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HomeMy WebLinkAboutApproving & Adopting Text Amendments to the South Bend Central Development Area PlanRESOLUTION 4282 -13 Passed by the Common Council of the City of South Bend, Indiana September 9, Attest: 13 20 t C L City Clerk Presented by me to the Mayor of the City of South Bend, Indiana September 10, 20 13 President of Common Council Approved and signed by me S f PT f 0" D r g. 1 20 13 City Clerk RESOLUTION NO. L( ZTZ — ( 3 A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING TEXT AMENDMENTS TO THE SOUTH BEND CENTRAL DEVELOPMENT AREA PLAN WHEREAS, the South Bend Redevelopment Commission (the "Commission "), a governing body of the City of South Bend, Indiana has previously designated and declared an area in the City of South Bend, Indiana (the "City ") known as the South Bend Central Development Area "the SBCDA" to be a blighted area within the meaning of the Act and an allocation area for purposes of tax increment financing, adopted a Redevelopment Plan, as previously amended, adopted by the Commission on May 10, 1985; and WHEREAS, the Redevelopment Plan contains detailed development goals and objectives with public and private sector investment opportunities within the SBCDA; and WHEREAS, the City of South Bend seeks to 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 artist housing and live -work space for artists; WHEREAS, the Commission approved Declaratory Resolution #3153 on 8/15/13 to begin the process of making text amendments to the Redevelopment Plan; and WHEREAS, the Area Plan Commission of St. Joseph County, Indiana approved the same text amendments to the Redevelopment Plan in its Resolution 231 -13 on August 20, 2013; and NOW, THEREFORE, BE IT RESOLVED BY THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA AS FOLLOWS: SECTION I: That the South Bend Central Development Area Plan shall be amended to include all changes set forth in the attachment hereto which is incorporated herein, which changes are hereby fully adopted and approved. SECTION II: That this Resolution shall be in full force and effect from and after its passage by the Common Council and approval by the Mayor. PRESENTE15 9 � - l 3 ROY APPRovEo 3 Filet[ In CI WP JOHN V CITY CLERK, SOUTH SEND, IN TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 13 -62 A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING TEXT AMENDMENTS TO THE SOUTH BEND CENTRAL DEVELOPMENT AREA PLAN This bill was heard by the Community Investment Committee. Karen L. White Chairperson, Committee of the Whole 1200 COUNTY -CITY BUILDING 227 W JEFFERSON BOULEVARD SOUTH BEND, INDIANA 46601 -1830 CRISTAL C. BRISCO CORPORATION COUNSEI. CITY OF SOUTH BEND PETE BUTTIGIEG, MAYOR .DEPARTMENT OF LAW September 3, 2013 Mr. Derek Dieter President, South Bend Common Council 4th Floor County City Building South Bend IN 16601 PHONE 574/235 -9241 FAx 574/235 -7670 ALADEAN M. DEROSE CITY ATTORNEY Re: Resolution Approving and Adopting Text Amendments to the South Bend Central Development Area Plan Dear President Dieter: The South Bend Redevelopment Commission has prepared amendments to the South Bend Central Development Area ( SBCDA) Plan primarily for the purpose of supporting a wider range of housing choices, particularly those types that encourage the expansion of affordable artist housing and live -work space for artists. A detailed explanatory memo is attached from Jitin Kain, Planning Team Director for the Department of Community Investment, along with the proposed Resolution and the amended version of the SBCDA Plan. Mr. Kain will present this Resolution to the Council at its Committee meeting and at the full Council regular meeting. Thank you for your consideration of this Resolution . Sincerely, F�'_ �VA ! � Aladean M. DeRose City Attorney IMTV IN CHERYL A. GREENE ANN -CAROL NASH CARRIE GAINES CORY HAMEL LAWRFNCE.J. METEIVER .JEFFREY L. SANFORD RESOLUTION NO. 231 -1.3 RESOLUTION OF THE ST. JOSEPH COUNTY AREA PLAN COMMISSION APPROVING A 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 St. Joseph County Area Plan Commission (the "Plan Commission "), is the body charged with the duty of developing a general plan of development for the City of South Bend, Indiana (the "City "); and WHEREAS, the South Bend Redevelopment Commission (the "Commission "), is the governing body of the South Bend Department of Redevelopment (the "Department"): and WHEREAS, on August 15, 2013, the Commission approved and adopted its Resolution No. 3153 entitled "A RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION DESIGNATING AND DECLARING AN AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE SOUTH BEND CENTRAL DEVELOPMENT AREA" (the "Declaratory Resolution "), attached hereto as Exhibit A; and WHEREAS, the Declaratory Resolution amends the South Bend Central Development Area Plan (the "Plan ") for the South Bend Central Development Area (the "Area "), and adopts an amendment to the Plan (the "Plan Amendment "); and WHEREAS, the Commission has submitted the Declaratory Resolution to the Plan Commission for approval pursuant to the provisions of Indiana Code 36 -7 -14 (the "Act"); and WHEREAS, pursuant to the provisions to the Act, the Plan Commission desires to issue its written order approving the Declaratory Resolution and the Plan, as amended by the Declaratory Resolution; NOW, THEREFORE BE IT RESOLVED by the St. Joseph County Area Plan Commission, as follows: I. The Declaratory Resolution and Plan, as amended by the Declaratory Resolution, conform to the plan of development for the City. 2. The Declaratory Resolution and Plan Amendment are in all respects approved, ratified and confirmed. 3. This Resolution is hereby designated and constitutes the written order of the Area Plan Commission approving the Declaratory Resolution and the Plan, as amended by the Declaratory Resolution, pursuant to the requirements of Section 16 of the Act. 4. The Secretary of the Area Plan Commission is hereby directed to forward a copy of this Resolution together with the Declaratory Resolution to the South Bend City Common Council for its consideration. 5. The Secretary is hereby directed to file a copy of said Declaratory Resolution with the minutes of this meeting. ADOPTED, APPROVED AND ISSUED by the St. Joseph County Area Plan Commission this 20th day of August, 2013. ATTEST: ST. JOSEPH COUNTY AREA PLAN COMMISSION -2- EXHIBIT A Declaratory Resolution South Bend Redevelopment Commission Resolution No. 3153 Adopted August 15, 2013 -3- EXHIBIT A (Plan Amendment) BDDH01 5265708v1 RESOLUTION No. 3I53 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 "Depart ment ") 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 e time to time (the "Act "); and t seq., as amended from 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 BDDBO) 5265708v1 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: I. 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. S. The Secretary is directed to file a certified copy of the Amendment and this Resolution with the minutes of this meeting. BDDB01 5265708vt _ 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 Iiabilities 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. BDDBO( 5255708vi -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 Marcia I. s ATTEST: L _." o- /"/ David A. Varner, Vice- President BDDBOI 5265708v1 _ 4 _ EXHIBIT A (flan Amendment) BDDBOI 5265708v1 SOU TH 8 Department of i W R��c%" a x�% ,ate Community Investment ]865 Memorandum September 3, 2013 TO: South Bend Common Council FROM: Jitin Kain, Director of Planning SUBJECT: Adoption of Text Amendments to the SBCDA Plan Please find attached with this memo Resolution which proposes the addition of text amendments to the Redevelopment Plan for the South Bend Central Development Area ( SBCDA). 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 artist 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. Please find proposed revisions of the material portions of the plan document attached and use the following legend to track changes: • Rewrite of the current Introduction /History sections into a new Introduction/ Development Plan History Section [SECTION I & [A] (shown in Yellow) • Creation of a Project Area section [SECTION IIA 1 -3 and 1113) (shown in Yellow) • Addition of Artist housing/ downtown housing language (added as an amended goal, new objective and under land use) (shown in red text) • Addition of priority categories (Short, medium and long term) within sub area objective section • Additional minor non- housing text changes relating to cyclist and mass transit user language (shown in blue text) • Revised cover page The Redevelopment Commission approved Declaratory Resolution #3153 on 8/15/13 to begin the process of amending the SBCDA which is attached. Also attached is Area Plan Commission Resolution 231 -13 which was approved on 8/20/13. Staff requests approval of the attached Resolution. — , ­vu. ovuin 6LIVU, w4 4WOUI I F: 5/4 -235 -9371 I FAX: 574 - 235 -9021 1 SOUTHBENDIN.GOV SOUTH BEND CENTRAL DEVELOPMENT AREA -r►.• - Y' y� e'a ;s• "� :.y �� re n'r o ►.rttifte'b. n•.�"t■rd1 ■t�. . s. lx ► i /✓'; -� s. �+.Ft k' r My. ■ tl xr ® ru_1.. ■ ■ . r .. -1w �W -. 'S - ■ t .. n_._ - . _ GOrb� en � d 1■ I t ! ■ � i �d1C �' ■. !Y x��il:,�'. .. ,.. GlEsceFrt ��r ..v. _�.; C 1 � ' r•1 ■ .. y.. I�^SLe�`y�'.'_� . y8N1.Yy iii 6�•� if Mr+ _• ■ ,;iiHyi`.�>f f■I 1 ►yr \7•■ .y0y4 •" ■ f r •. b-• y AS4arre, - NYVaire,. CS ...r.r�• ... -. ' %arlitl ■ a lOF� nerd �4• /w4ny� r .t RIWR= ner a tn.r. r Y . ► r...! '■ s ...ue t ! ► •°- �}.�no- n9ir... ; MarTonl / e ." �:. �...ly ■1. w. v -:rt .•■►■ o, i. rt '� . �■.■. �.� � ■ Ceder a • a� i- •. � s i I r � 'FfERr Mad In _eo.ton A rt a low Madison Ma'lfison AL ,. a �a.nri`•,. � i% i E � ! , � � � �nF' Rd.. t 11.5. �=: M ` •. ''"� '* i ■ � ■_ ..,�.. ■.1 r ■..!■ ■i ttF s•-i r'! t� Alm ,81L sty _j of KIL c�If X Lo,,.p jm �1 P In .. �■ _ ■ a ii ,e ■ i "t■1� � 1 i wacn�on � i � ' �* . :y it -J .... .xh i ✓, •r.ro Y4hin ton i� B L ...e ■.■"'��Jei58Tr y'j ii- r4 ■ i.: i -, -mar r 4 lIU1 -1 =1. it r lb wr Lim ■� Monroe 21 �1; R r A 1� : ^ 'DIY.. �4 1%f 1l T e JL• 1. o,`p Sample 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- 1.4 -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 1.1 -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- 1.1 -88 1737 2 -18 -00 2595 8 -26 -09 836 4 -15 -88 1758 84-00 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 34-05 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 ................................................................................. ............................... F. Public Improvements .......................................................................................... .............................13 III. 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 .................................. 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 industrial base concentrated within the inner. city eroded while South Bend's population has declined from 133,000 in 1960 to 101,168 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 lard, 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. N 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. . P ose For over forty years the City of South Bend, Indiana has undertaken an aggressive, innovative, 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 E 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 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 RI 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. lI. 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. D 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 1: 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 10 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. Housiniz 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. 11 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 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, 12 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. 14 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. 1. 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 Design 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. 15 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: 1. 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 ]eased 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 fi-om 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 Oblijzations 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: 1. 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. 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 pennit 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. 17 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