0.5593 $12,462,483,560 $69,702,670 $0.0000 $0
St. Joseph County Major Bridge (2)0.0333 12,462,483,560 4,150,007 0.0000 0
St. Joseph County Cumulative Capital Development (2)0.0333 12,462,483,560 4,150,007 0.0000 0
Penn Township 0.0320 2,895,800,015 926,656 0.0000 0
South Bend Civil City 2.9583 3,645,470,284 107,843,947 0.0000 0
South Bend Civil City Cumulative Capital Development (2)0.0282 3,645,470,284 1,028,023 0.0000 0
Penn-Harris-Madison School Corporation 0.9275 3,768,092,417 34,949,057 0.0000 0
Mishawaka County Public Library 0.1337 4,577,519,905 6,120,144 0.0000 0
St. Joseph County Airport Authority 0.0271 12,462,483,560 3,377,333 0.0000 0
St. Joseph County Airport Authority Cumulative Building Fund (2)0.0130 12,462,483,560 1,620,123 0.0000 0
South Bend Public Transportation Corporation 0.1036 5,491,024,935 5,688,702 0.0000 0
St. Joseph County Solid Waste Management 0.0000 12,462,483,560 0 0.0000 0
Total Tax Rate (per $100 AV)$4.8493 $0.0000 $0
Tax Incremental Estimated Circuit Net
TIF Allocation Fund Rate Assessed Value Tax Increment Breaker Tax Increment
Southside Allocation Area (3)$4.8493 $279,102 $13,530 ($3,490)$10,040
(1) Based on information provided from the 2024 Budget Order.
(2) Tax rates are not adjusted for rate-driven funds. Assumes these funds are maintained at their current rates.
(3) Assessed value and Circuit Breaker Tax Credit information per the St. Joseph County Auditor's office.
(Subject to the attached Impact Statement
dated November 25, 2024 of Baker Tilly Municipal Advisors, LLC)
8
RESOLUTION NO. 3621
A RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION
APPROVING A SCHEDULE OF REGULAR MEETING TIMES
FOR CALENDAR YEAR 2025
WHEREAS, pursuant to Ind. Code § 36-7-14, the South Bend Redevelopment
Commission ("Commission") is the governing body of the City of South Bend Department
of Redevelopment; and
WHEREAS, pursuant to Ind. Code § 36-7-l 4-8(g), the Commissioners may adopt the
rules and bylaws it considers necessary for the proper conduct of Commission proceedings
and the carrying out of Commission duties; and
WHEREAS, Article IV, Section 1 of the Second Amended and Restated By-Laws of
the South Bend Redevelopment Commission effective July 9, 2020, provides that the
Commission shall adopt a schedule of regular meetings each for each calendar year; and
WHEREAS, the Commission desires to approve and adopt a schedule of regular
meeting dates and times for calendar year 2025; and
NOW, THEREFORE, BE IT RESOLVED by the South Bend Redevelopment
Commission as follows:
1. The Commission approves and adopts as its regular meeting schedule for
calendar year 2025 the meeting dates and times stated in the schedule attached hereto as
Exhibit A.
2. Unless otherwise announced, regular meetings shall be held without further
notice at 9:30 a.m., local time, at the Board of Public Works Meeting Room, 1308 County-
City Building, 227 West Jefferson Street, South Bend, Indiana 46601 and/or virtually via
https://tinyurl.com/RedevelopmentCommission.
3. This Resolution shall be in full force and effect after its adoption by the
South Bend Redevelopment Commission.
ADOPTED at a meeting of the South Bend Redevelopment Commission held on
December 12, 2024.
SOUTH BEND REDELOPMENT COMMISSION
___________________________
Troy Warner, President
ATTEST: _______________________ Vivian G. Sallie, S ecretary
Resolution No. 3621
Exhibit A
2025 Meeting Schedule
The South Bend Redevelopment Commission will hold its regular meetings on the 2nd and 4th Thursdays of
each month at 9:30 a.m. in the Board of Public Works Conference Room, 227 W. Jefferson Blvd., Room
1308, South Bend, Indiana 46601, and virtually via Microsoft Teams at the following link:
https://tinyurl.com/RedevelopmentCommission
January 9
January 23
9:30 a.m.
9:30 a.m.
February 13
February 27
9:30 a.m.
9:30 a.m.
March 13
March 27
9:30 a.m.
9:30 a.m.
April 10
April 24
9:30 a.m.
9:30 a.m.
May 8
May 22
9:30 a.m.
9:30 a.m.
June 12
June 26
9:30 a.m.
9:30 a.m.
July 10
July 24
9:30 a.m.
9:30 a.m.
August 14
August 28
9:30 a.m.
9:30 a.m.
September 11
September 25
9:30 a.m.
9:30 a.m.
October 9
October 23
9:30 a.m.
9:30 a.m.
November 13
November 24
9:30 a.m.
9:30 a.m.
(this date is the Monday prior to Thanksgiving)
December 11
December 22
9:30 a.m.
9:30 a.m.
(this date is the Monday prior to the Christmas Holiday)
FOR HEARING AND SIGHT IMPAIRED PERSONS
Auxiliary aid or other services are available upon request at no charge.
Please give reasonable advance request when possible.