HomeMy WebLinkAboutNo. 2350 amending the Northeast Neighborhood Development Area Development Plan to establish a housing program~ ~~ -.
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RESOLUTION N0.2350
RECClRA1=D f-1S F'F~ESEhITEA ON
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RESOLUTION OF THE SOUTH BEND REDEVELOPMENT C~1Vt`I~II~SIdN
MODIFYING AND AMENDING, AND CONFIRMING, AS MODIFIED AND
AMENDED, A RESOLUTION ESTABLISHING A HOUSING PROGRAM AND
A HOUSING ALLOCATION AREA IN THE NORTHEAST NEIGHBORHOOD
DEVELOPMENT AREA AND AMENDING THE NORTHEAST
NEIGHBORHOOD DEVELOPMENT AREA DEVELOPMENT PLAN
WHEREAS, the South Bend Redevelopment Commission (the "Commission"),
the governing body of the South Bend Department of Redevelopment, at a meeting held on
June 19, 2007, approved and adopted its Resolution No. 2344 entitled "RESOLUTION OF THE
SOUTH BEND REDEVELOPMENT COMMISSION ESTABLISHING A HOUSING
PROGRAM AND A HOUSING ALLOCATION AREA IN THE NORTHEAST
NEIGHBORHOOD DEVELOPMENT AREA AND AMENDING THE NORTHEAST
NEIGHBORHOOD DEVELOPMENT AREA DEVELOPMENT PLAN" (the "Declaratory
Resolution"); and
• WHEREAS, the Declaratory Resolution established a housing program in the
Northeast Neighborhood Development Area (the "Area"), designated as the "Northeast
Neighborhood Development Area Housing Program" (the "Housing Program"), designated and
declared a housing allocation area within the Area as the "Northeast Neighborhood Development
Area, Allocation Area #2" ("Allocation Area No. 2"), and amended the Northeast Neighborhood
Development Area Development Plan entitled "Amendment to the Northeast Neighborhood
Development Area Development Plan" (the "Plan Amendment"), all within the meaning of the
Redevelopment of Cities and Towns Act of 1953, as amended, which has been codified in
Indiana Code 36-7-14 et. sew. (the "Act"), said boundaries of the Housing Program and
Allocation Area No. 2, being more particularly described in Exhibit A attached hereto and
incorporated herein; and
WHEREAS, certain Findings of Fact have been presented to the Commission
which concern the location, physical condition of structures, land use, environmental influences
and other conditions of the Area, specifically related to Allocation Area No. 2 in which the
Housing Program will be located, and the Commission now desires to adopt and confirm those
Findings of Fact; and
WHEREAS, the St. Joseph County Area Plan Commission (the "Plan
Commission"), which is the duly designated and acting planning body for the City of South
Bend, Indiana (the "City"), on June 19, 2007, adopted a resolution, which is its written order
approving the Declaratory Resolution and the Plan Amendment; and
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WHEREAS, the Plan Commission, by said written order, has certified that the
Declaratory Resolution and the Plan Amendment conform to the general plan of development for
the City; and
WHEREAS, the Common Council of the City (the "Common Council") on
June 25, 2007, adopted a Resolution approving the written order of the Plan Commission; and
WHEREAS, the Commission caused to be published a Notice of Public Hearing
concerning the Area on July 6, 2007, in the South Bend Tribune and the Tri-County News,
respectively, and made all required filings with governmental agencies and officers pursuant to
and in accordance with Section 17(b) and (c) of the Act; and
WHEREAS, at the hearing held by the Commission on July 20, 2007, at 10:00
a.m., local time, on the 13th Floor of the County-City Building, 227 W. Jefferson Boulevard,
South Bend, Indiana, the Commission heard all the persons interested in the proceedings and
received ~. written remonstrances and objections that had been filed and, considered those
remonstrances and objections, if any, and such other evidence presented;
NOW, THEREFORE, BE IT RESOLVED, by the South Bend Redevelopment
Commission as follows:
1. After considering the evidence presented at the hearing on July 20, 2007,
• the Commission hereby confirms the findings, determinations and designations, subject to the
modification described in Section 4 below, and the approving and adopting actions contained in
the Declaratory Resolution.
2. The Commission adopts and confirms the Findings of Fact for the Area,
specifically related to Allocation Area No. 2 and the Housing Program, a copy of which is
attached hereto as Exhibit B.
3. The Commission finds and deternlines that it will be of public utility and
benefit to proceed with the Plan Amendment as attached as Exhibit C hereto.
4. The Declaratory Resolution and the Plan Amendment (to the extent the
Plan Amendment may be affected), as adopted and approved on June 19, 2007, are hereby
modified and amended for the purpose of restating Section 7, Section 8 and Section 15 of the
Declaratory Resolution, and the Declaratory Resolution and the Plan Amendment (to the extent
the Plan Amendment may be affected), as hereby modified and amended, are hereby confirmed.
The Declaratory Resolution, is hereby modified and amended as follows:
Section 7 of the Declaratory Resolution shall be modified and restated in
its entirety as follows:
Any property taxes levied on property in Allocation Area
No. 2 in 2007 for collection in 2008, and thereafter, except as otherwise
• provided in Sections 39 or 48 of the Act, by or for the benefit of any
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• public body entitled to a distribution of property taxes on taxable property
in Allocation Area No. 2 shall be allocated and distributed as follows:
(a) The proceeds of the taxes attributable to the lesser
of: (i) the assessed value of the property for the assessment date with
respect to which the allocation and distribution is made; or (ii) the net
assessed value of all the property, other than personal property, as finally
determined for the assessment date immediately preceding the effective
date of these allocation provisions (as adjusted under Section 39(h) of the
Act), which assessment date is March 1, 2007;
(b) Property tax proceeds in excess of those described
in Paragraph 7(a) shall be allocated to the Redevelopment District and,
when collected, paid into an allocation fund for Allocation Area No. 2,
such fund hereinafter created by this Resolution.
(c) The proceeds distributed to the Redevelopment
District pursuant to Paragraph 7(b) hereof, shall be deposited in an
allocation fund designated "City of South Bend, Indiana, Department of
Redevelopment, Northeast Neighborhood Development Area, Allocation
Area #2 Allocation Fund" (the "Allocation Fund"), and may be used only
for the following as provided for in the Act:
(1) for purposes related to the accomplishment
of the Housing Program, including the following. (A) to construct,
rehabilitate, or repair residential units within Allocation Area No.
2; (B) to construct, reconstruct, or repair any infrastructure
(including streets, sidewalks, and sewers) within or serving
Allocation Area No. 2; (C) to acquire real property and interests in
real property within Allocation Area No. 2; (D) to demolish real
property within Allocation Area No. 2; (E) to provide financial
assistance to enable individuals and families to purchase or lease
residential units within Allocation Area No. 2, but only to those
individuals and families whose income is at or below the county's
median income for individuals and families, respectively; (F) to
provide financial assistance to neighborhood development
corporations to permit them to provide financial assistance for the
purposes described in (E); and (G) to provide each taxpayer in
Allocation Area No. 2 a credit for property tax replacement as
determined in Section 48(c) and (d) of the Act, but only if the City
Common Council establishes the credit by ordinance adopted in
the year before the year in which the credit is provided; or
(2) to accomplish the following for property that
is residential in nature (A) pay the principal of and interest on any
• obligations payable solely from allocated tax proceeds which are
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• incurred by the Redevelopment District for the purpose of
financing or refinancing the redevelopment of Allocation Area
No. 2; (B) establish, augment, or restore the debt service reserve
for bonds payable solely or in part from allocated tax proceeds in
Allocation Area No. 2; (C) pay the principal of and interest on
bonds payable from allocated tax proceeds in Allocation Area
No. 2 and from the special tax levied- under Section 27 of the Act;
(D) pay the principal of and interest on bonds issued by the City to
pay for local public improvements in or serving Allocation Area
No. 2; (E) pay premiums on the redemption before maturity of
bonds payable solely or in part from allocated tax proceeds in
Allocation Area No. 2; (F) make payments on leases payable from
allocated tax proceeds in Allocation Area No. 2 under Section 25.2
of the Act; (G) reimburse the City for expenditures made by it for
local public improvements (which include buildings, parking
facilities, and other items described in Section 25.1(a) of the Act)
in or serving Allocation Area No. 2; (H) reimburse the City for
rentals paid by it for a building or parking facility in or serving
Allocation Area No. 2 under any lease entered into under IC
36-1-10; (I) pay expenses incurred by the Commission for local
public improvements that are in or serving Allocation Area No. 2;
or
(3) to reimburse the City for expenditures made
by the City in order to accomplish the Housing Program in
Allocation Area No. 2.
Provided however, that if future uses of property tax proceeds allocated to
the Allocation Fund are authorized or permitted by amendments to the
Act, including Sections 39 and 48 of the Act, after the effective date of
this Resolution, those uses shall also be authorized or permitted for
property tax proceeds allocated to the Allocation Fund.
Section 8 of the Declaratory Resolution shall be modified and restated in
its entirety as follows:
(a) Determine the amount, if any, by which property
taxes payable to the Allocation Fund in the following year will exceed the
amount of property taxes necessary to make, when due, principal and
interest payments on bonds described in Section 39(b)(2) of the Act plus
the amount necessary for the other purposes described in Section 39(b)(2)
of the Act and to reimburse the City for anticipated expenditures described
in Paragraph 7(c)(3).
(b) Notify the County Auditor of the amount, if any, of
• the amount of excess property taxes that the Commission has determined
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may be paid to the respective taxing units in the manner prescribed in
Paragraph 7(a).
Section 15 of the Declaratory Resolution shall be modified and restated in
its entirety as follows:
All orders or resolutions inconsistent with this Resolution
are hereby rescinded, revoked and repealed to the extent such resolutions
are inconsistent with this Resolution.
5. This Resolution constitutes final action pursuant to Indiana Code 36-7-14-
17(d) by the Commission determining the public utility and benefit of the proposed project and
confirming the Declaratory Resolution pertaining to the establishment of the Housing Program
and Allocation Area No. 2. in the Area.
6. The Secretary is directed to record this Resolution pursuant to the
requirements of Indiana Code 36-7-14-17(d).
7. This Resolution shall be in full force and effect after its adoption by the
Commission.
•
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• ADOPTED AND APPROVED at a meeting of the City of South Bend, Indiana,
Redevelopment Commission held on July 20, 2007.
ATTEST:
By: _
Its: Gregory S. Downes, Secretary
•
SOUTH BEND
REDEVELOPMENT COMMISSION
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B ~ ~l~~l~l~ I ~~ - ,~~
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Its: Marcia I. Jones, President
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• EXHIBIT A
Allocation Area #2 and the Housing Program area located within the Northeast
Neighborhood Development Area shall consist of the following:
A part of the East Half of the Northeast Quarter of Section 1, Township 37 North,
Range 2 East; and a part of the North Half of the Northwest Quarter of Section 6,
Township 37 North, Range 3 East, Portage Township, St. Joseph County, Indiana,
being more particularly described as follows:
Beginning at the Southwest corner of Lot 118 in Sorin's Second Addition, the plat
of which is recorded in Plat Book 1, page 10 in said Office of the Recorder;
thence North along East right-of--way line of Frances Street to the Southwest
corner of Lot 46 in Sorin's 2°d Addition; thence East along the North right-of--way
line of St. Vincent Street, a distance of 172 feet to the centerline of a vacated alley
East of said Lot 46; thence North along said centerline of said vacated alley to the
South right-of--way line of Napoleon Street ;thence North 00 degrees 21 minutes
10 seconds West 82.50 feet along the prolongation of said centerline crossing
Napoleon Street to the north boundary of said Napoleon Street; thence South 89
degrees 46 minutes 20 seconds West 22.81 feet along the boundary of said
Napoleon Street to the southwest corner of Parcel I described in Instrument
Number 0117885; thence North 02 degrees 44 minutes 02 seconds West 504.04
• feet along the west line of said Parcel I to the southwestern boundary of Edison
Road; thence South 78 degrees 02 minutes 36 seconds East 47.16 feet along the
boundary of said Edison Road; thence South 89 degrees 21 minutes 11 seconds
East 130.00 feet along said boundary; thence South 85 degrees 55 minutes 30
seconds East 112.72 feet crossing Eddy Street to the southwest corner of the
7.300-acre tract of land described in Instrument Number 0601917, said 7.300-acre
tract establishes the boundaries of Edison Road; the following three (3) courses
are along said southeastern and south line of said 7.300-acre tract; (1) thence
North 65 degrees 42 minutes 03 seconds East 63.40 feet; (2) thence South 89
degrees 21 minutes 11 seconds East 969.01 feet; (3) thence Easterly 187.63 feet
along an arc to the left having a radius of 1,190.00 feet and subtended by a long
chord having a bearing of North 86 degrees 07 minutes 48 seconds East and a
length of 187.43 feet; thence South 21 degrees 22 minutes 43 seconds East 682.12
feet to the north line of Hartman and Woodworth's Plat, the plat of which is
recorded in Plat Book 7, page 30 in said Office of the Recorder; thence South 89
degrees 50 minutes 18 seconds West 454.00 feet to the Easterly right-of--way line
of a 12 foot alley; thence South along said East right-of--way line of said 12 foot
alley to the Northwesterly right-of--way line of South Bend Avenue (State Road
23); thence Southwesterly along said Northwesterly right-of--way line to the North
right-of--way line of Corby Boulevard; thence West along said North right-of--way
line of Corby Boulevard to the place of beginning containing 60.05 acres more or
less.
•
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EXHIBIT B
• FINDINGS OF FACT
All findings in the original Declaratory Resolution No. 2016, adopted by the South Bend
Redevelopment Commission, on November 17, 2003, as amended (the "Declaratory
Resolution"), shall remain, unless otherwise found to be inconsistent with the findings as
provided herein. In accordance with IC 36-7-14 et. sew. (the "Act"), the following additional
findings are hereby made, which relate to the Amendment to the Northeast Neighborhood
Development Area Development Plan (the "Plan Amendment") creating the Northeast
Neighborhood Development Area Housing Program (the "Housing Program") and the Northeast
Neighborhood Development Area, Allocation Area #2 ("Allocation Area No. 2"), within the
Northeast Neighborhood Development Area (the "Area"), pursuant to Resolution No. 2344,
adopted by the Commission of the City on June 19, 2007 (the "Resolution"):
1. The Resolution and the Area Development Plan (the "Development Plan"), with
the proposed Plan Amendment, conform to the comprehensive plan of the City
including other development and redevelopment plans for the City, and the Plan
Amendment is reasonable and appropriate when considered in relation to the
Declaratory Resolution, the Development Plan and purposes of the Act.
2. Not more than twenty-five (25) acres of the area included in Allocation Area No.
2 has been annexed during the preceding five (5) years. A total of approximately
11 acres of the total 58 acre area in Allocation Area No. 2 has been annexed into
the City in the past five (S) years.
3. No area within Allocation Area No. 2 has been annexed within the preceding five
(5) years over a remonstrance of a majority of the owners of land within the
annexed area.
4. The Plan Amendment and Housing Program cannot be accomplished by
regulatory processes or by the ordinary operation of private enterprise because of:
(A) the lack of public improvements; While the area, in which the
Housing Program will be located, is served by public roadways
and utilities, the general conditions of the infrastructure are not at
a general level considered as acceptable within the City.
(B) the existence of improvements or conditions that lower the value of
the land below that of nearby land; or There are a variety of
blighting factors within and adjacent to this area, in which the
Housing Program will be located, that have and are still causing
the decline of this redevelopment area.
(C) other similar conditions. In addition to the variety of physically
blighting factors in this area, in which the Housing Program will
be located, the area is replete with a variety of similar blighting
social and economic factors that continue to decline this area.
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5. The public health and welfare will be benefited by accomplishment of the Plan
Amendment and Housing Program. The focused attention of this Housing
. Program with the expected residential and commercial development will
eliminate the blighting influences in this area and serve as a momentum factor in
improving adjacent areas.
6. The accomplishment of the Plan Amendment and Housing Program will be of
public utility and benefit as measured by:
(A) the provision of adequate housing for low and moderate income
persons; The Triangle Residential Project is proposed to be a
multi-economic and diverse Housing Program area that will create
new housing opportunities for low and moderate income persons.
(B) an increase in the property tax base; or The proposed residential
and commercial development will be of substantial increase
compared to the existing property tax base. But for the increased
property tax revenue projected to be generated from both the
residential and commercial developments, redevelopment of this
area would be an economic impossibility.
(C) other similar public benefits. The creation of the Eddy Street
Commons commercial area will serve as not only a neighborhood
focal point as well as a retail destination location. The residential
aspects of this entire project will serve as a tremendous
opportunity to improve the housing stock of the City for a variety
of income levels.
7. At least one-third (1/3) of the parcels in Allocation Area No. 2 established by the
Housing Program are vacant. Of the 171 parcels in Allocation Area No. 2, 81
(47.4%) are presently vacant.
8. At least seventy-five percent (75%) of Allocation Area No. 2 is used for
residential purposes or is planned to be used for residential purposes.
9. At least one-third (1/3) of the residential uiuts in Allocation Area No. 2 were
constructed before 1941. Of the 75 residential units in Allocation Area No. 2, 40
(53.3%) were constructed before 1941.
10. At least one-third (1/3) of the parcels in Allocation Area No. 2 have at least one
(1) of the following characteristics (of the 171 parcels in Allocation Area No. 2,
82 parcels or 48% of the parcels have at least one (1) of the following
characteristics):
(A) The dwelling unit on the parcel is not permanently occupied. 38
parcels have a dwelling unit that is not permanently occupied.
. (B) The parcel is the subject of a governmental order, issued under a
statute or an ordinance, requiring the correction of a housing code
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violation or unsafe building condition. 63 parcels are the subject
of a governmental order, issued under a statute or an ordinance,
• requiring the correction of a housing code violation or unsafe
building condition.
(C) Two (2) or more property tax payments on the parcel are
delinquent. 7 parcels are two (2) or more property tax payments
delinquent.
(D) The parcel is owned by local, state, or federal government. 9
parcels are owned by local, state, or federal government.
11. The total area within the county or municipality that is included in Allocation
Area No. 2 established for the Housing Program under section 45 of the Act does
not exceed one hundred fifty (150) acres. The total area of Allocation Area No. 2
is 58 acres.
•
•
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[3DDB01 4803756v2
EXHIBIT C
AMENDMENT TO
THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
DEVELOPMENT PLAN
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C7
I3DD[301 4811822v3 C-1
AMENDMENT TO THE
NORTHEAST NEIGHBORHOOD
DEVELOPMENT AREA
DEVELOPMENT PLAN
DESIGNATION OF THE
NORTHEAST NEIGHBORHOOD
DEVELOPMENT AREA
~ HOUSING PROGRAM PLAN AND
ALLOCATION AREA #2
(includes Eddy Street Connnons, Five Points Project, and the Triangle Residential Project)
Dated June 12, 2007
Final Revision Date July 17, 2007
Declaratory Resolution 2344 approved by the South Bend Redevelopment Commission on June 19, 2007
Declaratory Resolution 177-07 approved by the Area Plan Commission on June 19, 2007
Declaratory Resolution 07-86 approved by the South Bend Common Council on June 25, 2007
Confirming Resolution 2350 approved by the South Bend Redevelopment Commission on July 20, 2007
C7
AMENDMENT TO THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
• DEVELOPMENT PLAN
DESIGNATION OF THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
HOUSING PROGRAM PLAN AND ALLOCATION AREA #2
Table of Contents
A. Description of Project Area
1. Boundaries of the Northeast Neighborhood Development Area (NNDA)
2. Boundaries of Northeast Neighborhood Development Area TIF
Allocation Areas
3. Boundaries of Allocation Area #2 -Northeast Neighborhood
Development Area Housing Program (NNDAHP)
B. Land Use Plan
1. Maps
2. Land Use Provisions
C. Proposed Project Activities
1. Northeast Neighborhood Development Area Declaration
2. Northeast Neighborhood TIF Allocation Area #1 Declaration
3. Northeast Neighborhood Development Area Housing Program and
Allocation Area #2 Declaration
4. Statutory Compliance
• D. Procedures for Changes in the Development Plan 12
E. Statutory Authority 12
Attachments
General Information
A. Resolution 2016 declaring the Northeast Neighborhood Development Area 14
B. Legal Description for TIF Allocation Area #1 24
C. Legal Description for TIF Allocation Area #2 -Northeast Neighborhood 27
Development Area Housing Program
D. Stahrtory Requirement Data Tables 29
Maps
A. Northeast Neighborhood Development Area Boundary Map 35
B. Northeast Neighborhood Development Area TIF Allocation Areas Map 37
C. Northeast Neighborhood Development Area Housing Program Map 39
D. Northeast Neighborhood Development Area Housing Program Project Phase Map 41
E. Eddy Street Commons (Phase 1) Project Map 43
F. Triangle Residential Project Map 45
•
A. Description of Project
• 1 o Boundaries of the Northeast Nei hborhood Develo ment Area NND
g p ~ A)
SeeMapA
2. Boundaries of Northeast Neighborhood Development Area TIF Allocation
Areas
See General Information B &C and Map B
3. Boundaries of TIF Allocation Area #2 -Northeast Neighborhood
Development Area Housing Program
See General Information C and Map C
B. Land Use Plan
1. Maps
a. Northeast Neighborhood Development Area Boundary Map
b. Northeast Neighborhood Development Area Housing Program
Project Phase Map
c. Eddy Street Commons (Phase 1) Project Map
d. Triangle Residential Project Map
• 2. Land Use Provisions
a. Residential/Commercial Land Uses.
b. Public uses including streets, right-of--ways, and park land.
c. Accessory uses and structures, subordinate, appropriate and
incidental to the permitted primary uses.
d. Temporary structures, incidental to development of land during
construction.
e. All uses detailed in the Planned Unit Development zoning proposal
for the Eddy Street Commons project.
C. Proposed Project Activities
•
1. Northeast Neighborhood Development Area Declaration
a. Purpose
1
The purpose of the establishment of the Northeast Neighborhood
• Development Area as described in Section IA of the Northeast
Neighborhood Development Area Development Plan (the
"Development Plan") is as follows:
• To set forth an organizing vision, mission statement,
strategy and action plan for the economic revitalization and
physical redevelopment of the area of the city known as the
Northeast Neighborhood;
• To designate a new development target area and tax
increment allocation area within the City of South Bend;
To establish a framework for an ongoing collaborative
planning effort involving Northeast Neighborhood
residents, business owners, civic associations, institutional
partners and local government.
b. Goals and Objectives of the Development Plan
Goals (as defined in Section III B of the Development Plan)
The goals of the Development Area Plan are:
• to ensure neighborhood stability and sustainability for
the benefit of current and future residents and business
owners;
• to protect and increase the property tax base of the area;
• to introduce a variety of retail services to serve current
residents and support residential growth;
• to create employment opportunities through new retail
and commercial development;
• to encourage housing options for a diversity of
household types, age groups, and income levels;
• to improve conditions that determine the overall
livability of the Northeast Neighborhood, including its
physical environment, social capacities, economic
viability, public safety concerns and connections with
the wider community.
2. Objectives (as defined in Section III C of the Development
Plan)
The objectives of the Development Area Plan are:
• to stimulate private sector investment within the
neighborhood, including new construction,
rehabilitation, and the reuse of vacant or underutilized
land, buildings and facilities;
• to coordinate and guide existing economic revitalization
strategies, physical redevelopment programs and human
and social service programs of private sector
stakeholder organizations and public and non-profit
agencies within a comprehensive Development Plan;
• to implement the most current land use and zoning
recommendations of the Area Plan Commission of St.
Joseph County and the South Bend Common Council,
which encourage urban residential density and mixed-
use development, where appropriate;
• to promote design standards that respect and conserve
the architectural and social fabric of the neighborhood;
• to minimize the intrusion of negative impacts of
commercial development on the adjacent residential
areas, such as vehicular traffic, noise, trash and other
nuisances;
• to improve vehicular traffic circulation patterns in the
area for the public safety benefit of all South Bend
residents and visitors;
• to encourage a balanced transportation system within
the area that provides for and accommodates multiple
forms of transportation, including automobile, bus,
bicycle and pedestrian traffic.
Designation History
1. The Northeast Neighborhood Development Area was
designated on November 17, 2003, by Declaratory
Resolution 2016 of the South Bend Redevelopment
Commission.
2. The Northeast Neighborhood Development Area was
• established as a redevelopment area (IC 36-7-14-15) and
met the provisions of blight as defined by IC 36-7-14-15
(c).
3. The Development Plan and all associated resolutions of
declaration for the Northeast Neighborhood Development
Area are available and on file with the City of South Bend
Department of Community and Economic Development.
4. As of the drafting of this Development Plan Amendment,
there have been two boundary additions, one boundary
contraction and fourteen (14) properties have been added to
the Acquisition Plan by the South Bend Redevelopment
Commission.
2. Northeast Neighborhood TIF Allocation Area #1 Declaration
a. In an effort to establish financial resources to facilitate the
necessary redevelopment activities detailed in the Development
Plan, Section VI Al of the Development Plan details that the
creation of a Tax Increment Finance Area be established as one of
• the fund generation mechanisms within the development area.
b. As a function of the designation of the Northeast Neighborhood
Development Area as a redevelopment area by the South Bend
Redevelopment Commission, the entire boundary area of the
development area was established as a Tax Increment Finance
(TIF) Allocation Area # 1.
As a function of the expansion and contraction of the boundaries of
the Northeast Neighborhood Development Area, the boundaries of
the TIF Allocation Area #1 remain coterminous with the
boundaries of the development area.
3. Northeast Neighborhood Development Area Housing Program and
Allocation Area #2 Declaration
a. Intent
The intent of the Northeast Neighborhood Development Area
Housing Program and Allocation Area #2 Declaration is to
establish a Residential Tax Increment Finance Allocation
Area and a Housing Program, as permitted by IC 36-7-14-45
•
4
through IC 36-7-14-48, to redevelop a specific area within
• the Northeast Neighborhood Development Area.
2. As a function of the designation of the Northeast
Neighborhood Development Area Housing Program, the TIF
Allocation Area created by Resolution 2016 of the South
Bend Redevelopment Commission on November 17, 2003,
will be divided into two TIF Allocation Areas. A legal
description for TIF Allocation Area #2 is included with this
document in the Attachment section.
As a provision of the designation of this Housing Program
and Allocation Area #2 and as permitted by IC 36-7-14-
48(a), all real property tax increment generated by both
residential and commercial development will be collected
and used to further the Development Plan for the Northeast
Neighborhood Development Area, specifically as it relates to
the Housing Program and as otherwise permitted by statute.
4. From a development standards point of reference, the
Northeast Neighborhood Development Area Development
Plan is considered the guiding document for land uses plans,
requirements, restrictions and other development goals and
• objectives. In the event that a specific document is
developed for one of the redevelopment project areas as
described below in C 3 b, that document will take precedence
over the Northeast Neighborhood Development Plan.
b. Redevelopment Project Areas in the Northeast Neighborhood
Development Area Housing Program
The Northeast Neighborhood Development Area is the
generalized name for a redevelopment area that comprises
various projects including the Eddy Street Commons Project,
Five Points Project, and the Triangle Residential Project,
which three projects will be included in and a part of the
Northeast Neighborhood Development Area Housing
Program and Allocation Area #2.
2. Eclc~v Street Commons Project is the project name fora 26
acre section of the redevelopment area that will be master
developed in a multi-use, urban format with uses including
but not limited to general commercial, office, multi-format
residential, hotel, structured and surface parking, and limited
public and open space. This project is being master
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developed by Indianapolis-based Kite Realty Group in
• partnership with the University of Notre Dame.
Five Points Proms is the project name for a future retail
commercial node development in the area currently and
commonly known as the Five Points intersection. Uses in
this area could include but are not limited to general
commercial, office, multi-format residential, structured and
surface parking, and limited public and open space. This
project area is dependant on the realignment of the five
points intersection area to make available the land areas
necessary to create the development sites.
4. Triangle Residential Project or also described in the
Northeast Neighborhood Development Plan as the
Georgiana-Talbot Residential Redevelopment Area is the
redevelopment of a 15 acre section of the redevelopment area
currently and commonly referred to as the Triangle. The goal
of this redevelopment area is to remove all blighting and non-
conforming properties and land uses, and develop a new
mixed income neighborhood.
c. Goal and Objectives of Development Plan Amendment
• 1. Eliminate blighting, deteriorated and deteriorating areas.
2. Eliminate blighting, deteriorated and deteriorating
influences.
Maximize new and existing opportunities for the
development of affordable housing.
4. To benefit the public health and welfare by protecting the
economic value of surrounding properties.
To overcome existing barriers to development by creating
opportunities to fund the construction of basic public
improvements.
6. Create new job opportunities for the project area.
7. Encourage and stimulate economic development in the
project area.
Phase out incompatible structures and land uses.
6
9. Redevelopment of parcels to be in accordance with the
• Northeast Neighborhood Development Area Development
Plan.
10. Encourage residential, commercial, and retail
redevelopment.
11. Support and stimulate further growth of residential,
commercial, retail uses consistent with the Development
Plan Amendment.
12. All other goals and objectives previously noted in the
Development Plan for the Northeast Neighborhood
Development Area.
4. Statutory Compliance
Requirements of IC 36-7-14-47
To establish the Northeast Neighborhood Development
Area Housing Program under IC 36-7-14-45, the
Redevelopment Commission must make the following
under section 45 of this chapter:
(1) Not more than twenty-five (25) acres of the area
included in the allocation area has been annexed during the
preceding five (5) years.
(2) No area within the allocation area has been annexed
within the preceding five (5) years over a remonstrance of a
majority of the owners of land within the annexed area.
(3) The program cannot be accomplished by regulatory
processes or by the ordinary operation of private enterprise
because of:
(A) the lack of public improvements;
(B) the existence of improvements or conditions
that lower the value of the land below that of nearby
land; or
(C) other similar conditions.
(4) The public health and welfare will be benefited by
• accomplishment of the program.
7
a (5) The accomplishment of the program will be of public
utility and benefit as measured by:
(A) the provision of adequate housing for low and
moderate income persons;
(B) an increase in the property tax base; or
(C) other similar public benefits.
(6) At least one-third (1/3) of the parcels in the allocation
area established by the program are vacant.
(7) At least seventy-five percent (75%) of the allocation
area is used for residential purposes or is planned to be
used for residential purposes.
(8) At least one-third (1/3) of the residential units in the
allocation area were constructed before 1941.
(9) At least one-third (1/3) of the parcels in the allocation
area have at least one (1) of the following characteristics:
(A) The dwelling unit on the parcel is not
permanently occupied.
(B) The parcel is the subject of a governmental
order, issued under a statute or an ordinance,
requiring the correction of a housing code violation
or unsafe building condition.
(C) Two (2) or more property tax payments on the
parcel are delinquent.
(D) The parcel is owned by local, state, or federal
government.
(10) The total area within the county or municipality that is
included in any allocation area established for a housing
program under section 45 of this chapter does not exceed
one hundred fifty (150) acres.
2. Review of Compliance of Statutory Requirement
•
As a function of gathering data to determine if the proposed
• Northeast Neighborhood Development Area Housing
Program met the statutory requirements listed in IC 36-7-
14-47, acomplete data table was developed to profile the
entire area. The data table is included as Attachment D.
The following information addresses the Statutory
Requirements in a narrative format:
(1) Not more than twenty-five (25) acres of the area
included in the allocation area has been annexed during the
preceding five (5) years.
A total of +11 acres of the total SS acre area in Allocation
Area #2 has been annexed into the City of South Bend in
the past five (S) years
(2) No area within the allocation area has been annexed
within the preceding five (5) years over a remonstrance of a
majority of the owners of land within the annexed area.
No area in Allocation Area #2 has been annexed within
the preceditg five (S) years over a remonstrance of a
majority of the owners of land within the annexed area.
(3) The program cannot be accomplished by regulatory
processes or by the ordinary operation of private enterprise
because of:
(A) the lack of public improvements;
While the area, in which the Housing Program
will be located, is served by public roadways and
utilities, the general conditions of the
infrastructure are not at a general level considered
as acceptable within the City of South Bend.
(B) the existence. of improvements or conditions
that lower the value of the land below that of nearby
land; or
There are a variety of blighting factors within and
adjacent to this area, in which the Housing
Program will be located, that have and are still
causing the decline of this redevelopment area.
•
9
(C) other similar conditions.
• In addition to the variety of physically blighting
factors in this area, in which the Housing
Program will be located, the area is replete with a
variety of similar blighting social a~ad economic
factors that continue to decline this area.
(4) The public health and welfare will be benefited by
accomplishment of the program.
The focused attention of this housing program with the
expected residential and commercial development will
eliminate the blighting influences in this area and serve
as a momentum factor in improving adjacent areas.
(5) The accomplishment of the program will be of public
utility and benefit as measured by:
(A) the provision of adequate housing for low and
moderate income persons;
The Triangle Residential Project is proposed to be
• amulti-economic and diverse housing program
area that will create new housing opportunities for
low and moderate income persons.
(B) an increase in the property tax base; or
The proposed residential and commercial
development will be of substantial increase
compared to the existing property tax base. But
for the increased property tax revenue projected to
be ge~aerated from both the residential and
commercial developments, redevelopment of this
area would be an economic impossibility.
(C) other similar public benefits.
The creation of the Eddy Street Commons
commercial area will serve as not only a
neighborhood focal point as well as a retail
destination location. The residential aspects of
this entire project will serve as a tremendous
opportunity to improve the housing stock of the
City of South Bend for a variety of income levels.
10
• (6) At least one-third (1/3) of the parcels in the allocation
area established by the program are vacant.
Of the 171 parcels in Allocation Area #2, 81 (47.4%) are
presently vacant.
(7) At least seventy-five percent (75%) of the allocation
area is used for residential purposes or is planned to be
used for residential purposes.
At least seventy-five percent (75%) of Allocation Area #2
is used for residential purposes or is planned to be used
for residential purposes.
(8) At least one-third (1/3) of the residential units in the
allocation area were constructed before 1941.
Of the 75 residential units in Allocation Area #2, 40
(53.3 %) were constricted before 1941.
(9) At least one-third (1/3) of the parcels in the allocation
area have at least one (1) of the following characteristics:
Of the 171 parcels in Allocation Area #2, 82 arcels or
P
48% of the parcels have at least one (1) of the following
characteristics:
(A) The dwelling unit on the parcel is not
permanently occupied.
38 parcels have a dwelling unit that is not
permanently occupied.
(B) The parcel is the subject of a governmental
order, issued under a statute or an ordinance,
requiring the correction of a housing code violation
or unsafe building condition.
63 parcels are the subject of a governmental order,
issued under a statute or an ordinance, requiring
the correction of a housing code violation or
unsafe building condition.
(C) Two (2) or more property tax payments on the
• parcel are delinquent.
11
• 7 parcels are two (2) or more property tax
payments delinquent.
(D) The parcel is owned by local, state, or federal
government.
9 parcels are owned by local, state, or federal
government.
(10) The total area within the county or municipality that is
included in any allocation area established for a housing
program under section 45 of this chapter does not exceed one
hundred fifty (150) acres.
The total area of Allocation Area #2 is 58 acres.
D. Procedures for Changes in the Development Plan
The Northeast Neighborhood Development Area Housing Program Development
• Plan maybe 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.
E. Statutory Authority
The controls, regulations and land use restrictions contained in this Development
Plan Amendment are for the specific purpose of implementing the Northeast
Neighborhood Development Area Plan pursuant to Indiana Code 36-7-14-1-et.
seq.
•
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i
• Attachments
General Information
A. Resolution 2016 declaring the Northeast Neighborhood 14
Development Area
B. Legal Description for TIF Allocation Area #1 24
C. Legal Description for TIF Allocation Area #2 -Northeast 27
Neighborhood Development Area Housing Program
D. Statutory Requirement Data Tables 29
Maps
A. Northeast Neighborhood Development Area Boundary Map 35
B. Northeast Neighborhood Development Area TIF Allocation Areas Map 37
C. Northeast Neighborhood Development Area Housing Program Map 39
D. Northeast Neighborhood Development Area Housing Program 41
Project Phase Map
E. Eddy Street Commons (Phase 1) Proj ect Map 43
F. Triangle Residential Project Map 45
•
•
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~+
~ Attachment A
Resolution 2016 declaring the Northeast
Neighborhood Development Area
r
14
~ 11~~~,
• ~ f,
ui;soLlrrloN No. ~{Iii
.1 RI+;SL)1.t,"'PION OF THE SOL'TII BEND REDI1~'EL()PIIF,NT C()1IntISSiON
DESK~NA7'INL= THE NORTHE:IS'I' NEIGHBORHUUD I)EVELOI'12ENT AREA,
1)EL:I.ARING THE NOK1"HI3AS'I' NE;IGHBORHt)(~D 1)I+;VE;LUI?~VIEN'I' AREA Tt) Br~
81,1{~H'T'ED, AP'1'ROVING A DEVELt)POIENT PLA\' AND CONDITIONS UNDER
F'VHICH RF;LOCATION PAI'?~IENTS WILL BE MADE, AND ESTABLISHING AN
ALL()t'A'I'I()N AREA FOR PURPOSES OF TAX INC12E1IEN'Ir~L FINANCING
V1~HEREAS, the South Bend Rr_developm~".nt Commission ("Con[mission'"} is tide 5over~lvng
txxl} of the ,South Bend, Indiana De~lartmeut of Redevelopment ("Department"j and exists and
~Iperates under the provisions of huiiana Code ~ 36-7-14-1, er seq.. as amended frozii tirrx.-to-rilile
(":~ct~'i: and
WHEREAS, the I~epaitnx:nt has conducted m~zstigati{>ns, studies <inll sun~eys of various
P~(ightcd and deteriorated areas within the City of South Bend. htdiana, aril of the cruses
contiihutinc to such blight and deterioration; ruui
WHEREAS, such im~estigatii~ns, studies and surveys ha~~e Cu~en made in aniperatiou ~~-iih
the aartuus dchurtri~nts ani hvdies of the City :xltd hatve peen directed Inward detenniuuig the
hrr~prr Ilse of lulxl alid intprovenu~nts thereon so u.~ to hest serve the interests of the City arid. its
rte,,'.:? [etildC'll[4: anti
1VHEREA5, die Departl7lent htis investigated, studied and surveyed that area within the
C`irv ut' South Bend hereby desi~tuated as the "Northeast Nei~~htxirhoud Development Area". and
~hr. t area h t~ulrc particularly described in F_xhibit "A" atru;hed hereto and incolpilrated herein:
u,~.E
WIIFREAS, the Area consists of approximately 616 ucrrs and is contiguous quid anxpact
;~ n:.l
~~'FiER1+:AS, as <! result of its im~estigatiuns, studies and stn ceys, the Coln[nisiun ha, ti~un~l
that r,Vic Area heretnti~rc dascritx;d avs the Northeast Neighborhood C~evelopment ~'lrea (",4rea") is
i>lighted and deteriorated. Specilicatly, the .aria i~ plighted to au extent that ,uch bligli[ing
~xnlditions canu~?t txi° corrected by regulatot'y process or by the ordinary operations of private
cntea~l~n'ise ~eithout ltsurt to the provisions of the Act and that the public health and welfare would
hr henetitted hq aciluisition in and redcwelopment of sucht Area tuuler thr provisions of die let and
~'t'IIEREAS. the Conunissiun has hereulfiire caused t~~ be prepared map, and plats showinl±
the noundaries of thl~ ,4rea, the location of various parcels of property, strrets, Itlleys, ant other
Icatules aftf:eting the ua{nisi?ion, clearincc, replotting, replannuag, reclining or re.drvekipment of
the .Arco, indicating that, at this tune, no parcels of prupcrt}• in the Area will (x: acquired by tlte°
C hlnrnision. alid the parts ni~ Ule :area that m~e to t><~ dcvotrtd to public ways, levees, sewerage,
•
15
r:
pzu•ks. playgrounds, and other public pwposes under thr. rcdevcloprncr,rt plan f2x~ rl'te Area; atui
«HEI2I:AS, lists have hereEOfore teen prepared indicaCing! that nu parcels of property are
propi~.~ed to he ucyuized wittuu the area, and thenlure. than no appraiszds bare been Cnadei~Fthe fair
market value of any parccl.+ in the t~'ca ai Chic tine; :n~td
4VHF:ItI;AS, there was presented to this meeri.ng of the Conunission for its consideration
and apl?rinrai, a copy oC the development phut for dtc Area, dated Nov~embcr 17.2003, eeltich plain
is eutitleel "Nortl~ast Neighborhood llevek~ptnent Area Plat" ("Plan") tts proposed by this
I)dclaratorv Res~?lutir~iu dated Nuveniber 17, 2003, ~onsistulg of 3~t pages and 2 exhibits curd
~'!'Ii11REAS, the Cnunnission has, u~ a meetint? held ttvs day and c3pen to tlra public, head
evidence mad reviewed the maps anti plats l:acseuted at the u'~etuag~ and considered sauna.
\Ci~1', THI;REI;OI2E, Br IT RESt7L~EI7 SI' 1'IIIs SOi?'I'II I3F:tii)
12EDLV~Lf)1'~IEN`I' {'01i1IISSIO\. A5 I+OLL(l~4'S:
1. Thr Conutrission now declares the Northeast Nc:igCttxarhood Deeek.rpment urea
",~re,a"} which rs de.scril7ed n~ the fourth WtI1 KFAS clause akxrve, a~ blighted and cletericrratec! and
::~ meuacc~ try the social :zrCd ~eonozitie interests of the City of Sr~uth Iieud and iCS irthabitants attd that
it will tie of pu171ic utility <md bcuetiC to acquire real estake amd ituprorements in rite Area <md tt?
rcclcv;-.lop tbe. Ards udder the Act.
?. l iir. Nortlteat Nrightx~rhorrd I)evelopu?eut Arta ['Ian ("Phut") pniposeel k?y this
I:)e~clearatary Resohrtiou of Noremkur 17; 2(?03 and its attached tre:retc> and incorpoz'atcd trerein, is
hen~by atpproved subject to a Confirmatory Rcsohrtion after a duly caiicd meeting.
,_ The prevuxatil; prepared mtps .utd plat sho~img the buundaCrie~ of Che \~c.,.t, Cl1c
I~,ctiti<,n of the various parce.is of property. streets, alleys, <utd othu tear.uiee utteeung Che.
ucyuisitiun, clearance, repl<rtturg, replatutiu~, rezrming ur redevclapment i~f the l~za, n~dicating any
parcels of prtrpei7y to he excluded From accµtisitiou, and indicating the pans of the Area to he
devoted u'~ ptrhltc av~.ty~s. levees, sewerage, p~u•ks, plu}grounds, and ether public purpi~ses under titer
Plan aue hc.re'by approved.
4. 7`hr~ previously prepared list indicatinz that there are no parcels o#' property within
the area tit ha acquired ar' the present time avid is hereby ,approved.
~. The estimated cost of auluiring property in the Area, as determined by r<akinr the
rvcra~cr iri`CCVO (2) separ are appraisals made by independent appraisers, is ~O.OQ is hereby approved_
6. ht deterutining the location and rite extent ~~F the Area proposed t« tie acquired Fier
roderch~pneat, the Conunissirva ha; ~.!ieeu consideration Co transitional and permanent provisions
tar idcgt.iatr housing for residents of the ;area who will fx displaced by tl'tis reclevelopmrrtt l~r~?_lecC.
wind dre Connunsion taerehy adopts the Northenst'veizrhlnn'hix?et Relocation Policy as thu policy by
•
16
•
uhicli ii~~~ C.xnmissinn will her ruideii in prnvidim~ h~~r such ~~crums dis~ilaccd by the acliini (~i~ tlte~
C~nnirissinn
IiE IT FURT~IER i'tTr50L'~%ID that all proceedings related to the redevelopment of the
herein described area shall he referred to as the Northr.ast ~~eigh}x~rhoud DeveluPrrtent ,Area-
BE I~i' 1+'C'~ttTt1ER RESQL~'Ell that ttu; redeveloptzlent ofthe _Rrea sha11 tie u~ accordance
~~.~ittt the Rturtheast Neightxxhood Development Area Plan.
lIE I'I` AI,~RO I2ESOL~'ET?, Chat tfie Gaantussiou pnsposes the followui~a i'uadin~s subject
u~ cuniirmcstion after a duly called pulific ntettutg:
i. F3ttsed upon evidence submitted to the Contmis5ioit, the C«tsnnission finds
and detea~ntne.s that there i5 a substantial presetrce in the area designated as the
N~~rtheast Ncighlwekood llecelopment Arezi {-Area";) of excessive vacant lanes,
abttndotred ur vacamt buildings, i>ki buildings, excessive vactuu ies, serbstaiidaril
structures, cleterioratu~~> iufi tistnicture, and lack of utltasn ucturc sufticieut ro supl~>ort
redevek~ptnent of the Aretr.
ii. Thte Conv~lissum further rinds that the ;1rca is hii~=bred and a~nsritutcs a
m~~ttacc. to the; si.~cial and economic interest t~f the. City of South Bend tmd it,
inhabitants, noes it will t>o of publte utility and benefit to acuuue land within suctr
At•ea and to redecelol~~ it under the Ai~t.
iii. The assessed value of the real property of the, Area when added to f.hc
assessed vttlut; of the real Properly Jr,cat~d in all tede:velopmettt area, doe; not
exceed twenty percent ("~Ou'~) of the total ussi sed vuhte of the real property located
in the City of Scnrd] Bead.
iv. The Nurthetut Neistltlx~rh~nxl Deveh~pntent Area Plan ("Plan°i fir the Area
will result iu the drnx.ili€ion aud27r selective deuu~litiou and reuse ut hliglued
struetutzs_ .1lleviatiug tress blight turd its bligltiing utftuenec is proJccte:d to be a
oattdyst to ongoing and Yuture development in the Arent.
v. The Plus for the .Area drliitcatcs lire (5) Sub-Areas to he known a~ ii) the
t3ddy Street Cotrntiercial Redeveh~pment Area (ii) the Ge~~reiana-Talbot Residential
Redeve:Iopuient Area; (sill the Nome~iwnership Prese;n~ation ,Area; (iv.) The SC.
Joseph Regional ~~Iedical Center Rcdcvcloptrrent area; uud (v) the'l~adison Center
Campus Housing and Conmtercial Rcdeveh>pment :area.
vi. The Plan fr~r• the Arca cannot he achieved without the dcsizuation of the ^s~ea
as a rede;veloprnent area txeuusc of stagnated ur depressed levels of private
investment within the Area trod because of the existence of hliahted conditions as
`t 1
`_ J
17
•
chained at Ind. Code ~ 3G-7-1-3
vii. The Ptaut ti>r the Area will allow tier the. toaster-pizmned development of
multiple sites within the Area. The Area status will allow opportunities fin' the
itcister pltmoiug of trsiffic i~ireulation, infresiruorure upgrades, reideutial
cunservaitiou and redevelopment, commercial and open space devek~polent plan~zing.
laitdscapiug a~td site design a~nhi~ls.
ix Tile Plan tiir the Area will complement public and private sector investment
within [hc irumediate neightx~rhood.
x. 7fie puhtic health and welf'ar€-will i?e benefitted by the accomplishment of
the Ylan within the Area.
xi The Plan fir the r~r0a kill provide the necessary re.devek~pmeut tools and
facilitate the use of certain fuudn7g mechanisn>_s to <uil in the redevelG~prnent of the
m~ea ecurn~nunly kirown as Five Points, the junction lit Cort~>y Boulevard, (;ddy Sn'eet
Lard ~r~uth Bcrttd Avenue and the: Surrounding vicinity at the cc;ntcr oY the Area.
xii. The Pfau tier the Aran will provide thc~ necens u~y recfcveloptnent tools mt~l
fi~m.iu~ ruectt<uusuvs to affil ur the; dc;rnolition andlor selective dc:utolitian mid site
l.~reparatic~n at2d, it necessary, remcdiation of certain existing residential and
t:onn~nercial sites within the Aren.
~4_..
xiii. The Plan fr~i the, Area ~4~ill allow far the expansion and upgrade of public
facilities and utilities within the Area.
Yiv. Tltc Plain for the Area tiaill ull~iw tar the planned aeyuisitnnt of par eels rtf rural
property related to the expansion ~?f public ro tdways and utilitc titntctures.
x~- a~he Plain for the .~-ea cutilinuts to olYter deveh~puleuf and rcdcvclopn~cnt
pi~ws fir the City of South Bend and cor~ti~ns>; to the comprehcusive plan of the City
of South Bend.
Zvi. The Plan is reasonable and appropriate when cunsidc~rcd in relation to the
purpose ar Chapter l~}, Article 7. Title ~9 of the hidiuna Cude.
vii. The Plan is in ail respects :ipprovcd. affil the Secretor-}' is directed to file u
certitied u~l~iy i~[ the Plan with the, minutes of this meetine and ro record x certified
cope of the Plan in the Of"tica of die Recorder of St. Joseph County, Indiana.
1311 IT FUR'TAER RTrSULVFD BY TAE 50CTH BEND RED11tiELOPbIb;N'C
C014TyIISSION I'I RSl:1N1' 'f0 IND. CODL 3G-7-T-t-39, .1S A1-IEND[;D _~Nll
til'PPI.Is1tEN'I'ED,CONCGRNINGTIIT:F,STABLISIT~TEN'I'OFAN:ILLUC:A"PIUN 1RE~1
--1-
•
18
F°caaz a>t~rtr>c~srs car- ~a~~a„~ roc azr.~Tr,~r~r ~~ rar:.a;vci~cx,'raa.~•r:
,~1. 1'~or pui-hoses o~l'ehe allocation provisions oFtite Act, as authorized by Incl. Code 3 36-
7-1-39, and a9 n5ed ui Ilus aZesohdion fqr the pw~~o::es of di,trihution ofi-real property taxes, the
"ahocatiim arezi' of the Northeast iYeiglilxnhoud G~ev~eh~pt7icitt :'lrea, acid which area is ruore more
partieularly° described in Exhibit `'`A"attached hc~rcto and ntuuporatetl heroin; and
f'3. Any real property Taxes hereinafter levied by or for thE~ benefit of auv t,uhlic holly
entitled to a caistrihution of propert}~ taxes un taxahicpropcrty within the allocation area be allocated
and distributed as fi~llocx~s:
(I) ESCept as otherwise provided io this section, the proceeds of the taxes
attributable to $re lesser of:
(A) the a~,cssed value cif the pr«perty for thtu rtisessment date
with respect to which the aIloc~anutf xr~d disu~ihutiutt is m~uh; ar
(Bt ihr. base assessed value;
s3tall he allocated to and, when collected, paid into die funds r.~f thc~
respective taxuig units.
~- +_'~ Excel,>t as rrdterwise provided in this section, propertti~ tax proceeds to excess
of those described ut sutniivision (1) shall he allocated to the redeveloptrtc~nt
district and, when cc?llecfed, paid into an allocation prod for that alk~catiun
area that tear he used by dte redrveaupmcnt district i~nly to do ane (I) or
more of the tiillowins~:
(:~) Pay the hruiuipal of and interest on any ohbgatinnti payable
solely ~ from allocated cax proceeds ~~-hich are incurred by the
redevcA~pnreut district tier dte purpose nt Einutte.n~g or retinancing the
redcvelupnienC of the allocation area:
lB) Establish, augment, or restore die debt sea-vice reserve for
Iwnds payuhie saaely ur in part froth aloocateda tax proceeds in the
allocation area:
tC) Pay tide principal of and interest un twnds payable from
allocated tax proceeds in that allocation area and ti'um the special r.ax
levied under tact Code y 36-7- I a-27;
t;D} Pav dm principal of and interest un bonds issued by the City
of South Bend u~ pay for local public improvements iu or seeing the
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~sllucatiar~ area;
(E) Pay pretniwns on the redctrtption hafrn-c maturity of bonds
payable solely ~r in pa<-t frorxi allocated tax proceeds ut ehe allocation
area;
(Fj Make paytncnts ~m le,ases payable fi om allocated tax. proceeds
in the ratlocatiuu area under tnd. Code ~ 36-7-1~-25.2;
(Gj Reintbwse die City i~f S~~utli Bend fbr exl~~enclitures made by
it fix ]Dual public iittpriavetne:nts which includes, but is riot lin~tited tu,
huitdings. parking facilities, acid other itets>s descrilx~d ut lnd. Cade:
§ 36-7-Id-25.1(a') in i>r set-v~ing the allucatu~u area;
{H) ReimE7ursu the City of Sutadt Bend for rrntuls paid by it fbr is
building ur pat king facility ut or serv6~g Ci~ie allocation area under arty
Ie<tseentered into under Incl. Codes' 36-1-10;
i I) Pay all or a portion of at property t~~tx repl~.~cemeut credit tea
tzLCpay'e~s yr act allocation area as detentlined h5~ the Commissix~~n by
separate resulutian_
(,(t Pay ~xpcnsas incurred by the, C.~nrunis:,~on for local public
intprovameuts that are in the allocation area or arc serving the
allA~cation area (~chid'~ includes buildings, parking facilities ur other
itett>,; descritx:ct iu hid. Code ~ "',G-7-14 ~5 lta)r
(k:j Reimburse public and private, entices for expenses incurred
in training employees oC iudusrria! facilities that are located (i) within
the zllocation area: and (ii i on a parcel of real property that has been
dassificd as industrial property under dte. rules of the state hoard of
tas cununissiuners;
(L} Reimburse die Commission for preliminary expenditures paid
front Commission fwids prior to the. issuance of the lx~uds with lx~nd
prnreed;, said expenditures to include legal, architectural,
engiueerim~, surveys, appraisals, and uipercisory expenses retate;d to
the acquisition and redevek~pmcnt of property, t}re issuance of hoods
and related costs
provided, h~»°cver. drat iY turun: uses of pmperty tas proceeds allocated to
the allucutiuu fiuul ore au(hurized or pern>itted t~~y amendment to the Act,
iuc(udine htd. Code ~ 3y-7-1~t-39, alier the effective date irf this resolution,
these uses shall also tx~ xuthurizcd or pennittcci fur property tax pruz:eeds
6-
•
20
•
allocated h~tehy; aril further provided that the allocation fund may not Ix~.
used tier i?peratutg c~penses of the C'i>u;ntisic?n.
C. yi~hen die funds are na lor>srer needeii Tor the pmprtse,~; perrrutte~d in subsactiorr B,
ahtive, money; in the alinccitirm fund in excess nt"that an~tount shaft t>e paid to the respc;ctive taxing
tniit: in the n~taruter 1~>rescrihcd in Ind. Coda § 3G-7-14-39(6')(1).
D. "Pei+perty taxes'" and "property tax pu>cc;eda° t~ts used in this resolution slttdi tug°au
taxes imposed on real property uuderhtd. Code ~ fi-1. 1.
F ~lhi, allocation provision shall expire nu Iatc9r tt>itn thirty t30) years after the date of
dos ri i~iu;um
KI/ 1'I' FI'RTHFR RESt~LVEI) that the lecretary is directed to Cite certified copies of this
Resi~httion wilt dre St. 1USeph County Auditor <utd dtc Aoreage'he~LCnship Assessor.
BF IT FIJKTHER RES(?LV1~;D that dze United States anti HUU are assurul of tirll
ixrmphance b~-the Coitnniti~ron and the Departntettt witltHt'D regulations affecting Title ~'1 of dre
Civil f~ fight; A.;t uF i 9b4. as amandcd.
13t~: 1`l' Ft'RTiIER RF.5OLFED that this Resolution. toszatlter with supporting data, shall
he 51d~rnitted to the Area Flan Cortunissinn of St. Joseph County and the Cornnuin ('ounoif of the
City ut South Br nd, ; s provided try ]nd. Code § 3Fi-7-1~3-16, fa[ their approval tip t9te Resolution artd
,_
` P(att, and if apl?a ,~ ad by lxrth parties, the Resolution amd pion Shad he suhiYrittcd to public hearing
1r~r the recnivi,tg .ntii hearing of rrmortstrances and objections from person}s interested in or al`fected
by the l~rocecciings ,r; provided h_v (nd. Code § 36-7-14-17, after public notit:e iu accordance. with
Ind. Curie 36-7-14-17 and lnd. Code § 5-3 1 and for tlte. final daterminatiuu of the public utility
and benefit thereof.
ADOPTED pit a raaulur meetute uY the Soutt 13rnd Reduvefupnrent Commission held on
Noveuthar 1?. X003. at Room 1;04, Gountti-City Building, 227 West JetJerson Boulevard. South
Bend, Indiana -16G(l1
SOt`TH BEND RF,DF,VII.OPMI:N"I'
` ____ _
Rnhert W. Flunt, President
rhiflTp .T. F`a ten ~, ~~ re ar~,E~GL~.--
t;-wrt;na~<e Rey2o,wt,•,•c Ix,-~:::np«agmo„p,pwzat rr_,aa,nrnry Gnunw.a:on.vpd - j
•
21
•
i1XHi1311' "A"
LEGAL DESCI2IFTK~N
Bcginniug ut the intc~rsectii>n caf the centerlines cif the Nast Trace and LaStille Avenue; dtance
East ak~ug said centerline of LaSalle Ave:oue to a point 1 lU Teet West of ehe West i'ieht-al=way litre
~~f Niles t'lvcmie.; thence North I x9.25 feet; tttance East ! 10 feet w the GNest right-of=way lice oCsaid
Vile Avenue: the nee Easterl<< to the. Northwest cot~trr i f Lot 71 in the. Original Town nt Lt~well;
thence Exist along the Ne~ttlt laic of said Lot 71 to the cc°nter]ine of the first Nurt}t-South alley East
ol~ Ntlcs :l venue; thence Nt~rdt ttlorte said ceute;riine of satd ~1ilev to the eenterlitte of Nladis~ni
Sweet thence bast along said centerline to the• ccnterliue e?f hill Street; thence South along said
centerline tee the centerline of LaSalle Avenue: thence Hoyt alone said crnterlute ro the ccntea'line
of Sunnyside Avenue: thence North alott~~ said ceutcrliur to the centerline u(',Rocknc Drive_ thenca~
Northeasterly ilou~ sari centerline t<> the 1~:ast right-i>t-~wety Liue of Twyckenham Drive; fi ernce
\iuth along saki Fast rig.l~it-of-way lice to the Souttiwr,;;t ccirner o#~ I_,ot .'sfl in Wooded Estates as
shown ut the Office r>f the Iteatrder of St. Joseph Cinmty~ Indiana: thence Nurtheastrrh~ :thing the
Soudt~~asr Gees of huts 3;~, .3i and 36 to the Sc>utl~w~rsterrly rig}~it-of=,v ay line ul White <)al: I?rive:
~ltcncc Ngrthcasterly to the southwesterly comer of i~~t 35 in said Wooded Estates; then~;e
Vortheasterlti° ulotzu the Sotitllrasterly lilies of Lots +~, 3d, 3:3, 3:L, 3 ! and i0 in staid W~~txleti Estaters
i~~ the Westerly ri~xht-of-way line of Cilack Oak DrivC; thence Northeaster7_y to the Nurthw~est. earner
of Lot ~8 iu said Wu«ded Estates; thence Bast att~ns the tVorthtine uFLots ~Q. 51. ~Z, >? ands-l to
- the cuttcrline tit Oak Kidge Drive; thence Northerly along said centerline w the e,cntu~line of Edison
~~'~ p~~ad, thence lh'e<t to die East line of Lot 5 Vacv~il and Davidsuu Subdivision projected South:
the~uce. N~~rth atluu.g said East line and its proiectinn to the Northeast corner of said Li)[ 5: thence
4Vust to the East property line of a parcel of land owned by Natrick and Jt~scpfrine Sirueri; [heuee
~A'~~rth u~ the N~u-theast t:~mier «f said Sirueri parcel; thence West akntg the North line ~~f Siineri
,>a9~ce~1 w the ?vorthwi;st corner of said Simcai p.u~cel thence South along the West Liue «P said 5imeri
~ru~crl w a p~~uu 2(13.71 feet North of the. South Irne of dte Soutlte<tst Qoatter of seetirui 31.
l~~ ~u~nsliip 38 ;forth. Range S East, St. Josciih Counts-.Indiana; thence 1~esi parallel with said South
lint. a distance cif ZOK. % 1 feet: thence North to the Northeast cc,rn~r t~f die Jamison inn
Cvudr~utiitium: theucc Nest al~nu the North 6nc oTsaid Jarniscut Inn Cin~iiominiun~ to the ccttterGne
of Ivy- Road', thence South alone said centerline to dtc South Gne cif said Southeast Quarter of
Section .~ 1; thence West alone said South line to the West right-ref-way line of Vaested I-<~y R~~~td
projected North: thence South along slit[ vacated West. rielu-oF-way line projected North to the
South r'it!ht-of-tivey line of Edlsun Read; thence West akrng said South tight-of-cvay line to tree West
right-~~t'-way line of Tcvyckenham Dnve us dedicated by the university of Notre UaniC: thence
Srutlterly and Suuth.easterly along said West right-of=way line u~ a point 200 feet measured at right
angles to die. Aorthwestcrly right-of-way late ofS~uth Beud Avenue tci a point tin the'; existing Corp.
Line. thence southwesterly parallel with said South Bettd Avenue slung said Cott. I_iur; thence
l~rest <<(un~~ sai~I C'in~. Line tip the centerline. of E;ddv Street: thence ?lorth al~?na fire sai~~~ centerline
~<~ tlte- cente,rlinc r~i Rdison Rnad; thence Southwesterly and Westerly along said centerline and ti7e
cenrea~tute of ~igela I3nulevard to the tVest 6nr ofLnt 95 university Heights as shown in t}~te Office.
•
22
of the [2ecordsr cif St_ J~~seph Coun[y, Indiana projected North: tttencc Sintth iilixtg the West lines
of l..c?tS ~~. 9d. 9:i, 9?, 33 and 32 to the Southwest c:vrner of said L,ot 32; t[tence ~TJetst along t[te
North Lines of [cats 29 thru 6 in Uni~•ersity Heights to the centerline ref Lawrence Sheet; thence
Sixixh al<ntg said centerline to the centerlisse of Napoleon Street; thence Nest. along acid ceuterliue
ro the centerline of Niles Avenue; thence Snutlteasterly aluo~g said centerline to else. centerline of
Cnrhy )trf:at; tlsence. East ~hmg said cent.et~liue to a point [20 feet GVest or the first North-Sc>txh alley
L~asC ~~f Niles Avcauie projected North; thence South. to a ponlt 1~0 feet South of the Siusth right-csf=
way line of Corby Street: thence fast parallel with said South right-of-way line to tYic G'Vest: right-of-
wav~ line of said test North-South alley East of Niles A~~enue; thence South along said West right-of-
way line, a distance of 2"?2 feel-, thence Southwesterly, a disttusee i>f 260.82, fact; thence
Northwesterh', a distamce. of 85 feet, thence Sout[nvesterly, a distance i?f 232 feet to the
Northeasterly right-cif-way line of Niles Avenue; thertcc; Northvvestcr[y along said right-of-way Gne,
a disc<usce of 3lZ feet; thence Northeasterly, a dist~mce of [99.95 feet; thesai:e Northerly, a drstxnc:e
of 1-~ I.S4 feet to a print 378.(6 feet West of said Bust North-South alley East v'f Niles Avemse to a
j,~iint u1r the South right-c>f-way line ofCorhy Street; thence 1.Vest along Said South right-of-way lisle
and its In•ojecti~sn West to tl~e cast chore of the :4t. loseptt River; thence Southerly along said East
shore to tl~ic itttersection tvids the centet•iine of the East trace; thence Southeasterly tilong said
centerline to tl~u: place of heginning contaiuin<! 616.0 awes nxsre or lest.
•
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•
23
~ Attachment B
Legal Description for TIF Allocation Area #1
u
•
24
NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
TIF ALLOCATION AREA #1
June 8, 2007
Beginning at the intersection of the centerlines of the East Race and LaSalle
Avenue; thence East along said centerline of LaSalle Avenue to a point 110 feet West of
the West right-of--way line of Niles Avenue; thence North 159.25 feet; thence East 110
feet to the West right-of--way line of said Niles Avenue; thence Easterly to the Northwest
corner of Lot 71 in the Original Town of Lowell; thence East along the North line of said
Lot 71 to the centerline of the first North-South alley East of Niles Avenue; thence North
along said centerline of said Alley to the centerline of Madison Street; thence East along
said centerline to the centerline of Hill Street; thence South along said centerline to the
centerline of LaSalle Avenue; thence East along said centerline to the West right-of--way
line of Frances Street; thence South along said West right-of--way line to the North right-
of-way line of the First East-West alley South of LaSalle Street; thence West along said
North right-of--way line to the West right-of--way line of the First North-South alley West
of Frances and its projection North; thence South along said West right-of--way line and
its projection to the centerline of Colfax Street; thence East along said centerline to the
centerline of Eddy Street; thence North along said centerline to the centerline of LaSalle
Street; thence East along said centerline to the centerline of Sunnyside Avenue; thence
North along said centerline to the centerline of Rockne Drive; thence Northeasterly along
said centerline to the East right-of--way line of Twyckenham Drive; thence North along
said East right-of--way line to the Southwest corner of Lot 38 in Wooded Estates as
shown in the Office of the Recorder of St. Joseph County, Indiana; thence Northeasterly
along the Southeast lines of Lots 38, 37 and 36 to the Southwesterly right-of--way line of
White Oak Drive; thence Northeasterly to the Southwesterly corner of Lot 35 in said
Wooded Estates; thence Northeasterly along the Southeasterly lines of Lots 35, 34, 33,
32, 31 and 30 in said Wooded Estates to the Westerly right-of--way line of Black Oak
Drive; thence Northeasterly to the Northwest corner of Lot 48 in said Wooded Estates;
thence East along the North line of Lots 48, 51, 52, 53 and 54 to the centerline of Oak
Ridge Drive; thence Northerly along said centerline to the centerline of Edison Road;
thence West to the East line of Lot 5 Vacval and Davidson Subdivision projected South;
thence North along said East line and its projection to the Northeast corner of said Lot 5;
thence West to the East property line of a parcel of land owned by Patrick and Josephine
Simeri; thence North to the Northeast corner of said Simeri parcel; thence West along the
North line of Simeri parcel to the Northwest corner of said Simeri parcel; thence South
along the West line of said Simeri parcel to a point 208.71 feet North of the South line of
the Southeast Quarter of Section 31, Township 38 North, Range 3 East, St. Joseph
County, Indiana; thence West parallel with said South line, a distance of 208.71 feet;
thence North to the Northeast corner of the Jamison Inn Condominium; thence West
along the North line of said Jamison Inn Condominium to the centerline of Ivy Road;
thence South along said centerline of Ivy Road to the North right-of--way line of Edison
Road; thence Westerly, Southwesterly and Westerly; thence South 21 degrees 22 minutes
43 seconds East 682.12 feet plus the right-of--way width of relocated Edison Road to the
north line of Hartman and Woodworth's Plat, the plat of which is recorded in Plat Book
25
7, page 30 in said Office of the Recorder; thence South 89 degrees 50 minutes 18 seconds
• West 454.00 feet to the Easterly right-of--way line of a 12 foot alley; thence South along
said East right-of--way line of said 12 foot alley to the Northwesterlyright-of--way line of
South Bend Avenue (State Road 23); thence Southwesterly along said Northwesterly
right-of--way line to the North right-of--way line of Corby Boulevard; thence West along
said North right-of--way line of Corby Boulevard to the Southwest corner of Lot 118 in
Sorin's Second Addition, the plat of which is recorded in Plat Book 1, page 10 in said
Office of the Recorder; thence North along East right-of--way line of Frances Street to the
Southwest corner of Lot 46 in Sorin's 2°d Addition; thence East along the North right-of-
way line of St. Vincent Street, a distance of 172 feet to the centerline of a vacated alley
East of said Lot 46; thence North along said centerline of said vacated alley to the South
right-of--way line of Napoleon Street ;thence- North 00 degrees 21 minutes 10 seconds
West 82.50 feet along the prolongation of said centerline crossing Napoleon Street to the
north boundary of said Napoleon Street; thence South 89 degrees 46 minutes 20 seconds
West 22.81 feet along the boundary of said Napoleon Street to the southwest corner of
Parcel I described in Instrument Number 0117885; thence North 02 degrees 44 minutes
02 seconds West along the west line of said Tax Parcel Numbers 18-5123-4392.02 and
18-5123-4392.03 in records of the St. Joseph County Auditor's Office to the centerline
of the now vacated Angela Boulevard; thence Southwesterly along said centerline of the
now vacated Angela Boulevard to the centerline of Notre Dame Avenue; thence West
along the centerline of Angela Boulevard to the West line of Lot 95 University Heights as
shown in the Office of the Recorder of St. Joseph County, Indiana projected North;
thence South along the West lines of Lots 95, 94, 93, 92, 33 and 32 to the Southwest
• corner of said Lot 32; thence West along the North lines of Lots 29 thru 6 in University
Heights to the centerline of Lawrence Street; thence South along said centerline to the
centerline of Napoleon Street; thence West along said centerline to the centerline of Niles
Avenue; thence Southeasterly along said centerline to the centerline of Corby Boulevard;
thence East along said centerline to a point 120 feet West of the first North-South alley
East of Niles Avenue projected North; thence South, to a point 150 feet South of the
South right-of--way line of Corby Boulevard; thence East parallel with said South right-
of-way line to the West right-of--way line of said first North-South alley East of Niles
Avenue; thence South along said West right-of--way line, a distance of 222 feet; thence
Southwesterly, a distance of 260.82 feet; thence Northwesterly, a distance of 85 feet;
thence Southwesterly, a distance of 222 feet to the Northeasterly right-of--way line of
Niles Avenue; thence Northwesterly along said right-of--way line, a distance of 312 feet;
thence Northeasterly, a distance of 199.95 feet; thence Northerly, a distance of 141.54
feet to a point 378.66 feet West of said first North-South alley East of Niles Avenue to a
point on the South right-of--way line of Corby Boulevard; thence West along said South
right-of--way line and its projection West to the East shore of the St. Joseph River; thence
Southerly along said East shore to the intersection with the centerline of the East Race;
thence Southeasterly along said centerline to the place of beginning containing 587.17
acres more or less.
•
26
Attachment C
Legal Description for TIF Allocation Area #2
Northeast Neighborhood Development Area
Housing Program
2~
NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
ALLOCATION AREA #2
June 8, 2007
Apart of the East Half of the Northeast Quarter of Section 1, Township 37 North,
Range 2 East; and a part of the North Half of the Northwest Quarter of Section 6,
Township 37 North, Range 3 East, Portage Township, St. Joseph County, Indiana, being
more particularly described as follows:
Beginning at the Southwest corner of Lot 118 in Sorin's Second Addition, the plat
of which is recorded in Plat Book 1, page 10 in said Office of the Recorder; thence North
along East right-of--way line of Frances Street to the Southwest corner of Lot 46 in
Sorin's 2"`' Addition; thence East along the North right-of--way line of St. Vincent Street,
a distance of 172 feet to the centerline of a vacated alley East of said Lot 46; thence
North along said centerline of said vacated alley to the South right-of--way line of
Napoleon Street ;thence North 00 degrees 21 minutes 10 seconds West 82.50 feet along
the prolongation of said centerline crossing Napoleon Street to the north boundary of said
Napoleon Street; thence South 89 degrees 46 minutes 20 seconds West 22.81 feet along
the boundary of said Napoleon Street to the southwest corner of Parcel I described in
Instrument Number 0117885; thence North 02 degrees 44 minutes 02 seconds West
504.04 feet along the west line of said Parcel I to the southwestern boundary of Edison
• Road; thence South 78 degrees 02 minutes 36 seconds East 47.16 feet along the boundary
of said Edison Road; thence South 89 degrees 21 minutes 11 seconds East 130.00 feet
along said boundary; thence South 85 degrees 55 minutes 30 seconds East 112.72 feet
crossing Eddy Street to the southwest corner of the 7.300-acre tract of land described in
Instrument Number 0601917, said 7.300-acre tract establishes the boundaries of Edison
Road; the following three (3) courses are along said southeastern and south line of said
7.300-acre tract; (1) thence North 65 degrees 42 minutes 03 seconds East 63.40 feet; (2)
thence South 89 degrees 21 minutes 11 seconds East 969.01 feet; (3) thence Easterly
187.63 feet along an arc to the left having a radius of 1,190.00 feet and subtended by a
long chord having a bearing of North 86 degrees 07 minutes 48 seconds East and a length
of 187.43 feet; thence South 21 degrees 22 minutes 43 seconds East 682.12 feet to the
north line of Hartman and Woodworth's Plat, the plat of which is recorded in Plat Book
7, page 30 in said Office of the Recorder; thence South 89 degrees 50 minutes 18 seconds
West 454.00 feet to the Easterly right-of--way line of a 12 foot alley; thence South along
said East right-of--way line of said 12 foot alley to the Northwesterly right-of--way line of
South Bend Avenue (State Road 23); thence Southwesterly along said Northwesterly
right-of--way line to the North right-of--way line of Corby Boulevard; thence West along
said North right-of--way line of Corby Boulevard to the place of beginning containing
60.05 acres more or less.
•
28
• Attachment D
Statutory Requirement Data Tables
29
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Map A
Northeast Neighborhood Development Area
Boundary Map
Northeast Neighborhood Development Area Boundary Map
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35
Map B
Northeast Neighborhood Development Area TIF
Allocation Areas Map
Northeast Neighborhood Development Area Boundary Map
•
•
36
Map C
Northeast Neighborhood Development Area
Housing Program Map
•
•
Northeast Neighborhood Development Area Housing Program Map
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37
Map D
Northeast Neighborhood Development Area
Housing Program Project Phase Map
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•
Northeast Neighborhood Development Area Housing Program Project
Phase Map
38
~ ! 4 ~
•
Map E
Eddy Street Commons (Phase 1) Project Map
Eddy Street Commons (Phase 1) Project Map
Eddy Street Commons
•
^ 4
Commons, Phase 2
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„ Triangle Residential Project
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39
•
Map F
Triangle Residential Project Map
40
Triangle Residential Project Map