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Home My WebLink AboutRM 07-06-79July 6, 19 10 :00 A.M. Presiding 1. ROLL CALL SOUTH BEND REDEVELOPMENT COMMISSION REGULAR MEETING icer: F. Jay Nimtz, President 1308 County -City Building 227 West Jefferson Boulevard South Bend, Indiana 46601 Member Present: Mr. F. Jay Nimtz, President Mr. Lloyd E. Robinson, Sr., Vice President Mr. A. Peter Donaldson, Secretary Mr. Robert J. Cira, Assistant Secretary Members Absent: Ms. Paula Auburn, Member Legal ounsel: Mr. Kevin J. Butler Redevelopment Staff: Mr. Carl Ellison, Director Mr. Timothy K. Eckerle, Assistant Director Mr. Kevin C. Horton, Real Estate Officer Mrs. Jane A. Zimmerman, Executive Secretary Ms. Denise Fleming, Secretary Community Development Staff: Mr. Jon R. Hunt, Director Ms. Patricia Osmon, Assistant Director Mr. Steve Compton, Planner Mr. Dave Cheeney, Planner Mr. Rick Carey, Research Associate Ms. Hildy Kingma, Intern Ms. Shirley McCoy, Labor Standards Officer Ms. Ann Bathon, Research Associate Ms. Theresa Ellett, Labor Standards Monitor Mrs. Barbara Radican, Performance Standards Monitor Mr. James Harcus, Director, Bureau of Housing Mrs. Kathryn Baumgartner, Project Director, Bureau of Housing Mr. Thane Wilson, Assistant Project Director, Bureau of Housing News M dia: Ms. Jeanne Derbeck, Reporter, South Bend Tribune Mr. John McKnight, Reporter, WSBT -TV Mr. Steve Neher, Photographer, WSBT -TV Mr. Dave Anderson, Reporter, WNDU -TV Mr. Les Howard, Photographer, WNDU -TV Mr. Larry Ford, Reporter, WSJV -TV Mr. Bill Hentsch, Photographer, WSJV -TV Guests: Honorable Peter J. Nemeth, Mayor, City of South Bend Mr. V. LaMar Wilson, Director, Neighborhood Housing Services South Bend Redevelopment Commission Regular Me ting - July 6, 1979 1. ROLL CALL (continued) Guests 2. APP MINUTES Mr. Leo Molinaro, President, American City Corp. Mr. Robert Bartolo, Project Director, American City Corporation Mr. John.E. Leszczynski, Engineering Mr. James Markle, Building Commissioner Mr. Donald Napoli, Director, South Bend Public Library Ms. Margarita Howard .....`(Concerned Citizens) Mr. R. E. Carlton Mr. P. Hughes Mrs. Edith Hawley, Jefferson Book Store Ms. Barbard Schankerman Ms. Annette Smith Ms. Georgia Mae Franklin Mr. Joe H. Cho Mr. John V. Lindstandt, St. Joseph City Fair Tax Association Mr. F. J. Henningfield Mr. James Bonds Mr. Jessie Bonds Mr. Mike Shrote Mr. Watina R. Gauldine Ms. Odessa E. Alford Mr. E. J. Richards Mr. Markle L. Alford Ms. Essie Smith Mr. Raymond Kuykendall, Taylor Construction Ms. Glenda Rae Hernandez, Southeast PAC Mr. Frank Santing Ms. Marge Spieker Mr. John Stamper Ms. Esther Waldon On motion by Mr. Donaldson, seconded by Mr. Robinson, and unanimously carried, the Minutes of the Regular Meeting of June 15, 1979, were approved. 3. APPROVAL OF CLAIMS On mo= unanio were cl aims ion by Mr. Donaldson, seconded by Mr. Cira, and )usly carried, the claims -- totalling $60,436.21, Ilowed and ordered to be paid. The authorized are: -2- MINUTES OF REGULAR MEETING OF JUNE 15, 1979 APPROVED APPROVAL OF CLAIMS South Bend Redevelopment Commission Regular Me ting July 6, 1979 3. APPROV�L OF CLAIMS (continued) REDEVELOPMENT REVOLVING FUND Payroll : 6 -16 -79 to 6 -29 -79 $ 4,714.62 Action Business Equipment Co. 52.68 American Society of Plan Officials 5.85 Kevin 1. Butler 200.00 Business Systems, Inc. 14.89 Business Systems, Inc. 8.50 Dorothy Z. Deane - Petty Cash 76.71 Timothy K. Eckerle 233.59 Amoco Pil Company 40.91 Coffee Time Service 25.22 Americ n Consulting Engineers Council 8.00 TOTAL $ 5,380.97 REDEVELOPMENT DISTRICT CAPITAL Abstract P. E. Co. of St. Joseph County, Inc. TOTAL A. IND. R -66 & Michigan Company $ 115.00 $ 115.00 $ 521.82 Indiana Ritschard Brothers, Inc. 18,571.50 South Bend Water Works 51.43 South Bend Tribune 46.08 South Bend Tribune 13.50 Tri County News 1.75 Ray B eden 35.90 Michi na Moving & Storage Inc. 25.00 James Scott Hauling 8.00 James Scott Hauling 8.00 Weisberger, Walz & Walz 2,928.00 Shoe Corporations of America 453.00 Shoe Corporations of America 8,988.00 Irene T. Sibrel d /b /a Knit Shop 5,604.77 Irene T. Sibrel d /b /a Knit Shop 353.00 Odd F llows Maintenance Contract ( -18 through 6- 29 -79) 1,858.00 Contr ct - Ann C. Bathon (6 -18 thru 6- 29 -79) 320.00 Contr ct - Paul Falduto (6 -18 thru 6- 29 -79) 320.00 TOTAL $40,107.75 -3- South Bend edevelopment Commission Regular Mee ing - July 6, 1979 3. APPROVA OF CLAIMS (continued) 312 LOANS Charles Brown Maintenance Co. Cloud Brothers I &M E1 ctric Heating Insulation Jurtin Construction Co. Plaia Construction Co. Williair E. Dvorak Insurance Agency Lawrenc a Dwyer David L. Harrel Ridged le Construction Co. Overhead Door Company Sentry Home Improvement - Frank Dixon Sentry Home Improvement - Frank Dixon TOTAL GRAND TOTAL $ 1,865.00 1,374.57 45.00 3,035.00 254.00 99.00 512.19 274.15 752.00 658.58 1,299.00 4,664.00 $14,832.49 $60,436.21 4. COMMUN CATIONS There were no communications to present to the Commission. 5. OLD BU INESS There was no old business to present to the Commission. 6. NEW BU INESS a. Commission approval r a lications• Na e Kevin A. & Carol A. Ervin 525 S. Sheridan Street South Bend, IN. 46619 Dorothy Pope 2340 W. Roger South Bend, IN. 46628 Doroth Ivy 1413 Miner Street South Bend, IN. 46617 ?sted for the following 312 Loan Amount Loan No. $27,000.00 18 /8MC- 0011/63/1 $14,700.00 18 /8MC -0011 /61/1 $12,450.00 -4- 18 /8MC- 0011/62/1 NO COMMUNICATIONS PRESENTED NO OLD BUSINESS PRESENTED 312 LOAN APPLI- CATIONS APPROVED South Bend Redevelopment Commission Regular Me ting - July 6, 1979 6. NEW BUSINESS (continued) a. 312 loan applications continued.... Georgia Bingham 1322 Hine Street South Bend, IN. 46628 O1 eta iayes 828 S. Wellington St. South Pend, IN. 46619 Amount Loan No. $ 4,600.00 18 /SOU- 1/55/1 $14,500.00 18 /8MC- 0011/59/1 Mr. Ellison: The Bureau of Housing has requested that two loan applications included on the agenda be deleted. The two applications are Dorothy Ivy, 1413 E. Miner Street, and Oleta Hayes, 828 S. Wellington Street. Mr. Nimtz: The Chair directs that those two loan appli- ca ions be stricken from the record. There were no questions raised regarding the 312 loan ap lications, therefore.... Mr. Robinson made a motion to approve 312 loans to Kevin A. & Carol A. Ervin, 525 S. Sheridan Street for $27,000.00, Dorothy Pope, 2340 W. Roger, for $14,700.00, and Georgia Bingham, 1322 Hine Street, for $4,600.00, seconded by Mr. Donaldson, and the motion was unanimously calrried. b. Co mission approval requested for Change Order #3, #4, an #5, with Plaia Construction Company. Change Order #3 is an increase in contract price of' 136.00 at the ad ress of 838 South Webster; Chan a Order #4 is an in rease of $120.00, at the address of 613 South Warren and Change Order #5 is an increase of $72.00, at the address of 420 South Arnold Street, as set forth in letter from Mr. James Harcus, Director, Bureau of Housing. Mr. Harcus: The homes at 838 S. Webster, 613 S. Warren, and 420 S. Arnold Streets are to have new kitchen base cabinets installed per contract. It is the Bureau's opinion that they also require new counter tops. Approval is requested for Change Orders numbered 3, 4, and 5 specifying installation of counter tops in the above properties increasing costs by $136.00, $120.00, an $72.00 respectively. -5- CHANGE ORDERS #3, #4, AND #5 WITH PLAIA CONSTRUCTION COMPANY APPROVED South BE Regular 6. NEW a c. N !nd Redevelopment Commission Meeting - July 6, 1979 BUSINESS (continued) continued.... Mr. Donaldson made a motion to approve Change Order #3, #4, and #5 with Plaia Construction Company, increasii costs by $136.00, $120.00, and $72.00 respectively, seconded by Mr. Cira, and the motion was unanimously carried. Commission approval requested for Change Order #1 with Charles Brown Maintenance Com an , Inc:, for an increase in contract rice of $464.00, for'an amended contract total of 1,266.00, a t the address of 408 East`Kease Street, as set forth in letter from Mr. James'Harcus, Director, Bureau of Housing. Harcus: Contract Set #02B provides corrective ser- Mr. vice to six (6) homes which experienced problems when thi involved General Construction Contractor went out of business over two (2) years ago. At 408 East Keasey Street in Contract #02B, specified replacement of kitche and bathroom floor tile. While removing tile, present participating contractor discovered that previous contractor had neglected to install "underlayment ". While confirming this observation the Bureau investi- gated probable reasons for floor deterioration and con- cluded that an unused chimney should be removed and that spot roof repair was necessary. The Commission is requested to approve Change Order #1 servicing the above items at a cost of $464.00. Mr. Donaldson made a motion to approve Change Order #1 with Charles Brown Maintenance Company, Inc., for an increase in contract price of $464.00, seconded by Mr. Robinson, and the motion was unanimously carried. C mmission approval requested for award of the following co trac s for general -construction, and elec trical, No thwest Contract Set #08A, in accordance with recom- me dation of Project Advisor Board "B ", with award su ject to legal counsel review and South Bend Common Co ncil approval. Northwest Contract Set #08A Riverbend Remodeling Co. ....... $51,305.60 (general construction) F & F Electric, Inc. ....... $12,780.00 (electrical contract) -6- ig CHANGE ORDER #1 WITH CHARLES BROWN MAINTEN- ANCE CO., INC. APPROVED NORTHWEST CONTRACT SET #08A AWARDED TO RIVERBEND REMODELING CO. FOR GENERAL CON- STRUCTION AND F &F ELECTRIC, INC. FOR ELECTRICAL CONTRACT South Bend Redevelopment Commission Regular Meeting July 6, 1979 6. NEW BU�SINESS (continued) d. continued...... Mr. Robinson made a motion to approve awarding of Northwest Contract Set #08A to Riverbend Remodeling Co., general construction for $51,305.60, and F &F Electric, Inc., electrical for $12,780.00, with award subject to .legal counsel review and South Bend Common Co ncil approval, seconded by Mr. Donaldson, and the mo ion was unanimously carried. e. Co mission approval requested for Resolution #583 authorizing commencement of condemnation action on Ac uisition'Parcel' #8 -10® Indiana R -66. f. Mr. Butler: Resolution #581, adopted on the last meeting in May, authorized condemnation proceedings on this same parcel, however, at that point we were under the impression that the owners of the land al 3o owned the i'mprovements'i'n that particular ca e. We are asking for adoption of this resolution which appeals and rescinds Resolution #581, and reauthorizes the condemnation proceedings against bo h the owners of the land and the tenants who own th improvements. Mr. Donaldson made a motion to approve Resolution #583 to appeal and rescind Resolution #581, and reauthorize the condemnation action on Acquisition Parcel #8 -10, Indiana R -66, seconded by Mr. Robinson, and the motion wa3 unanimously carried. mission a deadli ne rovements Main Lib iod'and the r pu pproval requested to extend by ten to begin and 'complete construction on Disposition Parcel #8117; (Sout rar.v and utilize said Parcel durin n urpose of free controlled surfa ic'library users. ears of of this e Mr. Ellison: On June 19, 1979, we received a letter fr m Mr. Napoli, the Library Director, which I will read in part. ....... "At their last regularly sc eduled meeting on June 18, 1979, the Board of Li rary Trustees of the South Bend Public Library ap roved my recommendation that we submit to you a fo mal request to: a) extend by ten (10) years the deadline to begin and complete construction of improvements on our parcel of land (parcel #8 -17) South of the Main Library; and _ 7_ I RESOLUTION #583 AUTHORIZING CON- DEMNATION ACTION ON ACQ. PARCEL #8 -10, IND. R -66 APPROVED APPROVAL OF A ONE YEAR EXTENSION FOR IMPROVEMENTS MADE TO SO. BND. PUBLIC LIBRARY & CONTROLLED SUR- FACE PARKING South BendlRedevelopment Commission Regular Me ti ng . July, 6, 1979 6. NEW.BU�INESS (continued) f. (Mr. Ellison continued to read letter from Mr. Napoli Director of South Bend Public Library) ... b) utilize this parcel during this period for the sole purpose of free, controlled surface parking for public library users. Ou reasons for wanting this extension and use of the land for parking stem from-a thorough extensive analysis of our Main Library's most critical problems and how these problems can best be solved within the limitations of our available resources. The reasons and the results of our st dies are contained in the attached "Second. Status Re ort on Expansion - of'the Main Library," which I pr sented to my Library Board on June 18th. I elieve it will be obvious from the attached cocumen to ion that my staff and I have spent considerable time ani effort during this past year to reach the best po sible solution to our problems and needs at the Main Library - a solution which, although temporary, can result in maximum benefit to our community and ma imum usage of our central, downtown facility." Mr. Nimtz: The Chair recognizes Mr. Donald Napoli, th Director of the library. Mr. Napoli, it is good to have you here this morning. Mr. Napoli: Thank you. I did send a report to Mr. Ellison in which I explained the results of our surveys. We did four thorough surveys. Our most critical need, we feel is our parking. We have a lot, and we consider parking to be the best use for that lot within the immediate future. The other pr blems we have are financial problems. We don't have the operating capital to be able to operate an extension if we were to add. We also feel that the present space within the library can be remodeled and better utilized, and we can solve our space problems in that way, rather than increasing our operating expenditures. I will be able to answer any questions the Board may have. Mr. Nimtz: I have discussed this matter with the staff, but I have not had the opportunity to talk with the other members of the Commission. As you know we will be having a new administration this fall, and my recommendation would be that we not bi d the next administration to a long period of ti e. I am not minimizing your problem, because w are particularly cognizant, especially the South Bend Redevelopment Commission Regular Me ting - July 6, 1979 . 6. NEW BUSINESS (continued) f. Mr1 Nimtz continues..... financial portion. We certainly want to keep you do ntown. It is my recommendation to the Commission that we either carry this over to the next meeting, or that we extend this item for one year. Mr Napoli: I understand your problem, and my problem is that at the end of this year I will have $200,000 in capital funds. By the end of next year, I will ha )e $300,000 in capital funds, and I will be lucky to keep ahead of inflation. My question is this; do I commit that capital to remodeling the main library and providing surface parking, or do I hold back and wait to see what happens....and that is my problem .... I have to commit that capital one way or another. If you say one year, I cannot commit ca ital. Maybe I can do the surface parking, but I am not going to be able to remodel. Mr[ Nimtz: Yes, I can understand your problem. Mr. Napoli: We would also like to expand that lot. This is another question.... Should we purchase the building, or do surface parking? A 10 year extension wo ld have given us enough confidence to say yes, we cai go ahead and do it, and if we have to build in fi e to ten years from now, we can save enough capital in that period of time and be able to do it. Mr. Ellison: Mr. Napoli, assuming the parking were al owed, at what point in time, might the library ba ed on additional usage, find that there is not en ugh space left to meet service needs adequately. Is that going to be necessary 10 years from now? Mr. Napoli: Probably ten years from now, it will be ne essary. The reason is because our collection keeps gr wing and our services keep changing. Such as, co puter technology which takes up more space, and behind the scenes activities, but we think we can solve those problems now with space we have in our basement. There is a lot of underutilized space in the basement that we could remodel and convert into usable behind the scenes work space and public service space, and that will probably cost between $300,000 - $ 00,000. The alternative is to build an addition to the library, which could cost anywhere between one and a half million to three and a half million dollars. It would provide more parking, increase my operating costs ecause I -have to heat, light, and staff it) and right now, I am facing a 52% increase in my operating budget South Ben Redevelopment Commission Regular M eting - July 6, 1979 6. NEW BUSINESS (continued) f. Mrs. Napoli continues.... in the next year, at a time when we are suffering 9° inflation. Mr. Ellison: I can understand that problem, but the only concern that we would have is,that prime downtown land for surface parking at that location is probably not ideal. I believe that the study which was done was thorough in suggesting that from a library users standpoint parking for right now is critical. Mr. Napoli: I think that our future plan would be to build over an existing parking lot so that the cars would park under the building when we add on to the library. Then we could solve spacing and parking p oblems. Mr. Ellison: How many vehicles is the lot expected to hold? Mr. Napoli: Probably around 30. Mr. Ellison: If you were able to expand, what would the maximum vehicle limit be? Mr. Napoli: About 100 parking spaces, which would be adequate. Our studies show that 70% of the people use some private transportation to get to the public library. Mr. Ellison: If the Commission were to approve or to allow you to convert this parcel to parking, when would you do it? Mrs. Napoli: Immediately. Mr. Robinson made a motion to approve a one -year extension to begin and complete construction of improvements on Disposition Parcel #8-17, and to approve controlled surface parking for public library users, seconded by Mr. Cira, and the motion was unanimously carried. 7. PROGREISS REPORTS a. Presentation by the American City Corporation regardin the Century Mall Project. 10 PRESENTATION BY MR. BARTOLO OF AMERICAN CITY CORPORATION RE: CENTURY MALL PROD. South Bend Redevelopment Commission Regular Me ting - July 6, 1979 7. PROGRE�S REPORTS (continued) a. Mr. Nimtz: The Chair is pleased to present to you this morning Mr. Leo Molinaro, the President of Am rican City Corporation, which is a subsidiary of th Rouse Corporation and his associate Mr. Robert Bartolo. Mr. Molinaro: Your City retained our Company, which is the American City Corporation out of Columbia, Maryland, and did so back in September 1978 to make an analysis of what the market would and could be for the redevelopment and revitalization for certain kinds of uses in the down- town area. Our contract states that we would produce three specific products; and the first product would be a market analysis report. Mr. Chairman, this is now being completed, and being put' i n a form which will be available to you, because it is `a thick document and it is something wh ch we are going to summarize for you today. The second product is a retail center concept; a concept of how your retail area might be reconstituted to serve you better, and to do the kinds of things for you and your downtown that you want done, not necessarily things that someone else may think you want downtown, but the things you want to serve you. The third product, which is technical, is the arithmetic of how much things will cost, and in detail where those kinds of costs can be expected to come from. Our Company is called the Rouse Company, and it is a company wh ch operates primarily on the East Coast, but we have some on the West Coast and in Canada We have developed for forty years, and we have developed very large scale things as big as a whole new City between Baltimore and Washington, D. C. We have also developed something as small as one City block which deals with retail, office, etc. We are also mortgage bankers. The final decision rests with the people of South Bend if they want to go forward with something, or if they want to do something else. This is the platform on which you can start the development of your downtown. The final decision rests in the people of South Bend. Mr. Nimtz: I would like to introduce Mr. Robert Bartolo. He is a graduate of the University of Notre Dame, and well acquainted with places in our community. From there he weiit on to Yale and received his Masters Degree, so we are pleased to have him here this morning to make this Dr sentation. Mr si: to th Bartolo: I have been working in South Bend with a m of about six or eight people for the past five or months. When we first arrived in South Bend we ked to quite a range of people who were involved in s project. We talked to investors, bankers, merchants IM South Ben 0edevelopment Commission Regular Me ting - July 6, 1979 7. PROGRESS REPORTS (continued) Mr. Ba tolo continues.... de/elopers, people who ran office buildings, talked to sh ppers, and we made a telephone survey of about 350 pe ple all over the area in what they liked about down- town, and when they liked to do their' shopping, where ani why and why not? Also about parking, if there was en ugh, and about the new shopping centers coming in. We also talked to the public officials. We were really im ressed with how much involved, and how sincere and de icated and really how confident many of the public of icials were.. The results of our study, which involves qu to a bit of paperwork is included as a summary in this report which 'I will not present to the Commission. Mr. Nimtz: Thank you. We are certainly indebted to th financial group who paid for the cost of this survey, an we are very pleased to accept it. Mr. Bartolo: What that report describes is what is sh wn on this map. (Gives details of maps and points to the maps and drawings to the Redevelopment Commissioners, staff, guests and press who were present at the meeting). Po nting to map ....... The focus of our attention, and the laid that we are looking at now is a`two square block area bo nded by Washington, Jefferson, Main and St. Joseph St., which consists of about 72 acres of land in this site, and also includes three buildings which we think should be retained. One of those buildings is the Sherland Building, recently rehabilitated, second is the Jefferson Street Garage which consists of 416 parking spaces, and the third is the Odd Fellows Building. We think the OdJ Fellows Building is well located, well built, anJ we feel that if it was rennovated; it would serve tha community. Our recommendation, specifically,.is to put the building on the market for 60 -90 days and really in good faith go after potential developers for it. If not, that building should be taken down and cleared for the rest of the project.' The focal point of the project is 100,000 square feet of retail space which includes about 40 -60 stores, including restaurants and grocery stores and a lot of general retail space. We show two areas where there should be office buildings to accommodate needed office facilities up to 1984. We have included three parking garages which consists of a total of 1,425 spaces. The office facilities would require about 1,025 spaces. . Nimtz: Mr. Bartolo, I wish you would comment on Century rater. -12- South Bend Redevelopment Commission Regular Me ting July 6, 1979 7. PROGRESS REPORTS (continued) Mr Bartolo: I have been to the Century Center about four or five times and whenever I bring another team member I always make a point of taking him there. I have traveled to many cities, and a lot of cities in the past five or ten years have build convention centers; but I have never seen a convention center such as South Bend's, I am really, really impressed, because it is ideal. For what we think of the fut,ure of this project; we have recently proposed to the City, that we be retained for Phase II to go into the implementation.. One more ingredient, which I failed to mention about the project, is a transit facility. I believe most of us feel that the present facility is not inefficient, so we are proposing co ceptually a covered transit terminal, which will ha dle all the existing routes and possibly expansion routes in a very efficient manner. So we have 210,000 square feet of office, 1,425 parking spaces, 100,000 square feet of retail, a transit terminal, and the retention of the Odd Fellows Building, the Sherland Building, and the Jefferson Street Parking Garage. Concerned Citizen: I have two questions I wish to ask. Number 1...I noticed you mentioned the service of downtown concerning retail stores, etc., ......what is your position on large retail stores rather than small businesses in the community, and the accommodations of people due to the fa t that we do have two large convention centers? Mr Bartolo: I will answer your first question. We think it is very important that downtown South Bend not at empt to compete with your suburban malls. They ha e a certain market demand and they are very well ge red to meet it. It would be our intention to fill as much of that retail mall as possible with local merchants as opposed to national chains. Not only wo ld it give a different look, but it would give a di ferent feel to the project. We are emphasizing as much as possible that local merchants and artisans anJ craftsmen be included in this project. We are saying that it won't work unless you get the merchant MiK that is really highly localized and really tailored to your kind of market and your kind of needs. wh s cerned Citizen: The question, of course, is ther the accommodations for people will be table, as we will be having more visitors. -13- South BendlRedevelopment Commission Regular Me ting - July 6, 1979 7. PROGRESS REPORTS (continued) Mr. Bartolo: We are only going five years out, and we don't see the need for additional hotel rooms. But, if things work out beyond five years, the matter will be greater than that, and we are very concerned ab ut it. We really don't know what is going to ha pen then. South Bend is really a tourist center, an people really do come back. Co cerned Citizen: Will a local merchant and craftsman be able to afford the overhead in rent of that Number 1 pr ject? Mr. Molinaro: We don't know. We will scale the rent as low as possible with you, and then we will make a deal with you if you are a merchant, and say to you that when you get to this level, you can begin by paying us this much more per square foot, etc. Mr� Cho: When do you plan to complete the mall? Mr Bartolo: We are more concerned with the starting da a at this time, and we don't know when it will be st rted. Mr. Molinaro: We have different starting times. It can never get started sooner than 18 months at this point. It is more likely that it-is 18 to 24 months away to start, but it has got to be finished within another two years after that. Mr Ray Kuykendall: I see projections for 3,000 to 4,000 additional office workers in the downtown area with- in the next four to five years.....my question is, did the projection indicate that there would be need of space for that many office workers in the downtown area in that timeframe? Mr. Bartolo: Absolutely. All of these are based on pr jections. This is based on your current employer, ani the expansion that they anticipate. We did not ma <e this up. We asked them, and when we obtained this information, we checked with others. Mr qu wi Bu John V. Lindstandt: Do you think it would be ite a problem for this Commission to come up `-h a client for the rennovation of the Odd Fellows ilding in that short of time? -14- South Bend Redevelopment Commission Regular Me ting July 6, 1979 7. PROGRESS REPORTS (continued) Mr. Bartolo: We feel that 90 days is sufficient tine. If this is a new entry in the market, it would be very difficult, but this building has ben talked about for years. Mr Lindstandt: But three people are currently in erested. Mr. Bartolo: My market people and myself feel th t it would be nice to have the building re novated. Mr. Lindstandt: For one thing, you would have that much office space on the market in much le 3s time than you could possibly do otherwise. Mr. Bartolo: That will give the project a quick st rt. Ms. Schankerman: The newspaper said that the current in estors are ever changing; who are the current in es tors ? Mr. Molinaro: There are no actual investors whom we are dealing with. We are not negotiating a deal with anyone. Mr. Ellison: Ms. Schankerman, essentially the investor gr up is the same as it has been, and I can supply you with the list; that way you can compare it with the original document. Mr. Nimtz: The Chair wishes to thank both of you ge tlemen (Mr. Molinaro and Mr. Bartolo) for your presentation. The Chair is now pleased to recognize the Honorable Peter J. Nemeth, Mayor of the City of South Bend. Ma or Peter J. Nemeth: I would like to commend the Ro se Corporation on the fine job they have been doing. I think we can now see progress as time goes by; we are getting closer and closer to the goal of our downtown area; not only for commercial and office, but retail and re idential as well. I think we have to be optimistic as a result of the Rouse Study, and it proves that all al ng we do have a reliable product downtown and can be in work. -15- South Ben0edevelopment Commission Regular Me ting - July 6, 1979 7. PROGRE�S REPORTS (continued) b. Presentation by James E. Childs & Associates re ardinq the Monroe /Sample Project. Mr. Nimtz: Several weeks ago the Redevelopment Co mission hired Mr. James E. Childs, a local ar hitect to study the Monroe /Sample Street ar a, and I -am now pleased to recognize Mr. Childs for a report. Mr. Childs: I am pleased to be here this morning to present this study on the Monroe /Sample Project. I would like to begin by running through some of the things we have observed and then outline and present ou conclusion. As you know, the project area is to ated near the central downtown core. Mr. Childs presented drawings and maps to eryone present The following is a report which submitted to the Redevelopment Commissioners. "Monroe /Sample Project" Pr ject Scope and Requirements: The study is to address re ommendations for future land uses within an area bo nded on the north by Monroe Street, on the South by thR Grand Trunk - Western Railroad tracks and Sample Street, on the east by Lincolnway East, and on the west by Main Street. Th study is also to address itself in a more specified wa to recommendations for future land uses, lot to ations and sizes, parking requirements and vehicular ani pedestrian traffic movement within an initial im- pa tion area of approximately nine blocks, the specific bolundaries of which will be defined by the study. Objectives: The objective of redevelopment in the area will be to effect stabilization and promote orderly developmental growth. The project area acts as an entrance to the center city core when approaching from the south and the initial visual impact at this point is vital. Proper development will also create a positive impact on the existing developed area between Lincolnway East and the St. Joseph River. A a Physical Characteristics: For some time, the area been in a general physical state of decline and at present time this decline is continuing and develop - tal growth has ceased. -16- PRESENTATION BY JAMES E. CHILDS OF JAMES E. CHILDS & ASSOCIATES, RE: MONROE /SAMPLE PROD. South Bend Redevelopment Commission Regular Me Ling - July 6, 1979 7. PROGRESS REPORTS (continued) b. co tinued.....(.Monroe /Sample Project) Th project area encompasses approximately 69 ac es of usable land (excluding streets and alleys) and contains multiple uses as follows: Residential 24.5 acres (35.5 %) Institutional 2.2 acres ( 2.2 %) Commercial 11.4 acres (16.5 %) Light Industrial 8.7 acres (12.6 %) Undeveloped (vacant) 22.2 acres (32.3 %) Th residential area has declined to the worst st to toward the east portion of the area and the li ht industrial use has begun to develop at the so th portion of the area near the railroad and Sample St eet. Commercial development exists mainly at th western portion of the project area although so a commercial exists at Lincolnway East and at th interior of the area. Th soils present are Oshtemo and Tyner which indi ca a the presence of a water table lower than six fe t below grade and few limitations for structures. Ut'lities are available and extend through the pr ject area with general locations as follows: Electric and Telephone - Alleys Gas, Water and Sewer - Main Streets Ex sting streets are generally fair to good with an unusually high percentage of the streets being br ck pavement. Existing streets are generally tr a lined with the general quality of the trees being good. St uctures exist which, to varying degrees, are "a chitecturally significant ". Board 6 indicates an evaluation relative to stylistic family purity, or amentation and detailing. The structures are fu ther categorized as to building physical condition. It should be noted that the majority of the architec- tu ally significant structures are located east and we t of St. Joseph Street between Monroe and Br nson Streets. -17- South Ben 0edevelopment Commission Regular Meeting - July 6, 1979 7. PROGREISS REPORTS b. conftinued....(Monroe /Sample Project) to (r to of pr La Th im Us of C wi - ommendations: The surrounding physical barriers iin thoroughfares and railroad tracks), proximity the central city core and existing population 2sidential, commercial'an'd light industrial) combine present the conclusion that the area should be one multiple -use. Board 7 depicts proposed land uses )portioned (excluding streets and alleys) as follows: Residential 11.9 acres (17.3 %) Mixed Use 15.0 acres (21.7 %) Light Commercial 4.2 acres ( 6.1 %) Commercial 9.6 acres (13.9 %) Light Industrial 24.0 acres (34.7 %) Buffer Areas 4.3 acres ( 6.3 %) nd uses are defined as follows: Residential /Office: Single and Multi- Family Residential, Professional Office and Owner/ Occupant Retail Mixed Use: High Density Residential (zero lot line, multi - family, etc.) and Light Commercial Light Commercial: Service Commercial (as defined by the South Bend Municipal Zoning Ordinance) Commercial: As defined by the South Bend Municipal Zoning Ordinance Light Industrial: As defined by the South Bend Municipal Zoning Ordinance Buffer Areas: Twenty feet of screened and land- scaped area to be maintained by the "heaviest" adjacent use. initial impaction area as shown on Board 7 would force iediate attention to all proposed uses except the Mixed category therefore maintaining the highest probability immediate activity. umbia Street is proposed to connect with Fellows Street provide a major north /south artery through the project to create desirable commercial property at the intersection h South Street which should be improved as a major east /west route. Wa South Bend Redevelopment Commission Regular Me ting — July 6, 1979 7. PROGRE�S REPORTS (continued) b. co6tinued ...... (Monroe /Sample Project) In order to maintain the existing trees and eliminate co tly utility relocation, the existing street grid is proposed to remain basically intact. Consideration sh uld be given to eliminating Bronson Street at its in ersection with Michigan Street as it appears to pr sent a hazard at the viaduct. Additional consider- at-on should be given to entering the area from Sample St eet at locations other than currently exist.... po sibly at Rush and Marietta Streets as shown on Board 9. It is recommended that access to properties at Monroe Street and Lincolnway East be via major st eets and not through additional curb cuts. In order to maintain and upgrade the residential segment of the project, it will be necessary to fill in the vacant lots currently existing. Since it appears unlikely that new residential structures will be built, it is recommended that the best structures currently located outside the residential area be relocated to the vacant lots designated as proposed residential use. It is intended that redevelopment activity begin in the area outlined as the impaction area and move toward the east to Lincolnway as this is the area currently containing the predominance of vacant areas. During the course of the study, approximately twenty businesses and organizations were contacted with regard to possible re ocation in the area and all indicated favorable interest. Board 9 shows a typical projected use for the impaction area incorporating the needs of randomly selected firms which were interviewed. With that, I will conclude. If there are any questions, I will be happy to attempt to address. Concerned Citizen: What is the length of time a project like that might take to complete? Mr. Ellison: I would think that we would be talking about a relatively short period, somewhere around a five (5) year period from the start to finish of that project area. That is, of course, just a guess; as things may change. Ms Esther Waldon: Have they decided yet just exactly wh t they are going to do? South Bend Redevelopment Commission Regular Me ting - July 6, 1979 7. PROGRE S REPORTS (continued) b. continued ..... Mr. Nimtz: The Redevelopment Commission has not made an decision. Technically; what we do now is refer this to the staff for recommendation. The Chair then recognized the Honorable Peter J. Nemeth, Mayor, for the City of South Bend. Mayor Peter J. Nemeth: I think a word of compliment is due to Mr. Childs for the work he has done. I feel he has made a very thorough investigation of this area and has done a good job on reflecting what is there now, as well as projecting what could be there in the future. I think that if we really want to be a City on the move, and I think we are, just from what I have seen here today, I think it is a project that is going to do a lot to improve the Southeast side area. I now that many of the people in the Southeast area hate been opposed to it, but I think that when you stand ba k and look at the future of South Bend and the future of the Southeast neighborhood, there is no doubt in my mi d that this is not not only going to improve property va ues, but it is probably going to make it a much be ter residential area. I want to commend the Co missioners again for your foresight in forging ah ad in this project. Mrs Nimtz: The Chair will now recognize Ms. Hernandez. Ms Hernandez: "Mr. Nimtz and Commissioners ": "I would li e to offer some comments reflecting the reactions ani feelings of the Southeast Side Neighborhood PAC, Inc. with respect to Mr. Childs' plan for Monroe - Sample. Several of us did meet with Mr. Childs one time and we discussed our various concerns. After that meeting we conducted a door to door survey to help determine hoa many residents really wanted to stay. We found the survey did in fact confirm what we had been saying all al ng. We appreciate Mr. Childs trying to reflect some of ou concerns, but we are still disappointed. We are grateful for the City's commitment that at least St. Joseph and Carroll Sts. would be preserved and have rehabilitation monies made available. -20- South Bend Redevelopment Commission Regular Me ting - July 6, 1979 7. PROGRE�S REPORTS (continued) b. Msl. Hernandez continues.... We also thank Mr. Ellison for being willing to consider moving good houses into that area, although we don't quite understand where he plans to put them since there are no vacant lots in that particular section. We continue to be very concerned ab ut how this plan affects not only Monroe - Sample, but the entire Southeast side as a neighborhood. In particular we want everyone to understand how, this affects people. To you it is just a decision to demolish 57 structures. To us it is a decision to wipe out our hones, our histories, our memories, our hopes, our dr ams and our friendships. Have you actually stood anJ watched the bulldozer push one of these houses do n? I have. It gives me a sick feeling to watch what must have taken months, maybe years, of planning, sa ing, sweating, building, struggling, just knocked ov r and gobbled up in a matter of hours or days. I fe 1 a loss of something which can never be replaced, an I wonder, for what...? Is this really progress? We are told it is. We are promised economic be efit. We are promised jobs. But we see this plan as being simply a way to provide inexpensive land for th2 businesses who also will be uprotted by the East Ba k part of this project. We do not see any benefit in this to us, although we understand quite clearly ho it can benefit the businesses in the areas of ac uisition and tax breaks. The second benefit we are promised is less delay fo inbound busses which currently must make a left turn at Fellows on to Monroe. We feel that a traffic signal at that intersection would accomplish the same thing at a much lower cost to the taxpayers than demolishing 57 structures. In our estimation, the real reasoning behind the Fellows - Columbia connector is to facilitate traffic flow from below the Southeast NSA. The connector is not benefitting neighborhood residents either north or south of Sample Street who ri a public transportation, but rather it is planned to assist individual drivers moving to or from the do ntown area and outlying places. -21- South Bend Redevelopment Commission Regular Me ting - July 6, 1979 7. PROGRESS REPORTS (continued) b. Ms1 Hernandez continues... As more people begin to use that connector, it wi l make someone come up with the idea of widening Fellows to accommodate the increased traffic flow, thus spitting our neighborhood down the middle. Already one child has been killed crossing this street. Why take th chance of there being another? For the last seven years or more, we have been on record as being opposed to the widening idea. We feel that the Fellows - Columbia connector is the City's feet in the door, so to speak, to eventually do just that. The plan also allows those of us living east of th clearance zone to continue drifting for the next th ee years in the very same limbo that we have been in How many repairs do we make? Where can we get the mo ey? Will it be destroyed any way? Is there another possibility no one has thought of? Will CD exist three years from now? Mr. Ellison has made it clear that in his opinion there is no kind of feasible in -fill housing fo this area. But what else is the land wanted for? As I stated earlier, we are disappointed. We love oui neighborhood. We want it to be viable. We want it to continue as a mixture of young and old, Black and wh te, rich and ppor, but we don't see this plan as helping us achieve that kind of viability. We see 57 st uctures being demolished, and with them hopes and dr ams of the past, present and future being charted of to the landfill. We just ask that each of you weigh carefully what this means to people. Don't just look at what this dos for traffic flow or what it means in terms of tax ba e 5 or 10 years from now. Think what it means in crushed hopes, shattered dreams and disrupted retire me t years. Is it worth it? Our fate, in part depends on you." GtendaRae Hernandez, Pxesident Southeast Side Net:ghbonhood PAC, Inc. June 1, 1979 Mr. Nimtz; If there are no questions, this report (copies of Ms. Hernandez's report were given to the Commissioners, and Redevelopment Director, Mr Carl Ellison) will be referred to the staff for th it recommendation and support. -22- South Bend Redevelopment Commission Regular Me ting - July 6, 1979 8. NEXT C MMISSION MEETING The ne t regularly scheduled South Bend Redevelopment Commission Meeting will be held on July 2P, 1979, at 10:00 A.M. 9. ADJOUR MENT There Bing no further business to come before the Commis ion, Mr. Donaldson made a motion that the meetin be adjourned, seconded by Mr. Cira, and the motion as unanimously carried. The meeting was adjour w ed at 11 :50 A.M. t.� ivntz, President -23- Carl Ellison, NEXT COMMISSION MEETING ADJOURNMENT q'�' :ecutive Director