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HomeMy WebLinkAboutRedevelopment Commission Minutes 01.08.26 - Signed South Bend Redevelopment Commission 215 S. Dr. Martin Luther King, Jr. Blvd., Room 301, South Bend, Indiana Minutes Regular Meeting January 8, 2026 – 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. President Troy Warner presiding. 1. ROLL CALL Members Present: Troy Warner, President Dave Relos, Vice President Eli Wax, Secretary Gillian Shaw, Commissioner Ophelia Gooden-Rodgers, Commissioner Marcus Ellison, Non-Voting Advisor Legal Counsel: Sandra Kennedy, Corporation Counsel - Virtual Jenna Throw, 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 – Virtual Abigail Magas, City Engineer Leslie Biek, Assistant City Engineer Zach Hurst, Senior Engineer Zak Tebell, Project Engineer Blake Acosta, enFocus Fellow Jitin Kain, Deputy Director of Public Works Laura Hensley, Board Secretary, DCI Attending: Tina Patton - Virtual Matt Barrett, 110 S. Niles Ave. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 2 Sue Kesim - Virtual 2. 2026 Election of Officers A. Approval of 2026 Redevelopment Commission Board Upon a motion by Eli Wax for approval, second by David Relos, the motion carried unanimously; the Commission approved the Officers of the 2026 Redevelopment Commission. 3. Approval of Minutes A. Approval of Minutes of the Regular Meeting of Thursday, December 18, 2025 Upon a motion by David Relos for approval, second by Gillian Shaw, the motion carried unanimously; the Commission approved the minutes with one noted date change in paragraph #4 from 2030 to 2037 of the regular meeting of December 18, 2025. 4. Approval of Claims A. Claims Allowances December 23, 2025 Upon a motion by Ophelia Gooden-Rodgers for approval second by Troy Warner, the motion carried unanimously; the Commission approved the claims allowances of December 23, 2025. B. Claims Allowances December 31, 2025 Upon a motion by Ophelia Gooden-Rodgers for approval second by Troy Warner, the motion carried unanimously; the Commission approved the claims allowances of December 31, 2025. Vice President Relos asked if the change orders on the claim’s reports have better descriptions. Lewis Kouassi, Director of Finance, responded that they would review and address this. 5. Old Business A. None 6. New Business A. River West Development Area 1. 2026 Appropriation for Affordable HomeMatters Lincoln Park (Intend) Joseph Molnar, Assistant Director of Growth and Opportunity, presented an appropriation request of $1.25 million in funding for the EDC statute forgivable loan to build new housing in Lincoln Park. This CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 3 agreement, approved by both the Redevelopment Commission and the Common Council, provides forgivable loans for projects. Each year, the Redevelopment Commission must approve funding for these projects. Current Item Today’s request is for the Lincoln Park affordable housing project, led by Intend Indiana. This project focuses on revitalizing the Lincoln Park neighborhood, one of South Bend’s oldest areas, which has lost over 70% of its population since 1960. Vacant lots dominate the neighborhood, impacting businesses, schools, city budgets, and community life. Project Details • Intend Indiana will build 92 new single-family homes on vacant lots. • Over half of the lots are provided by the city; the rest are privately acquired. • It’s a mixed-income development: o 40 homes for households earning <80% of area median income o 17 homes for households earning 80–120% (workforce housing) o Remaining homes at market rate • Total project cost: $25M o $5M from forgivable loans o $20M private investment • Agreement approved July 2024; completion expected by end of 2029. Budget Request • 2026 appropriation: $1.25M (1/5 of total subsidy) • Annual appropriations capped at $1.25M, contingent on developer progress. • Funds are released only after Intend submits an annual action plan confirming financing and construction plans. Progress to Date • 18 months in: o 7 homes completed o 13 under construction • Homes use city-approved designs to fit neighborhood character. • New sidewalks included with construction. President Warner asked if this will be the third draw and Mr. Molnar stated yes, the first was in 2024, 2025 and now 2026. Commissioner Gooden-Rodgers asked if the unfinished area next to the last home will have landscaping for a driveway prior to completion. Mr. Molnar stated CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 4 that he would ask Public Works about that. Tina Patton also spoke in favor of the project. Upon a motion by David Relos for approval, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved an Appropriation Request as presented on January 8, 2026. 2. Budget Request (Rabbi Shulman Remediation) Zach Hurst, Senior Engineer, presented this budget request for $250,000 from River West to cover additional costs for the Rabbi Shulman demolition. This amount supplements the $1.5 million appropriation approved in October, bringing the total project budget to $1.75 million. During demolition, standard practice involves opening holes in exterior walls to remove interior debris. When this was done, we discovered a layer of transite siding in the exterior walls. Transite contains friable asbestos, which crumbles easily and releases fibers into the air. Federal regulations require friable asbestos to be properly abated before demolition. This was an unforeseen condition. After discussions with the demolition contractor, the added cost for asbestos’ abatement is slightly over $300,000. Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by Gillian Shaw, the motion carried unanimously; the Commission approved the Budget Request as presented on January 8, 2026. 3. Budget Request (Rebuilding Our Streets Funding) Leslie Biek, Assistant City Engineer, presented agenda items 6A3, 6B1, and 6C1 together for the Annual 2026 Paving Program in each TIF district. These investments will directly support street resurfacing and reconstruction projects within each TIF boundary, improving road conditions, enhancing safety, and supporting continued neighborhood revitalization. TIF funding is a critical component of the City’s overall paving strategy and allows us to extend the impact of limited local resources while aligning with redevelopment goals. Funding is requested from each TIF District as follows: River West Development Area $2.5M River East Development Area $1.0M South Side Development Area $1.0M CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 5 Secretary Wax inquired about what is the ratio between the City’s contribution and what comes from the TIF’s. Ms. Biek stated approximately $2.5 million and that is in line with what has been done in the past. Also, the Community Crossings Grant program has recently changed. Instead of providing a $1.5 million match from state funds, the amount has been reduced to $1 million, and the process has become much more competitive. The good news is that the City was awarded the grant this year, which is significant because many neighboring communities did not receive funding. However, we will need to cover the $500,000 shortfall that we will no longer receive from the state. Tina Patton asked whether alleyways were included in the request. Ms. Biek clarified that the request covers only street paving. Ms. Patton then inquired how streets are selected for repaving, and Ms. Biek explained that Engineering uses the StreetScan system, which assigns PCI scores ranging from 1 to 100. Vice President Relos asked about when the list will be available, and Ms. Biek stated in the Spring (usually in April). Commissioner Gooden- Rodgers asked if last year’s list will be added to this year’s to be prioritized. Ms. Biek stated that she would get back about that. 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 January 8, 2026. B. River East Development Area 1. Budget Request (Rebuilding Our Streets Funding) Upon a motion by David Relos for approval, seconded by Gillian Shaw, the motion carried unanimously; the Commission approved the Budget Request as presented on January 8, 2026. C. South Side Development Area 1. Budget Request (Rebuilding Our Streets Funding) Upon a motion by David Relos for approval, seconded by Gillian Shaw, the motion carried unanimously; the Commission approved the Budget Request as presented on January 8, 2026. 2. 2026 Appropriation for 466 Works Loan Joseph Molnar, Assistant Director of Growth and Opportunity, presented an appropriation request of $1,160,000 in funding for the CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 6 EDC statute forgivable loan to 466 Works to build new housing on the Southeast Side. Similar to the earlier appropriation for Intend Indiana, this request is for an annual appropriation supporting 466 Works in the Southeast neighborhood. At the same time the Intend agreement was approved by the RDC and Common Council, a similar agreement was approved with 466 Works—a local nonprofit based in the Southeast neighborhood. Neighborhood Context The Southeast neighborhood, developed mainly between the 1920s and 1940s, has lost about 50% of its population since 1960. Vacant lots are widespread, reflecting decades of disinvestment. 466 Works has been active in the area since 2014, building homes to restore housing stock. Project Details • Commitment to building 30 new single-family homes for sale on vacant lots • At least 12 homes affordable to households earning ≤120% AMI • Total project cost: $8.78 million o $3.5 million city subsidy via forgivable loan • Maximum subsidy: $116,000 per home • Agreement approved July 2024; completion expected December 2027 Budget Request • 2026 appropriation: $1.16 million (covers ~10 homes) • Funding capped at $116,000 per home • Similar to Intend, funds are released only after 466 Works submits an annual action plan and is ready to break ground—ensuring immediate construction once funds are disbursed Progress to Date • 5 homes completed and sold • 11 homes under construction • Ahead of schedule; likely to finish all 30 homes before 2027 Impact Recent photos show dramatic transformation—blocks that were vacant in 2023 now feature multiple new homes, restoring vibrancy to the Southeast neighborhood. Sue Kesim thanked Mr. Molnar for the detailed information and Tina Patton spoke in favor of the request. Ms. Kesim also asked about the total inventory of vacancies and blighted properties and Mr. Molnar stated that in 2012, a Vacant and Abandoned Housing Report was CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 7 published that provides a detailed explanation and he’d be happy to share it. President Warner stated, in the fall of 2025, we reached a record number of residential permits issued. There were over 180 single-family homes built in South Bend, according to Planner Mike Davita, who shared the numbers yesterday. The vast majority were on infill sites, not greenfield or outer suburbs. More than half of these homes were built through city partnerships, while a significant portion were market-driven projects without city involvement. This marks the highest number since at least the early 2000s—possibly even 1999. Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by Gillian Shaw, the motion carried unanimously; the Commission approved an Appropriation Request as presented on January 8, 2026. 3. Budget Request (Matching Funds GOEVIN, EV Charging Station at O’Brien Center) Alex Bazán, Director of Sustainability, presented a budget request of $20,000 to purchase and install a level 2 electric vehicle (EV) charging station as part of a matching grant from Go Electric Vehicle In Indiana (GOEVIN). It is a statewide collaborative initiative focused on expanding electric vehicle (EV) adoption across Indiana. Partners Include: • Indiana Department of Environmental Management • Indiana Utility Group • Drive Clean Indiana Our city was selected for this competitive funding opportunity as part of the Community EV Infrastructure Plan. Project Details • Location: O’Brien Center (chosen for its public accessibility and lack of EV charging options) • Installation: Level 2 charging station with 2 ports (charges two vehicles simultaneously) • Total cost: $20,000 o GOEVIN grant: $10,000 o City contribution: $10,000 • Budget request: $20,000 upfront; city reimbursed $10,000 after grant funding is received Impact This project will: • Increase EV charging access on South Bend’s south side CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 8 • Support the City’s clean transportation goals • Provide convenience for residents and visitors transitioning to electric vehicles Commissioner Gooden-Rodgers inquired about what the cost is to charge an electric vehicle. Mr. Bazán stated that there is no cost with a limit of two hours at nine (9) locations with twenty-five (25) ports at various locations around the City. Vice President Relos asked about enforcement of the time limit and Mr. Bazán stated that currently it’s the honor system. Commissioner Shaw spoke in favor of the request and asked where the funds will go once we are reimbursed. Mr. Bazán stated that the money will go back into the TIF district. Commissioner Ellison asked about how far a Level 2, two-hour charge would be and Mr. Bazán explained that depending on the vehicle, it could go up to approximately 50 miles. Sue Kesim expressed concerns and would like to know costs. Upon a motion by Gillian Shaw for approval, seconded by David Relos, the motion carried unanimously; the Commission approved the Budget Request as presented on January 8, 2026. 4. Budget Request (O’Brien Park Splashpad & Restroom Project) Zak Tebell, Project Engineer, presented a budget request for $1,700,000 to be used for major improvements around the park. This includes the installation of a new restroom building near the splashpad meeting Indiana Pool Code IAC 20-5-25 and the replacement of the existing playground and the existing splashpad, both of which are nearing the end of their useful life cycles, as well as the addition of formal parking spaces along the park, increasing safety from vehicle traffic. The funds will also contribute to the construction of new sidewalk from Michigan St. to Fellows St. increasing pedestrian safety and further connecting the park to surrounding neighborhoods. Secretary Wax spoke in favor of the project; however, he would like a better breakdown of the costs between the splashpad, playground, restroom and sidewalks. Mr. Wax also asked if the community had input regarding the design of the playground. John Martinez, Director of Facilities and Grounds with VPA, stated that we’ve worked closely with our Recreation Division and Cynthia Simmons’ team on the playground design, considering everything from color choices to ensuring it meets the needs of our core age groups—5–7 and 8–13 years old. To make the space more engaging, we’re adding some exciting features, including two zip lines to attract older kids and teens who may not currently use the playground. Our approach is CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 9 intentional, focusing on what our customers want and creating recreation activities that truly reflect their interests. Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by Troy Warner, the motion carried unanimously; the Commission approved the Budget Request as presented on January 8, 2026. 5. Budget Request (Marshall School) Upon a motion by Eli Wax to remove the tabled request, seconded by Gillian Shaw, the motion carried unanimously; the Commission removed the tabled request on January 8, 2026. Zak Tebell, Project Engineer, presented a budget request for an additional $200,000 to cover construction costs of the tennis courts and sidewalk. One of the main questions from the last meeting was about paying for sidewalks that aren’t city-owned. Thanks to Jitin Kain’s efforts with the School Corporation, we’ve secured preliminary funding of $125,000 from them. This will cover curb and sidewalk removal and replacement along the school’s property. The funds won’t be available at the start of the project and will need to be approved by the School Board, so the request remains the same for now. Once received— expected by mid-May—the Commission will be reimbursed. We’re also receiving $158,000 from the paving fund for the roadway portion of the project. Byron St., which scored low on the PCI, will be replaced. Doing this now will make the project smoother and more cost- effective, as the road would need replacement in the next few years anyway. Budget Summary: • Additional request today: $200,000 • Existing project funds: $240,000 • Total: $723,000 (including $50,000 contingency) This exceeds the actual project cost, so any leftover funds will be returned to the Commission. If everything goes as planned, the Commission could see about $170,000 returned. Project Details We’ll be raising the sidewalk and installing a six-inch curb and new sidewalk on the north side of Byron Street—not the south side. This area is the school’s main pickup and drop-off zone. Additional improvements include: CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 10 • New ADA-compliant curb ramps • A marked crosswalk (currently, students use an unmarked mid-block crossing) • A small curb ramp on the south side The roadway, which is in poor condition, will be resurfaced as part of the road portion of the project. On the west side of Springbrook, we’ll replace the low sidewalk and add a curb. We’ll also remove an old tennis court, which is now just an asphalt pad. Regarding property ownership, we’re using assumed property lines for this project. Mr. Tebell has been working with Deputy Director Jitin Kain and the school to correct records at the Recorder’s Office. This will require surveying, but we expect no issues as the project moves forward. Sue Kesim expressed her concerns. President Warner agreed that this needs to be fixed and there are safety issues regardless of where the funds come from. Mr. Tebell stated that the bid needs to be awarded at the next Board of Public Works meeting and the allocation has increased. Mr. Warner also explained that if we weren’t capturing this TIF money, a small portion—just a few percent of property taxes in this TIF—would go to the schools. That’s why the state legislature required a school board representative to be included: so, schools have a voice and can advocate for using TIF funds on resources that benefit them. I believe this is something that needs to be done. Vice President Relos also stated that it feels unfair to single out the school for costs on a citywide safety project. We don’t do this with the library, zoo, or airport, and that money could support education instead. Commissioner Wax stated that he appreciates the staff’s effort to find funding and the school corporation’s cooperation. While we aim to support essential improvements citywide, we typically share costs with property owners and work collaboratively, not taking over projects unilaterally. Commissioner Ellison commented that this project benefits the entire community, not just the schools. While most land is city-owned, the school’s contribution helps ensure it gets done. The design addresses safety concerns without major parking changes, and adjustments can be made later if needed. Let’s move forward today. Commissioner Gooden-Rodgers inquired about what will happen if the funding from the School Corporation does not get approved. Mr. Kain responded to Commissioner Gooden-Rodgers’ question that he has been CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – January 8, 2026 Page | 11 communicating with the School Corporation’s CFO. The administration supports the project but needs school board approval. It’s on their agenda for Monday, January 12, 2026 meeting, so the decision is pending. While staff is supportive of using the funds, I can’t predict the board’s vote. Caleb Bauer, Executive Director of Community Investment, made two points: First, projects like this require prioritization. The engineering team focused on Byron Drive’s safety concerns to maximize impact while minimizing costs—rather than creating an expensive “dream streetscape.” Second, I ask the Commission to consider a policy against insulting comments toward staff. Zak, a new team member, worked hard to provide answers, and public remarks questioning staff intelligence are inappropriate for this body. Upon a motion by Troy Warner for approval, seconded by Eli Wax, the motion carried unanimously; the Commission approved the Budget Request with a focus on safety as presented on January 8, 2026. 7.Progress Reports A.Tax Abatement None B.Common Council None C.Other None 8.Next Commission Meeting Thursday, January 22, 2026, 9:30 a.m. at Council Chambers, Room 301 9.Adjournment Thursday, January 8, 2026, 10:54 a.m. ______________________________ ______________________________ Eli Wax, Secretary Troy Warner, President