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HomeMy WebLinkAboutRedevelopment Commission Minutes 04.09.26 - Signed South Bend Redevelopment Commission 215 S. Dr. Martin Luther King, Jr. Blvd., Room 301, South Bend, Indiana Minutes Regular Meeting April 9, 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 9:30 a.m. Vice President David Relos presiding. 1. ROLL CALL Members Present: Dave Relos, Vice President Gillian Shaw, Commissioner Ophelia Gooden-Rodgers, Commissioner Marcus Ellison, Non-Voting Advisor Members Absent: Troy Warner, President Eli Wax, Secretary Legal Counsel: Danielle Campbell Weiss, Senior Asst. City Attorney Redevelopment Staff: Darryl Scott, Chief of Staff, Mayor’s Office Joseph Molnar, Deputy Director, DCI Lewis Kouassi, Director of Finance, DCI Erin Michaels, Property Development Manager, DCI Chris Dressel, Senior Planner, DCI Allison Doctor, Project Manager, DCI - Virtual Laura Hensley, Board Secretary, DCI Attending: David Calhoun, SB Bike Garage Tony Ruiz, Inner City Development Eusebio Pantojo Cervantes, GTO Masonry Jessica Velez, South Bend Tribune Andrea Crawford, SB Greenway Conservancy Megyn Edmonson, SB Greenway Conservancy Skip Morrell, Row at Ward Partner - Virtual Jordan Richardson, ID2, LLC – Virtual CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 2 Marty Mecklenburg, Near West Side Neighborhood Assoc. Matt Barrett, 110 S. Niles Ave. 2. Approval of Minutes A. Approval of Minutes of the Regular Meeting of Thursday, March 26, 2026 Vice President David Relos noted he was absent from the March 26th meeting and would prefer to abstain from approval of the minutes for that reason. Because three votes (quorum) are needed to approve the minutes he made a motion to table the minutes’ approval. Upon a motion by Vice President Relos to Table and a second by Gillian Shaw, the motion carried unanimously; the Commission tabled the minutes of the regular meeting of March 26, 2026. 3. Approval of Claims A. Claims Allowances March 24, 2026 Upon a motion by Ophelia Gooden-Rodgers for approval, second by Gillian Shaw, the motion carried unanimously; the Commission approved the claims allowances of March 24, 2026. 4. Old Business A. None 5. New Business A. River West Development Area 1. Opening of Proposals (State Theater) Joseph Molnar, Deputy Director of Community Investment, stated we received four (4) proposals prior to the deadline of April 9th, 2026 by 9 AM. The proposals were submitted by the following: I. Community Foundation of St. Joseph County PO Box 837, South Bend, IN 46628 Rose Meissner, President II. The Main Stage, Inc. 55845 Short Hair Drive, Osceola, IN, 46561 Rhiley McIntire, Board Member & Architectural Representative III. TF Cloud Foundation, Inc. 1250 East Fairington Circle, #209, South Bend, IN 46514 Frank Niemiec IV. SMP Realty, LLC CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 3 431 South Main St., South Bend, IN, 46601 Kristopher Priemer, Owner Mr. Molnar requested that the Commission extend and amend the staff review period and deadline to return with a recommendation to the Commission from June 11, 2026, to a July RDC meeting, as the READI Art Grant awards will be announced during this time and some of the submitted proposals are pending grant award decisions. Vice President Relos asked if there may be opportunities for some of the proposal applicants to partner with one another? Mr. Molnar stated that it is a conversation we could potentially have during the interview stage—discussing their goals and how they might collaborate, especially since several of the proposals appear quite similar. Commissioner Ellison inquired about whether the arts-related proposals were contingent upon receiving a READI Arts Grant. Mr. Molnar shared that an initial review showed at least two applicants had stated they were applying for the grant, noting that only one award would be made. While receipt of a READI Arts Grant would not automatically result in a recommendation to move forward, it would be considered a significant benefit, particularly if it brought substantial state resources to assist with building renovations. He also noted that no specific dollar cap has been identified, though funding would likely not cover the entire renovation due to limited statewide resources. Upon a motion by Gillian Shaw to refer the proposals to staff for review and recommendations and amend the review period until the July 2026 RDC meeting, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved the Proposals and Amendment as presented on April 9, 2026. 2. Purchase Agreement (The Row at Ward) Joseph Molnar, Deputy Director of Community Investment, presented a proposed purchase agreement for the Row at Ward development on Portage Ave. and Rex St. The agreement includes RDC-owned parcels totaling approximately 0.85 acres, all currently vacant. The site is located south of Portage Place (formerly the Ward Bakery), a prior RDC- supported redevelopment that has seen recent activation through new retail, office, and a coffee shop. The developer, Property Bros. LLC, led by Jordan Richardson, is a local firm with a successful track record of completed RDC-supported projects and private developments throughout the city. The purchase price is $1,000 to incentivize new housing construction and includes a CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 4 12-month due diligence period, longer than typical, to allow for site analysis and design development. Closing would occur within a 90-day window once all parties agree the project is ready to proceed. The agreement requires a minimum investment of $2.1 million and construction of at least 14 housing units, with seven units priced for sale affordably for households earning up to 100% of Area Median Income, as verified by RDC staff. Construction must begin within 12 months of closing and be completed within 24 months, with RDC issuing a certificate of completion upon verification that all requirements have been met. Conceptual plans show a mix of townhomes and single-family homes along Portage Avenue, designed to activate the street with porches and sidewalks, along with accessory dwelling units and a parking area to the north. Designs are subject to refinement as planning continues. Commissioner Gooden-Rodgers requested clarification for how the construction deadlines relate to the closing date and the size of the homes. Mr. Molnar explained that all deadlines are tied to the closing date. For example, if closing occurs in October 2026, construction must begin within 12 months and be completed within 24 months. Skip Morrell, a Row at Ward Partner stated the project is currently in the design phase, focusing on smaller and mid-sized units to increase density. Proposed townhomes are approximately 16 or 22 feet wide, 35–40 feet deep, and about 1,500 square feet. Plans include two bedrooms, two bath units, with larger units offering a third bedroom. The design remains in progress, and additional details will be refined. Mr. Morrell also explained the development includes a mix of unit types, including a stacked duplex and approximately seven to nine townhouses along Portage Ave., with accessory dwelling units located to the rear. Some ADUs (Accessory Dwelling Unit) may be attached to the primary units. The townhouses will be fee-simple ownership, similar to single- family homes with shared walls. All units are intended for sale, supporting a focus on homeownership rather than rental housing. Jordan Richardson with ID2, LLC, Inc. stated that the project’s goal is to provide affordable, equitable new construction housing along the Portage Corridor through collaboration with the City, Near Northwest Neighborhoods (NNN), and local stakeholders. The design focuses on moderately sized units that balance affordability with livability, with assistance from a local architectural firm. Several homes may include accessory dwelling units to support multigenerational living or provide supplemental income for homeowners. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 5 Mr. Molnar noted that the project has received letters of support from Near Northwest Neighborhood, Inc., and the Portage Place development team, and that nearby stakeholders are aware of the proposal. The developer also explained that prior environmental reviews found the site suitable for residential development, with updates needed as part of due diligence. Approximately $100,000 in pre-development funds are being invested by the developer, and the extended due diligence period allows for updated site analysis and project readiness, with the intention to begin construction activities later this year if feasible. Mr. Morrell clarified the project includes one stacked duplex, seven to nine fee- simple townhouses, and five accessory dwelling units attached at the rear, all on a single site. Upon a motion by Ophelia Gooden-Rodgers for approval, seconded by Gillian Shaw, the motion carried unanimously; the Commission approved the Purchase Agreement as presented on April 9, 2026. 3. Purchase Agreement (1522-1526 Prairie Ave.) Erin Michaels, Property Development Manager, presented a proposed purchase agreement for the sale of 1522–1526 Prairie Avenue. This property has been owned by the City for some time. The property is located just southwest of Ignition Park and directly across from Cultivate, a redevelopment project previously supported by the Commission. You’re also seeing photos of the current condition of the building. As you can tell, it is not the most attractive structure on Prairie Avenue. The property consists of a vacant industrial building and parcels acquired by the Board of Public Works between 2011 and 2014, transferred to the Redevelopment Commission in 2015, and offered for disposition in 2018, at which time no bids were received. Since then, the City has used the site for temporary storage. The property is zoned industrial and includes a building of approximately 3,200 square feet on roughly 0.53 acres. We have received a proposal from GTO Masonry, a local masonry restoration business that is looking to relocate to South Bend, where most of their clients are located. They propose redeveloping the existing building and adjacent lots for shop and storage space to support their operations. The key terms of the purchase agreement include a purchase price of $15,000 and a minimum private investment of $120,000. While the building does require improvements, including a new roof and windows, GTO Masonry has the ability to self-perform much of the work, and the CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 6 structure itself is a largely open shell that is well suited for their intended use. Construction would be required to begin within 12 months of closing and be completed within 24 months. Upon completion, the Commission will issue a Certificate of Completion following issuance of a Certificate of Occupancy. The owner of GTO Masonry, Eusebio Pantojo Cervantes stated he will be moving from Goshen and if approved there would be offices and outdoor storage with a fence per the zoning code. Commissioner Shaw asked about how many employees would move, and Ms. Michaels stated three. Also, by relocating to South Bend—where most of their work is already located—they expect to better position themselves to expand their workforce over time. Commissioner Ellison inquired, does limiting the project to three lots affect the value or future use of the surrounding RDC-owned properties? Mr. Molnar stated no. The City’s properties to the south are intended to support a future community center, with nearby Indiana Avenue parcels likely used for parking. This project does not interfere with those plans and brings needed reinvestment and activity to the Prairie Avenue corridor. Vice President Relos spoke in favor of this project. Upon a motion by Gillian Shaw for approval, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved the Purchase Agreement as presented on April 9, 2026. 4. Lease Agreement Main/Wayne Parking Garage (South Bend Bike Garage) Erin Michaels, Property Development Manager, presented a proposed new lease between the RDC and the South Bend Bike Garage for retail space in the Main/Wayne parking garage. The Bike Garage, a volunteer- run community operation, has successfully activated a long-vacant downtown space and continues to see growing demand. The South Bend Bike Garage is a fully volunteer-operated community organization. Since relocating downtown in 2025, it has served more than 1,000 community members, averages 50–75 patrons per night during the March–October riding season, refurbished 170 bikes, and logged over 750 volunteer hours from more than 25 volunteers. Services provided include over 500 tube replacements, 50 chain replacements, and 48-wheel truing repairs. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 7 The proposed lease maintains the existing space, with a 36-month term, six months’ termination notice by either party, or an option to renew for two years with 60 days’ notice to the Commission. Rent would be $550 per month beginning November 1, 2026 reflecting prior life-safety improvement delays. Tenant responsibilities include routine maintenance. Staff also outlined a potential shared capital improvement project to construct a unisex, ADA-compliant restroom, which is necessary for future staffing and expansion. Cost estimates would be jointly reviewed before proceeding. Commissioner Shaw asked about what arrangements do they currently have for restroom facilities? Ms. Michaels explained that the Library has made accommodations. Commissioner Ellison asked about their funding sources. David Calhoun, Operations Manager at the South Bend Bike Garage stated we have a strong need for on-site restrooms to access even basic handwashing is essential after working on bikes. While the library and our public hours run until 8:00 p.m., staff are often there until 9:00 or 9:30 p.m. finishing work, so access to a bathroom would be greatly appreciated. Regarding funding, we rely primarily on donated bikes that we refurbish and sell to the public, along with parts sales. Annual revenue from bike sales, parts, and service typically ranges from $22,000 to $28,000. Labor is always free; we only charge low, at-cost fees for parts, for example, a bike tube is about $5 installed. As a result, we see heavy demand, especially during our Wednesday public hours from 5:00 to 8:00 p.m., when the shop and sidewalk are consistently busy. Upon a motion by Gillian Shaw for approval, seconded by Ophelia Gooden-Rodgers, the motion carried unanimously; the Commission approved the Lease Agreement as presented on April 9, 2026. 5. Budget Request (Improvements of RDC Owned Properties) Joseph Molnar, Deputy Director of Community Investment, presented this budget request for improvements to RDC-owned properties, and it relates to the prior discussion. Within the River West TIF district, the RDC owns three buildings with active tenants and lease agreements that require the RDC to make certain improvements over time. These include the Leighton Building, which houses the YMCA on the first floor, where buildout for the new daycare will begin soon, along with CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 8 gym space on the third, fourth, and fifth floors; the Main/Wayne Parking Garage, which includes the South Bend Bike Garage; and Union Station on the South end of downtown, a portion of which is leased to 1547 Data Center. All of these buildings have active tenants who periodically have facility needs, such as the restroom request discussed today. There is a request for $50,000 to fund improvements to RDC-owned buildings with active tenants, specifically to meet lease obligations and ensure the spaces are safe and secure. The intent is for a portion of this funding to be used for the proposed restroom at the Bike Garage, pending an appropriate design. Funds may also support ADA improvements to the Main/Wayne Garage and other necessary improvements, as funding allows. However, the primary anticipated use of this initial $50,000 would be the Bike Garage restroom project. This funding is sourced from the River West TIF and reflects reinvestment of TIF-generated funds back into properties within the district. Commissioner Shaw stated as we discussed the possibility of shared expenses with the South Bend Bike Garage as a tenant. Have there been similar conversations with other tenants, such as the YMCA? Mr. Molnar explained that each lease is structured differently. The YMCA, for example, paid a substantial portion of the utilities for the entire Leighton Building, nearly $100,000 last year, and handles most day-to-day maintenance on their floors, with the RDC responsible only for major building improvements. At Union Station, the tenant provides 24/7 on-site monitoring and security for the building, which is a significant benefit to the RDC, despite leasing only a small portion of the space. Because of these differences, cost-sharing arrangements vary by building. In the case of the Bike Garage, if the restroom project comes in at a relatively low cost and is within RDC’s budget, the RDC may cover a larger share of the expenses. Commissioner Gooden-Rodges asked for clarification, are there other priority needs identified beyond the restroom? Mr. Molnar responded yes. The restroom at the Bike Garage is the top priority for this budget request. Additionally, there is a need for ADA improvements to the Main/Wayne Garage, particularly creating an ADA-accessible connection to the Skyway. Currently, access requires climbing stairs, which limits access for individuals using wheelchairs or with mobility CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 9 challenges. Improving this connection would benefit nearby offices, including potential tenants and users of the Robinson Senior Center and Senior Apartments. 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 April 9, 2026. B. Redevelopment General Fund (a.k.a Pokagon-South Bend Fund) 1. Budget Request (Westside Greenway) Joseph Molnar, Deputy Director of Community Investment, presented a budget request from the Pokagon General South Bend Fund for the West Side Greenway Project in the amount of $50,000. These funds would serve as a match to a $50,000 grant the South Bend Greenway Conservancy has received from the Community Foundation, bringing the total project funding to $100,000. The South Bend Greenway Conservancy is a nonprofit organization focused on expanding accessible parks and green space in the Near West Side, with the long-term goal of creating and maintaining a walkable linear park and cultural trail through the neighborhood. The Community Foundation grant supports the first phase of the project, the Northern segment near City Cemetery, and this matching request would help advance that phase. The initial phase begins near City Cemetery and extends south, intersecting with the West Washington mid-block pedestrian crossing that the RDC funded at its previous meeting. The requested funds would primarily support improvements to privately owned parcels adjacent to the planned trail, enhancing placemaking efforts and creating small pocket parks as envisioned in the project application. These spaces will also provide educational opportunities related to native plantings and the relationship between infrastructure and the environment. The broader vision of The Greenway is a long-term effort to connect the City Cemetery area Southward through properties owned by the Conservancy and its partners, ultimately terminating near the Kroc Center. While this vision will take years to fully realize, the current request focuses on advancing the Northern section as proof of concept. Examples of completed pocket park projects demonstrate the Conservancy’s ability to transform underutilized spaces into attractive, usable green areas for the neighborhood. This $50,000 investment would allow similar improvements to additional sites and help begin establishing the long-term connection between City Cemetery and the Kroc Center. CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 10 Vice President Relos asked if this money is for actual work to be done or for the grant match? Mr. Molnar stated it is for work to be done. Andrea Crawford, Director, South Bend Greenway Conservancy, stated that the Greenway project originated from the Near West Side neighborhood planning process in 2020–2021, where residents identified the need for walkable streets, safer traffic, and accessible green space. The concept—adopted by Common Council in 2022—aims to connect existing cultural and community assets through a linear park. The Conservancy was formed as a nonprofit to support fundraising, implementation, and long-term stewardship of The Greenway, with the Green Alley project serving as a key early connection. Megyn Edmonson, Near West Side resident and board member of the South Bend Greenway Conservancy, described the development of “Pearl Park,” a neighborhood green space created over many years through private stewardship, including planting more than 70 trees and establishing long-term partnerships for soil testing, tree care, and maintenance. She emphasized the Conservancy’s experience managing and maintaining privately owned land for public use, the importance of consistent stewardship, and the strong network of community, institutional, and city partners supporting the project. She expressed appreciation to Community Investment and Engineering staff for their continued collaboration and stated that the requested $50,000 match would support the Green Alley node—transforming adjacent vacant lots into green space with pathways, seating, trees, and stormwater features—while advancing a larger, long-term Greenway vision. Also, to ensure the long-term longevity of these green spaces, the Conservancy is working with the Shirley Heinz Land Trust to explore land-banking and ownership models. The intent is to eventually transfer ownership of both Pearl Park and this Green Alley node to the Conservancy as a nonprofit, while thoughtfully addressing details such as insurance and liability. In the interim, the property is covered under the homeowners’ insurance policy. Vice President Relos expressed support for the project but asked about long-term planning and stewardship, noting that some greenway components are privately owned and questioning what happens decades from now when current stewards are no longer involved. In response, Ms. Edmonson explained that this concern led to the formation of the South Bend Greenway Conservancy as a formal nonprofit to protect and manage these strategic privately owned sites over the long term. While most of The Greenway consists of publicly or institutionally owned land, these smaller private parcels are intentionally planned to be placed into CITY OF SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING – April 9, 2026 Page | 11 a conservancy structure to ensure permanence, coordination, and preservation of the broader vision. Commissioner Shaw asked about the overall scale, phasing, and timeline of the Greenway project, as well as its impact on tree canopy coverage. Ms. Edmonson and Ms. Crawford estimated the full project could require approximately $5–6 million to complete citywide infrastructure improvements and would be implemented in phases over several years. Early phases are already underway, and the current $50,000 investment would support the first Green Alley segment, which could accommodate up to 30 trees, helping address the Near West Side’s extremely low tree canopy while advancing broader city sustainability goals. Marty Mecklenburg, President of the Near West Side Neighborhood Association spoke in favor of the project. 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 April 9, 2026. 6.Progress Reports A.Tax Abatement None B.Common Council None C.Other None 7.Next Commission Meeting Thursday, April 23, 2026, 9:30 a.m., City Hall Council Chambers 3rd Floor 8.Adjournment Thursday, April 9, 2026, 10:50 a.m. ______________________________ ______________________________ Eli Wax, Secretary Troy Warner, President