Special Exception - 515 S. St. Joseph St. - Michael J. Baxter (Catholic Worker of Michiana, Inc.)

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3 doors south of the proposed property, and which houses people getting out of jail; a half- way house across the street operated by Life Treatment Center, which serves as a house for people in recovering from addictions; and the Hope Rescue Mission, which is located about 150 feet from the proposed property. These projects have not adversely affected the values of properties in this neighborhood. To the contrary, the properties in this neighborhood have risen considerably in the recent years. Indeed, the market value of the property at 515 S. St. Joseph St. has almost doubled in the past two years. In other words, the property values in this neighborhood are rising and uses similar to the use being proposed here have not impeded this general trend. For these reasons, the second standard for granting a special exception is met. The third standard is that "the proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein." The district in which this property is located and the land uses authorized therein are entirely consistent with the proposed use, in several respects. First, as mentioned above, there are several properties zoned MF-1 that are being used for similar purposes and thus enjoy a use in keeping with the special exception here proposed. Specifically, only two doors down from this property (at 521 S. St. Joseph St.), there is a half-way house called Dismas House. It provides a safe and affirming community environment for people coming out of prison who need a new start in life, much in the same way as the proposed use of this house will serve homeless people. In addition, across the street (at 524 S. St. Joseph Street), there is a half-way house operated by Life Treatment Center, which also seeks to provide a safe, affirming community environment for people striving to overcome addiction through long-term recovery. This too is similar to the purposes entailed in the proposed use of this property. In addition, behind this property and just to the south (on 532 S. Michigan Street), there is Hope Rescue Mission, which provides food, shelter, and prayer services to homeless people. This purpose is similar to the one entailed in this proposed use, although the present petition involves a much smaller use, indeed, only a handful of people. Finally, across the street from the property in question (on 518 S. St. Joseph St.), a house is being used by members of the Catholic Worker for a small number of homeless women. Second, several nearby properties zoned for multi-family use have been granted special exceptions for group residence use. Specifically, three doors down from 515 S. St. Joseph St. (on 523 S. St. Joseph St.), there is a house rented out each academic year to about eight college students. Moreover, four doors down (on 531 S. St. Joseph St.), there is a house that sits empty but has been granted a special exception as for use an educational facility. In addition, on the next block (614 S. St. Joseph St.), another house is rented out each academic year to about ten college students. One block to the east, yet another house is rented out each academic year to ten or more college students, who also enjoy de facto, group-residence living. Third, several properties near to the property on 515 S. St. Joseph St. are zoned for mixed or commercial use. They include: 517 S. S. St. Joseph St. (rear), immediately to the south of the proposed property; 511 S. St. Joseph St, the office of Mark J. Piasecki,