HomeMy WebLinkAbout26-09 Resolution Approving the Interlocal Agreement Between the City of South Bend, the County of St. Joseph, and the Michiana Area Council of Governments Establishing a Land Bank Pursuant to Indiana Code Section 36-7-38 et seq. i�l_TFf jg
^(- CITY OF SOUTH BEND
'' p ArF
_ :,;" COMMUNITY INVESTMENT
March 17, 2026 Filed in Clerk's Office
Council Member Troy Warner Mar 18, 2026
Chairperson, Community Investment Committee
South Bend Common Council Bianca l irado
South Bend City Hall, 3rd Floor City Clerk South Bend, IN
South Bend, Indiana 46601
RE: Interlocal Agreement: Establishment of the Regional Land Bank
Dear Council Member Warner,
Please find the enclosed Interlocal Agreement between the City of South Bend, St. Joseph
County, and the Michiana Area Council of Governments. For the past several years, St. Joseph
County and the City of South Bend along with several partners have explored and studied the
creation of a local Land Bank. The purpose of the Land Bank would be to acquire certain Tax
Delinquent Property from the County to further the elimination of blight and its related impacts.
The issue of blighted properties in our community has been a continuous concern from
residents. A locally controlled Land Bank would provide a tool to support the reactivation of
properties with a history of tax delinquency and blight upon our community.
The MACOG Regional Land Bank would be established as a non-profit entity composed of a
board appointed from various representatives of the County Commissioners, County
Redevelopment Commission, Mayor of the City of South Bend, City of South Bend
Redevelopment Commission, and the Michiana Area Council of Governments. In the Interlocal
Agreement, the County agrees to provide certain tax sale certificates for tax delinquent
properties as agreed upon by the Land Bank and the County. This will allow troubled properties
to be removed from the continuous circulation on the tax sale.
The City of South Bend and the Michiana Area Council of Governments commit to aiding in the
creation of the Land Bank via funding operations and staffing of the Land Bank.
City staff will present the Interlocal Agreement to the Community Investment Commission on
March 23, 2026 for the consideration of the Committee.
If you or other Council members have questions about the report or need additional information,
please feel free to call me at(574) 245-6022.
Sincerely,
-Joseph Molnar
Deputy Director, Department of Community Investment
EXCELLENCE ACCOUNTABILITY INNOVATION INCLUSION EMPOWERMENT
South Dena C ty Hall.Suite 500 215 S.Mart n Luther King J-.Blvd SoJ:h Bend.IN 46601 p 574.235 9371 www.southbendrn.gov
Filed in Clerk's Office
Mar 18, 2026
BILL NO. 26-09 Bianca I irado
City Clerk, South Bend,IN
RESOLUTION NO.
RESOLUTION OF THE SOUTH BEND COMMON COUNCIL APPROVING THE
INTERLOCAL AGREEMENT BETWEEN THE CITY OF SOUTH BEND,THE
COUNTY OF ST.JOSEPH AND THE MICHIANA AREA COUNCIL OF
GOVERNMENTS ESTABLISHING A LAND BANK PURSUANT TO IND. CODE §36-7-
38 ET SEQ.
WHEREAS,pursuant to Ind. Code § 36-7-38 et seq., the legislative bodies of two(2) or
more eligible units within a single county may enter into an interlocal agreement to establish a
land bank for the purpose of managing and improving the marketability of distressed real
property located in the territory of the land bank; and
WHEREAS,the City of South Bend (the"City")and St. Joseph County, Indiana(the
"County")are two eligible units within the same county who desire to create a land bank
pursuant to Ind. Code § 36-7-38 et seq.; and
WHEREAS,the City and the County have agreed and determined pursuant to the
attached,proposed Interlocal Agreement(Exhibit"A")to create said land bank and provide for
the creation, with the assistance of the Michiana Area Council of Governments("MACOG") and
ongoing support of MACOG, of the same; and
WHEREAS, it is desirable, advantageous, and in the public interest of the City to enter
into this Interlocal Agreement(Exhibit"A"attached hereto).
NOW,THEREFORE,BE IT RESOLVED BY THE SOUTH BEND COMMON
COUNCIL THAT:
Section 1. The South Bend Common Council,as the legislative body of the City,
hereby approves the Interlocal Agreement (attached hereto as Exhibit"A")between the City of
South Bend, St. Joseph County, and the Michiana Area Council of Governments,to create a land
bank pursuant to Ind. Code § 36-7-38 et seq.
Section 2. The Council President is authorized to execute the Interlocal Agreement
attached hereto as Exhibit A.
Section 3. This Resolution shall be in full force and effect from the date of its
passage.
Passed and adopted this day of , 2026.
Canneth J. Lee, Council President
South Bend Common Council
Attest:
Bianca L. Tirado,City Clerk
Office of the City Clerk
Presented by me, the undersigned Clerk of the City of South Bend, to the Mayor of the
City of South Bend, Indiana on the day of ,2026, at o'clock .m.
Bianca L. Tirado,City Clerk
Office of the City Clerk
Approved and signed by me on the day of , 2026,at_o'clock
.m.
James Mueller,Mayor
City of South Bend, Indiana
INTERLOCAL AGREEMENT
THIS INTERLOCAL AGREEMENT ("Agreement") is made and entered into this
I 0 day of M ILA' , 2026, by and between St. Joseph County,
Indiana, by and through its Board of Commissioners (the "County"), the City of South
Bend Common Council (the "City"), and the Michiana Area Council of Governments
("MACOG").
WITNESSETH:
WHEREAS, there exists within the City of South Bend ("City") and the County a
substantial number of properties in a neglected or unmarketable condition, including tax
delinquent properties which are nonrevenue generating, vacant, or dilapidated
("Distressed Property"); and
WHEREAS, this Distressed Property contributes to the blight and deterioration of
the community and constitutes an economic burden on citizens of the City and the
County; and
WHEREAS, the City has acquired and removed Distressed Property within the
City in an attempt to redevelop and stabilize neighborhoods and ultimately increase
property values within the City and the County; and
WHEREAS, the County, pursuant to I.C. 6-1.1-24 and 6-1.1-25, acquires title to
certain real property that has been identified by the County Treasurer to be delinquent
with respect to the payment of real estate taxes ("Tax Delinquent Property"); and
WHEREAS, the County, with the support of MACOG, intends to form a
countywide land bank ("Land Bank") pursuant to I.C. 36-7-38-2 which will serve as the
initial portion of the MACOG Regional Land Bank; and
WHEREAS, the new Land Bank exists for the purpose of acquiring certain
neglected or unmarketable Tax Delinquent Property from the County, that remain
unsold following the County's traditional tax sale process, for purposes of the elimination
of blight and its related impacts, and the County desires to facilitate the Land Bank's
acquisition of Distressed Property in order to transition nonrevenue generating Tax
Delinquent Property into revenue-generating property and increase overall property
values within the County; and
WHEREAS, the parties are governmental entities, political subdivisions, and/or
other entities comprised of governmental entities and political subdivisions organized
and existing pursuant to the laws of the State of Indiana; and
WHEREAS, Indiana Code 36-1-7, the Interlocal Cooperation Act, authorizes one
or more governmental entities to exercise, jointly or by one entity on behalf of others,
powers that may be exercised by such units severally; and
1
WHEREAS, the parties agree that it is desirable, advantageous, and in the
public interest to enter into an Agreement for joint and cooperative action as embodied
herein.
NOW, THEREFORE, in consideration of the mutual covenants, terms, and
conditions set forth herein, and pursuant to the authority granted the parties under Ind.
Code 36-1-7, the parties hereby agree as follows:
1. The parties make this Agreement under the authority and subject to the
terms and provisions of the Interlocal Cooperation Act, Ind. Code 36-1-7
(the "Act"). The parties acknowledge that pursuant to the provisions of the
Act, the Agreement is subject to the approval of the Indiana Attorney
General.
2. Pursuant to I.C. 36-7-38, et seq., the County, with the assistance of
MACOG, will establish a legal nonprofit entity for purposes of managing
and improving the marketability of distressed real property located in the
territory of the land bank.
3. The governance of the nonprofit entity shall be a Board comprised of
seven (7) members, appointed as set forth below:
a. County Commissioners: two (2) appointments;
b. County Redevelopment Commission: one (1) appointment;
c. Mayor of the City of South Bend: two (2) appointments;
d. City of South Bend Redevelopment Commission: one (1) appointment;
e. MACOG: one (1) appointment.
f. This agreement forms the initial version of the MACOG Regional Land
Bank. This initial version will serve St. Joseph County and the Parties
in this agreement. Over subsequent years, additional counties and
municipalities will be incorporated into this agreement and served by
the MACOG Regional Land Bank. When those additional parties are
incorporated, the composition of this board will be revisited and
revised.
4. The County agrees that within six (6) months after the Land Bank is
established, the County will provide the Land Bank with a list of real
property for which it holds a tax sale certificate or tax deed, that is not
committed to a redevelopment project or for another purpose, and which
the County desires to transfer to the Land Bank. At all times, the County
shall control and decide what properties it will transfer to the Land Bank
2
and the County reserves the right to retain any properties it so chooses.
When this list is provided to the Land Bank, the County shall offer to
assign the tax sale certificates and convey the real property described on
the list to the land bank at no cost to the land bank. The offer will expire
after six (6) months, unless extended by a written agreement between the
parties. If the Land Bank rejects the offer, the County may dispose of the
property as otherwise provided by law.
5. For subsequent tax sales, the Land Bank shall identify Tax Delinquent
Property following the annual tax sale conducted by the St. Joseph
County Treasurer's office (individually a "Selected Property" and
collectively "Selected Properties") and shall notify the County of its list of
Selected Properties within ten (10) days of such annual tax sale. The
County will review the list of Selected Properties and provide the Land
Bank with a list of what Selected Properties it will agree to transfer to the
Land Bank (the "Transferred Properties").
6. MACOG agrees to provide staffing and operations for the Land Bank.
7. The County agrees to initiate proceedings to acquire tax title deeds to the
Transferred Properties and provide legal and title services to secure the
tax title deeds. These services will be provided at no cost to the Land
Bank up to an allocated amount set by the County's Board of
Commissioners and appropriated by the County Council each year. No
late redemptions of the Selected Properties shall be permitted by the
County following the expiration of the statutory redemption period, unless
otherwise required by Court Order or as agreed to by the Parties.
8. Upon acquisition of tax title deeds to the Transferred Properties, the
County shall institute and prosecute quiet title actions on each
Transferred Property. Upon completion of the quiet title action, the
County shall transfer title to the Transferred Properties via Quit Claim
Deed to the Land Bank. These services will be provided at no cost to the
Land Bank up to an allocated amount set by the County's Board of
Commissioners and appropriated by the County Council each year. All
parties agree to sign any and all documents which may reasonably be
required to transfer a property.
9. The County and City commit to providing a deduction under I.C. 6-1.1-
46-5 to any person receiving a transfer of property from the Land Bank
as follows:
a. A person to whom a land bank transfers real property during the
eligible transfer period is entitled to a deduction from the assessed
value of the real property for each of the five (5) consecutive years
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immediately following the year in which the land bank transfers the
real property to the person in an amount equal to:
(1) The percentage specified in an ordinance adopted under I.C.
6-1.1-2 or I.C. 6-1.1-3, as applicable; multiplied by
(2) The assessed value of the property transferred by the land
bank to the person.
10. The Parties acknowledge that, pursuant to I.C. 36-7-38-21, the Land
Bank is subject to Indiana's Open Door Law and Access to Public
Records Act.
11 . The Parties acknowledge that, pursuant to I.C. 36-7-38-21, the Land
Back is subject to audit.
12. The City shall commit to provide $500,000 in up-front startup costs to the
Land Bank and $300,000 annually for the first four (4) years following the
establishment of the Land Bank. The County shall not be required to
provide funds for the operations of the Land Bank. The Land Bank
nonprofit entity shall have the duty to receive, disburse, and account for
funds received by and paid from the Land Bank.
13. This Agreement shall terminate on December 31, 2029, with an
option for a five (5) year renewal and shall be subject to annual
appropriations by the City. In the event that the agreement is
terminated by the affirmative non-renewal of the County or the
Common Council, property held by the Land Bank at the time of
termination shall be transferred to the county in which it resides
unless the property resides within municipal jurisdiction, in which
case the property will be transferred to the respective municipality.
14. This Agreement shall be effective upon recording with the St. Joseph
County Recorder, filing with the Indiana State Board of Accounts within
sixty (60) days of approval by each party, filing with the City Executive
and County Auditor, and filing with the State Comptroller.
15. Notwithstanding any provision to the contrary, the City's payments
required under this Agreement are subject to the appropriation of
sufficient funds in accordance with I.C. 6-1.1-18.
16. The Parties expressly disclaim the existence of any third-party
beneficiaries of this Agreement. Nothing in this Agreement, express or
implied, is intended or will be construed to confer upon any person or
entity, other than the Parties hereto and their respective successors or
assigns, any remedy or claim under or by reason of this Agreement or
4
any term, covenant, or condition hereof, as third-party beneficiaries or
otherwise, and all of the terms, covenants, and conditions hereof will
be for the sole and exclusive benefit of the Parties.
17. The County and MACOG agree to defend, indemnify, and hold
harmless the City (and the City's officers and employees) from and
against any and all claims of any nature which arise from the
performance by the County or MACOG under this Agreement and from
all costs and attorney fees in connection therewith, except for claims
arising out of the negligence of the City (or the City's officers or
employees). The obligations of the Parties under this Section will
survive the expiration or termination of this Agreement.
The City and County agree to defend, indemnify, and hold harmless
MACOG (and MACOG's officers and employees) from and against any
and all claims of any nature which arise from the performance by the
City or County under this Agreement and from all costs and attorney
fees in connection therewith, except for claims arising out of the
negligence of MACOG (or MACOG's officers or employees). The
obligations of the City and County under this Section will survive the
expiration or termination of this Agreement.
The City and MACOG agree to defend, indemnify, and hold harmless
the County (and the County's officers and employees) from and against
any and all claims of any nature, which arise from the performance by
the City or MACOG under this Agreement and from all costs and
attorney fees in connection therewith, except for claims arising out of
the negligence of the County (or the County's officers or employees).
The obligations of the City and MACOG under this Section will survive
the expiration or termination of this Agreement.
18. This Agreement may be amended, modified, or supplemented at any
time by a written instrument signed by an authorized representative of
each party. The failure of any party to enforce at any time any
provision of this Agreement shall not be construed as a waiver of such
provision, nor in any way to affect the validity of this Agreement or any
part hereof or the right of such party thereafter to enforce each and
every such provision. No waiver of any breach of this Agreement shall
be held to constitute a waiver of any other or subsequent breach.
19. No Party may assign this Agreement or any of its rights, interests,
obligations, or duties hereunder, whether by operation of law or
otherwise, without the express written consent of the other Party.
20. Should any part of this Agreement be determined by a court of
competent jurisdiction to be invalid, illegal, or against public policy, said
5
offending section shall be void and of no effect, and shall not render
any other section herein, nor this Agreement as a whole, invalid.
Those rights, interests, obligations, and duties hereunder, which by
their nature should survive, shall remain in effect after termination,
suspension, or expiration hereof.
21. Pursuant to Ind. Code § 22-9-1-10, neither the City, the County,
MACOG, nor any of their contractors or subcontractors shall
discriminate against any employee or applicant for employment, to be
employed in the performance of any work under this Agreement with
respect to hire, tenure, terms, conditions, or privileges of employment,
or any matter directly or indirectly related to employment, because of
race, color, religion, sex, disability, national origin, or ancestry. Breach
of this covenant may be regarded as a material breach of this
Agreement.
22. This Agreement may be executed in counterparts, each of which when
executed shall be deemed to be an original, and such counterparts,
together, shall constitute but one and the same Agreement.
23. This Agreement shall be governed by the laws of the State of Indiana,
and any dispute relating to the subject of or arising out of this
Agreement shall be subject to the sole and exclusive jurisdiction of the
Circuit and Superior Courts of St. Joseph County, Indiana.
24. The Parties agree that they will each undertake in good faith, as
permitted by law, any action and execute and deliver any document
reasonably required to carry out the intents and purposes of this
Agreement.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
the dates shown below.
Date: 03!iolaoak'
BOARD OF COMMISSIONERS OF ST.
JOSEPH COUNTY, INDIANA
Co-Le
Carl Baxmeyer, r t
4,‘
Tony H n, Vice ent
6
n
/0) I)
Rafael M1prt n, Member
ATTEST:
John Murphy
St. Joseph County Auditor
Date:
CITY OF SOUTH BEND COMMON COUNCIL
Canneth Lee, President
ATTEST:
Bianca Tirado
Clerk
Date:
MICHIANA AREA COUNCIL OF
GOVERNMENTS (MACOG)
James Turnwald, Executive Director
Date:
Approved as to Form by:
INDIANA ATTORNEY GENERAL
7
Todd Rokita, Attorney General
8
February 23, 2026
Filed in Clerk's Office
Mar 20, 2026
St,Joseph County Council
County Building Bianca rirado
227 W. Jefferson, Room 411 City Clerk, South Bend, IN
South Bend, IN 46601
RE: Land Bank Resolution
Council Members:
I am writing this in support of the Land Bank Resolution#88-25 to establish a land bank in St.
Joseph County.
Since 1990, I have been a housing developer and consultant in northern Indiana. Over this time,
I have been involved in developing over 1.300 units of housing. I've lived in South Bend's west
side since 1994.
Overall, St. Joseph County is in need of an estimated 28.000 units of housing over the next ten
years. Electrical workers at the AI plants are renting rooms at rates as high as $800 per month.
The need for housing is an opportunity to revitalize South Bend neighborhoods to meet these
needs. Lack of available land for redevelopment stands in the way of developing this needed
housing. Currently it is difficult to purchase land in older neighborhoods.
o One option is to purchase land at the tax sale. This is laborious and lengthy. This process
involves hiring a lawyer for two court appearances and can take at least a year.
o Another option is to purchase property from existing owners. Some lots are owned by
speculators. They may have purchased the property in the tax sale and are holding it
hoping to make up to 500%profits when someone comes along and wants to redevelop
the neighborhood.
o Some existing homes are owned by landlords who make minimal investments in their
property and charge market rate rents. The appraisals for these properties are based on
the rents so they have higher values that do not take into account the condition of the
property.
o Some owners cannot be located or may be deceased. Others may have inherited the
property or the house has been torn down and they maintain ownership of the lots,just
from inertia.
Most developers will not choose to take a year or two to sift through the various property
owners,purchase property at the tax sale and negotiate with various property owners who may or
may not be found. This leaves neighborhoods in poor condition with homes that pay minimal
taxes.
A land bank would expedite this process and will support development in older neighborhoods.
Having funding to start a land bank is a real opportunity that we should not miss. We want to
have a county government that responds to opportunities and takes action in response to
challenges.
Thank you for your careful consideration of this issue.
Sincerely,
G
Anne Mannix
iii'� Habitat Together, we build.
for Humanity
of St.Joseph County
Filed in Clerk's Office
February 20,2026
Mar 20, 2026
The Honorable Council of St. Joseph County
4th Floor,County-City Building Bianca Tirado
South Bend, IN 46601 City Clerk, South Bend, IN
Re: Letter of Support for the Creation of a Land Bank
Dear Members of the St.Joseph County Council,
On behalf of Habitat for Humanity of St.Joseph County, I am writing to express our strong support for the resolution
approving the interlocal agreement between the City of South Bend,St.Joseph County, and the Michiana Area Council
of Governments to establish a Land Bank.
Attainable workforce housing is foundational to a thriving community. It provides safety, security,and stability for
families. It fosters economic mobility and financial resilience. It improves health and educational outcomes for children.
And it creates a pathway for families to build generational wealth. Simply stated,when we strengthen housing,we
strengthen every other system in our community—from workforce development to neighborhood revitalization to
long-term economic growth.
A Land Bank managed by the Michiana Area Council of Governments would be a practical and strategic solution. It
would:
•.Relieve organizations like Habitat for Humanity of the time, legal complexity,and expense required to acquire vacant
and tax-delinquent properties and resolve title issues.
•Create a consistent inventory of development-ready lots,reducing the financial burden of acquiring,holding,and
maintaining property for extended periods.
•Enable Habitat and other builders to better align lot acquisition with available housing grants, financing,and
construction timelines.
In short,a Land Bank would lower the cost of development,increase efficiency,and allow organizations like ours to
serve more families with safe,affordable homeownership opportunities.
For these reasons,I respectfully urge the Council to approve the interlocal agreement and support the establishment of a
Land Bank. This is a forward-looking investment that will strengthen neighborhoods and expand housing opportunities
for years to come.
Sincerel ,
Jim Williams
President&CEO
Habitat for Humanity of St. Joseph County, Indiana
524 E. McKinley Ave. Mishawaka IN 46545 Ph:574-288-6967 Fax: 574-289-1954 HFHSJC.org O
PFOQ'UNIi,
ROSENTHAL I HENRY
c: \Pli'AL ADVISORS
Filed in Clerk's Office
Mar 20, 2026
February 19, 2026
Bianca Tirado
City Clerk, South Bend, IN
Dear County Council Members:
I understand that you all are considering the concept of supporting or creating a Land Bank to
facilitate the transfer of property. I would like to add my robust support to this idea.
As the founder of St. Joseph Capital Bank. I can attest that it would make it easier for banks to
finance developers as they consider various projects. It would speed up the process of acquiring
land and lower the costs of securing clear and clean title to properties.
I myself am building a home on Lebanon St. in South Bend. Had the lots I'm acquiring been in
the land bank, my project could have started sooner and made an impact on the neighborhood
just that much more quickly. This home will house a new initiative I've created called Second
Saturday Supper. As the name implies, I will host a dinner at my home each month for a large
group of neighbors on the southeast side of town in order to facilitate community building. I
his is a small project compared to other vv hich might occur if parcels of land were easier to
acquire through the I.and Bank.
I'm happy to discuss my support of the Land Bank further if you wish. In very simple terms. I
see NO downside for our community and lots of potential upside. I sincerely hope you will
approve the machinations involved in getting this Land Bank going.
Sincerely.
Jo osenthal
F u er. Chairman. and CEO
Rosenthal ; Henry Capital Advisors. Inc.
4220 Edison Lakes Parkway
Ste. 310
Mishawaka, Indiana 46545
574-243-6502
4220 Edison Lakes Parkway, Suite 310, Mishawaka, Indiana 46545
(574) 243 6501 I (574) 276-1128
February 24, 2026 Filed in Clerk's Office
Mar 20, 2026
To: Members of the St. Joseph County Council Bi uthaBo
City Clerkanca. South Bend, IN
Re: Land Bank Interlocal Agreement
Members of the Council:
I am writing to convey my strong support for the St. Joseph County land bank.
My roles as president of the board of trustees at the Marshall County Community
Foundation as well as the president of the Culver Redevelopment Commission allow me
insight into the many community benefits to be gained through the land bank.
This public/private/philanthropic partnership, under the management and guidance of
top leaders across St. Joseph, Elkhart and Marshall Counties, and working in
conjunction with MACOG and the Lilly Foundation, will:
• Save taxpayer money by addressing vacant, abandoned, and deteriorated
properties that traditionally do not sell in the County Tax Sale process;
• Empower local developers, neighborhoods, and homebuyers to build homes and
public spaces to help their communities grow and thrive;
• Increase the number of homes our residents can afford;
• Decrease the number of vacant, deteriorating properties.
This proven tool is systematic, cost-effective, and designed to reduce long-term public
expense.
Particularly in view of the need for housing in St. Joe and across our region, and our
shared desire to make our hometowns great, I believe the land bank is exceptionally
worthy of your support.
Respe ully
Martin J. Oosterbaan
Marshall County Community Foundation
Culver Redevelopment Commission
2/23/26,4:22 PM MACOG Mail-FW:Support for Resolution Bill 88-25 and Ordinance 87-25
From: Kathy Schuth Filed in Clerk's Office
Sent: Thursday, February 19, 2026 4:18 PM
To: 'cocouncil@sjcindiana.gov' <cocouncil@sjcindiana.gov> Mar 20, 2026
Subject: Support for Resolution Bill 88-25 and Ordinance 87-25
Bianca Iirado
Cite Clerk South Rend. IN
To: St. Joseph County Council
Subject: Formal Support for Resolution Bill 88-25 and Ordinance 87-25(County Land Bank)
Dear Council Members,
I am writing to you today on behalf of the Near Northwest Neighborhood (NNN)to express our strong and urgent
support for the establishment of the St. Joseph County Land Bank.As a Community Development Corporation (CDC)
dedicated to the revitalization of South Bend for over 50 years, we see this initiative as the single most important tool
currently missing from our community's development toolkit.
The NNN has long focused on turning vacant lots and blighted properties into high-quality, affordable homes. However,
our progress, as well as what we hear from other private and non-for-profit developers, is frequently stalled by the
"limbo"of property ownership wrapped up in title issues, tax sales, or under exemptions for organizations that no
longer exist. We are currently forced to navigate a fragmented system where title issues and years of delinquent taxes
make redevelopment cost-prohibitive or legally impossible. Land control is always the first barrier to remove in a
development project.
A County Land Bank would change that in three transformative ways: strategic land control, clearing title barriers, and
maximizing opportunities such as the Lilly Endowment Investment into the Regional Housing Collaborative.
I am aware that this measure has been tabled twice previously due to concerns regarding legal costs and interest from
the development community.As a nonprofit developer, I want to be clear: There is ready demand for this program and
the local development community has asked local government to create this tool. The NNN and our fellow housing
partners are eager to utilize this system to put properties back on the tax rolls and provide homes for our neighbors.
Furthermore,the administrative and legal framework proposed through MACOG ensures these costs are managed
responsibly,far outweighed by the long-term tax revenue generated by returned properties.
Kathy Schuth
Executive Director
Near Northwest Neighborhood, Inc.
1007 Portage Ave.
South Bend, IN 46616
(574)232-9182
nnndirector@nearnorthwest.org
www.nearnorthwest.org
https://mail.google.com/mail/u/0/?ik=b6d9d3b39e&view=pt&search=all&permthid=thread-f:1857950956178110843&simpl=msg-f:18579509561781108... 1/1
TOWN OF NORTH LIBERTY
300 S.Main Street
P.O. Box 515 • North Liberty, Indiana 46554 p�H LIBERTY
Phone (574) 656-4447 • Fax (574) 804-1040
February 24, 2026
Mr. James Turnwald
Executive Director Filed in Clerk's Office
MACOG Mar 20, 2026
227 W.Jefferson Blvd Rm. 1120
Bianca I irado
South Bend, IN 46601 City Clerk South Hcnd, IN
RE: Regional Land Bank
Dear James,
The Town of North Liberty rarely has properties that are on the Commissioner's Tax Sale or
Certificate Sale.
However, I do see the value of a Regional Land Bank for properties that continue to be a
problem, with code enforcement and tax sales. It is important to establish a systematic,
cost-effective process to help streamline government entities with the process of returning
the properties to the tax rolls and improve neighborhoods. The improvements to the
properties will help the county and the municipalities with their assessed value and circuit
breakers.
I would support the formation of a Regional Land Bank.
Sincerely,
Vicki L. Kitchen
Clerk Treasurer
UNIVERSITY OF
Cie NOTRE DAME
OFFICE OF PUBLIC AFFAIRS
Timothy D.Sexton 405 Main Building,Notre Dame,Indiana 46556-5602 USA
Associate Vice President fbr Public Affairs telephone(574)631-1785 tell(574)274-3373 email sexton.30(tOd.edu
February 23, 2026 Filed in Clerk's Office
St. Joseph County Council Mar 20, 2026
227 W. Jefferson Blvd. Bianca Tirado
South Bend, IN 46601 City Clerk, South Bend, IN
Dear Members of the St. Joseph County Council,
On behalf of the University of Notre Dame, I am writing to express our strong support for the first
step in establishing a Regional Land Bank serving St. Joseph, Elkhart, and Marshall Counties.
As an institution deeply committed to the flourishing of our local community, we recognize this
initiative as a vital tool for neighborhood stabilization and economic revitalization.
The challenge of vacant, abandoned, and deteriorated properties is one that affects the entire
region. Too often, distressed properties become trapped in a cycle of tax delinquency and
decline, failing to sell at tax sales and remaining a burden on public resources. A Regional Land
Bank provides a proven "off-ramp" for these hardest cases, allowing for the strategic acquisition,
stabilization, and repositioning of property for productive use.
Our support for this initiative is rooted in its fiscal and social practicality. By interrupting the cycle
of vacancy, the Land Bank replaces an annual public cost of at least $3,000 per distressed
property with a proactive system for redevelopment and nonprofit housing partnership. This
strategy represents a one-time investment in regional stability, bolstered by a permanent
endowment and grant funding that ensures long-term operational sustainability without placing a
perpetual burden on the county budget.
The University of Notre Dame believes that a healthy, vibrant St. Joseph County is essential for
all who live and work here. The establishment of this Regional Land Bank represents a modest,
one-time investment that will yield significant dividends in property values, public safety, and
neighborhood pride.
We respectfully urge the County Council to approve the necessary steps to bring this regional
partnership to fruition.
Sincerely,
SkSOUTH BEND
REGIONAL
CHAMBER
Filed in Clerk's Office
February 24,2026 Mar 20, 2026
St.Joseph County Council Bianca I muh,
227 W.Jefferson Boulevard City Clerk South Rend. IN
South Bend, IN 46601
On behalf of the South Bend Regional Chamber of Commerce, I am writing to express our support for
the establishment of a Regional Land Bank to serve St.Joseph, Elkhart,and Marshall Counties.
Vacant, abandoned,and deteriorated properties impose ongoing costs on neighborhoods, local
governments, and the regional economy. Many of these parcels have already cycled through code
enforcement and the County tax sale process without a successful transition to productive ownership.
As a result,they remain trapped in a pattern of vacancy and decline that undermines neighborhood
stability, public safety, and reinvestment efforts.
A Regional Land Bank provides a structured, proven mechanism to address the hardest-to-resolve
properties by acquiring,stabilizing,and repositioning them for responsible redevelopment. Land banks
are widely used to return distressed properties to productive use, often in partnership with nonprofit
housing developers and other responsible end users.This approach supports neighborhood
revitalization,expands housing supply,and strengthens the local tax base over time.
From both an economic development and fiscal perspective,the ongoing cost of vacancy is substantial.
Vacant and distressed properties cost St.Joseph County an estimated $3,000 per property each year in
recurring public expenses, underscoring the need for land bank intervention as a prudent, modest one-
time investment to reduce long-term costs and support productive reuse.
We are encouraged by the financial structure supporting this effort, including secured grant funding for
startup and early operations,as well as a permanent endowment to support long-term sustainability.
This framework positions the Regional Land Bank to operate responsibly while delivering measurable
community benefit.
The South Bend Regional Chamber views the Regional Land Bank as an important tool to support
neighborhood stabilization, redevelopment,and the long-term economic health of the three-county
region.We appreciate the County Council's leadership and consideration of this initiative.
Sincerely,
/l/X).-- ZA.....
Jeff Rea, President/CEO
South Bend Regional Chamber of Commerce
101 N.MICHIGAN ST.,SUITE 300 I SOUTH BEND,IN 466011 574.234.0051 I sbrchamber.com
�� SOUTH BEND I ELKHART
REGIONAL PARTNERSHIP
February 23, 2026
Filed in Clerk's Office
St. Joseph County Council Mar 20, 2026
County-City Building
227 W Jefferson Blvd # 411 Bianca I iradu
South Bend, IN 46601 city Clerk south 13cnd. IN
Dear Members of the County Council,
On behalf of the South Bend- Elkhart Regional Partnership, I write to express our strong support
for the establishment of the Regional Land Bank and St. Joseph County's participation in it.
This initiative represents a practical, data-informed, and fiscally responsible strategy to address one
of the most persistent barriers to neighborhood vitality and regional competitiveness: vacant,
abandoned, and distressed properties that remain stuck in the tax sale cycle.
As you know, these properties are not simply idle parcels. They impose real and recurring costs on
our community. The commissioned study by the Center for Community Progress estimates that a
vacant or distressed property costs at least $3,000 per year in St. Joseph County in direct and
indirect public expense. When multiplied across dozens, or hundreds, of parcels, this represents a
significant and ongoing financial burden on taxpayers, local government, and surrounding
neighborhoods.
A land bank creates a structured and proven "offramp"for properties that have already cycled
through code enforcement, tax sale, and other public processes but have failed to return to
productive use. Rather than allowing these parcels to continue through delinquency and decline,
the land bank will acquire, stabilize, and reposition them for redevelopment, often in partnership
with responsible nonprofit housing developers and mission-aligned builders.
This is not speculative policy. Land banks are a nationally recognized tool used to restore
disinvested neighborhoods, strengthen the tax base, and reduce long-term public cost. It is a
systematic, cost-effective approach that replaces an expensive annual liability with a one-time,
strategic intervention.
From a regional perspective, this effort directly aligns with the broader strategies our region has
advanced through READI 1.0 and 2.0, housing investments, and quality-of-place initiatives. We
have worked diligently to secure transformative state and philanthropic funding to support projects
that increase housing supply, activate underutilized assets, and drive economic growth. Those
investments are most impactful when we also address the underlying inventory of blighted and
stalled properties that undermine private investment and neighborhood confidence.
In short, we cannot credibly pursue regional talent attraction, workforce development, and private-
sector growth while allowing visible disinvestment to persist unchecked. The land bank is a
foundational tool that complements and protects the public and private dollars already being
deployed across the region.
Importantly, this initiative is supported by grant funding that provides five years of startup and
operational support, significantly reducing near-term fiscal exposure. In addition, the grant includes
635 S. Lafayette Blvd., Suite 123, South Bend, IN 46601
4, SOUTH BEND i ELKHART
11,
REGIONAL PARTNERSHIP
a permanent endowment to ensure long-term sustainability. That structure demonstrates foresight
and fiscal prudence, positioning the land bank to operate as a durable institution rather than a
temporary program.
At its core, this proposal is about accountability and stewardship. These properties are already
costing taxpayers money.The question before us is whether we continue absorbing that cost
annually with no structural solution, or we implement a disciplined, proven mechanism to return
them to productive use.
The South Bend- Elkhart Regional Partnership strongly supports the creation of the Regional Land
Bank and respectfully encourages the Council to advance this effort. It represents a responsible
investment in neighborhood stability, long-term fiscal health, and the future competitiveness of our
region.
Thank you for your leadership and consideration.
Sincerely,
IjLv'-kL-'---h
Bethany Hartley
President&CEO
South Bend-Elkhart Regional Partnership
635 S. Lafayette Blvd., Suite 123, South Bend, IN 46601
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
TOWN OF WALKERTON
301 Michigan St. .
•
Walkerton, Indiana 46574
(574 )586-3711 Office Economic Director (574 )586-2248 Fax
Filed in Clerk's Office
Mar 20, 2026
Bianca Tirado
City Clerk. South Bend, IN
Dear Mr. 'Turnwald.
On behalf of the Town of Walkerton, I would like to express our strong support for the establishment of a
regional land bank serving St. Joseph, Elkhart. and Marshall counties.
Communities across our region continue to face challenges related to vacant, abandoned. and deteriorated
properties—particularly those that fail to sell through the tax sale process. Without an effective off-ramp. these
parcels often remain trapped in a cycle of decline, creating safety concerns, depressing surrounding property
values, and placing financial burdens on local governments.
A regional land bank offers a proven, nationally recognized tool to break this cycle. By acquiring problem
properties and returning them to responsible ownership, land banks help stabilize neighborhoods,encourage
sustainable redevelopment, and support long-term community revitalization. According to a study
commissioned by the Center for Community Progress, a single vacant property in St. Joseph County costs
taxpayers at least $3,000 per year—underscoring the urgency of a coordinated solution.
We are also encouraged by the availability of grant funding that provides five years of startup and operational
support. This represents a rare opportunity to launch a regional land bank with the resources needed to succeed
from the outset.
The Town of Walkerton is committed to working collaboratively with regional partners,and we believe this
initiative will deliver meaningful benefits to our residents and the broader community.
Thank you for your leadership in advancing this important effort.
Sincerely,
‘ k•I 4 49/74‘t/t. ----)
,2--i
Phil Buckmaster
Town of Walkerton
www.walkerton.org