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Home My WebLink About08-24-2026 Community Investment Committee Minutes OFFICE OF THE CITY CLERK BIANCA L. TIRADO, CITY CLERK INTEGRITY | SERVICE | ACCESSIBILITY Jasmine Jackson Matthew Neal Veronica Pitt-Payne CHIEF DEPUTY CITY CLERK / CHIEF OF STAFF DEPUTY CITY CLERK / DIRECTOR OF POLICY DIRECTOR OF SPECIAL PROJECTS EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 300 City Hall | 215 S. Dr. Martin Luther King Jr. Blvd. | South Bend, Indiana 46601 | p. 574.235.9221 | f. 574.235.9173 | www.southbendin.gov COMMUNITY INVESTMENT AUGUST 24, 2026, 3:00 P.M. Committee Members Present: Sherry Bolden-Simpson*, Sheila Niezgodski, Ophelia Gooden-Rodgers, Karen L. White Committee Members Absent: Kevin Upton, Tom Gryp Other Council Present: Canneth Lee, Rachel Tomas Morgan Others Present: Bianca L. Tirado, Matthew Neal, Jasmine Jackson, Lari’onna Green, Veronica Pitt- Payne, Bob Palmer Presenters: Joe Molnar, Erik Glavich, Allen Sullivan, Ethan Fowler, Michael Schmidt Agenda: Bill No. 54-26 - Authorizing the City to Enter Into and Accept a Section 108 Loan in Support of the Western Avenue Transformation District Bill No. 26-24 - Confirming Resolution - Personal Property Tax Abatement for Tenneco Inc. Bill No. 26-25 - Confirming Resolution - Real Property Tax Abatement for GLC Mid- Bay, LLC Bill No. 26-27 - Resolution Approving the Purchase of a Portion of Real Property Located at in Proximity to 309 South Taylor Street EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 300 City Hall | 215 S. Dr. Martin Luther King Jr. Blvd. | South Bend, Indiana 46601 | p. 574.235.9221 | f. 574.235.9173 | www.southbendin.gov Bill No. 26-28 - Resolution Authorizing the Purchase of Real Property Located at 821 Harrison Street and 1819 Bergan Street Members marked with an asterisk (*) are in virtual attendance via Microsoft Teams. Please note the attached link for the meeting recording: https://docs.southbendin.gov/WebLink/Browse.aspx?dbid=0&repo=sbend&mediaid=412685 Committee Chair Karen L. White called to order the Community Investment Committee meeting at 3:00 P.M. Bill No. 54-26 - Authorizing the City to Enter Into and Accept a Section 108 Loan in Support of the Western Avenue Transformation District Joe Molnar, Deputy Director of Community Investment, with offices on the fifth (5th) floor of City Hall, South Bend, IN 46601, presented the bill. He noted that Councilmembers have already approved a payment-in-lieu-of-taxes (PILOT) agreement for this project, and the current bill would establish a funding mechanism for the necessary infrastructure work. He described the Western Avenue Transformation District as the site of former dilapidated public housing on the southwest edge of downtown, which is being redeveloped as mixed-income housing. The project is a collaboration between the City, the Housing Authority of South Bend, the Community Foundation of St. Joseph County, and The Michaels Organization (TMO). He summarized the project’s history, from the demolition of old housing units in 2023 to the completion of the HUD Section 108 loan process this year. He explained how income restrictions will apply to the two- hundred-ten (210) units in phases one-a (1a) and one-b (1b) of the project and stated that former residents of the demolished Rabbi Shulman and Monroe Circle buildings will be prioritized to return. He said the ground-floor units will feature patios to activate the street front. Other features include park space and a childcare facility. Joe Molnar went on to explain the HUD Section 108 loan structure. He said this program allows the City to access future HUD Community Development Block Grant (CDBG) funds, leverage them for infrastructure, then repay HUD from the CDBG funds they receive annually. He noted that the City receives approximately two-point-three million dollars ($2,300,000) in CDBG funds per year, and if Council approves the loan, twenty-two percent (22%) of the City's CDBG allotment would go toward annual loan repayments. He estimated an interest rate of approximately four-point-one percent (4.1%) at time of closing, which he described as a very favorable rate. He said if the bill passes, the bid for infrastructure work could be awarded tomorrow, and construction would start in thirty (30) to forty-five (45) days. The developer is expected to begin work on the apartment buildings this winter, with full project completion expected by the spring of 2028. He addressed the loan’s collateral requirement, stating that repayments would come from the River West TIF in the unlikely event CDBG funds cannot cover the loan. He added that the loan would allow for the immediate reimbursement of over two million dollars ($2,000,000) in City costs and lock in fifty million dollars ($50,000,000) in outside investment. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 300 City Hall | 215 S. Dr. Martin Luther King Jr. Blvd. | South Bend, Indiana 46601 | p. 574.235.9221 | f. 574.235.9173 | www.southbendin.gov Councilmember Rachel Tomas Morgan asked how the amount of CBDG money the City receives is determined. She asked if the amount has fluctuated in recent history. Joe Molnar explained that the amount is determined by a formula, which considers multiple variables including a City’s overall population and poverty level. He stated that the amount has been relatively stable with a slight reduction in recent years. He said the loan repayment would take five-hundred thousand dollars ($500,000) of the CBDG funds per year, leaving approximately one-point-eight million dollars ($1,800,000) per year for other projects. Council President Canneth Lee asked for confirmation that the project will move forward tomorrow if the bill passes tonight. Joe Molnar confirmed that is correct. He explained that the lowest responsive bidder is coming forward tomorrow, and if the bill passes tonight, the City will be able to award the bid. Council President Lee asked about the project’s expected completion date. Joe Molnar clarified the timeline, noting that the City would start infrastructure work in September and the developer would start construction in December. He said there is an eighteen (18) month construction timeline, and they expect to start leasing in spring of 2028. Committee Vice Chair Ophelia Gooden-Rodgers thanked Joe Molnar and expressed support for the project. Joe Molnar noted that the new internal street in the development will be named Rabbi Schulman Place, as a nod to the history of the site. Committee Chair White held the public hearing, and nobody spoke. Committee Vice Chair Gooden-Rodgers moved to send Bill No. 54-26 to the Committee of the Whole with a favorable recommendation, which was seconded by Committee Member Sheila Niezgodski and carried by a vote of four (4) ayes with two (2) Citizen Members absent. Committee Chair Karen L. White – Aye Committee Vice Chair Ophelia Gooden-Rodgers – Aye Committee Member Sheila Niezgodski – Aye Committee Member Sherry Bolden-Simpson – Aye Citizen Member Tom Gryp – Absent Citizen Member Kevin Upton – Absent Bill No. 26-24 - Confirming Resolution - Personal Property Tax Abatement for Tenneco Inc. Committee Chair White briefly explained the two (2)-step legislative process for tax abatements. Erik Glavich, Director of Growth and Opportunity, with offices on the fifth (5th) floor of City Hall, South Bend, IN 46601, presented the bill. He stated that this is the final step in granting a five (5)-year personal property tax abatement to Tenneco, Inc., an auto supplier that has operated EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 300 City Hall | 215 S. Dr. Martin Luther King Jr. Blvd. | South Bend, Indiana 46601 | p. 574.235.9221 | f. 574.235.9173 | www.southbendin.gov in the City of South Bend for approximately forty (40) years. He explained that Tenneco is investing in new equipment that will allow them to expand into a new market and create eighty (80) new jobs. He shared a breakdown of projected future tax revenues. He said approximately four-hundred-fifty-thousand dollars ($450,000) in taxes would be abated over the five (5)-year term, but the City would receive one hundred seventy thousand dollars ($170,000) in new tax revenue that would not exist without the investment. Committee Chair White invited the petitioner to share any comments. Allen Sullivan, Tenneco Inc., 3601 West Cleveland Road, South Bend, IN 46628, spoke about a recent customer visit at Tenneco’s South Bend facility. He said the customer was impressed by the facility's central location and strong local workforce. Committee Member Niezgodski expressed support for the abatement. She said investments like this bring up wages in the community. She noted that Tenneco will be bringing on new employees and asked for the average hourly rate. Allen Sullivan replied that Tenneco pays their welders twenty-four to thirty-two dollars ($24-32) per hour, depending on skill level. He emphasized the strength of the local workforce, noting that seventeen (17) out of twenty-two (22) candidates scored very highly in a recent recruiting assessment. Council President Lee expressed gratitude for the investment in the First (1st) District. He commended Tenneco’s diverse hiring practices. Committee Member Sherry Bolden-Simpson asked about potential on-the-job training opportunities for new employees. Allen Sullivan said they intend to hire a small group of highly skilled individuals first (1st), and these hires will become team leaders. He explained that the remaining jobs will not require a certification, and there will be an onsite training process. Tenneco’s recruitment efforts will involve Ivy Tech, local industries, union representatives, and the Community Reentry Center. Committee Member Bolden-Simpson thanked Allen Sullivan for reaching out to the president of the construction trades, per her previous recommendation. Committee Chair White held the public hearing, and nobody spoke. Committee Member Niezgodski moved to send Bill No. 26-24 to the Full Council with a favorable recommendation, which was seconded by Committee Member Bolden-Simpson and carried by a vote of four (4) ayes with two (2) Citizen Members absent. Committee Chair Karen L. White – Aye Committee Vice Chair Ophelia Gooden-Rodgers – Aye Committee Member Sheila Niezgodski – Aye Committee Member Sherry Bolden-Simpson – Aye Citizen Member Tom Gryp – Absent Citizen Member Kevin Upton – Absent EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 300 City Hall | 215 S. Dr. Martin Luther King Jr. Blvd. | South Bend, Indiana 46601 | p. 574.235.9221 | f. 574.235.9173 | www.southbendin.gov Bill No. 26-25 - Confirming Resolution - Real Property Tax Abatement for GLC Mid-Bay, LLC Erik Glavich presented the bill, which would authorize an eight (8)-year real property tax abatement for an eight-point-eight million dollar ($8,800,000) speculative industrial warehouse project by Great Lakes Capital (GLC). He explained that the building would provide flexible rental space for multiple small-scale industrial tenants. He acknowledged that it is difficult to predict the exact number of jobs generated by speculative projects but noted that GLC has a strong track record of providing buildings that local businesses use. He estimated that one-point-one to one-point-two million dollars ($1,100,000 - $1,200,000) in property taxes would be abated over the eight (8)-year term, and one-point-three million dollars ($1,300,000) in new taxes would be paid. He noted that the abatement would directly benefit the small employers leasing the space, since tenants are responsible for property taxes. Ethan Fowler, GLC Mid-Bay LLC, 7410 Aspect Drive, Granger, IN 46530, addressed the Council. He said there have been no material changes to the project or request, and they remain optimistic about the development. Committee Member Niezgodski asked if this falls in a TIF district. Erik Glavich confirmed that it is in the River West TIF. Council President Lee expressed gratitude for the investment in the First (1st) District. He highlighted the significant increase in expected tax revenue. Committee Member Bolden-Simpson acknowledged public comments about sustainability that were made during a previous hearing. She encouraged the petitioner to consider incorporating sustainability commitments. Ethan Fowler stated that a lot of good points were brought up during that discussion. He noted that this is a speculative building project, and depending on the tenant, more sustainability features could be accommodated. Existing sustainability features include a solar-compatible roof, high efficiency HVAC, native plant landscaping, and LED lighting. Committee Chair White held the public hearing, and nobody spoke. Committee Vice Chair Gooden-Rodgers moved to send Bill No. 26-25 to the Full Council with a favorable recommendation, which was seconded by Committee Member Niezgodski and carried by a vote of four (4) ayes with two (2) Citizen Members absent. Committee Chair Karen L. White – Aye Committee Vice Chair Ophelia Gooden-Rodgers – Aye Committee Member Sheila Niezgodski – Aye Committee Member Sherry Bolden-Simpson – Aye Citizen Member Tom Gryp – Absent Citizen Member Kevin Upton – Absent EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 300 City Hall | 215 S. Dr. Martin Luther King Jr. Blvd. | South Bend, Indiana 46601 | p. 574.235.9221 | f. 574.235.9173 | www.southbendin.gov Bill No. 26-27 - Resolution Approving the Purchase of a Portion of Real Property Located at in Proximity to 309 South Taylor Street Michael Schmidt, Assistant City Attorney, with offices on the sixth (6th) floor of City Hall, South Bend, IN 46601, presented the bill. He said the City needs to acquire this right-of-way for the Western Avenue Transformation District project. Since the purchase price is expected to exceed twenty-five-thousand dollars ($25,000), Council authorization is required. Committee Chair White held the public hearing, and nobody spoke. Committee Member Niezgodski asked what the expected purchase price is. Attorney Schmidt stated that the City will go through the process of getting two (2) appraisals, and they expect the property to be appraised around thirty-five thousand dollars ($35,000). Committee Member Niezgodski moved to send Bill No. 26-27 to the Full Council with a favorable recommendation, which was seconded by Committee Vice Chair Gooden-Rodgers and carried by a vote of four (4) ayes with two (2) Citizen Members absent. Committee Chair Karen L. White – Aye Committee Vice Chair Ophelia Gooden-Rodgers – Aye Committee Member Sheila Niezgodski – Aye Committee Member Sherry Bolden-Simpson – Aye Citizen Member Tom Gryp – Absent Citizen Member Kevin Upton – Absent Bill No. 26-28 - Resolution Authorizing the Purchase of Real Property Located at 821 Harrison Street and 1819 Bergan Street Attorney Schmidt presented the bill. He said the City intends to purchase the property, pending Council approval, and will solicit two (2) appraisals before making an offer. He said the property is in an area of town where the City would like to focus some attention. Committee Chair White held the public hearing, and nobody spoke. Committee Member Niezgodski moved to send Bill No. 26-28 to the Full Council with a favorable recommendation, which was seconded by Committee Vice Chair Gooden-Rodgers and carried by a vote of four (4) ayes with two (2) Citizen Members absent. Committee Chair Karen L. White – Aye Committee Vice Chair Ophelia Gooden-Rodgers – Aye Committee Member Sheila Niezgodski – Aye Committee Member Sherry Bolden-Simpson – Aye Citizen Member Tom Gryp – Absent Citizen Member Kevin Upton – Absent With no further business, Committee Chair White adjourned the Community Investment Committee meeting at 3:47 P.M. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 300 City Hall | 215 S. Dr. Martin Luther King Jr. Blvd. | South Bend, Indiana 46601 | p. 574.235.9221 | f. 574.235.9173 | www.southbendin.gov Respectfully Submitted, Karen L. White, Committee Chair