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HomeMy WebLinkAboutRedevelopment Commission Minutes 11.24.25 - Signed South Bend Redevelopment Commission 215 S. Dr. Martin Luther King, Jr. Blvd., Room 301, South Bend, Indiana Minutes Regular Meeting November 24, 2025 – 9:30 a.m. City Hall Council Chambers 3rd Floor or via: https://tinyurl.com/RDC2025-2026-Meetings Meeting Recording Link: https://tinyurl.com/RDC-Meeting-Recordings The South Bend Redevelopment Commission was called to order at 9:31 a.m. Secretary Eli Wax presiding. 1. ROLL CALL Members Present: Eli Wax, Secretary Ophelia Gooden-Rodgers, Commissioner Members Absent: Troy Warner, President Dave Relos, Vice President Marcus Ellison, Non-Voting Advisor Members Virtually: Gillian Shaw, Commissioner Legal Counsel: Danielle Campbell Weiss, Senior Asst. City Attorney Redevelopment Staff: Caleb Bauer, Executive Director, DCI Sarah Schaefer, Deputy Director, DCI Erik Glavich, Director of Growth and Opportunity, DCI Lewis Kouassi, Director of Finance, DCI Joseph Molnar, Asst. Dir. of Growth and Opp., DCI Erin Michaels, Property Development Manager, DCI Charlotte Brach, Senior Engineer Zach Hurst, Senior Engineer - Virtual Laura Hensley, Board Secretary, DCI Attending: Mark Weber, YMCA Denise Peter, YMCA Matt Barrett, 110 S. Niles Ave. Tina Patton, 707 Sherman Ave. Murray Miller, 23698 Western Ave. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 2 2. Approval of Minutes A. Approval of Minutes of the Regular Meeting of Thursday, November 13, 2025 Motion was made by Ophelia Gooden-Rodgers to approve, second by Gillian Shaw. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission approved the Regular Meeting Minutes from November 13, 2025. 3. Approval of Claims A. None 4. Old Business A. None 5. New Business A. River West Development Area 1. Second Amendment to YMCA Lease (Leighton Building) Joseph Molnar, Assistant Director of Growth and Opportunity, presented the Second Amendment to the YMCA lease in the Leighton Building in downtown South Bend. This building is at the corner of Main and Jefferson and extends to Michigan Street. Background: • In Spring 2024, the Redevelopment Commission (RDC) acquired the Leighton Building from Beacon Health System as part of a larger development agreement with Beacon and GLC. • On April 25, 2024, the RDC and YMCA entered into a partnership that included: o Donation of the old Northside Blvd. property. o A lease through 2031 for floors 3, 4, and 5 for a health and fitness center. • The YMCA invested heavily in renovations, including over $500,000 for the pool. They now have 3,500 members downtown, which is great for the City’s vitality. • Under the current Lease Terms, the YMCA also pays one-third of the building’s utility costs. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 3 Proposed Second Amendment: • Purpose: Expand quality childcare options downtown—a long-term City priority. • YMCA received a READI 2.0 grant to create a childcare center in the Leighton Building. • Starting May 1, 2026, YMCA will lease about 9,500 sq. ft. (≈ two- thirds of the first floor) after Beacon’s lease ends April 30, 2026. • Lease flexibility allows adjustments during demolition and build-out. • From calendar year 2026 onward, YMCA will reimburse half of all building utility costs. • YMCA will operate a full-service childcare facility for ages 6 months to 3 years, open to the public (not just YMCA members). • Lease term will remain through 2031. Why this matters: This project meets a critical need for downtown employees and families, offering convenient childcare and supporting downtown growth. Commissioner Gooden-Rodgers asked will families receive any grants or financial assistance to help cover the cost and how will this be advertised? Denise Peters, Chief Operating Officer from the YMCA, stated that she oversees programs at the YMCA. Their goal is for 60% of families to receive support through a sliding scale based on financial need and this program is for everyone and opened to the public by January of 2027. Commissioner Shaw asked will the YMCA contract with an outside childcare provider? If so, do we know their history and ability to serve local children? Ms. Peters stated no, the YMCA will not contract with another provider. The YMCA itself will operate the childcare center. They have a strong track record of providing quality childcare across their organization. Motion was made by Ophelia Gooden-Rodgers to approve, second by Gillian Shaw. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission approved the Amendment as presented on November 24, 2025. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 4 2. Budget Request (Leighton Building Improvements) Joseph Molnar, Assistant Director of Growth and Opportunity, is requesting $750,000 from the River West TIF for improvements at the Leighton Building for two main purposes: 1. Install a New Building Automation System • The current HVAC control system is outdated and inefficient. • A new system will allow better temperature control across all five floors, which is important for spaces like offices, a gym, and a pool that have different needs. • This upgrade will improve energy efficiency, reduce utility costs, and extend the life of the HVAC system. 2. Begin Second Floor Renovation • The second floor is mostly vacant except for pool equipment. • The plan is to relocate the City IT Department here since they don’t need public-facing space and currently lease at a separate location. • Funds will cover: o Internal demolition of old HealthWorks Museum space. o Structural improvements around the pool if needed. o Initial design and build-out for IT offices. • Design work has started, but demolition is needed to uncover any surprises before full renovation. Commissioner Gooden-Rodgers asked why demolition is needed. Mr. Molnar, we’ll need to demolish the existing interior to understand the space fully. We have the original blueprints, so we know the general layout, but the floor still has many walls and features from its previous use as the HealthWorks Museum. That includes things like a large brain exhibit, an auditorium, and several small offices. The space was designed for a children’s museum, not for offices, so it will require significant reconfiguration. Caleb Bauer, Executive Director of Community Investment, also shared that the City Hall development did not use TIF funds. For the Leighton Building, we’re requesting this appropriation to fully reactivate the building, similar to other Redevelopment Commission projects. Future IT department build-out will likely require Common Council approval for non-RDC budget funds. This request focuses on improvements that benefit the entire building, including YMCA activation and reusing the second floor. Budget Notes: CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 5 We don’t know the full cost for office build-out. When that figure is clear, we’ll request funds from the Common Council—not RDC. We do not expect another large RDC budget request for this project unless paired with a Common Council request. Secretary Wax asked how many employees from the IT Department will move. Mr. Bauer said about 20 employees will move from TRC to Leighton. This move will allow RDC to terminate the TRC lease, which can be done anytime with advance notice under the renegotiated terms. Secretary Wax asked whether the City would enter into a lease with the Redevelopment Commission. Mr. Bauer responded that this has not been considered at this time. Commissioner Shaw asked, does the IT department have any special requirements for the space such as equipment needs, demolition considerations, or load-bearing issues? Mr. Bauer stated not for this current request. When we move to the office build-out phase, there will be some unique needs related to network connectivity, and we’ll address those at that time. Commissioner Shaw also asked, “Can you explain how the building automation system will work”? Is it similar to a Nest thermostat but for commercial spaces, helping with energy efficiency and temperature control? Mr. Molnar explained, yes, that’s a good comparison. Each zone on each floor will have better temperature control. For example, if the pool area runs warm, that zone can be cooled more than the first floor, which stays cooler naturally. The system will direct heating or cooling where it’s needed, unlike the current system that treats the entire building the same. Ms. Shaw also inquired about the expected energy savings, maybe not something we can answer now, but it seems like a fantastic improvement. Motion was made by Gillian Shaw to approve, second by Ophelia Gooden-Rodgers. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission approved the Budget Request as presented on November 24, 2025. 3. Accepting Resolution No. 27-2025 Transfer of 105 S. Olive St. from BPW to RDC (Former SBARC Building) CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 6 Joseph Molnar, Assistant Director of Growth and Opportunity, presented this Resolution which transfers 105 S. Olive St. from the Board of Public Works (BPW) to the Redevelopment Commission (RDC). Background: • The building was originally constructed in the early 1900s as a fire station and later served as the Animal Care and Control facility. • It is located on Olive Street, just south of the railroad tracks and Washington Street. • The property is about 0.16 acres and includes a historic two-story structure. • The site has been vacant since Animal Care and Control relocated to Kennedy Park. Reason for Transfer: City staff believe RDC is better positioned to manage redevelopment opportunities. BPW has had occasional interest from individuals and businesses, but RDC can more effectively handle those processes. Status: • BPW approved its matching resolution on November 12, 2025. • This resolution simply accepts the property transfer from BPW to RDC. Secretary Wax asked if we anticipate any financial investment or related expenditure for that property and Mr. Molnar stated not at this time. Motion was made by Ophelia Gooden-Rodgers to accept, second by Gillian Shaw. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission accepting Resolution No. 27-2025 as presented on November 24, 2025. 4. Budget Request (Western Ave. Transformation) Charlotte Brach, Senior Engineer, presented a budget request of $100,000 for design and engineering services for the Western Ave. Transformation District project. Project Background: CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 7 • Redevelopment of the former Rabbi Shulman public housing site and nearby lots. • Planned: 208 mixed-income housing units. • Developer: The Michaels Organization. • Funding sources: Community Foundation of St. Joseph County, READI 2.0, HUD Section 108 loan, and LIHTC. Status Update: • Demolition of Rabbi Shulman building will begin soon. • HUD Section 108 loan is in process but delayed by the federal shutdown. • JPR selected as design/engineering firm. • Developer submitted LIHTC application for the 4% non-competitive round (due December). Budget Details: • Request: $100,000 from River West Development Area TIF for infrastructure design. • Total design contract: $850,000; full design and construction will be funded through HUD Section 108 loan. • Immediate need: Start survey and master site plan to support LIHTC application for Phase 1A. • This funding allows JPR to begin work while HUD funds are pending. Secretary Wax asked if the LIHTC application has been completed. Sarah Schaefer, Deputy Director of Community Investment explained that the application has been submitted . Commissioner Gooden-Rodgers inquired about the timeline and Zach Hurst, Senior Engineer, explained that the building clean-out and asbestos abatement are in progress. Full demolition of the structure is anticipated to begin in January, the design and engineering we hope to be done by May-June, and we should hear about the LIHTC award in March or April. Ms. Gooden-Rodgers also stated that several constituents have raised questions about pest infestations—specifically mice, bed bugs, and similar issues—prior to demolition. They want to know what measures will be taken to prevent these pests from spreading into the surrounding area or becoming a public nuisance. Mr. Hurst stated that he would get that information to the Commissioner’s soon and the contractor is required to follow all local, state and federal regulations when it comes to building cleaning out and building demolition. Motion was made by Gillian Shaw to approve, second by Ophelia Gooden-Rodgers. On the motion: CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 8 • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission approved the Budget Request as presented on November 24, 2025. 5. Recommendation for Submission Received (Carroll St. Lots Disposition) Joseph Molnar, Assistant Director of Growth and Opportunity, presented the property at Carroll Street and Monroe, just south of downtown, is split-zoned for mixed-use (Neighborhood Center) and residential (U2). The Redevelopment Commission (RDC) initiated the disposition process and opened bids at the last meeting. One bid was received from Allen Edwin Homes. Their proposal included detached single-family homes (3–4 bedrooms, ~1,600 sq. ft., with garages) and some townhome options. While the design aligns well with neighborhood scale, site efficiency, and walkability, the bid did not meet the required criteria outlined in the disposition packet. Missing items included the 10% faithful performance guarantee (check for 10% of the purchase price). Recommendation: • Reject the bid as it does not meet RDC’s disposition requirements. • Continue discussions with Allen Edwin Homes to explore future opportunities for a purchase agreement, as their concept shows strong potential for the site. Motion was made by Gillian Shaw to accept, second by Ophelia Gooden- Rodgers. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission to accept the Recommendation as presented on November 24, 2025. 6. Budget Request (Pre-Development Services) Caleb Bauer, Executive Director of Community Investment, presented this proposal to request appropriation from the three largest development areas to create a Pre-Development Services Fund. $200,000 from RWDA, $100,000 from REDA and $50,000 from SSDA. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 9 Purpose: As projects become more complex, we need funding before entering purchase or development agreements to perform due diligence. This includes: • Urban design studies to determine best site use and infrastructure placement. • Preliminary construction cost estimates from engineering firms. • Limited underwriting for multifamily projects to validate rent assumptions. How It Works: • Funds will cover early-stage work (e.g., design review, cost estimates). • When a development agreement is finalized, any pre-development expenses will be reimbursed to this fund from project allocations. • If a project does not proceed, the expense remains in this account. Why It Matters: This approach ensures the Commission has clear insight into potential costs and risks before committing to agreements, especially for large, complex downtown projects involving utilities, stormwater, and other infrastructure challenges. Recommendation: Approve the creation of this fund to improve due diligence and minimize financial risk for the Commission. Commissioner Gooden-Rodgers asked for clarification on when funds are used from this account, the Commission will receive updates throughout the year—not just during the annual budget review. Mr. Bauer explained that if a future development agreement comes before you, staff will note that $5,000 was spent on construction cost estimates to prepare that agreement. If the agreement includes an appropriation for infrastructure, that amount will reimburse the pre-development fund so it can continue to support other projects. Secretary Wax asked if the RDC has created an internal SOP for this process and Mr. Bauer stated we don’t have a formal SOP yet, but the intent is that these funds will only be used for professional services provided by designated Redevelopment Services staff. This is strictly for work that supports preparation of agreements with the Commission— not for publicly bid projects or construction work. Commissioner Shaw stated that these numbers don’t seem concerning, but how were they calculated? Are they based on typical pre-development costs? CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 10 Mr. Bauer’s response was: • The amounts are pro-rated based on revenues from each development area, about 1% of each area’s revenue. • This is a one-time allocation to create funds. As projects move forward, we’ll reimburse the account when development agreements include appropriations. • For very large projects, additional funding will still be needed later for full design work. • This fund is only for early-stage due diligence—like cost estimates and preliminary analysis, so agreements we bring to the Commission are accurate and minimize future surprises. • The goal is to avoid coming back for extra appropriations by having better estimates upfront and more precise underwriting. The biggest benefit of this fund will be for market-rate multifamily projects. It allows us to compare the developer’s proposed rent expectations with what our own market analysis suggests. This ensures the numbers align—or, if they differ, that there’s a clear and legitimate explanation. Secretary Wax asked if this is a one-time allocation to fully fund the account at this level. However, some expenses may not be reimbursed during the year, so we might need to top it off next year. Mr. Bauer explained we’ll report back around this time next year with a full update as part of the annual spending report, including: • How the pre-development services account was used • Current balance • Whether additional funding is needed To clarify, we do not expect to request 1% of revenues from each district every year—this is not an ongoing annual appropriation. Matt Barrett asked will the $350,000 be combined or kept separate by district? And will there be public announcements when funds are used for a project? Mr. Bauer answered: • The funds will be district-specific, not commingled. For example, River West has a larger share because more projects are located there. • All claims will still come before the Commission for approval. • For Commission-owned properties, we will continue to use the RFP process to attract multiple proposals. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 11 • If we are negotiating with a property owner (and the Commission does not own the site), we generally do not announce until an agreement is in place, because site control is critical before moving forward. Motion was made by Ophelia Gooden-Rodgers to approve, second by Gillian Shaw. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission approved the Budget Request as presented on November 24, 2025. B. Administrative 1. Management Agreements a. Fourth Amendment to Redevelopment Supervisory Services Agreement b. Sixth Amendment to Engineering Services Agreement c. First Amendment to Amended and Restated Redevelopment Legal Services Agreement Caleb Bauer, Executive Director of Community Investment, presented items 5B1a-c together. Before you are three service agreements for City of South Bend staff supporting the Redevelopment Commission: 1. Redevelopment Supervisory Services Agreement o Three-year term, now up for renewal. o Includes a 3% annual increase (2026–2028) to align with cost- of-living adjustments. o Executive Director, Director of Growth & Opportunity, Assistant Director of Growth & Opportunity, and Property Development Manager as designated RDC staff. We’re proposing an amendment to the three-year agreement that funds part of the salary caps for these positions. Each position has a different percentage, based on the estimated time spent on Redevelopment Commission work. 2. Engineering Services Agreement o Also, a three-year term, proposed for renewal. o Covers three positions in Public Works Engineering that manage RDC-funded projects (e.g., streetscapes, inspections, CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 12 contractor coordination). Assistant City Engineer, Senior Engineer, and Project Engineer as designated staff. o Includes a 3% annual increase (2026–2028): one senior engineer position adjusted by 10%, raising the total contract about $20,000. 3. Legal Services Agreement o Already an evergreen agreement (no set term). o Proposed amendment adds an additional annual amount of $10,000 to fund a summer legal intern assisting with RDC matters. o Also covers salary for one Assistant City Attorney, as it previously did. Commissioner Gooden-Rodgers asked does this have anything to do with the budget? Mr. Bauer answered, yes. If these agreements are approved, they go to the Board of Public Works. Once approved, interfund transfers occur between Redevelopment Commission funds and the City’s general fund. Here’s how it works: • These staff members are City employees, and the City pays their salaries. • Because they also work on Redevelopment Commission projects, the Commission reimburses the City for the portion of their salaries tied to RDC work. In short, this offsets costs in the City’s annual budget by transferring funds from the Commission back to the City. Motion was made by Ophelia Gooden-Rodgers to approve Three (3) Agreements, second by Gillian Shaw. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission approved the Three (3) Agreements as presented on November 24, 2025. 2. Resolution No. 3658 Accepting the 2026 Annual Spending Plan Erik Glavich, Director of Growth and Opportunity, explained that this is the second year of presenting an annual spending plan, which is now required by state law for redevelopment commissions. The plan must be approved for the upcoming calendar year and filed with the Department CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 13 of Local Government Finance (DLGF) by December 1. The state provides little guidance on what the plan should include, so we use a model format developed by Barnes & Thornburg, which is the same as last year. The resolution you’ll vote on does three things: 1. Approves the spending plan included in your packet. 2. Directs staff to file the report with DLGF. 3. Allow staff to adjust if needed. Key Points: • The plan focuses on revenues from TIF districts. • Revenue estimates for 2026 are based on 2025 projections, increased by 3% for conservative growth. • Fund balances remain strong, with significant growth in River West and River East areas. • Spending categories for 2026 include: o Debt service: $13.1M o Property acquisition/improvements: $11.8M o Infrastructure: Roads, sewers, etc.: $6M o Professional expenses: Design, engineering, legal services (e.g., YMCA demolition): $9M Overall, TIF areas are performing well, enabling continued reinvestment and redevelopment. Secretary Wax asked are the funds we’ve saved invested, or just sitting in a bank account? Do they earn interest? Mr. Bauer stated that public funds have strict investment limits, so they may be in approved instruments, but those typically earn very low interest in Indiana. It would be useful to compare: • Our annual return on reserves • The interest we pay on debt For example, if we have $90 million earning 0.7% while paying 2.3% on debt, it might make sense to consider paying down debt or adjusting our borrowing strategy—while still keeping healthy reserves for future opportunities. Mr. Bauer explained we’ll run those numbers. Note that some debt is developer-backed and self-financed, meaning the interest is paid from the project itself and carries no risk or obligation for the city. Those will be analyzed separately. Caleb Bauer also wanted to clarify, the Capital Expenditures – Real Property Improvements and Acquisitions category: This category includes property acquisitions and improvements to real property. We are not planning to spend $11.8 million solely on property purchases. Most of this amount will go toward real property CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 14 improvements—for example, if a development agreement includes construction work on a building, those costs fall under this category. Infrastructure work, such as roads or utilities, is shown separately in the light blue category. All construction will still be bid through the Board of Public Works. Also, the Professional Expenses category shows about $9 million, most of that is demolition work, not professional services. For example, all the demolitions funded by TIF last year are included here. It does cover professional services too, but the bulk of the spending in this category is demolition, not consulting or design fees. Commissioner Shaw asked for clarification that the plan shows spending about $2 million more than expected revenues, which means we’ll use cash reserves. Mr. Bauer stated that this is intentional. However, most appropriations aren’t fully spent in one calendar year. For example, if we allocate funds for an infrastructure project, the money is appropriated now but spent over time. Also, our revenue estimates are conservative. For 2026, we project $42.8 million, but based on 2024 trends, actual revenues may be higher. We’ll confirm after the December 2025 distribution and report back on how estimates compare to actuals. Both Commissioner Shaw and Wax requested a summary that shows expenditures from state and federal grants. It would be helpful to highlight how the city and RDC leverage these funds to increase overall investment. For example: • Show bullet points of projects where RDC dollars attracted additional funding. • Include an estimate of the leverage ratios such as, for every $1 invested by the city or RDC, about $0.20 comes from other sources (based on rough calculations). This kind of summary would clearly demonstrate the impact of combining RDC funds with grants and private investment. It could also include a total figure showing how $40 million of RDC funds helped generate much larger overall investment. Matt Barrett asked for clarification about the revenues that were $55M in 2024, but projections show $41M for 2025 and $42M for 2026. Is that correct? Also, could we get a breakout by district? Mr. Glavich stated that. • Yes, those are the current estimates. The drop from 2024 to 2025 is based on our formula using June disbursements (assumed to be 55% of annual revenue). CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 15 • 2024 actual revenues were much higher than projected because December disbursements—especially in River West, River East, and South Side—exceeded expectations. • For 2025, we estimate $41.6M using the same method, then add 3% for 2026. Actual numbers may be higher once December disbursements come in. • We’ll provide a district-level breakout in the annual TIF management report, which is published after neutralization in the Spring and presented to both RDC and Common Council. We’ll also review why 2024 revenues were so strong and confirm if adjustments to the formula are needed. Motion was made by Gillian Shaw to approve and request more information as to our December 2025 revenues in January 2026, second by Ophelia Gooden-Rodgers. On the motion: • Eli Wax, Secretary: Yea • Gillian Shaw, Commissioner: Yea • Ophelia Gooden-Rodgers, Commissioner: Yea The motion carried; the Commission approved Resolution No. 3658 as presented on November 24, 2025. 6. Progress Reports A. Tax Abatement None B. Common Council None C. Other Joseph Molnar, Assistant Director of Growth and Opportunity, gave an update, the state has announced winners of the Low-Income Housing Tax Credit (LIHTC) competitive awards, which provide federal tax credits for affordable housing projects. Key Highlights for South Bend: • Three projects in South Bend received awards, the most in city history and tied with Indianapolis for the highest number statewide. • Total investment: $75 million for 272 new affordable housing units across various income levels (30%–80% AMI), including permanent supportive housing. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – November 24, 2025 Page | 16 •All projects are infill construction on vacant lots—no demolitions required. Awarded Projects: 1.Donald & Main – $13.8M, 50-unit affordable apartments (KCG Companies LLC). 2.Tri Day – $13.7M, 42 units including permanent supportive housing (South Bend Heritage Foundation). 3.Heritage Trails – $47.4M, 180 affordable apartments at 60% AMI (Birge & Held Development LLC). Two projects involve land sales by the Redevelopment Commission, and all three include city partnerships. Impact: These awards significantly expand affordable housing options in South Bend, from workforce housing to supportive housing, and strengthen neighborhood development. Secretary Wax and Commissioner Gooden-Rodgers thanked staff for this accomplishment. 7.Next Commission Meeting Thursday, December 11, 2025, 9:30 a.m. 8.Adjournment Monday, November 24, 2025, 11:12 a.m. ______________________________ ______________________________ Eli Wax, Secretary Troy Warner, President