HomeMy WebLinkAbout5C2 Resolution No. 3623 (Confirming TIF Expansion REDA) - SignedSouth Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DAT E : 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
12-12-2024
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
David Relos, Vice 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