Thirty-Nine North Economic Development Area Plan 1. LaPorte County, Indiana Redevelopment Commission

Transcription

1 Thirty-Nine North Economic Development Area Plan 1 T H I RT Y- N I N E N O RT H economic development area plan LaPorte County, Indiana Redevelopment Commission 2013

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3 Thirty-Nine North Economic Development Area Plan 3 Introduction LaPorte County, Indiana Redevelopment Commission has prepared this economic development plan as a redevelopment project area for a certain identified area in the Thirty-Nine North Conservancy District in response to economic development and land redevelopment opportunities made available to or considered by the County and the Commission, this plan has been presented to implement the commission s mission for the redevelopment district to benefit the public health and welfare. This Economic Development Plan (the Plan ) for the Thirty-Nine North Economic Development Area (the Area ) has been prepared in accordance with and in compliance with Indiana Code (the Act ) titled Redevelopment of Areas Needing Redevelopment Generally; Redevelopment Commissions, but more specifically Sections 41 and 43 for the purpose of designating and establishing the Area. This Plan is the Commission s continued efforts to: Provide for community and economic development initiatives and programs for economic development and redevelopment Promote significant opportunities for gainful employment of its citizens; Retains and facilitates the expansion of a significant business enterprise existing in the County. Improve the public utility and benefit of the Redevelopment District and the quality of life for residents of the County overall through the implementation of this Plan for the Area. The process to approve this Plan will be conducted in compliance with the approval procedures set forth in the Act, more specifically Sections 15, 16 and 17 and as indicated in Section 41(a).

4 4 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Commission Authority The County Commissioners of the LaPorte County, Indiana (the County ) established the LaPorte County Redevelopment Commission (the Commission ) as the governing body of the Department of Redevelopment of the County (the Department ) with jurisdiction over LaPorte County Redevelopment District (the District ) to exist and operate under the provisions of the Act. The Commission works closely elected officials of the County and with land use planning and capital improvement project staff. This voluntary collaboration is designed to determine the planning, replanning, redevelopment and economic development strategies for those areas identified as redevelopment project areas (more specifically: (i) redevelopment areas, (ii) economic development areas, or (iii) urban renewal areas) for the purposes of either (a) eliminating those conditions and factors which prevent normal use or development and occupancy or (b) achieving the Plan cannot be realized without resort to the powers allowed under 41 of the Act and 2.5 and 43 of the Act because of the lack of local improvements, the existence of improvements or conditions that lower the value of land below that of nearby land, multiple ownership or other similar conditions 2. This purpose empowers the Commission to: (i) identify areas needing redevelopment or economic development opportunity; (ii) prepare redevelopment and economic development plans, which shall be formulated through study of the District or an identified geographical area, (iii) prepare for the implementation of a redevelopment project area plan; and (iv) interact with County administration, community development and planning personnel and economic development officials. The Commission was established for the purposes of and the mission to: Redevelop areas needing redevelopment 3 ; Develop economic areas for the benefit of public health, safety, morals and welfare; Increase the economic well-being of the LaPorte County community; and Protect and increase property values.

5 Thirty-Nine North Economic Development Area Plan 5 Statement of Purpose The Commission recognizes that there are certain areas in the County for which economic development opportunities presented to the County and the Commission will stimulate economic development and leverage public capital investment with private investment that benefits the public health and welfare for an economic development area as measured by: (i) the attraction or retention of permanent jobs; (ii) an increase in the property tax base; (iii) the diversification of the County s economic base; or (iv) other similar public benefits 4. The Commission recognizes that there are certain areas in the County for which economic development opportunities presented to the County and the Commission will stimulate economic development and leverage public capital investment with private investment that benefits the public health and welfare for an economic development area as measured by: (i) the attraction or retention of permanent jobs; (ii) an increase in the property tax base; (iii) the diversification of the County s economic base; or (iv) other similar public benefits4. As a result, it is the responsibility of the Commission to protect the social and public welfare the County first and the State of Indiana and its residents whose lives are enhanced by Commission redevelopment and economic development projects and programs through its efforts related to job creation and retention as well as through business attraction and retention. The Commission therefore finds that the planning, replanning, development and redevelopment of the Area for economic development purposes promote significant employment opportunities and/or expand, retain, and promote business and private investment in the District. In addition, implementation of this Plan is a public and governmental function that cannot be accomplished through the ordinary operations of private enterprise because of: (i) the necessity for requiring the proper use of the land so as to best serve the interests of the County and its citizens and (ii) the costs of the project5. The Commission further finds that the planning, replanning, development and redevelopment of the Area in compliance with the Act is a public use and public purpose 6 for which public money may be spent and private property may be acquired 7 for which appreciable benefits will be provided to the Area, the County, and the State of Indiana, but not limited to, job retention and creation and increased municipal and state tax revenues. As with other exercises in redevelopment planning, it is the purpose of the Commission to coordinate the Plan for the Area with the intention to form a whole greater than the sum of its parts. To effectuate this Plan, the County invokes

6 6 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company its rights, powers, privileges, and immunities exercisable in the Area to promote economic development in accordance with IC Consistent with IC titled Economic Development Area; Determination, the Commission determines that a geographic area in the District is an economic development area if it finds that: A plan for an economic development area: o Promotes significant opportunities for the gainful employment of its citizens; o Attracts a major new business enterprise to the District; o Retains or expands a significant business enterprise in the boundaries of the Area; o Meets the other purposes of Section 2.5, 41 and 43 of the Act; A plan for an economic development area cannot be achieved by regulatory processes or by the ordinary operation of private enterprise without resort to the powers allowed under the Act, more specifically Sections 2.5, 41 and 43 because of: The public health and welfare will be benefited by accomplishment of an economic development plan; The accomplishment of a plan for the economic development area will be a public utility and benefit as measured by: o The attraction or retention of permanent jobs; o An increase in the property tax base; o Improved diversity of the economic base; and o Other similar public benefits. The plan for an economic development area conforms to the other development and redevelopment plans for the District and official plans of the County. This Economic Development Plan for the Thirty-Nine North Economic Development Area has been prepared in compliance with the Act, Commission authority pursuant to IC o The lack of local public improvements; o Existence of improvements or conditions that lower the value of the land below that of nearby land; o Multiple ownership of land; o Other similar conditions;

7 Thirty-Nine North Economic Development Area Plan 7 Goals & Objectives It is the goal of this Plan to address the underutilization of land and the barriers to its economic development and redevelopment. Planning requires a set of goals and objectives, identification of economic development opportunities, strategic land use planning, and interaction between the Commission, the County s Plan Commission, County administrators and key policy makers. Goals are long-term accomplishments the Commission desires to attain. Foremost, it is the goal of this Plan is to facilitate and encourage economic development to retain business and private investment in the District and to leverage public capital investment by the Commission or the County in the District. The goals of the Plan are a combination of the LaPorte County, Indiana Land Development Plan, a joint plan to define a unified approach to land use and development. The Plan was crafted by LaPorte County and its two principal cities, LaPorte and Michigan City. Goals identified as part of this Plan include: o Creation of an environment within the District which will contribute to the health, safety and general welfare of the County and enhance the value of properties in the District and adjacent to the Area; o Provision for community and economic development initiatives to stimulate not only economic development and private investment in the District; o Implementation of projects and/or programs developed to stimulate economic development and private investment in the District; o Improvement of the quality of life for the County through the implementation of economic development opportunities presented to the County for the District; o Encouragement and facilitation of investment in the District conducive to attracting quality private investment that sets the standard and the trend for the healthy economic growth serving local, regional and transient consumers; o Objectives are specific and statements detailing how to achieve the Commission s goals for the District. The following objectives of this Plan have been established to guide the economic development planning of the District; o Retain and promote permanent jobs and employment opportunities that are a public utility and benefit to the District, the Area, the County and the State of Indiana;

8 8 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company o Stimulate increases in assessed valuation (property tax base) in the Area as a public utility and benefit to the County; o Diversify the County s economic base as a public utility and benefit to the District, the Area, the County, and the State of Indiana; o Encourage private investment in the District and the Area to the extent feasible under the Act and when within the goals and objectives of the Commission and the County for the District. Achieve economic development opportunities which are integrated both functionally and aesthetically with adjacent land uses and development that currently exist and that are intended to continue to exist in the District in order to benefit the County; o Encourage high standards of development architectural design, improving the aesthetic appearance and economic welfare of the District and the Area through the encouragement of special design and development standards to ensure that new or expanded development complements the architecture, adjacent land uses, building scale and size, and overall character of the Area and adjacent areas including but not limited to buffers for adjacent residential development, existing or planned for development; o Provide for the orderly physical and economic growth of the District and the Area through closely monitored economic development projects and programs; o Provide a safe, efficient and attractive traffic circulation system for the District and the Area which (i) is sensitive to adjacent land use developments; (ii) minimizes conflicts between different forms of traffic such as, but not limited to, pedestrians, bike paths, automobiles, transit, and service vehicles within the Area; and (iii) coordinates the efficient ingress and egress to and from the District and the Area; o Implement this Plan as a catalyst for future private investment and economic development in the District, resulting in increased private investment in the District and the County from economic development and the creation of new employment opportunities for County residents. Economic Development Work with organizations to foster a County that has a vibrant, diverse, strong and healthy economy that contains a mixture of business opportunities that support the existing labor force, attract college graduates and young adults, enhance the tax base, and are located in close proximity to support services. o Designate areas in the County suitable for commercial and industrial uses; o Recommend potential industry types the County should pursue to ensure economic vitality well into the future; o Establish a partnership with universities and LaPorte County communities to foster economic growth throughout the County; o Foster economic diversity through the broadening of the employment and enterprise base; o Develop a program to retain and expand existing business; o Pursue high tech white collar jobs. Land Use LaPorte County should strive promote a development pattern that is compact in nature and focused near existing cities and towns. The land use pattern should have a mixture of agriculture, open space, residential, commercial, and industrial uses that reflect the surrounding rural character while preserving and enhancing the visual landscape created by natural and manmade features. o Focus development near existing cities and towns; o Encourage development that is contiguous to existing development; o Foster business densities near existing communities to conserve open space; o Manage the type and use of development while respecting the development rights of property owners; o Encourage a mix of uses within new developments; o Establish standards that promote buffering and transition areas between differing land uses; o Discourage residential and commercial strip development along County roads.

9 Thirty-Nine North Economic Development Area Plan 9 Encourage Existing and New Economic Opportunities Goal 1 Support development practices that will encourage economic development and community investment. o Objective 1 Include sustainable development practices in the design for new development to reduce long-term costs and impacts; o Objective 2 Blend community and commerce by having people, live, work, and shop in the same area (more local than transient) o Objective 3 Encourage the use of fiber optics and similar technology; o Objective 4 Utilize the County s Redevelopment Commission as a way to revitalize existing, outdated, or incompatible development along corridors; Goal 2 Enhance the quality of life for LaPorte County residents. o Objective 1 Support agritourism in rural LaPorte County including organic farming, truck farming, farm stand, U-pick farms, and wineries. o Objective 2 Review land use and zoning standards and revise to encourage a mix of compatible uses in key areas considered for designation as a district. Goal 3 Support region-wide coordination. o Objective 1 Encourage cooperation between the County, cities, and town governments to implement their economic plans and achieve desired development for their communities. Goal 4 Increase tourism opportunities. o Objective 1 Enable and promote the LaPorte region in becoming a year round attraction; o Objective 2 Capture or entertain through-traffic on the corridors through the presentation of scenic views; o Objective 3 Develop a county-wide wayfinding signage program to direct visitors and residents to prominent destinations. Promote Balanced Development and Growth Patterns Goal 1 Promote smart growth throughout the County. o Objective 1 Promote compact growth patterns by encouraging new development adjacent to existing urbanized areas where there are existing or available utilities and infrastructure; o Objective 2 Discourage checkerboard or leapfrog development patters; focus on forms of development nodes as opposed to stripes along corridors; Goal 2 Achieve a balance between the built and natural environment. o Objective 1 Encourage appropriate measures to preserve, enhance, and protect natural resources and habitats; o Objective 2 Encourage stormwater best management practices (BMPs) such as alternative drainage methods for new development in order to preserve and enhance the water quality of the County s waterways; o Objective 3 Work with developers to provide shared stormwater facilities where applicable and beneficial; o Objective 4 Promote the preservation and creation of open space networks; o Objective 5 Encourage green (environmentally conscious) building and development techniques; o Objective 6 Work closely and early with INDOT to ensure that all recommendations or improvements to corridors are context sensitive, especially regarding interchanges or other structural improvements to roadways; Goal 3 Encourage appropriate land use patterns. o Objective 1 Encourage preservation of prime agricultural lands in the county; o Objective 2 Develop policies and regulations that discourage over-commercialization of corridors.

10 10 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Economic Development Economic development refers to a sustainable increase in living standards and implies increased per capita income, better education and health as well as environmental protection. In addition, economic development is the process of improving the quality of human life through increasing per capita income, reducing poverty, and enhancing individual economic opportunities. It is also sometimes broadly defined to include better education, improved health and nutrition, conservation of natural resources, a cleaner environment, and a richer cultural life that may include public capital investment to stimulate private investment.

11 Thirty-Nine North Economic Development Area Plan 11 General Description of the County The County is located in northwest Indiana at the southern tip of Lake Michigan and is located approximately 70 miles east of Chicago, Illinois, allowing for access to the greater Chicago metropolitan job base, and 136 miles north of Indianapolis, Indiana. As of the most recent 2010 U.S. Census, the County had a population of 111,467. The County population is estimated to have grown 1.16 percent from 2000 to The average household size is 2.48 persons and the average family size is Of the total population, 39,588 persons are 21 years or older. Of the population 16 years and over, 60.7 percent or 53,958 persons are in the labor force. The median household income is estimated to be $46,934; the median family income is estimated to be $58,808 and the per capita income is estimated to be $22,968. For the 2011 Payable 2012 tax year, the certified net assessed valuation ( NAV ) of the County was $5,819,511,283 or $52,208 NAV per capita. The local economy, which is linked to Chicago and northwest Indiana, is predominantly consists of businesses in the: Retail Trade; Health Care and Social Assistance; Professional, Scientific, and Technical Services; Accommodation and Food Services, and Administrative and Support and Waste Management and Remediation Services.

12 12 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company General Boundaries of the EDA PART OF SECTIONS 10, 11, 14, 15, 22, AND 23, TOWNSHIP 37 NORTH, RANGE 3 WEST OF THE SECOND PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF LOT 14 IN TIFFANY WOODS SUBDIVISION; THENCE EAST ALONG THE NORTH LINE OF SAID LOT, APPROXIMATELY 233 FEET; THENCE NORTH, APPROXIMATELY 2636 FEET; THENCE EAST, APPROXIMATELY 1320 FEET; THENCE NORTH, APPROXIMATELY 2247 FEET TO THE SOUTH RIGHT OF WAY OF THE INDIANA TOLL ROAD; THENCE SOUTHWESTERLY ALONG SAID RIGHT OF WAY THE FOLLOWING 12 APPROXIMATE DISTANCES; 1) 1265 FEET; 2) 43 FEET; 3) 852 FEET; 4) 198 FEET; 5) 317 FEET; 6) 38 FEET; 7) 111 FEET; 8) 42 FEET; 9) 125 FEET; 10) 218 FEET; 11) 310 FEET; 12) 220 FEET; THENCE NORTH APPROXI- MATELY 1233 FEET; THENCE NORTHWESTERLY, APPROXIMATELY 58 FEET; THENCE WEST, APPROXIMATELY 1284 FEET TO THE WEST LINE OF SECTION 14, TOWNSHIP 37 NORTH, RANGE 3 WEST OF THE SECOND PRINCIPAL MERIDIAN; THENCE SOUTH, APPROXIMATELY 433 FEET ALONG SAID SECTION LINE; THENCE WEST, APPROXIMATELY 659 FEET; THENCE SOUTH, APPROXIMATELY 874 FEET; THENCE WEST, APPROXI- MATELY 1020 FEET; THENCE NORTH, APPROXIMATELY 1327 FEET; THENCE EAST, APPROXIMATELY 360 FEET; THENCE NORTH, APPROXIMATELY 1300 FEET TO THE SOUTH RIGHT OF WAY OF COUNTY ROAD 450 NORTH; THENCE WEST ALONG SAID RIGHT OF WAY, APPROXIMATELY 933 FEET; THENCE SOUTH, APPROXI- MATELY 1282 FEET; THENCE WEST, APPROXIMATELY 570 FEET TO THE EAST RIGHT OF WAY OF THE C & O RAILROAD; THENCE SOUTHWESTERLY ALONG SAID RIGHT OF WAY, APPROXIMATELY 3484 FEET TO THE SOUTH RIGHT OF WAY OF THE INDIANA TOLL ROAD; THENCE SOUTHWESTERLY, APPROXIMATELY 907 FEET; THENCE EAST, APPROXIMATELY 166 FEET; THENCE SOUTH, APPROXIMATELY 233 FEET; THENCE SOUTHEASTERLY, APPROXIMATELY 2061 FEET TO THE SOUTHEASTERLY RIGHT OF WAY OF THE NORFOLK AND WESTERN RAILROAD; THENCE SOUTHEASTERLY, APPROXIMATELY 633 FEET TO THE SOUTH LINE OF SECTION 15, TOWNSHIP 37 NORTH, RANGE 3 WEST OF THE SECONDS PRINCIPAL MERDIAN; THENCE SOUTHEASTERLY, APPROXIMATELY 650 FEET; THENCE SOUTHEASTERLY, APPROXIMATELY 3677 FEET TO THE

13 Thirty-Nine North Economic Development Area Plan 13 INTERSECTION OF THE EAST RIGHT OF WAY OF STATE ROAD 39 AND THE NORTH RIGHT OF WAY OF SEVERS ROAD; THENCE EAST ALONG THE NORTH RIGHT OF WAY OF SEVERS ROAD, APPROXIAMTELY 2220 FEET TO THE SOUTHWESTERLY RIGHT OF WAY OF THE NORFOLK AND WESTERN RAILROAD; THENCE NORTHWESTERLY ALONG SAID RIGHT OF WAY, APPROXIMATELY 3220 FEET TO THE EAST RIGHT OF WAY OF STATE ROAD 39; THENCE NORTH ALONG SAID RIGHT OF WAY, APPROXIMATELY 432 FEET; THENCE SOUTHEASTERLY, APPROXIMATELY 880 FEET; THENCE EAST, APPROXIMATELY 1200 FEET; THENCE NORTH- EASTERLY, APPROXIMATELY 682 FEET; THENCE NORTH, APPROXIMATELY 237 FEET; THENCE NORTHWEST- ERLY, APPROXIMATELY 47 FEET; THENCE NORTHEASTERLY, APPROXIMATELY 93 FEET; THENCE NORTH, APPROXIMATELY 810 FEET; THENCE WEST, APPROXIMATELY 1800 FEET; THENCE NORTH, APPROXIMATELY 64 FEET TO THE NORTH LINE OF COUNTY ROAD 300 NORTH; THENCE EAST ALONG SAID RIGHT OF WAY, APPROXIMATELY 1770 FEET; THENCE NORTH, APPROXIMATELY 625 FEET; THENCE WEST, APPROXIMATELY 350 FEET; THENCE NORTHWESTERLY, APPROXIMATELY 113 FEET; THENCE NORTHWESTERLY, APPROXIMATELY 473 FEET; THENCE WEST, APPROXIMATELY 60 FEET; THENCE SOUTH, APPROXIMATELY 980 FEET; THENCE WEST, APPROXIMATELY 1320 FEET TO THE WEST RIGHT OF WAY OF STATE ROAD 39; THENCE NORTH ALONG SAID RIGHT OF WAY, APPROXIMATELY 1827 FEET TO THE INTERSECTION OF THE WEST RIGHT OF WAY OF STATE ROAD 39 AND THE NORTH RIGHT OF WAY OF TIFFANY WOODS DRIVE; THENCE EAST ALONG SAID NORTH RIGHT OF WAY, APPROXIMATELY 843 FEET; THENCE SOUTH, APPROXIMATELY 56 FEET; T THENCE SOUTHEASTERLY, APPROXIMATELY 57 FEET; THENCE SOUTHEASTERLY, APPROXIMATELY 54 FEET; THENCE SOUTHEASTERLY, APPROXIMATELY 83 FEET; THENCE SOUTHWESTERLY, APPROXIMATELY 24 FEET; THENCE SOUTH, APPROXIMATELY 521 FEET; THENCE SOUTHWESTERLY, APPROXIMATELY 47 FEET; THENCE SOUTH, APPROXIMATELY 165 FEET; THENCE EAST, APPROXIMATELY 410 FEET; THENCE NORTH, APPROXIMATELY 347 FEET; THENCE NORTHEASTERLY, APPROXIMATELY 122 FEET; THENCE NORTHEASTERLY, APPROXIMATELY 137 FEET; THENCE EAST, APPROXIMATELY 540 FEET; THENCE SOUTHEASTERLY, APPROXI- MATELY 716 FEET; THENCE EAST, APPROXIMATELY 102 FEET; THENCE NORTHEASTERLY, APPROXIMATELY 426 FEET TO THE POINT OF BEGINNING, ALL IN LAPORTE COUNTY, INDIANA.

14 14 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Existing Zoning of the District The existing zoning for the entire District includes the following zoning district and zoning classification as found in the LaPorte County, Indiana Zoning Ordinance along with the Official Zoning Map. The zoning being used from the Zoning Ordinance is for the City of LaPorte. The District is located in the Center Township area. The existing zoning in the District includes the following zoning districts and zoning classifications. MAP 2 in Appendix C provides the zoning for the District. B3 M1 Highway Commercial Light Industrial R1A Single Family Residential R1B Single Family Residential The following descriptions provide more detail on each type of zoning in the District including appropriate adjacent districts, permitted uses, and special exception uses.

15 Thirty-Nine North Economic Development Area Plan 15 Highway Commercial (B3) Intent o The uses in the B3 Highway Commercial District will be more automotive oriented and serve a market that includes the traveling public. o The permitted uses would be located near highway interchanges and are generally not appropriate immediately adjacent to residential zoning districts. o Special attention must be given to site layout, vehicular circulation, building design and buffering from other nearby uses. Permitted Uses Retail trade Art and school supply stores Business machine sales and service Computer sales Convenience stores Newsstands Office supply stores Services uses Barber/beauty shops Dry cleaners, pick-up Interior decorating shops Office service centers Photographic studios Shoe repair shops Tailor shops Accommodation and food services uses Banquet halls Cafeterias Delicatessens Exhibition halls Hotels/motels Restaurants, carryout Restaurants, standard not including drive-thru/in Taverns and bars Finance, insurance, real estate, professional, scientific, and technical uses Banks & financial institutions Blueprinting and Photostatting establishments Newspaper offices including printing Offices, general and professional with accessory research and testing Printing and publishing establishments Radio, television and recording studios Research & development laboratories Travel agencies Health care and social assistance uses Day care centers, commercial/preschools Funeral homes/mortuaries Hospital-related uses Medical and dental clinics Medical laboratories Nursing homes and senior assisted living Optical sales Orthopedic and medical appliance sales

16 16 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Entertainment and recreation Dance schools Golf Course and country clubs Heath and athletic clubs Parks/playgrounds Civic, religious, social assistance organizations uses Churches, chapels, temples, synagogues and similar places of worship Clubs, lodges, union halls Community centers Conference and convention halls Convents, monasteries and seminaries Educational services uses Colleges, universities, and accessory uses, including housing for students Libraries Schools, commercial and trade Schools, elementary, middle and high Training centers, engineering or sales Public administration uses Government buildings excluding correctional facilities Museums, civic buildings and landmarks preserved for public inspection Transportation and warehousing Parking structures and a principal use Utilities uses Public utility buildings Telephone exchange buildings Transmission lines for gas, oil and electricity Utility substations Wireless communication facility - collocation Special Exception Uses Residential Fraternity, sorority, or student cooperatives Agriculture and animal-related uses Veterinary hospital for large animals Veterinary hospital for small animals Retail Pharmacies Motor vehicle dealers and service Automobile rental Accommodation and food services Restaurant and taverns with outdoor seating Health care and social assistance Hospitals Philanthropic and eleemosynary institutions Entertainment and recreation Massage establishments Utilities Single accessory wind energy conversion systems

17 Thirty-Nine North Economic Development Area Plan 17 Development Standards Lot Minimum Area 15,000 (sq.ft.) Minimum Width 100 feet Setbacks Minimum Front 40 feet Minimum Side 15 feet Minimum Rear Primary Structure 10 feet Maximum Impervious Surface Coverage 85% of the Lot Area Maximum Structure Height Primary 60 feet Light Industrial District (M1) Intent o The M1 Light Industrial District is established for light industries, such as light manufacturing or processing of previously refined materials and other industrial uses that have no adverse impact upon neighboring districts. o This district also allows certain commercial uses that are industrial in character or are necessary to provide services to persons working within the district. Uses in this district must have less of an impact on surrounding uses and generate less truck traffic than the other industrial developments. o Limitations regarding the degree of noise, smoke, glare odor, and vibration are placed upon such uses to preclude and adverse effects upon nearby commercial or residential districts. o It is intended that this district act as a transition between heavier industrial uses and residential or commercial areas. Permitted Uses Residential Agriculture Retail Dwelling units for watchmen and operating personnel and their families Farm implement dealers Grain elevator dealers Kennels Locker plants Plant nursery and commercial greenhouses Produce terminals Auction houses Business machine sales and service Furnace/air conditioner sales/service Glass sales & service Hardware, electrical, plumbing, paint and floor

18 18 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company covering sales Machinery and equipment sales Mail order business Mobile homes and trailer sales/rental Petroleum products sales Services Cleaning services Dry cleaning plants/commercial laundries Locksmith shops Office service centers Pest control services Tool and equipment rental Repair shops, nonautomotive Motor vehicle dealers and service Automobile rental Minor automobile service and repair Major automobile service, body repair and painting Parts stores Truck rental Truck sales (new/used) Vehicle auctions Printing and publishing establishments Radio, television and recording studios Research & development laboratories Health care and social assistance Day care centers, commercial/preschools Medical and dental clinics Medical laboratories Entertainment and recreation Boat sales, including service Boat storage Forestry/wildlife preserve Ice skating rinks Shooting ranges, indoor Educational services Driving schools Schools, commercial and trade Training centers, engineering or sales Public administration Government buildings excluding correctional facilities Museums, civic buildings and landmarks preserved for public inspection Accommodation and food services Cafeterias (as an accessory use) Finance, insurance, real estate, professional, scientific, and technical Blueprinting and Photostatting establishments Newspaper offices including printing Offices, general and professional with accessory research and testing

19 Thirty-Nine North Economic Development Area Plan 19 Transportation and warehousing Bus and passenger rail terminals Moving companies Parking structures as a principal use Self-storage facilities, indoor Self-storage facilities, outside Taxicab dispatching Warehouses Wholesale business Manufacturing Utilities Any establishment the principal use of which is manufacturing, fabricating, processing, assembling, disassembling, repairing, cleaning, servicing, testing, and storing of materials, products, and goods provided operations conform with the performance standards applicable to the district in which it is located Beverage bottling plants Building material manufacturing including milling, planning and joining Food processing Machine, sheet metal and welding shops Sawmills Public utility buildings Telephone exchange buildings Transmission lines for gas, oil and electricity Utility substations Construction Contractors offices and shops (excluding outdoor storage) Landscaping services Waste processing and disposal Recycling facility, non-hazardous Special Exception Uses Agriculture and animal-related Livestock yards Motor vehicle dealers and service Truck stops Vehicle service stations Accommodation and food services Restaurants, carryout Restaurants, standard not including drive-thru/in Restaurant and taverns with outdoor seating Taverns and bars Entertainment and recreation Racetracks and go-cart tracks Shooting ranges, outdoors Stadiums/arenas Public administration Correctional facilities Wireless communication facility - collocation

20 20 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Transportation and warehousing Airports and heliports Bottled gas storage and distribution Cartage, express, and parcel delivery establishments Freight and intermodal terminals Manufacturing Chemical manufacturing and storage Explosive manufacturing and storage Petroleum tank farms Utilities Power generation plants Sewage treatment plants Single accessory wind energy conversion systems Commercial wind energy conversion systems Wireless communication facility tower Development Standards Lot Minimum Area 80,000 sq. ft. Minimum Width 100 feet Depth to width ratio - No more than 4:1 Setbacks Minimum Front 30 feet Minimum Side 15 feet Minimum Rear - 30 feet Maximum Impervious Surface Coverage 85% of the Lot Area Maximum Building Surface Coverage 65% of the Lot Area Maximum Building Height 60 feet Wireless communication facility on institutional site Construction Building materials storage yard without retail sales Contractors outdoor storage Waste processing and disposal Mining Processing, storage, transfer stations, disposal or incineration of solid waste, hazardous waste or medical waste Sanitary landfills Mineral extraction & general mining operations

21 Thirty-Nine North Economic Development Area Plan 21 R1A Residence District (R1A) Intent o Established to include areas of low density single-family residences and limited agricultural uses. o Certain other institutional, social and recreational uses are also included in this district, such as schools, child care and recreational uses. o The intent is to create a transitional residential area in the planned urban expansion areas of the county designated in the County Land Development Plan Permitted Uses Residential Single-family detached dwellings Home occupations Agriculture and animal-related Agriculture Keeping of horses and livestock Health care and social assistance Day care homes, residential licensed for 12 or fewer children Foster care homes Group homes licensed for 8 or fewer residents Entertainment and recreation Forestry/wildlife preserve Parks/playgrounds Educational services Libraries Schools, elementary, middle and high Public administration Utilities Government buildings excluding correctional facilities Museums, civic buildings and landmarks preserved for public inspection Transmission lines for gas, oil and electricity Wireless communication facility - collocation Special Exception Uses Residential Accessory Dwelling Units Accommodation and food services Bed & Breakfast Health care and social assistance Day care centers, commercial Entertainment and recreation Boat clubs Golf course and country clubs Civic, Religious and Social Organizations Utilities Churches, chapels, temples, synagogues and similar places of worship Community centers Public utility buildings Utility substations Single accessory wind energy conversion systems Wireless communication facility on institutional site

22 22 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Development Standards Lot - Individual Septic Minimum Area 24,000 square feet Minimum Width 120 feet Maximum residential density - 1.8/acre Lot - Community sewer or cluster system Minimum Area 15,000 square feet Minimum Width 90 feet Maximum residential density - 2.9/acre Setbacks Minimum Front 40 feet Minimum Side 15 feet Minimum Rear 25 feet Maximum Impervious Surface Coverage 45% of the Lot Area Maximum Building Lot Coverage 35% of the Lot Area Minimum First Floor Area 800 square feet Minimum Total Floor Area 1,000 square feet Maximum Structure Height Primary 35 feet R1B Residence District (R1B) Intent o Established to include areas of moderate density single-family residences. o Certain other institutional, social, and recreational uses are also included in this district, such as schools, child care and recreational uses. o This district may apply to outlying areas of unincorporated cities with large lot development. o This district may also apply to unincorporated areas of the county that area identified in the County Land Development Plan for planned urban expansion adjacent to established cities where sufficient public services are available to support the density. o This district is intended for areas where community sewer is available or scheduled in the near future. Permitted Uses Residential Single-family detached dwellings Home occupations Agriculture and animal-related Agriculture Keeping of horses and livestock Health care and social assistance Day care homes, residential licensed for 12 or fewer children Foster care homes Group homes licensed for 8 or fewer residents Entertainment and recreation Forestry/wildlife preserve Parks/playgrounds Educational services Libraries Schools, elementary, middle and high

23 Thirty-Nine North Economic Development Area Plan 23 Public administration Utilities Government buildings excluding correctional facilities Museums, civic buildings and landmarks preserved for public inspection Transmission lines for gas, oil and electricity Wireless communication facility - collocation Development Standards Lot - Individual Septic Minimum Area 24,000 square feet Minimum Width 100 feet Maximum residential density - 1.8/acre Lot - Community sewer or cluster system Minimum Area 10,000 square feet Minimum Width 70 feet Special Exception Uses Residential Accessory Dwelling Units Accommodation and food services Bed & Breakfast Health care and social assistance Day care centers, commercial Entertainment and recreation Boat clubs Golf course and country clubs Civic, Religious and Social Organizations Utilities Churches, chapels, temples, synagogues and similar places of worship Community centers Public utility buildings Utility substations Single accessory wind energy conversion systems Wireless communication facility on institutional site Setbacks Maximum residential density 4.4/acre Minimum Front 25 feet Minimum Side 10 feet Minimum Rear 25 feet Maximum Impervious Surface Coverage 45% of the Lot Area Maximum Building Lot Coverage 35% of the Lot Area Minimum First Floor Area 800 square feet Minimum Total Floor Area 1,000 square feet Maximum Structure Height Primary 35 feet Each zoning area has specific development standards to adhere to. These guidelines can be found in the LaPorte County Zoning Ordinance. The document can be found online at

24 24 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Planned Actions for the Area This Plan is the County s opportunity through the Commission to act as a catalyst for economic development in the Area that will plan and develop the Area to meet the anticipated economic development opportunities presented to the County. The Commission intends to initiate, apply, or utilize - individually or in combination - the following economic development actions in order to clear, replan, develop and/or revitalize real property land, improvements, both private and public, in the Area. Economic development activities and investment proposed and planned for the Area (including but not limited to site and infrastructure improvements, land acquisition, demolition, etc. as discussed later) are designed to meet the goals and objective of this Plan as stated herein (reference Goals and Objective of the Plan). The following is a description of the economic development opportunities and parameters proposed for the Area. Land Use Infrastructure o Require tree preservation and conservation of the existing landscape. Incorporate the existing land form into the large parcel development and minimize grading and tree removal. o Create the SR 39 Green Corridor by encouraging large parcel development to share stormwater detention facilities and to incorporate best management practices which may become an amenity to the development and the community. o Ensure that major roadway improvements are context sensitive and contribute to enhancing the county image. o Analyze safety and existing/ future traffic operations at the intersection of SR 39 at 300N to recommend improvements. o Promote compact development at specific nodes per the Comprehensive Land Development Plan to enable preservation of natural areas. o Support the growth of SR 39 as an Economic Development Corridor. Limit the occurrence of small- or medium-scale commercial uses and instead focus on the development of regional mixed-use employment centers in corporate campus type settings.

25 Thirty-Nine North Economic Development Area Plan 25 Land Use Plan for the EDA From the County Comprehensive Land Development Plan for LaPorte County, Indiana: A key element of the Land Development Plan is determining the amount of land needed to accommodate future population growth and to what degree that population can be accommodated in areas where future public services are planned or can easily be provided. SR 39 runs straight north and south through the center of the County, paralleling US 421 but on a course about 8 miles east. Good access to I-80/90 via SR 39 is considered one of the strengths of the Sub Region. The Thirty-Nine North Allocation Area is located in the LaPorte Area Sub Region of the County Comprehensive Land Development Plan. The Land Use goals for the Sub Region include, the need for continued revitalization of urban neighborhoods, definition and revitalization of downtown LaPorte, brownfields - need to reuse, and inefficient development on large lots outside the city.

26 26 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Statement on Statutory Findings for the EDA In accordance with IC (a), the planning, replanning, development, and redevelopment of the Area is a public and governmental function that cannot be accomplished through the ordinary operations of private enterprise because of: The necessity for requiring the proper use of the land so as to best serve the interests of the county and its citizens; and The costs of these projects. In accordance with IC (b), the planning, replanning, development, and redevelopment of the Area will: Benefit the public health, safety, morals, and welfare; Increase the economic well-being of the County and the State of Indiana; and area based upon the following statutory findings that: Under Section 41(b)(1), the plan for the Area: Promotes significant opportunities for the gainful employment of its citizens; Attracts a major new business enterprise to the unit; Retains or expands a significant business enterprise existing in the boundaries of the unit; or Meets other purposes of Section 2.5 (as previously discussed) and 43; Serve to protect and increase property values in the unit and the State of Indiana. In accordance with IC (c), the planning, replanning, development, and redevelopment of economic development areas are public uses and purposes for which public money may be spent and private property may be acquired. In accordance with IC (b), the Commission determines that the Plan for the Area is an economic development

27 Thirty-Nine North Economic Development Area Plan 27 Under Section 41(b)(2), the plan for the Area cannot be achieved by regulatory processes or by the ordinary operation of private enterprise without resort to the powers allowed under Section 2.5 (as previously discussed) and -43 because of: Lack of local public improvement; Existence of improvements or conditions that lower the value of the land below that of nearby land; Multiple ownership of land; or Other similar conditions; Under Section 41(b)(3), the public health and welfare will be benefited by accomplishment of the plan for the Area; Under Section 41(b)(4), the accomplishment of the plan for the Area will be a public utility and benefit as measured by: The attraction or retention of permanent jobs; An increase in the property tax base; Improved diversity of the economic base; or Other similar public benefits; and Under Section 41(b) (5), the plan for the Area conforms to other development and official plans of the County and the Commission. A description of the economic development opportunities and project for the Area have been discussed and outlined in the section titled Planned Actions for the Area, the counterpart to this section which quantifies the specifics of the economic development activities as proposed in order to meet statutory findings to designate the Area.

28 28 LaPorte County Redevelopment Commission SEH of Indiana Cender & Company Funding & Financing This section describes several financing mechanisms for consideration with the County and the Commission to implement the Plan. They are presented only as potential options and do not necessarily represent all options or a commitment to such financing. General Obligation Bonds. General Obligation bond financing may be used for funding redevelopment and economic development projects undertaken for a valid public purpose. These bonds are obligations payable out of taxes levied and collected on all taxable property. However, the total debt carried may not exceed two percent of the net assessed valuation of the County. Tax Increment Financing ( TIF ) Revenue Bonds. The establishment of an allocation area or separate unique allocation areas within the Area that provides for the temporary allocation of tax increment or increases in real property tax proceeds for redevelopment or economic development within the Area is a key element of this Plan. TIF permits communities to use increased property tax revenue stimulated by redevelopment and economic development activities to pay for the costs incurred to initiate the activities. When an allocation area is established, real property assessments are frozen within the allocation area as the Base Assessment for the previous assessment date preceding the approval and adoption of a declaratory resolution by the Commission. Counties, cities and towns may issue revenue bonds to finance a portion of the redevelopment or economic development activities from anticipated tax increment generated by the new development and increases in assessed value above the base assessment for the allocation area. As private investment increases in an allocation area, the tax increment will be set aside to retire the debt service on the TIF revenue bonds issued to implement an economic development or redevelopment plan. Once the full debt is retired, the allocation area may be dissolved and all taxing units enjoy the full benefits of increases in assessed valuation and lower property taxes. The County and the Commission, through the adoption of this Plan may consider the establishment of an allocation area, which may be conterminous with the boundaries of the Area or only be a part of the Area as described herein. Deductions of Assessed Valuation ( Tax Abatement ) in an Economic Revitalization Area Certain types of businesses may qualify for tax incentives associated with deductions of assessed valuation ( Tax Abatement ) if located in an Economic Revitalization Area ( ERA ). Within the County, business owners if they are locate in an ERA may be eligible to deduct a portion of their real or personal property investment that is new to the area. The abatement is allowed on qualified real and personal property and is calculated only on the increases of assessed value.

29 Thirty-Nine North Economic Development Area Plan 29 Special Improvement District A Special Improvement District ( SID ) may be defined as an area within which businesses pay an additional tax or fee in order to fund improvements within the district s boundaries. SIDs may go by other names, such as business improvement area, business revitalization zone, community improvement district, special services area, or business improvement district ( BID ). SIDs provide services, such as cleaning streets, providing security, making capital improvements, and marketing the area. The services provided by SIDs are supplemental to those already provided by a County, County or Town. Subject to the approval of the County, County or Town Council under I.C or I.C , as applicable, a redevelopment commission may issue notes or bonds payable from a SID. These assessments are not ad valorem property taxes, and any bonds issued and payable by the assessment revenues are not a general obligation of the County, the County or the Town that established the SID Conventional Financing The County anticipates that most private developers/investors who propose approved redevelopment and economic development activities within the District may require conventional financing from private lending institutions. The County will cooperate, to the best of its ability, with the developers/investors to secure conventional financing, if necessary. Specifically, the County may provide proof of its financial commitment to a developer/investor in order to assist the developer/investor with securing conventional financing for a project. Equity Investment The County s objective within the District is to facilitate private investment. Whenever possible, the County will seek equity investments from private developers/investors who propose to implement approved activities within the District. The County may financially assist projects primarily with gap financing when possible.