11-24-08 Council Meeting Agenda & Packet

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'~%4 11.18.08 Dear Members of the Area Plan Commission, During a recent meeting of the Lincoln Way West Gateway Association neighbors debated the Sterling Group's proposal to build a low income senior citizen complex in LaSalle Square. We concluded that we support the rezoning process and the building of seriior housing in the Square as the development plan suggests, however, we have concerns about this specific proposal. Throughout the planning process neighbors indicated their desire to "raise the baz" while redeveloping LaSalle Square. We believe the re-development should help lift the neighborhood up socio-economically and aesthetically while creating a destination; a warm, vibrant, welcoming place that residents and visitors would want to visit frequently. After reviewing the details of this proposal we have come up with several concerns. First and foremost of our concems is why this development does not include any market rate rental units or apartments set aside for moderate income seniors. Other questions include: * Does the scale of a four-story building fit in the Square, especially on a parcel the size on which it is proposed? Can atwo- or three-story building be a profitable option that also qualifies for the LIHTC program? * While at the federal level the LIHTC program requires a minimum affordability period of 30 yeazs, what is the requirement from the state's perspective? * Was there a marketing study performed before this project was announced and if so, can it be shared with neighbors? * Will tenants be local seniors presently not housed in other developments elsewhere in South Bend or will these people be new to the area? * Will there be zero tolerance for crime whether by adding a "crime-free addendum" to the leases or as matter of policy? . * What impact will this type of development have on our home values? Are there any studies to determine this? * Neighbors were not very enthused about the artist's rendering of the proposed building's _ appearance. To many it evoked images of a modern day Beacon Heights -hardly raising the standards for the area. Since this building will set the standard for future development in the LaSalle Square area, can't the developer construct a building more in line with their Mishawaka properties' design? ;~~.