HomeMy WebLinkAbout6A(01)J� Cl)
SpU TH 8
Department of
CE
Community Investment
1865
Memorandum
August 12, 2013
TO: Redevelopment Commission
FROM: Chris Dressel, Staff
SUBJECT: Declaratory Resolution # 3153 - SBCDA Plan Amendments
Staff requests Redevelopment Commission approval of Declaratory Resolution No. 3153
starting the process towards amendment of the South Bend Central Development Area
(SBCDA) Plan.
The primary purpose of these text amendments is to add language to an existing plan goal
and create a new objective that both emphasize the importance of adding and expanding
the range of downtown housing unit types within the SBCDA, particularly those that
encourage the provision of affordable housing and live -work space for artists. Artist districts
often serve as the catalyst for revitalization and are at the forefront of neighborhood
development within downtowns.
Additional amendments of lesser significance serve to revise and modernize the plan
introduction /history (both were initially written almost thirty years ago), and add time frames
to existing plan objectives. Finally, minimal additions have been made to the plan goals and
objectives adding language supporting "complete streets" for cyclists and mass transit
users. The resolution does not include changes to the plan boundary.
As a reminder, the declaratory resolution serves as the first of a four step process that also
includes approval requests of the Area Plan Commission and Common Council. Staff
expects to approach the Commission a second time within the next month or two to
conclude the process by requesting approval of the confirming resolution.
227 W. JEFFERSON BLVD. SOUTH BEND, IN 46601 1 P: 574 - 235 -9371 1 FAX: 574 - 235 -9021 1 SOUTHBENDIN.GOV
RESOLUTION NO. 3153
RESOLUTION OF THE SOUTH BEND REDEVELOPMENT
COMMISSION DESIGNATING AND DECLARING AN AMENDMENT TO
THE REDEVELOPMENT PLAN FOR THE SOUTH BEND CENTRAL
DEVELOPMENT AREA
WHEREAS, the South Bend Redevelopment Commission (the "Commission "),
governing body of the City of South Bend, Indiana, Department of Redevelopment (the
"Department ") and the Redevelopment District of the City of South Bend, Indiana (the
"Redevelopment District "), exists and operates under the provisions of the Redevelopment of
Cities and Towns Act of 1953 which has been codified in IC 36 -7 -14 et sN., as amended from
time to time (the "Act "); and
WHEREAS, the Commission has previously designated and declared an area in
the City of South Bend, Indiana (the "City ") known as the South Bend Central Development
Area to be a blighted area within the meaning of the Act and an allocation area (the "Original
Area ") for purposes of tax increment financing, adopted a Redevelopment Plan, as previously
amended (the "Original Redevelopment Plan"), and established an allocation fund for said Area
all pursuant to Resolution No. 137 adopted by the Commission on May 10, 1985 (the
"Declaratory Resolution "); and
WHEREAS, pursuant to Section 16(a) of the Act, the Declaratory Resolution was
approved by a resolution of the St. Joseph County Area Plan Commission (the "Plan
Commission "), constituting its written order approving the Declaratory Resolution and the
Original Redevelopment Plan (the "Plan Commission Order "); and
WHEREAS, pursuant to Section 16(b) of the Act, the Common Council of the
City adopted its resolution which approved of the Plan Commission Order; and
WHEREAS, after notice and a public hearing thereon, the Declaratory Resolution
was subsequently confirmed by the Commission; and
WHEREAS, the Declaratory Resolution has subsequently been amended by the
Commission; and
WHEREAS, the Commission desires to amend the Original Redevelopment Plan
by revising the plan document (the "Amendment "), which does not increase the size of the
existing Area; and
WHEREAS, there was presented to this meeting of the Commission for its
consideration and approval, a copy of the Amendment, which Amendment consists of
(_) pages, and is attached hereto as Exhibit A; and
BDDB01 5265708v I
WHEREAS, the Commission has determined that it has no present plans to
acquire any interests in real property as part of the Amendment; and
WHEREAS, the Amendment conforms to other development and redevelopment
plans for the City;
NOW THEREFORE, BE IT RESOLVED by the South Bend Redevelopment
Commission as follows:
1. The Commission hereby finds and determines that the public health and
welfare will be benefited by accomplishment of the Amendment for the Area.
2. The Commission hereby finds and determines that the Amendment is
reasonable and appropriate when considered in relation to the Original Redevelopment Plan and
the purposes of the Act.
3. The Commission hereby finds and determines that the Amendment for the
Area conforms to the comprehensive plan for the City.
4. The Commission hereby finds and determines that it will be of public
utility and benefit to amend the Original Redevelopment Plan for the Area, as set forth herein
and in the Amendment and develop it under the Act.
5. The Amendment is in all respects approved and is hereby adopted as the
Amendment for the Area. The Amendment shall be entitled "Text Amendments to the South
Bend Central Development Area Plan ", and, when combined with the Original Redevelopment
Plan, shall be deemed to refer to such Original Redevelopment Plan as so amended.
6. The maps and plats of the Area showing its boundaries, the location of the
various parcels of property, streets and alleys, and other features affecting the acquisition,
clearance, remediation, replatting, replanning, rezoning, redevelopment or economic
development of the Area, indicating the parcels of property to be excluded from acquisition or to
be excluded from the effects of the Amendment to the Area, and the parts of the Area that are to
be devoted to public ways, levees, sewerage, parks, playgrounds and other public purposes under
the Original Redevelopment Plan, including the Amendment, are hereby approved and adopted
as the maps and plats for the Area.
7. No property acquisition is included as part of the Amendment. Except as
may have been set forth in the Original Redevelopment Plan with respect to the Area, as
amended, the Commission has no present intention of acquiring any interest in real property
within the boundaries of the Area.
8. The Secretary is directed to file a certified copy of the Amendment and
this Resolution with the minutes of this meeting.
BDDBOI 52657080 - 2 -
9. This Resolution, together with supporting data, shall be submitted to the
St. Joseph County Area Plan Commission and the City of South Bend, Indiana, Common
Council, as provided by Section 16 of the Act, for the approval of the Resolution and the
Amendment, and if approved by both bodies, the Resolution and the Amendment shall be
submitted to public hearing and remonstrance as provided by Section 17 of the Act, after public
notice in accordance with Section 17 of the Act and IC 5 -3 -1 and after all required filings with
governmental agencies and officers have been made pursuant to Section 17 of the Act.
10. All other findings, determinations and conclusions contained in the
Original Redevelopment Plan shall remain as stated therein.
11. All orders or resolutions in conflict herewith are hereby rescinded,
revoked and repealed in so far as such exist.
12. This Resolution does not affect any rights or liabilities accrued, penalties
incurred, offenses committed, or (except as otherwise provided herein) proceedings begun before
the effective date of this Resolution.
13. This Resolution shall be in full force and effect from and after its adoption
by the Commission.
BDDBOI 5265708vl - 3 -
ADOPTED AND APPROVED at a meeting of the South Bend Redevelopment
Commission held on the 15th day of August 2013, at the County -City Building, Room 1308, 227
West Jefferson Boulevard, South Bend, Indiana.
SOUTH BEND
REDEVELOPMENT COMMISSION
President
ATTEST:
Secretary
BDDBOI 5265708v1 - 4 -
EXHIBIT A
(Plan Amendment)
BDDBOI 5265708v1
SOUTH BEND CENTRAL
DEVELOPMENT AREA
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DEVELOPMENT AREA PLAN
SOUTH BEND, INDIANA
SOUTH BEND CENTRAL
DEVELOPMENT AREA
DEVELOPMENT AREA PLAN
SOUTH BEND, INDIANA
UPDATED: 2013
AMENDMENTS:
Resolution
#
Date
Adopted
Resolution
#
Date
Adopted
Resolution
#
Date
Adopted
737
5 -10 -85
1205
1 -3 -94
2185
10 -7 -05
739
6 -14 -85
1284
9 -2 -94
2192
12 -2 -05
745
8 -9 -85
1293
11 -4 -94
2328
5 -18 -07
750
9 -30 -85
1547
11 -21 -97
2374
7 -7 -07
751
11 -8 -85
1559
12 -19 -97
2385
11 -2 -07
795
2 -27 -87
1562
2 -24 -98
2441
3 -28 -08
798
4 -10 -87
1723
12 -17 -99
2467
7 -18 -08
834
3 -11 -88
1737
2 -18 -00
2595
8 -26-09
836
4 -15 -88
1758
8 -4 -00
2666
4 -9 -10
867
2 -10 -89
1783
9 -7 -01
2833
12 -28 -10
874
3 -24 -89
1901
9 -6 -02
2968
12 -13 -11
881
7 -28 -89
1922
12 -6 -02
3036
6 -28 -12
893
10 -27 -89
1952
3 -7 -03
3064
8 -16 -12
909
2 -29 -90
1973
6-6 -03
921
3 -23 -90
2001
10 -3 -03
923
4 -6 -90
2014
12 -19 -03
944
7 -27 -90
2015
12 -19 -03
974
1 -25 -91
2029
2 -20 -04
1019
10 -11 -91
2105
11 -5 -04
1077
7 -24 -92
2145
3 -4 -05
SOUTH BEND CENTRAL DEVELOPMENT AREA
DEVELOPMENT PLAN
SOUTH BEND, INDIANA
Table of Contents
INTRODUCTION........................................................................................................... ..............................1
A. Development Plan History ....................................................................................... ..............................1
I. DESCRIPTION OF PROJECT ...................................................................................... ..............................2
A. Project Area ......................................................................................................... ..............................2
1. Central Business District ( downtown) .............................................................. ..............................2
2. East Bank ......................................................................................................... ..............................3
3. Monroe Park .................................................................................................... ..............................3
B. Purpose ................................................................................................................ ..............................3
C. Boundaries of the SBCDA .................................................................................... ..............................4
D. Development Plan Goals ..................................................................................... ..............................4
E. Development Plan Objectives .............................................................................. ..............................5
1. Central Business District (Downtown) ............................................................. ..............................6
2. East Bank ......................................................................................................... ..............................6
3. Monroe Park .................................................................................................... ..............................7
F. Types of Proposed Redevelopment Activities ..................................................... ..............................8
II. LAND USE ................................................................................................................ ..............................8
A. Designation of Sub - Areas .................................................................................... ..............................8
B. Development Controls ........................................................................................ .............................10
C. Housing ............................................................................................................... .............................11
D. Parking ................................................................................................................ .............................11
E. Transportation ..................................................................................................... .............................12
F. Public Improvements .......................................................................................... .............................13
Ill. DESIGN REVIEW COMMITTEE ............................................................................ .............................13
A. Establishment of Committee .............................................................................. .............................13
B. Terms .................................................................................................................. .............................14
C.
Rules ................................................................................................................... .............................14
D.
Powers and Duties .............................................................................................. .............................14
E.
Design Guidelines ............................................................................................... .............................14
F.
Permits ............................................................................................................... .............................14
G.
Review ................................................................................................................ .............................15
H.
Amendments to Disapproved Plan ..................................................................... .............................15
I.
Signs .................................................................................................................... .............................15
J.
Existing Design Review Committee .................................................................... .............................15
K.
Existing Design Review Guidelines ..................................................................... .............................15
IV.
PROJECT PROPOSALS ......................................................................................... .............................16
A.
Land Acquisition ................................................................................................. .............................16
B.
Property Rehabilitation ...................................................................................... .............................16
C.
Developer's Obligations ...................................................................................... .............................16
D.
List of Property to be Acquired ........................................................................... .............................17
V.
STATUTORY AUTHORITY ........................................................................................ .............................17
VII.
PROCEDURE FOR AMENDMENT OF THE APPROVED DEVELOPMENT PLAN ..... .............................18
VI.
MAPS .................................................................................................................. .............................18
A.
South Bend Central Development Area ............................................................. .............................18
B.
Former Redevelopment Areas & Expansion Areas ............................................. .............................18
C.
Land Use Sub -Areas (being updated) .............................................................. .............................18
D.
Tax Allocation Area ............................................................................................. .............................18
VII.
Resolution 1737: Exhibit "A," Expansion Area # 4: Downtown Medical Services District ............
18
VIII.
Resolution 2001: Exhibit "A," Expansion area No. 5: Studebaker Museum .... .............................18
IX.
Resolution 2014: Exhibit "A" Expansion area No. 6: expanded allocation areas .........................
18
X.
Resolution 2015: Exhibit "A," Reduction area No. 1 ............................................. .............................18
XI.
Resolution 2105: Exhibit "A" Expansion area No. 7: Studebaker Museum ..... .............................18
XII.
Resolution 2467: Exhibit "A," East Bank Village Master Plan — Phase 1 .......... .............................18
INTRODUCTION
South Bend has a dynamic economic and civic life that uniquely combines its world -class
educational institutions with a historic innovation economy and distinctive, diverse ethnic
heritage. The city's economy was built on the strength of manufacturing, but in this post-
industrial era, a community of partners has worked to transform the city into a "smart city"
powered by its creativity and know -how. The growing educational services, healthcare, and
social assistance sectors now account for more than a quarter of the employed labor force in the
city. Recent economic development efforts meant to build economic vitality are measured by
indicators including development of the local work force and support of the real estate tax base.
Looking forward, the City of South Bend is seeking pioneers eager to be part of an urban
renaissance that reclaims city assets.
The South Bend Central Development Area (SBCDA), consisting of the downtown, East Bank,
and Monroe Park areas, includes districts most strongly identified within the South Bend
community. Over the last decade, downtown has broadened its efforts to maintain and build on
the SBCDA's position as the cultural and entertainment center of the region. Recent examples
include: renovation of the Palais Royale Ballroom in 2003; opening of the South Bend Civic
Theater in 2007; and renovations to Coveleski Stadium, home of the Silver Hawks, in 2012.
When combined with long standing venues, it's translated to a measurable economic impact for
the downtown region. Centered on the East Race Waterway, the East Bank has emerged as a
desirable location for residential development since 2010 with the construction of upscale
townhomes. The last decade has also seen the growth of the Metronet, a 50 —plus mile, dark,
fiber optic network that loops around South Bend and Mishawaka and offers state —of —the —art
telecommunications connectivity. End -users have the experience of unlimited bandwidth and
unlimited speed. On the outskirts of the SBCDA, but no less vital to the economic health of the
downtown, are two rapidly emerging areas buoyed by technology based business opportunity at
the time this introduction was written in 2013 — Ignition Park and the Renaissance District.
Ignition Park is a technology park under development on as much as 140 acres of land owned by
the City of South Bend. Planning is under way at Ignition Park for the siting of 3 million to 3.5
million square feet of high -tech, office and support space. In addition the City is working with
the public and private research sectors to establish prototyping facilities at Ignition Park, which
early stage companies can take advantage of. Centered around a formed 800,000 sq. ft. industrial
building, the Renaissance District serves to capitalize on the adjacent Ignition Park by growing
the Union Station data center and providing space for future high tech office growth all spurred
on by the Metronet availability.
A. Development Plan History
The past half century has witnessed significant changes in South Bend's identity. The strong
1
industrial base concentrated within the inner city eroded while South Bend's population has
declined from 133,000 in 1960 to 10 1, 168 in 2010. Conversely, a growing suburban population
and abundant developable land caused retailing efforts to shift towards these new markets.
Ultimately., the downtown was unsuccessful in rebuilding its position as the region's primary
retail market. In response, three areas near the center of South Bend were declared
redevelopment areas by the South Bend Redevelopment Commission. These areas - the Central
Downtown Urban Renewal Area (Downtown) (declared in 1968); the East Bank Development
Area (1980); and the Monroe Sample Development Area (1981) -were each found to be blighted
areas and plans were adopted to eliminate that blight and bring about new growth and
redevelopment. Since each of these three areas had unique characteristics which impacted the
other areas, over the years it was recognized that redevelopment activities had to be coordinated
in order to get the maximum redevelopment benefit. The interrelationship among the three areas
caused the Redevelopment Commission to reexamine its plans for each of the areas and to merge
the areas into a single area for planning and redevelopment purposes in 1985. This merged area
along with certain land, not included in the original redevelopment areas, but tied into the
redevelopment efforts, became part of a larger area known today as the SBCDA.
I. DESCRIPTION OF PROJECT
A. Project Area
1. Central Business District (downtown)
The Central Business District is the primary identity of the South Bend community. The image
which the downtown has conveyed over the years has been directly related to the underlying
economic, cultural and social foundations by which it is supported.
In recent decades, a new identity is emerging based on new foundations that provoke the South
Bend community to renew its efforts towards revitalization of the downtown buoyed by a strong
collaboration of public and private interests in future development. As a result, the Central
Business District has made significant progress in strengthening its position as the financial,
professional, service, cultural, educational, and entertainment center of the Michiana region.
Community recognition and support of the underlying strengths and inherent advantages of the
downtown area has permitted effective long range planning and positive efforts towards
revitalization.
The important relationship of inner -city neighborhoods to a healthy downtown has been
recognized, and concentrated efforts to strengthen residential aspects of the inner -city have met
with success, as evidenced by the Near Northwest, Park Avenue, West Washington, Near
Northeast, and Edgewater neighborhoods. The East Bank and Monroe Park areas offer new
potential for residential development close to the downtown.
2
Downtown has broadened its efforts to maintain and build on its position as the cultural and
entertainment center of the region. The Morris Civic Auditorium, Century Center, Studebaker
Museum, Northern Indiana Center for History, South Bend Civic Theater, South Bend Public
Library, and the South Bend Museum of Art provide a rich diversification of cultural activities.
Numerous other facilities add to the entertainment and recreational offerings of the downtown.
These include Coveleski Stadium, Sietz Park, and a variety of restaurants and nightclubs. The
St. Joseph River, which was a major influence in the early development of South Bend due to its
transportation and industrial uses, remains as a key element in current and future development of
the downtown. Today, the visual, recreational and residential amenities provided by the river are
stressed in development planning.
The convention and tourist trade has also taken an important position in the identity of
downtown. The development of Century Center, two major hotel chains, and various bed and
breakfasts have supported a growing convention and tourism industry that has brought hundreds
of thousands of people annually into South Bend with the potential for further growth.
Numerous local, state and federal government functions coupled with a solid core of occupied
office space, creates an impetus for a variety of related activities which occur in the downtown
and offering market potentials created by a significant population of downtown workers.
2. East Bank
Defined as the area across from the Central Business District and on the East Bank of the St.
Joseph River, the East Bank has seen growing investment interest since the reopening of the East
Race Waterway in 1984. This recreational facility, the nation's first urban waterway, has since
been complimented by the location for both corporate headquarters (AM General and
Underwriters Laboratories), artist outlets (Circa Arts and Fire Arts). Following the completion of
a comprehensive plan process that led to the establishment of the East Bank Village Master Plan,
upscale residential units have been completed in the form of the East Bank and River Race
Townhomes.
3. Monroe Park
Located East of South Michigan Street and South of Monroe Street, the Monroe Park
neighborhood declined starting during the 1950's through the 1970's characterized by losses in
population and the number of housing units and an increase in the number of non- residential
uses. Once the area was declared a redevelopment area and a number of activities were begun to
clearly identify residential, industrial and commercial portions of Monroe Park, this led to
creation of the Monroe Industrial Park and attraction of several light industrial businesses.
B. Purpose
For over forty years the City of South Bend, Indiana has undertaken an aggressive, innovative,
3
affirmative and on -going economic revitalization and physical redevelopment program for its
inner -city areas. At times this effort has consisted of separate public and private actions: and, at
times the.effort has been a private - public partnership. The revitalization of the inner -city
requires a combination of redevelopment and rehabilitation strategies. In those areas of the inner -
city where blight, deterioration, and obsolescence can be reversed by rehabilitation, the City has
developed and implemented an area revitalization program that combines systematic and
aggressive code enforcement with housing rehabilitation programs, small scale public works
improvements, and maintenance programs.
However, not all areas of the inner -city will respond positively to this combination of resources
and programs. The purpose and intent of the SBCDA Plan is to develop a positive synergism
within the SBCDA. The land uses, circulation systems, public facilities, urban design, public
improvements and market strategies contained in each separate development plan have been
assessed, revised, and brought together into one integrated and comprehensive development area,
plan and implementation program.
C. Boundaries of the SBCDA
The most recent boundaries are in Appendix A
D. Development Plan Goals
The overall goal for the Area is to achieve the economic revitalization and physical
redevelopment of the Area as an attractive, exciting, unique and viable urban center for people,
businesses, and institutions. Related to this goal are various sub - goals:
To make the Area a multi -use regional center for North Central Indiana and South
Central Michigan for business and consumer services, specialty retail,
governmental and medical services, cultural, entertainment, recreational, and
convention uses
2. To strengthen the residential component of the Area by increasing the number and
type of housing units, included but not limited to, market rate apartments,
condominiums, townhouses as well as affordable artist housing.
3. To increase the level of private investment and reinvestment in the Area
4. To increase both the personal and real property tax base within the Area
5. To retain and increase jobs within the Area by retaining and attracting both
consumer service, business service and light industrial uses
0
6. To increase the functions and facilities within the Area to make it an attractive and
competitive area for living, working, and recreation
7. To enhance and strengthen the various linkages between the Central Business
District, East Bank and Monroe Park
8. To create the physical and organizational environment that will facilitate and
enhance the phase -in of private resources and the phase -out of extraordinary
public investment
9. To make the old and new buildings, facilities, and public improvements work
together to enhance the uniqueness and attractiveness of the Area
10. To create an overall environmental quality that recognizes the pervasive use and
influence of the automobile on the Area but at the same time provides pedestrians,
cyclists and mass transit users with a safe, accessible, and attractive circulation
system
11. To coordinate the economic revitalization and physical redevelopment of the Area
with the major programs being implemented on commercial corridors such as
Western Avenue and Lincoln Way West
12. To increase the use of the parks and walkways along the St. Joseph River and the
East Race Waterway for both passive and active recreation
13. To encourage a balanced transportation system that provides for and
accommodates various forms of transportation including automobile, bicycle, bus
and pedestrian traffic
14. To maintain a consistently high level of quality in design and materials for new
construction, renovation projects, public space, landscaping, lighting and signage
15. To create and maintain a strong private /public organizational framework in which
to establish project plans and implementation strategies
E. Development Plan Objectives
The development objectives provided in this section are categorized into Short, Medium
and Long Term objective. Short Term is generally 0 -2 years, Medium Term is 2 -5 years
and Long Term is 5 -10 years.
5
Central Business District (Downtown)
Short Term Objectives
a. To identify and define a core activity area and focus planning, programs,
development, implementation strategies and private and public resources to
create a critical development mass
b. To maximize the use of existing public and private parking garages and to
provide a more unified system of attractive surface parking lots and
simplified on- street parking
C. To encourage and support the development of mixed -use projects and
buildings that include appropriate public space and internal parking
d. To encourage, facilitate, and support affordable housing for artists.
Medium Term Objectives
e. To facilitate and promote the increased use of existing vacant or
underutilized buildings through a comprehensive and systematic
combination of facade design, public improvements, financial and tax
incentives, parking and other related programs
f. To improve the physical connection for pedestrians and cyclists and
increase the movement of foot and bike traffic between the Central
Business District and the East Bank
g. To minimize the conflict between pedestrians, cyclists and vehicles within
the high density development area (Area A) of the Central Business District
Long Term Objectives
h. To facilitate and promote new retail, commercial and mixed -use
development of vacant or underutilized land, both publicly and privately
owned, consistent with the goals for the Area
i. To create a simpler vehicular circulation system for internal traffic patterns
which allows for greater accessibility and visibility of destination points
j. To facilitate and encourage the preservation and use of historically or
architecturally significant buildings
k. To encourage, facilitate, and develop a lender commitment program for
Central Business District business attraction, facade renovation, building
rehabilitation, and new construction
2. East Bank
Short Term Objectives
a. To create a high quality, residential neighborhood with compatible
no
commercial uses through a combination of high density and medium
density residential projects
b. To encourage projects that complement developments and activities in the
Central Business District and Monroe Park
C. To establish a strong regional identity for the East Bank and a national
identity for the East Race Waterway
Medium Term Objectives
d. To provide adequate private and public parking that is accessible, attractive
and complementary to the East Race Waterway, the St. Joseph River and
adjacent parks
e. To maximize the use of the East Race Waterway and minimize the
potential conflict between public use of the East Race Waterway and
private development of surrounding properties
f. To encourage the extension of the riverbank trail system throughout the
East Bank and into the vicinity of the University of Notre Dame and St.
Mary's College
g. To create a pedestrian oriented environment within the East Bank and
strengthen the pedestrian connection with the Central Business District
h. To stimulate the private acquisition, conversion or reuse of existing non -
compatible buildings and uses within the East Bank
Long Term Objectives
i. To develop additional recreational and entertainment facilities and uses that
will enhance the passive and active recreational usage within the East Bank
and provide year -round sources of activity
j. To provide a comfortable transition from a dense Central Business District
into adjacent neighborhoods to the north and east
k. To stimulate the adaptive reuse of existing compatible structures in a way
that is consistent with the goals and objectives of this Plan
1. To coordinate future development and activities within the Howard Park
area with the development and activities in the East Bank
3. Monroe Park
Short Term Objectives
a. To create a new, positive identity for the Monroe Park neighborhood
b. To improve the physical environment of the neighborhood through clean up
of vacant lots, removal of dead trees and brush, and public improvements to
streets, curbs, sidewalks and lighting.
7
Medium Term Objectives
C. To develop an attractive and economically viable entrance to the Central
Business District on both South Michigan Street and Lincolnway
East /Monroe Street
d. To expand the supply of housing for low and moderate income individuals
by rehabilitation of existing houses
e. To protect the residential neighborhood by discouraging truck traffic
through the area north of Bronson Street
f. To establish and maintain an enhanced landscaped edge along and between
the residential neighborhood and the industrial park
Long Term Objectives
g. To support a high quality light industrial park
h. To strengthen the residential neighborhood by filling in vacant lots — either
through new construction of single - family and multi - family units or
through house moves.
i. To stimulate the conversion of houses from non - residential to residential
use
F. Types of Proposed Redevelopment Activities
Realization of the goals and objectives for the Area will be accomplished by a combination of
public and private actions. These actions include, but are not limited to, the following: property
acquisition, relocation, clearance, vacation and dedication of public right -of -way, provision for
public facilities and improvements, or any other activity pertaining to planning and implementing
this development plan.
II. LAND USE
A. Designation of Sub -Areas
Central Business District
a. Area A: This area forms the principal service commercial, retail commercial
and public core of the Central Business District. The basic objective to be
realized in this area is high density development. Parking needs for this area
shall be met within the context of an overall municipal parking plan which
may include, without limitation, anyone or more of the parking facilities
generally described in the Michigan Street Corridor Plan and incorporated
herein by reference. This area will contain the greatest concentration of
public improvements and will adequately meet the requirements of
pedestrian- circulation. Vehicular circulation patterns shall be designed in
such a manner as to maximize accessibility and visibility of destination
points. Residential uses which conform to local ordinance and code
regulations will also be permitted.
b. Area B: This area shall retain its present basic function as a secondary service
commercial and retail commercial area. Less emphasis shall be placed on
high density development within this area. Parks and recreational uses will be
permitted within this area including, without limitation, a stadium or other
structure to be used for athletic, recreational, cultural, and community events
located at 501 South Street. Parking requirements shall be met by on -site
parking provisions as required by local ordinance and by on- street parking.
c. Area C: This area shall retain its present function of providing a
cultural /convention center for the community. The balance of this area shall
be retained for use as public parks, river walkways and recreational
amenities. Parking facilities to serve the needs of the cultural /convention
center will be provided to a limited degree within the area itself. Such
parking will meet the short term needs of the public. Longer term parking
facilities to serve the area will be provided within the context of the overall
parking plan for the downtown core area. Pedestrian circulation patterns
within the area shall be developed in such a manner to enhance the
relationship of the cultural /convention center to the downtown core area and
to the East Bank.
d. Area D: This area shall retain its function as a lower density office park
development. Parking requirements in this area shall be met on -site.
Considerable land area shall be devoted to open and landscaped spaces.
Public walkways and recreational amenities shall be maintained along the
river frontage of this area, as well as a pedestrian bridge connecting this area
to the recreational development on the eastern side of the St. Joseph River.
Additionally, the southeastern portion of this area shall maintain its function
as the regional postal facility along with public, pedestrian and parking
amenities.
e. Area E: This area is comprised of three similarly functioning sub - areas.
These areas shall be devoted to high density residential use and related
commercial facilities. Parking for these areas shall be provided on -site.
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2. East Bank
a. Area F: Residential. The highest priority in this area shall be on multi - family
residential.
b. Area G: Commercial and Mixed Use. The highest priority in this area shall be
on commercial and mixed residential /commercial uses.
c. Area H: Redevelopment Owned Park Land. This area is currently being used
as park land. Any other use of this land must be approved by the
Redevelopment Commission.
3. Monroe Park
a. Area I: This area serves as the residential portion of Monroe Park. This
residential area is to be strengthened through housing rehabilitation and new
construction that is compatible with the existing character of housing in the
neighborhood.
b. Area J: This area is designated for industrial use.
c. Area K: This area is designated for commercial use.
B. Development Controls
The controls and regulations for the Area are designed to provide for development that is
consistent with Plan goals and objectives.
1. Plans and specifications for all projects located within the Area shall be subject to
review and approval of the Design Review Committee.
2. The controls in this Plan are in addition to and do not affect any and all basic
requirements of applicable statutes, codes and ordinances as amended from time
to time. These include, but are not limited to, zoning, height and area, signage,
and parking requirements.
3. Whenever feasible, utility lines shall be placed underground.
4. Existing uses in the Area which do not conform to this Development Plan, may
continue unless the Redevelopment Commission acquires the property through its
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regular acquisition procedures.
5. The Redevelopment Commission may adopt detailed project plans for all or
portions of the Area.
6. In order to accomplish the goals and objectives of this Plan, considerable study
will be given to current zoning in the Area. The Redevelopment Commission may
be recommending changes in zoning to the Area Plan Commission of St. Joseph
County and the South Bend Common Council.
C. Housing
New housing development, achieved either through new construction or adaptive reuse
should accommodate a variety of housing types, including for sale single family attached
and multifamily rentals. Housing style variety should include apartments, lofts,
condominiums and townhouses /row houses.
Housing development should encourage the provision of affordable housing and live -
work space for artists. Artist districts often serve as the catalyst for revitalization and are
at the forefront of neighborhood development within downtowns. Federal and State
programs such as Low Income Housing Tax Credits should be perused to incentivize the
adaptive reuse of existing buildings for artists.
D. Parking
1. All uses within the Area, with the exception of uses found within the Exempted
Central Business District Area as designated in the 'Book of Maps" and in Section
21 -104 of the Municipal Code of the City of South Bend, shall provide accessory off -
street parking facilities as required by local ordinance.
2. In order to prevent undue traffic congestion in high density areas of the Central
Business District and to promote orderly and efficient circulation of pedestrians and
vehicles, it is necessary and reasonable that off - street parking facilities be provided in
such areas only in conformity with an overall, coordinated parking plan. To secure
this objective, no accessory off - street parking facilities shall be required for any use in
the Exempted Central Business Core Area as shown upon a certain map in the 'Book
of Maps" and in Section 21 -104 of the Municipal Code of the City of South Bend.
3. The construction of parking structures in the Central Business District and the
East Bank is recommended.
I1
4. Multiple standards are recommended for parking spaces to accommodate compact
as well as full size automobiles and to encourage shared uses of parking areas and
facilities.
5. Installation of long term and short term bicycle parking facilities are
recommended to accommodate cycling commuters, employees, residents, and visitors
for existing buildings, adaptive reuse projects, and new construction.
6. Off - street parking areas shall be suitably paved, drained, lighted and landscaped
as per adopted Design Guidelines.
7. In the East Bank, careful attention shall be given to the location of surface parking
lots. It is recommended that no surface parking lot be located adjacent to the East
Race Waterway or the St. Joseph River.
8. The Redevelopment Commission will work with the Area Plan Commission of St.
Joseph County to study current parking requirements and may make
recommendations to change these requirements to reflect current parking and
planning needs for different types of uses within the Area.
E. Transportation
1. Central Business District. The basic objective of the transportation plan will be
the provision of a vehicular circulation system that will facilitate the free and safe
flow of traffic into, through and around the Central Business District. Regional
traffic patterns are to remain essentially unchanged. Internal traffic patterns are to
be simplified with the goal toward accessibility and visibility of destination
points.
2. East Bank. The basic objective of the transportation plan is to minimize the
impact of the automobile on the East Race Waterway and to limit arterial traffic.
The arterial streets of LaSalle Street, Colfax Avenue, Jefferson Boulevard, and
Hill Street will remain as such. Arterial traffic on Niles Avenue will be
discouraged. TRANSPO bus routes are encouraged to remain and it is
recommended that bus shelters be placed in strategic locations. As the area
develops, bus routes should be revised accordingly.
3. Monroe Park. In order to protect the integrity of the residential neighborhood,
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truck access to the industrial park will be from Sample to Fellows on the South
and Lincolnway East to Marietta on the East.
F. Public Improvements
Public improvements in the Area may include, but are not limited to, street and streetscape
improvements, pedestrian walkways, skywalks, public facilities, lighting, relocation of certain
public rights -of -way, relocation of certain utilities and the construction of public parking
facilities.
Infrastructure conditions in the Area can vary. Recent investment on Michigan St, Jefferson
Blvd., and Niles Avenue has included curb and sidewalk replacement/upgrades sometimes
complimented by streetscape enhancements (lights, furniture, trees, etc.) Future improvements
are anticipated for future targeted projects. Within the East Bank and Monroe Park districts,
conditions generally dictate a need for improvement.
Building conditions within the Area are still largely impacted by the events of the past several
decades. In the 1970's, faced by the severe competition of suburban shopping malls, numerous
parcels of land were cleared and assembled and remaining buildings were obscured by public
improvements or covered up by facade treatments which were irrelevant to the original
architecture. The downtown fabric became sparse, less accessible and lacked a cohesive identity.
An increasing number of parcels either remained vacant or reverted to surface parking lots, a
condition that persists today. Despite these changes, the presence of historic buildings remains
an asset of the Area with over fifty historic sites and structures. These and other structures, in
addition to the available, developable land, are attracting increased attention by the development
community.
III. DESIGN REVIEW COMMITTEE
In order to achieve high quality design and insure a feeling of continuity throughout the Area, a
Design Review Committee (Committee) is hereby established. Nothing herein shall give the
Committee authority over any building, zoning or other code requirements of federal, state or
local law.
A. Establishment of Committee
A Design Review Committee of eight (8) members shall be established. Members shall be the
Executive Director of the Department of Economic Development, the City Engineer, the Director
of the Area Plan Commission of St. Joseph County, the City Building Commissioner, one at-
13
large member appointed by the Redevelopment Commission, and three persons appointed by the
Commission, one each representing the Central Business District, the East Bank and Monroe
Park. The Executive Director of the Department of Economic Development shall serve as
chairman of the Committee. Five (5) members of the Committee will constitute a quorum.
B. Terms
Members of this Committee shall serve without pay for two year terms. Appointed members
shall serve at the pleasure of the Commission. Vacancies occurring through death, resignation or
other causes shall be filled for the unexpired term in the same manner as the original
appointments.
C. Rules
The Committee shall adopt such rules and procedures as are necessary to conduct its business,
including the dates and times of meetings and hearings.
D. Powers and Duties
The Committee shall function in an advisory capacity to the Redevelopment Commission. It shall
review the plans and specifications for all projects located within the Area that involve new
construction, exterior renovation or site work. This review will include design, site planning,
open space and other applicable considerations pertaining to compliance with the standards set
forth in the South Bend Central Development Area Design Guidelines. In exercising these duties
the Committee shall follow the procedures and act within the limitations established in this
section.
E. Design Guidelines
The Redevelopment Commission shall, by Resolution, adopt Design Guidelines for use by
developers on all projects within the Area. The Design Review Committee will base their
approval of plans on how well the proposals have followed these guidelines. The Design
Guidelines may be reviewed and revised as necessary by Redevelopment Commission action.
F. Permits
No permit shall be issued for construction, reconstruction, alteration, or rehabilitation of any
building in the Area until the plans and specifications for the building have been approved by the
Design Review Committee.
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G. Review
All proposals filed with the Design Review Committee for review and approval shall be
accompanied by architectural plans and/or engineering drawings and specifications for the work
involved. Such plans shall be reviewed for compliance with the standards and objectives of the
Plan and Design Guidelines. Upon receipt of the plans the staff of the Department of Economic
Development will review them, prepare a staff report, and schedule a meeting of the Committee
with the developer, generally within two weeks from receipt of the plans. At this meeting the
Committee will review plans and the staff report with the developer and either approve the plans
as submitted, ask for additional information, approve the plans as modified, or reject the plans.
The developer will be notified in writing of modifications in plans or specifications that are
necessary to receive approval. Approval by the Committee does not constitute approval of any
federal, state or local building, zoning or other requirements but is solely pertaining to the Design
Guidelines over which the Committee has advisory jurisdiction for the Commission. The
Committee shall have the right to waive the review process for any project.
H. Amendments to Disapproved Plan
Within thirty days after disapproval of a development plan, the developer may file with the
Committee an amendment to such plan or an amended plan which shall be limited exclusively to
changes made necessary to meet the modifications requested by the Committee. Review
procedures for an amended plan shall be the same as for an initial submission.
I. Signs
All proposals for signs within the Area shall be reviewed by the Committee and evaluated for
compliance with the standards established in the Design Guidelines.
J. Existing DesigLi Review Committee
Upon confirmation of this Plan, the Design Review Committee previously appointed by the
Redevelopment Commission shall be dissolved and the Commission shall appoint members to
this new Committee.
K. Existing Design Review Guidelines
Upon confirmation of this Plan, the Design Review Guidelines previously adopted by the
Redevelopment Commission will remain in place until new guidelines are adopted.
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Iv. PROJECT PROPOSALS
A. Land Acquisition
The Land Acquisition Plan Map and List of Property to be Acquired (Appendix A) indicate real
property to be acquired for redevelopment purposes. The List of Property to be Acquired also
sets forth parcel ownership and square footage/key number for such land.
After acquisition, the City of South Bend Department of Redevelopment will either:
Demolish the structure or structures thereon, if any, and dispose of the land for
redevelopment at its fair market value, excepting those cases when land is sold or
leased to another public body, pursuant to Indiana Code 36- 7- 14 -22, for uses in
accordance with the Development Plan; or
2. Sell or lease the property to purchaser or lessee at its fair market value, excepting
those cases when property is sold or leased to another public body pursuant to
Indiana Code 36- 7- 14 -22, for uses in accordance with the Plan subject to its being
rehabilitated in conformance with the South Bend Central Development Area
Design Guidelines.
B. Property Rehabilitation
All properties in the Area shall comply with the standards set forth in all applicable statutes,
codes and ordinances, as amended from time to time, relating to the use, maintenance, facilities,
and occupancy of existing property, including, but not limited to, Chapters 6, 8, 9, and 21 of the
South Bend Municipal Code.
All properties within the Area shall be maintained so that the appearance of the premises and all
buildings thereon shall reflect a level of maintenance in keeping with the standards of the Area
and the requirements of the South Bend Municipal Code.
C. Developer's Obligations
The land acquired by the Redevelopment Commission will be disposed of subject to an
Agreement between the Commission and the Developer. The Developer will be required by the
Agreement to observe the land use and building requirements and objectives of this Plan and to
carry out all development within an agreed time period. The Agreement and Deed contain other
provisions required by the Commission and the United States Department of Housing and Urban
Development.
16
In addition, the following provisions, plus other appropriate provisions, will be included in the
Agreement:
An approved plan for the project and a time schedule for start and completion of
the project.
2. That the purchase of the land is for the purpose of redevelopment and not for
speculation. Purchase contracts will provide that the Developer agree that
purchase of the property is for the purpose of redevelopment and not for land
speculation. Prior to the completion of the redevelopment project, the Developer
may not sell, lease, or otherwise transfer such land (or improvements) without the
prior written consent of the South Bend Redevelopment Commission.
3. That the land will be built upon and improved in conformity with the objectives
and provisions of the Plan.
4. That the building of improvements will be commenced and completed within a
specified period of time.
That the Developers, their successors or assigns, agree that there will be no
discrimination against any person or group of persons on account of race, creed,
color, sex, age, transfer, use, occupancy, tenure, or enjoyment of the premises
therein conveyed or improvements erected or to be erected thereon, nor will the
Developer himself or any person claiming under or through him establish or
permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy of tenants, lessees,
sublessees, or vendees in the premises therein conveyed, or improvements erected
or to be erected thereon.
D. List of Property to be Acquired
Properties are all listed in Appendix B.
V. STATUTORY AUTHORITY
The controls, regulations and land use restrictions contained in this Plan are for the specific
purpose of implementing the South Bend Central Development Plan pursuant to Indiana Code
36- 7- 14 -1 -et. seq.
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VII. PROCEDURE FOR AMENDMENT OF THE APPROVED
DEVELOPMENT PLAN
The South Bend Central Development Plan may be amended by resolution of the South Bend
Redevelopment Commission. Any change affecting any property or contractual right can be
effectuated only in accordance with applicable state and local law.
vi. MAPS
A. South Bend Central Development Area
B. Former Redevelopment Areas & Expansion Areas
C. Land Use Sub -Areas (being updated)
D. Tax Allocation Area
VII. Resolution 1737: Exhibit "A," Expansion Area # 4: Downtown Medical
Services District
VIII. Resolution 2001: Exhibit "A," Expansion area No. 5: Studebaker
Museum
IX. Resolution 2014: Exhibit "A" Expansion area No. 6: expanded
allocation areas
X. Resolution 2015: Exhibit "A," Reduction area No. 1
XI. Resolution 2105: Exhibit "A" Expansion area No. 7: Studebaker
Museum
XII. Resolution 2467: Exhibit "A," East Bank Village Master Plan — Phase 1
To: Schwind; Cheryl Phipps; Chris Dressel; Chris Voros; Dale Helpingstine; Debrah Jennings;
Elizabeth Hertel; Elizabeth Maradik; John Engstrom; Jonathan Burke; Jonathon Geels;
Keith Crain; Kristopher Priemer; Michael Kouroubetes; Patrick Hechlinski; Peggy Hertel;
Robert Lanchsweerdt; Rich Grundtner; Al Greek; Bob Allen; Bob Dejaegher; Brent
Cummins; Brent Hussung; Brent Thompson; Brian Haygood; Bruce Schwind; Cheryl
Phipps; Chris Dressel; Chris Voros; Dale Helpingstine; Debrah Jennings; Elizabeth Hertel;
Elizabeth Maradik; John Engstrom; Jonathan Burke; Jonathon Geels; Keith Crain;
Kristopher Priemer; Michael Kouroubetes; Patrick Hechlinski; Peggy Hertel; Robert
Lanchsweerdt; Rich Grundtner; Shawn Delahanty, Al Greek; Bob Allen; Bob Dejaegher,
Brent Cummins; Brent Hussung; Brent Thompson; Brian Haygood; Bruce Schwind; Cheryl
Phipps; Chris Dressel; Chris Voros; Dale Helpingstine; Debrah Jennings; Elizabeth Hertel;
Elizabeth Maradik; John Engstrom; Jonathan Burke; Jonathon Geels; Keith Crain;
Kristopher Priemer, Michael Kouroubetes; Patrick Hechlinski; Peggy Hertel; Robert
Lanchsweerdt; Rich Grundtner; Shawn Delahanty, Sue Gerlach; Al Greek; Bob Allen; Bob
Dejaegher; Brent Cummins; Brent Hussung; Brent Thompson; Brian Haygood; Bruce
Schwind; Cheryl Phipps; Chris Dressel; Chris Voros; Dale Helpingstine; Debrah Jennings;
Elizabeth Hertel; Elizabeth Maradik; John Engstrom; Jonathan Burke; Jonathon Geels;
Keith Crain; Kristopher Priemer; Michael Kouroubetes; Patrick Hechlinski; Peggy Hertel;
Robert Lanchsweerdt; Rich Grundtner; Shawn Delahanty; Sue Gerlach; Tony Molnar
Subject: ArcGIS 10.1 Connection Instructions
With the reimaging process going on, many of you will need to reconnect your databases. I am including the
latest way to reconnect. Please do not hesitate to call if you have questions.
When you first open the software, you should get a window asking you what license you want to use. Choose
ArcView (Concurrent Use). Use this license for map making.
If you get to a point where you need to do editing, you can change your license to ArcEditor (Concurrent Use). You
can do this by going to Start > All Programs > ArcGIS > ArcGIS Administrator. Keep in mind that there are only 5
ArcEditor licenses available to share, and there are more than 5 editors. Ideally there will not be more than 5
simultaneous editors; however, to prevent lockouts please change your license back to ArcView when not needing to
edit.
Also, please stay out of the GIS software and web maps between 7 AM and 8 AM and after 5 PM each
day unless you really need to use these technologies at those times. During these times we do
maintenance and other operations on the databases and web maps, which often requires turning off
the maps and licenses Thus, you should be fine to use these technologies from 8 AM to 5 PM.
Connection Instructions:
In the catalog tree in ArcCatalog, expand the Database Connections folder. Double -click Add Spatial Database
Connection