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HomeMy WebLinkAboutRedevelopment Commission Minutes 10.23.25 - Signed CITY OF SOUTH BEND REDEVELOPMENT COMMISSION SOUTH BEND REDEVELOPMENT COMMISSION MINUTES October 23, 2025, at 9:30 a.m. Council Chambers 4th Floor County-City Building https://tinyurl.com/RDC-2025-4T Meeting Recording Link: https://tinyurl.com/RDC-Meeting-Recordings The South Bend Redevelopment Commission was called to order at 9:30 a.m. President Troy Warner presiding. He also explained the procedures for meetings at the New City Hall. 1. ROLL CALL • Troy Warner, President – (Council) January 2025 to December 2025 • Dave Relos, Vice President – (Mayor) January 2025 to December 2025 • Eli Wax, Secretary – (Mayor) February 2025 to December 2025 • Gillian Shaw, Commissioner – (Mayor) January 2025 to December 2025 • Ophelia Gooden-Rodgers, Commissioner – (Council) February 2025 to December 2025 • Marcus Ellison, Non-Voting Advisor – (School Board) February 2025 to December 2026 Legal Staff: Danielle Campbell Weiss, Senior Asst. City Attorney Redevelopment Staff: Caleb Bauer, Exec. Director, DCI Joseph Molnar, Asst. Dir. of Growth and Opp., DCI Erin Michaels, Property Development Manager, DCI Laura Hensley, Board Secretary, DCI Leslie Biek, Assistant City Engineer, Engineering Charlotte Brach, Senior Engineer, Engineering - Virtual Others Present: Joshua Morgan, President of the FOP#36 Officer Brian Meador, South Bend Police Dept. Murray Miller, 23698 SR 2 South Bend 2. Approval of Minutes A. Approval of Minutes of the Regular Meeting of Thursday, October 9, 2025 CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 2 Upon a motion by Ophelia Gooden-Rodgers for approval, second by Gillian Shaw, the motion carried unanimously; the Commission approved the minutes of the regular meeting of October 9, 2025. 3. Approval of Claims A. Claims Allowances October 7, 2025 Upon a motion by Ophelia Gooden-Rodgers for approval second by David Relos, the motion carried unanimously; the Commission approved the claims allowances of October 7, 2025. 4. Old Business A. None 5. New Business A. River West Development Area 1. Budget Request (South Bend Chocolate Dino Museum Traffic Study) Leslie Biek, Assistant City Engineer with the Engineering Department, presented a $30,000 budget request to fund additional analysis by both the City and INDOT. She explained that a signal warrants analysis for the US 20 and Olive Rd. intersection concluded that a signal is warranted. However, INDOT opposes installing a signal and has requested more extensive analysis than originally anticipated. The City is also seeking further analysis to strengthen the case for a signal and to explore ways to mitigate potential impacts to the interchange. This funding request will cover the cost of that expanded analysis. Secretary Wax asked if INDOT does not want the signal and Ms. Biek stated that they are concerned about traffic flow, however, we are concerned with safety. President Warner asked if they have considered the future developments and Ms. Biek said that they had. Commissioner Shaw asked about what had been requested in the past and what is the current request and timeline of the analysis. Ms. Biek stated ”The current contract price is set at $53,000, and the analysis conducted so far has focused specifically on the intersection of Olive Road and US 20, including the dinosaur museum entrance, as these locations are directly opposite each other. In coordination with INDOT, we reviewed that area and made modifications to the initial results based on their input, which reflected a more accurate assessment. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 3 Following the museum’s opening, we conducted an additional traffic count to observe actual conditions. The scope of the analysis was then expanded to include the ramp areas, to evaluate how a traffic signal might impact vehicles exiting the ramps. This effectively widened the study area. As for the timeline, we’re aiming to wrap up the analysis soon. However, we still need to meet with INDOT to obtain their review and concurrence on whether a signal is warranted. We’re hopeful they won’t request further analysis, and we do not anticipate needing additional funding beyond the current allocation.” Upon a motion by David Relos for approval, seconded by Troy Warner, the motion carried unanimously; the Commission approved the Budget Request as presented on October 23, 2025. 2. Opening of Disposition Bids for 1408 Elwood Ave (Drewrys) Joseph Molnar, Assistant Director of Growth and Opportunity, presented agenda items 5A2-4 together and we received no bids prior to the deadline for the three bids for Drewrys, Portage Sunoco, and Elwood Shopping Center. Mr. Molnar stated that There has been strong interest from businesses in partnering on the development, but no entity is willing to take on the full project as it currently stands. As a result, no bids were received for any of the three properties, and no action is required from the Redevelopment Commission at this time. Looking ahead: • The goal is to issue an RFP (Request for Proposals) early next year. • Work is ongoing to finalize site layouts and long-term demolition plans. • The Portage Elwood Shopping Center is expected to be demolished this winter. • The RFP will likely reflect a unified vision for the full site, though it may be phased (e.g., Phase 1, Phase 2). • Additional work is still needed on the Drury site, including removal of remaining foundations. Bid documents for this are in progress. • Updated aerials will be needed once demolition is complete. 3. Opening of Disposition Bids for 1335 Portage Ave (Portage Sunoco) 4. Opening of Disposition Bids for 1302 Elwood Ave (Elwood Shopping Center) CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 4 5. 534 Laporte Ave. Disposition (Resolution No. 3653, Bid Specification, Notice of Intended Disposition) Erin Michaels, Property Development Manager, presented the parcel outlined in red and is located at the corner of N. Walnut and LaPorte Ave., just north of the city cemetery. It measures approximately 0.11 acres and contains a 250 sq. ft. former gas station structure. The Board of Public Works acquired it in 2017, removed all underground gas tanks, and transferred it to the Redevelopment Commission (RDC) in 2023. For the disposition process: • Minimum bid is set at $5,000, based on two appraisals completed this year. • Bidders must commit to a minimum investment of $20,000 and complete construction within 24 months of closing. • This ensures serious redevelopment interest given the low bid threshold. • Emphasis will be placed on compatibility with the surrounding neighborhood, urban neighborhood flex zoning, and the River West Development Plan. • Bids are due at 9:00 AM on November 13th and will be opened publicly at 9:30 AM that same day. Ms. Michaels also thanked Danielle Campbell Weiss, Senior Asst. City Attorney, for streamlining this process by creating a resolution that approves the Offering Price, Bid Specifications, and Notice of Intended Disposition with one action from the Commissioners. Vice President Relos asked why we are only asking $20,000. Ms. Michaels stated “The proposed $20,000 minimum investment was set to ensure sufficient funding for basic improvements, such as replacing the roof and making exterior upgrades to the small structure on the parcel. The building itself is minimal, containing just one window, one bathroom, and a water heater, so the investment requirement was kept modest but meaningful. To ensure serious redevelopment interest, bidders will be expected to submit a clear plan for use that complies with zoning regulations, and this will be a required part of the bid submission.” Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by David Relos, the motion carried unanimously; the Commission approved Resolution No. 3653, Bid Specification, and Notice of Intended Disposition of Property as presented on October 23, 2025. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 5 6. 212 & 216 S. Michigan St. – State Theatre Disposition (Resolution No. 3654, Bid Specification, Notice of Intended Disposition) Joseph Molnar, Assistant Director of Growth and Opportunity, presented the State Theater disposition, a historic 1920s building located on South Michigan Street downtown, which was acquired by the Redevelopment Commission (RDC) in spring 2025. Since then, the RDC has funded and completed several stabilization efforts, including: • Roof rehabilitation to stop water intrusion (not a full replacement). • Debris removal, including leftover demolition materials and century- old items with no value. • Graffiti abatement inside and outside the building. • Securing entrances and windows, especially in high-traffic areas. Additional work is underway to electrify the marquee, with plans to use it for event advertising in partnership with Downtown South Bend (DTSB) expected to be operational within the next couple of months. Disposition Process: • The RDC is initiating the formal disposition of the property. • Resolution No. 3654, if approved, will set the offering price at $830,000, based on the average of two appraisals. • All bids must include a project plan and proposed use—a more detailed requirement than in past dispositions to ensure bidders have a clear redevelopment vision. • Bid deadline: November 13th, 2025 • If no bids are received, RDC staff will begin a more open RFP process to solicit redevelopment ideas from the community. Vice President Relos asked about the terracotta repair and if the city has a plan for restoring the façade. Mr. Molnar explained that the first priority is to stabilize the building, and the City will focus on the exterior features later, but they are in the plan. Secretary Wax asked whether the easement had been extinguished. Mr. Molnar responded that the legal department is currently handling the matter and confirmed it will be resolved prior to the property's sale. Sue Kesim asked if mold remediation is needed and Mr. Molnar stated it is not needed. Upon a motion by Eli Wax for approval, seconded by Ophelia Gooden- Rodgers, the motion carried unanimously; the Commission approved Resolution No. 3654, Bid Specification, and Notice of Intended Disposition of Property as presented on October 23, 2025. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 6 7. 502-524 Carroll St. & 316 E Monroe Disposition (Resolution No. 3655, Bid Specification, Notice of Intended Disposition) Erin Michaels, Property Development Manager, presented the disposition of the city-owned property located at 502 to 524 Carroll Street and 316 East Monroe Street. This includes seven parcels situated just south of the downtown post office, totaling approximately 0.75 acres. The parcels are outlined in red on the aerial map. Zoning details show: • The southern three parcels are zoned Urban Neighborhood 2. • The northern four parcels are zoned Neighborhood Center. These zoning classifications will be considered when evaluating submitted proposals. The properties were acquired by the Board of Public Works in 2023 from an adjacent owner and transferred to the Redevelopment Commission (RDC) the same year to support redevelopment in the Monroe Park–Edgewater neighborhood. For this disposition: • The minimum bid is $29,951.00, based on the average of two appraisals. • Emphasis will be placed on compatibility with the surrounding neighborhood, including zoning, the Monroe Park–Edgewater Neighborhood Plan, and the River West Development Plan. • Bid deadline: 9:00 AM on November 13th, 2025, with public opening at 9:30 AM the same day. Approval needed today: Resolution No. 3655. Vice President Relos asked about the neighboring property and Ms. Michaels stated that it is a radio station. Secretary Wax inquired about if the property doesn’t sell through the bid process. The City team is considering two paths: 1. Formal RFP – Possibly in 2026 or later, depending on interest and neighborhood activity. 2. Developer-Initiated Proposal – A developer may approach the city based on increased activity in the area and inquire about available parcels for a larger project. Key Points from Joe Molnar (Assistant Director of Growth Opportunity): • The goal is to move the property through disposition now due to rising interest in the area north of the site. • Long-term objective is activation of the site, not just transferring ownership. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 7 • The property is seen as attractive for development, especially with nearby underutilized parcels. • RDC or BPW may own one or two small parcels on the south side of Monroe, but nothing large-scale. Additional Context from Caleb Bauer: • The site was discussed during the 2023 scattered-site RFP, though it wasn’t included. • Developers have shown interest before, which supports the decision to pursue disposition and remain ready for future proposals. Commissioner Gooden-Rodgers asked to clarify whether the parcels will continue to be sold as a single unit, or if there’s a possibility they could be divided—allowing someone to purchase just two or three of them. Ms. Michaels stated that for this disposition process, any submissions must include all seven parcels as a single package. After the disposition is complete, there is a 30-day period during which negotiations are prohibited under state law. Following that period, the City would be open to splitting up the parcels if a buyer is interested in only part of the site. Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by Troy Warner, the motion carried unanimously; the Commission approved Resolution No. 3655, Bid Specification, and Notice of Intended Disposition of Property as presented on October 23, 2025. B. Redevelopment General Fund (a.k.a Pokagon Fund) 1. Budget Request (Grant Supporting FOP #36 Santa’s Elficers Building Acquisition) Caleb Bauer, Executive Director of Community Investment, presented the budget request for $50,000 in Matching Funds to Support Property Acquisition. The South Bend Fraternal Order of Police has established a nonprofit organization, FOP #36 Santa’s Elficers, dedicated to providing free toys, clothing, and other essential items to hundreds of children each Christmas season. As the program continues to grow, the need for dedicated storage space has become critical. To meet this need, the organization has raised funds toward the purchase of a 8,400 square-foot building located at 707 S. Scott Street, with a total acquisition cost of $300,000. Approval of this request would provide $50,000 in matching funds to assist with the purchase and ensure the program’s continued success and expansion. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 8 Joshua Morgan, President of the FOP#36 and Officer Brian Meador, South Bend Police Dept. explained the fundraising is progressing— slowly but steadily. We believe this opportunity would be a major boost. Also, when you compare market rent to the cost of purchasing and financing a building, buying is significantly more affordable. That affordability could really help support our fundraising efforts. Commissioner Gooden-Rodgers asked about the building’s type, use, and who would cover expenses. Officer Morgan explained it’s the former South Bend Woodworking building—a toy shop—now operated by the FOP Santa’s Officers Program, which will handle the bills. The structure is brick and steel. Regarding its use, Officer Morgan said the building will support year- round programming, not just Christmas. In the past, they lacked space for initiatives like Thanksgiving food drives. With this building, they can add storage like a freezer and expand holiday efforts including Easter, Thanksgiving, and Christmas. President Warner and Secretary Wax expressed thanks to the SB Police for their dedication and service to the community—not only in your official duties, but also through meaningful programs like this. Your commitment is truly appreciated. Officer Morgan expressed gratitude for the City’s support—from Mr. Molnar and Mr. Bauer to the Mayor’s Office, City Council, local businesses, and residents. Their collective efforts have helped to grow the program far beyond expectations. Upon a motion by David Relos for approval, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved the Budget Request as presented on October 23, 2025. C. Administrative 1. Resolution No. 3652 (Approving Revised 2025 RDC Schedule to provide amended location for November and December meetings) Danielle Campbell Weiss, Senior Asst. City Attorney offered to provide context or answer questions regarding the Resolution but acknowledged that it is self-explanatory. Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by Eli Wax, the motion carried unanimously; the Commission approved Resolution No. 3652 as presented on October 23, 2025. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – October 23, 2025 9 6.Progress Reports A.Tax Abatement None B.Common Council Ophelia Gooden-Rodgers stated that the Council finished the budget season. C.Other Caleb Bauer, Executive Director of Community Investment, stated that there will be an Executive Session meeting held in early November. 7.Next Commission Meeting Thursday, November 13, 2025, 9:30 a.m. at Council Chambers on the 3rd Floor of New City Hall at 215 S. Dr. Martin Luther King, Jr. Blvd., South Bend, IN 46601 8.Adjournment Thursday, October 23, 2025, 10:19 a.m. ______________________________ _____________________________ David Relos, Vice President Troy Warner, President