Dupont Diebold Economic Development Area Plan Allen County Redevelopment Commission November 28, 2017 Acknowledgements Allen County Board of Commissioners Allen County Redevelopment Commission Linda K. Bloom Richard Beck, Jr., President Therese M. Brown Kurt Gutman, Vice President F. Nelson Peters Steven Bercot, Secretary Robert A. Armstrong Allen County Council Chris Baker Larry L. Brown, President Darren Vogt Joel M. Benz, Vice President Robert A. Armstrong Allen County Redevelopment Commission Legal Justin T. Busch Counsel Tom A. Harris G. William Fishering Eric Tippmann Sharon L. Tucker Allen County Auditor Nicholas D. Jordan Allen County Plan Commission Susan L. Hoot, President David Bailey, Vice President Robert A. Armstrong Therese M. Brown Adam Day Renee Fishering John Henry Jeff Sorg James Wolff Allen County Plan Commission Legal Counsel Robert Eherenman DUPONT DIEBOLD ECONOMIC DEVELOPMENT AREA PLAN INTRODUCTION The growth of Dupont Hospital and the Parkview Regional Medical Center have and continue to have an impact on commercial and residential development in the area. There are over 35,000 residents living within a three-mile radius of the area. Population has grown by 32% since 2000. In 2008, it was announced that Parkview Health would expand in Northeast Indiana with the construction of Parkview Regional Medical Center. The center’s construction was completed in 2012, but more expansion announcements have followed. In 2015, Parkview announced that it would construct a new 125,000 square foot Cancer institute on the regional medical center campus. The institute is targeted to be complete by the end of 2017. To continue to accommodate the area’s growth and provide funds for needed public infrastructure, the Allen County Redevelopment Commission established two Economic Development Areas. The Oak Crossing EDA and allocation area was established in 2003 to assist with road improvements to the Dupont/Tonkel Roads intersection and the Leo/Mayhew Roads intersection. In 2015, the Dupont Corners EDA and allocation area was established to reimburse the City of Fort Wayne and Allen County for improvements to Diebold Road. The purpose of the Dupont Diebold Economic Development Area Plan is to facilitate the development of the Dupont Road area east of I-69 through investments in infrastructure and encourage more economic growth in the area. THE DUPONT DIEBOLD ECONOMIC DEVELOPMENT AREA The Dupont Diebold Economic Development Area Plan covers an area in Allen County, Indiana in Sections 25, 26, 35 and 36 of Perry Township containing 756.32 acres. The area is outlined in Exhibits A and B, and a complete list of the parcels is included in Exhibit C. Within the Economic Development Area there will be an allocation area established for the purpose of collecting tax increment financing revenue from any increase in assessed value. The allocation area comprises 233.57 acres and is basically undeveloped land around the Parkview Regional Medical Center bounded by Diebold Road on the East, Union Chapel on the North, and I-69 on the West. The area is outlined in Exhibits A and B and a complete list of parcels is included in Exhibit D. The current assessed value within this area in 2017, which will be the base assessed value, is $15,555,100. PROPOSED PROJECTS Allen County Redevelopment Commission staff met with representatives of Parkview Regional Medical Center, Steininger Development, and Dominion Group Partners to discuss future development in the Dupont and Diebold Road area. Each of these entities has current and future plans for development in the area. Parkview Regional Medical Center is a 400 acre campus that contains over a million square feet of buildings. The heart of the campus is the medical tower which is a nine-story structure that contains a hospital and medical offices. Over 9,000 staff, patients and visitors are on the campus each day. Long range plans for Parkview Regional Medical Center include further development 1 DUPONT DIEBOLD ECONOMIC DEVELOPMENT AREA PLAN on the north end of the campus with additional general and medical office buildings and parking structures. The campus is also home to the Mirro Center for Research and Innovation and Manchester University Fort Wayne Campus and Pharmacy Program. The Mirro Center has over 80,000 square feet of meeting and medical simulation lab space. They play host to medical research symposiums that attract physicians and clinical professionals from around the county. Manchester University has state-of-the-art classrooms and research labs to serve students seeking master’s degrees in pharmacogenomics and doctoral degrees in pharmacy science. Steininger Development is working to fill its Dupont Corners retail development. Dupont Corners is an almost 40 acre development at the southeast corner of Dupont and Diebold Roads. The development consists of 12-16 tracts ranging from .75 acres to 20.73 acres. The biggest tracts are being marketed for a big box and department store retailers while smaller tracts are targeted for banks, sit down and fast food restaurants, and pharmacies. So far the development has attracted a Midwest America Federal Credit Union bank branch office. Finalized in 2015, the Allen County Redevelopment Commission designated the Dupont Corners retail development an Economic Development Area and allocation area. Tax increment will be collected as development occurs to reimburse the City of Fort Wayne and Allen County for improvements made to Diebold Road just south of the intersection with Dupont Road. Dominion Group Partners is developing a 17 acre retail development called Parkside. Located just north of the intersection of Diebold and Dupont Roads, the development consists of ten retail zoned lots. The main tenant in the development will be a 172 room Hilton brand hotel. The general location of Parkview Regional Medical Center campus, Dupont Corners and Parkside are shown in Exhibit E. In anticipation of future development in the area, the Allen County Redevelopment Commission staff asked City of Fort Wayne Utilities, the Allen County Highway Department, the Northeast Indiana Regional Coordinating Council and Fort Wayne Trails for information on future infrastructure projects that may be needed. Following is a list of projects serving the Economic Development Area. Road improvements to North Diebold Road Road improvements to Parkview Plaza Drive Road improvements to Norarrow Drive Road improvements to New Vision Drive Road improvements to Union Chapel Road Roundabout at Parkview Plaza Drive and Union Chapel Road Road improvements to Dupont Road Intersection improvements at Parkview Plaza Drive and Dupont Road Trails and sidewalks that link to regional trails and greenways, including: . Connections to the Pufferbelly Trail . Establish a greenway to link Parkview Regional Medical Center to Ely Run, Martin Ditch and the St. Joe River 2 DUPONT DIEBOLD ECONOMIC DEVELOPMENT AREA PLAN Lights Wayfinding signage Streetscapes Gateway enhancements Improvements to sanitary sewer and water systems Improvement to storm water systems Improvements to curbs and gutters ISSUES THAT MUST BE ADDRESSED The Economic Development Area Plan must address five issues. First, the plan must facilitate job retention and job creation or adhere to other purposes of the redevelopment statute. The second issue is that the findings of the plan should demonstrate that the implementation of the plan could not be achieved by regulatory processes or by private enterprise. Third, the plan must benefit the health and safety of citizenry. Fourth, the implementation of the plan should be of public benefit. Finally, the Economic Development Area plan must be in agreement with other development and redevelopment plans. ISSUE I In determining that the plan facilitates job creation and retention, the plan must find that if the area is designated as an Economic Development area, it will; 1) promote significant opportunities for the gainful employment of its citizens; 2) attract a major new enterprise to the unit; 3) retain or expand a significant business enterprise existing in the boundaries of the unit; or 4) meets other purposes of the redevelopment legislation. The Dupont Diebold Economic Development Area represents one of the most significant employment centers in Allen County. Parkview Health System is the largest employer in Northeast Indiana and employs over 6,250 people at its regional medical center campus (PRMC). Additionally, Manchester University employs 350 faculty and staff at its Fort Wayne campus and the Mirro Center for Research and Innovation hosts more than 22,500 annual visitors. More than 9,000 staff, patients and visitors come to the PRMC campus daily. The economic development area’s allocation area will collect increment to be used on projects to support future growth in the area. The Dupont Diebold Economic Development Area Plan also meets other purposes of the redevelopment statute, which provides a mechanism to fund public infrastructure improvements through property tax increment financing. Finding: The Commission finds that the plan will help promote significant opportunities for the gainful employment of its citizens and meets other purposes of the redevelopment legislation such as the provision of improved public facilities. 3 DUPONT DIEBOLD ECONOMIC DEVELOPMENT AREA PLAN ISSUE II The Commission must demonstrate one of the following tests is met in finding that the implementation of the plan cannot be achieved by regulatory processes or by private enterprise: 1) lack of public improvements; 2) existence of improvements or conditions that lower the value of land below that of nearby land; 3) multiple ownership of land; or 4) other similar conditions. The plan cannot be achieved by regulatory processes or by the ordinary operation of private enterprise because the area’s growth will exceed the capacity of the public improvements in the area. Finding: Based on the aforementioned, the Commission finds that the proposed improvements could not be done through regulatory process or by the ordinary operation of a private enterprise. ISSUE III The Commission must find that the accomplishment of the plan benefits the public health and welfare of its citizens.