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OFFICE OF THE CITY CLERK
KAREEMAH FOWLER, CITY CLERK
ZONING &ANNEXATION AUGUST 26, 2019 4:50 P.M.
Committeemembers Present: Dr. Oliver Davis, John Voorde, Gavin Ferlic, Jo M. Broden
David Matthews (citizen member), Cari Shein(citizen
member)
Committeemembers Absent: None
Other Council Present: Regina Williams-Preston, Karen White, Jake Teshka,
Tim Scott, Sharon L. McBride
Other Council Absent: None
Others Present: Dawn Jones, Bianca Tirado, Bob Palmer, Jennifer Coffman
Presenters: Angela Smith, Mike Divita
Agenda: Update: Zoning Ordinance- Tim Corcoran, Director of
Planning- Community Investment
Bill No. 22-19- Building Permits Ordinance Amendment
Bill No. 19-50-Special Exception: 3423 Michigan St.
Bill No. 19-19 1510 and 1520 Washington Street and 1636
Circle Avenue.
Committee Chair Dr. Oliver Davis called to order the Zoning and Annexation Committee meeting
at 6:18 p.m. He introduced members of the Committee and proceeded to give the floor to the
presenters.
Update: Zoning Ordinance- rim Corcoran, Director of Planning- Community Investment
Angela Smith, Zoning Administrator for the City of South Bend Community Investment
Department with offices on the 14th floor of the County-City building stated, We're just going to
provide you with a very brief update. So, everyone knows that we are going to be giving you
sections of the proposed zoning ordinance as we are discussing them. Those sections will be
available in your mailboxes immediately after the meeting. For all citizens here, if you'd like to
see us after the meeting, we will get copies to you. Today we wanted to talk to you about the
development standards for the districts. As a common theme as we're going through this, we've
been talking about simplifying the ordinance. This is one (1) example within the residential
INTEGRITY' SERVICE'ACCESSIBILITY
JENNIFER M.COFFMAN BIANCA L.TIRADo JOSEPH R MOLNAR
CHIEF DEPUTY/DIRECTOR OF OPERATIONS DEPUTY/DIRECTOR OF POLICY ORDINANCE VIOLATION CLERK
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CITY OF SOUTH BEND OFFICE OF THE CLERK
districts of how we took a very complicated complex issue on corner lots and I can tell you in six
(6) years that I've read this twenty (20) times and I still can't figure it out half the time. It just
simplifies it to fifteen (15) feet. Basically, it was a reduction and a set back when you're on a
corner property. We often had to go to Carolyn Henry because she's been here the longest to help
us interpret what it said. So, we looked at throughout the ordinance trying to simplify things. As a
quick overview of the major items within the development district standards, for the most part you
can see the vast majority of the standards are not changing in our one(1)to one(1)translation that
we've talked about previously. The ones that you see here, the minimum lot width is the one that
probably changes the most,and that has to do with ensuring that we're keeping the Urban character
that we're looking at for the City of South Bend. A sixty(60) foot lot in an urban area is not very
sustainable and isn't really something that we want to encourage long-term so we're looking at
reducing those. It doesn't mean people have to build on those, but just giving them more options.
When we look at set backs for example in the commercial districts our current set backs are very
suburban. We have a thirty (30) foot front set back. We looked at reducing that to ten (10) that
allows developers to build for example, parking behind the building. A thirty (30) foot front set
back by the time you set your building back thirty(30) feet, the best use of the lot would be to just
fill it with parking in front and we don't want to encourage that. So, reducing the front set back
will allow for some better development options as we move forward. Again, the vast majority of
our properties, the development standards really aren't changing.
Mr. Michael Divita, Principle Planner for the City of South Bend Community Investment
Department with offices on the 14th floor of the County-City building stated, Another piece that
will be new in the zoning is putting in building pipes in frontages and this is a national best practice
that really helps drive well designed vibrant marketable neighborhoods. It ensures that new
construction has a certain minimal level of quality and also compatibility, especially scale wise
with existing homes. We think these are standards that are easily achieved. You can study a little
bit more in the information that we'll provide you, but for example there may be a building type
such as a detached home and the standards are very straightforward. Very few standards there that
can be easily achieved. Really matches well with what's getting built here today but ensures that
level of quality stage. You might also have a commercial shop building type. Each building type
would have a type of frontage that you can pick to go along with it. A frontage type is just really
kind of the front of what the interface is between the suite or public realm in that building. So, for
a detached home it might be having a front porch or a stoop. So, it could be easily met by doing a
four by four(4x4)concrete pad in front. Then for a commercial type building there would be some
other options. For example, the store front or the terrace examples.
Ms. Smith then stated, Again, as we're going out we're going to be making all of this information
available for press release. So, the public information went out on Thursday of last week. All of
the information for the proposed ordinance is now available on our website. It is only in draft form
as we're using it, we're continuing to meet with developers. We're finding things that we need to
refine throughout there, and we encourage people to look through it and offer suggestions. We are
starting to receive phone calls on that, so it's great to see that people are reading it. We have our
public outreach meetings coming up starting on Wednesday of this week. This week we will be at
the Charles Black Center and the River Park Branch Library, and then next week we'll be at the
German and Tutt Library branches. Again, we're aiming towards that September 18th,2019 filing.
The critical date that we're looking at is September 12th, 2019 for getting any and all comments
back. That gives us essentially a week to make those final revisions and kind of get the ordinance
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CITY OF SOUTH BEND OFFICE OF THE CLERK
to a point where we're comfortable introducing it so that we can stay on track for the
January 1, 2020 effective date.
Committee Chair Dr. Oliver Davis opened the floor for questions or comments from all of the
other Council members.
Committeemember Jo M. Broden asked, Would it be helpful for all Councilmembers and for the
Council and the Clerk's websites to point individuals in our community to this document at this
point and time.
Ms. Smith replied, Yes, the link that's on here will take you to the page that has the document. It
also has a list of frequently asked questions to get at some of the basic things like what is zoning
for people who may not understand or who are not familiar with the term. So, we think that will
be helpful and if there are additional questions that we get we can add them to that page as well.
Committeemember Jo M. Broden asked, What's the strategy in regard to smaller developers and
small businesses to get them involved in this process and get feedback from them? Have you
accounted for these people in this process?
Ms. Smith replied, We are already starting to meet people from the community to talk with them
about projects that they are interested in and how the new changes in January might impact them.
So, we're already starting to think about that and the framework of how to best serve them. So we
are working with developers ranging from people who have never developed anything on up to
the larger developers.
Committeemember Jo M. Broden stated, So,by the end point which looks like it will be hopefully
at the end of the year, I think that it's important for all of us to keep in mind as a community, as
Councilmembers and Boards and Commissions is that these are always working documents.We're
doing our best to put something forward that's a usable tool that gets us overall where we want to
go, but there's always room for change.
Ms. Smith replied, Right, and no zoning ordinance is perfect. We know that we're not going to get
a perfect ordinance right off the bat. We're trying to get to something that's responsive to the actual
built environment the best we can, and we will continue to refine it as we need to. Once we get it
approved, we can look into some kind of broader concepts such as developer incentives. We're
trying to set up the framework of this to be flexible to add in some of those interesting concepts
that we see coming down the line.
Committee Chair Dr. Oliver Davis stated, Thank you, and we look forward to all the other future
discussions. Committee Chair Dr. Oliver Davis stated, We will now have a hearing on Substitute
Bill No. 22-19. Councilmember Gavin Ferlic made a motion to accept Substitute Bill No. 22-19.
Committee Chair Dr. Oliver Davis seconded the motion and it was carried with a voice vote of six
(6) ayes.
Bill No. 22-19- Building Permits Ordinance Amendment
The presenter was Councilmember Tim Scott, 411 Forest Ave., South Bend, IN who stated, This
as we saw two (2) weeks ago, basically looking at the building permit and putting a little more
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CITY OF SOUTH BEND OFFICE OF THE CLERK
teeth into it in making sure that everything is covered before building permits are issued. What
we have within this, and the reason for the substitute is due to two (2)reasons. We had "May"
still in the language. As you see in the document we've changed the word May to Shall except in
just one (1)place. We also had Elliott Anderson from the City Legal Department and Chuck
Bulot to discuss some of the issues that were brought up at their last meeting that we missed
during that last meeting. The idea was allow the building permit officer to make the decision to
allow work to continue if someone is building and has fallen out of compliance or under a
building permit to rectify the issue that's out of conformance. So, other than that, there were only
minor changes throughout this. We took into consideration what Chuck Bulot wanted to add or
keep, and it was really good working that out. Councilmember Scott asked, Dr. Davis did you
want to add anything to it?
Committee Chair Dr. Oliver Davis stated, I think this would help add clarity. As you shared in the
last meeting there was some concern that different issues were being put in place prior to getting
the proper authority. So, now this will help clear that matter up.
Councilmember Scott stated, I think that if there are any other changes with Area Plan, the zoning
law and all of that we can revisit this again in the future to see if there's anything that changes with
zoning that might change the effect on building permits.
Committee Chair Dr. Oliver Davis then opened the floor to all of the Committee and
Councilmembers for questions.
Committeemember Dave Matthews asked, If someone in good faith submits a plan and their
architect designer works with the Building Department, and they think that the zoning is okay.
They get the building permit and start construction, but if a neighbor complains and then the
Zoning Department reviews it and says actually this should not have been passed because of
something that is found to be out of compliance. Now,the permit is revoked. I feel like if someone
is building something and they deviate from what they said they were going to do,and that violates
zoning, they broke the rules and we should pull that permit. If a City Official said this looks good,
go ahead and then upon further review we find out that the City made a mistake that's asking a lot.
I think the likelihood of this happening is low, but it does cause me some concern.
Committee Chair Dr. Oliver Davis stated,We've had that kind of situation in the past,and I would
like to have our Council attorney to respond to how that could be handled.
Common Council Attorney,Bob Palmer stated, In the second substitute we added that if it is found
that a mistake is made, and something is out of compliance it may need another building permit to
bring it into compliance. The administrator has the authority at that point to issue that permit to
get them back into compliance.
Committee Chair Dr. Oliver Davis asked, If they chose not to then what happens?
Common Council Attorney, Bob Palmer replied, If they chose not to then it's shut down.
Councilmember Regina Williams-Preston asked, In the event that something like this happens
when someone is building something, but it was the fault of a City Official, who bares the cost of
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a mistake made by a City Official? There is nothing in this document that addresses a liability
issue.
Committeemember Dave Matthews stated, Previously, I think the building commissioner had the
option to not revoke the permit,but now they must revoke the permit. If it's a life safety issue then
yes, we need to stop construction and make it right. If it's not a life safety issue and is the fault of
or an oversight on the part of a City Official I feel that it would be nice to give the entrepreneur
the option to do what needs to be done to come into compliance to allow them to build their
building as opposed to saying you need to stop building.
Ms. Smith stated, In speaking with our City Legal Department, there is a small legal phrase that
can be added that essentially says that if all of the information that is turned in is accurate and in
good faith by the petitioner and the permit is issued and there ends up being an oversight of
something not at the fault of the builder the law requires that we have to let the builder continue.
The building permit is not revoked for that reason because we cannot technically revoke a building
permit for that. So it clarifies that if the error is a petitioner error they are given the opportunity to
come into compliance, but if the error is on our side the builder is allowed to continue.
Committeemember Jo M. Broden asked, Can we get a redline version of this bill? Why are we
considering codifying this exemption language in the actual ordinance itself? I really want to
understand the review and enforcement authority of who is in power to do what? How does this
sit with regard to non-compliance relative to zoning issues? Can the sponsors address an electronic
component of this issue in terms of electronic communications for all parties involved with issuing
permits?
Committee Chair Dr. Oliver Davis asked if there were anymore questions or comments from the
Council. Seeing none, he then opened the floor to the public to speak in favor or opposition of
Bill No. 22-19. Seeing none, Committee Chair Dr. Davis then asked the Council what their
recommendation would be. Committeemember Gavin Ferlic made a motion to send Bill No. 22-
19 to the full Common Council of the City of South Bend with a favorable recommendation. The
motion was seconded by Committeemember Dave Matthews and was carried by a voice vote of
nine(8) ayes, and one (1) nay.
Bill No. 19-50- Special Exception: 3423 Michigan St.
Jordan Wyatt,from the St.Joseph County Department of Infrastructure, Planning and Growth with
offices on the 11th floor of the County-City building state, The petitioners are requesting a special
exception needs for a Child Care Center. The former Xavier School on Michigan Street, South
Bend, IN is a temporary location for the Growing Kids facility that was damaged during the
Tornado that happened on Ireland Road.This comes to you with a favorable recommendation from
the Area Board Zoning Appeals.
Greg Kill,Kill Architecture and Planning Studio at 1126 Lincoln Way East, South Bend, IN stated,
As indicated, this building would be a temporary location for one (1) year while the Ireland Road
building would be rebuilt. This happens to be consistent with a purchase that was made by La
Casa, and they weren't going to use the building for a roughly nine(9)month or twelve(12)month
period while they're doing some fundraising so it's a pretty good fit and will allow for the families
that have been displaced to have a daycare center close to the location on the Southside of town.
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•CITY OF SOUTH BEND OFFICE O F T H E CLERK
Committee Chair Dr. Oliver Davis asked if there were questions or comments from the Council.
Seeing none, he then opened the floor to the public to speak in favor or in opposition of
Bill No. 19-50 to come forth. Seeing none,Committee Chair Dr. Davis moved back to the Council.
Gavin Ferlic made a motion to send Bill No. 19-50 to the full Common Council of the City of
South Bend with a favorable recommendation. The motion was seconded by all Councilmembers
and carried by a voice vote of nine(9) ayes.
Bill No. 19-19-1510 and 1520 Washington Street and 1636 Circle Avenue.
Shawn Kline, with the St. Joseph County Department of Infrastructure, Planning and Growth with
offices on the 11th floor of the County-City building stated,The petitioners are requesting a change
from LI (Light Industrial)to MU (Mixed Use) for the area outlined in red. To the north of the site
across Washington Ave. is old landmark God of Holiness in Christ and St. Augustine Churches in
the Mixed-Use District. To the east is New Testament Baptist Church and two (2) single family
home dwellings zoned as sub two (2) Single Family and Two (2) Family district as well as
industrial uses zoned Light Industrial. To the south our industrial zone use is Light Industrial. To
the west are also industrial uses zoned Light Industrial. Currently on the site are three (3) vacant
lots. The site plan shows a development on the site for a two (2) story, twenty (20) unit multi-
family residential building. Parking would be located to the rear of the building. The development
would need to meet the standards of the Mixed-Use District. The Department of Community
Investment offers a favorable recommendation. They note that the proposed rezoning is consistent
with the future land use plan of the 2006 comprehensive plan which calls for higher density
residential in this location. The City Engineer's Office recommends approval as the infrastructure
to support this use is already in place. This petition comes to you from the Area Plan Commission
and the Zoning and Annexation Committee with no recommendation.
Pam Meyer, Director of Neighborhood Development with the City of South Bend Community
Investment Department with offices on the 14th floor of the County-City building stated, The
Department of Community Investment and our partner, The South Bend Heritage Foundation are
requesting the zoning change from Light Industrial to Mixed Use to allow the land to be used for
a multi-family dwelling. The zoning change that promotes use of the land is consistent with criteria
to be considered with a zoning request. It meets the City plans housing objective to offer an
adequate supply of housing to meet the financial needs and capabilities of people in the City that
need to be housed. As you heard, it matches the future land use plan showing this site is high
density. Residential.is consistent with the character of the area. The multi-family designation is
the most desirable use for the site, and the down zoning doesn't negatively affect the value of the
other surrounding zoning uses. While the user in this project is not the technical zoning issue, we
want to address the fact that in the history of dealing with the need to address chronic
homelessness,this opportunity was brought to us and this proposal addresses the recommendation.
It's the single largest push to provide more permanent supportive housing units in the community.
As has been discussed previously, based on the continual and the dynamic coordinated entry
process of serving and assessing homeless individuals on the streets, the list of over one hundred
(100) is reflective of the need for this type of development. I wanted to make a couple of other
clarifications. I know that it's been said now two (2) or three (3) times, but the proposed
development is for an apartment building and not for a homeless shelter. I wanted to clarify that.
Relative to public participation and input I want to call your attention to the number of letters both
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SCITY OF SOUTH BEND I OFFICE OF THE CLERK
opposing and supporting the rezoning as well as the petitions from New Testament Church which
is the adjacent property owner and St. Augustine which is the Church across the street. I have
conveyed to you via email the most up to date information on the environmental condition of the
site and Marco can speak to that more, but it was remediated in 2006 by the South Bend Heritage
Foundation as the manager of the remediation.
Marco Mariani, Director of the South Bend Heritage Foundation with offices located at 803
Lincoln Way West in South Bend, IN stated, South Bend Heritage and the City of South Bend
have provided you with the full packet of information in terms of background and it's overall
development. I'll go into the full presentation tonight,but briefly I'll comment on the scope of the
development with just some reminders in terms of what South Bend Heritage Foundation is
proposing to develop on the site. So, as you can see we are proposing to develop a two (2) story
twenty(20) to twenty-two (22) unit Permanent Supportive Housing Development for chronically
homeless individuals. This would be roughly an eighteen thousand(18,000) square foot two story
building with parking provided on the side of the building. We would provide security cameras,
all emergency requirements needed. I won't get into all the screening residential information
unless you'd like for me to, but I plan to do that during the full presentation tonight. This is a two
(2) acre site. It certainly meets the requirements of a permanent supportive housing development
in terms of the locational analysis and the walk score. Many of you have been provided with
information that sites have been looked at around the City. Oliver Apartments was another site that
went through a similar process of site selections, and that site was determined to be a good site for
permanent supportive housing.This is the same situation here.We have certainly moved as quickly
as we could once this site was put into play by the City of South Bend, we moved as quickly as
we could to move forward with the rezoning and all of the public engagement simultaneously.
There have been many public meetings that we've been a part of. Many of you Councilmembers
have been at those meetings. There have been one (1) on one (1) meetings, there's been a lot of
community engagement and certainly a lot of local media coverage on this site. We've given tours
of Oliver Apartment as sort of proof of concept. We've answered questions about Oliver
Apartments.
Mr. Mariani continued by stating, In terms of the most recent information that has been shared in
the media in regard to the environmental situation of the site, we've looked at that and our
understanding of all of the information that was provided by the City at the time, and all of those
reports were given to our consultants. Our consultants did not give any indication to us that the
site was terminal in regard to its ability to provide residential development. Of course, as we've
said in the media,just as we did at the Oliver Apartments, we would do a full update to the phase
one (1). These are typical things you do when you redevelop a site. You do a full phase one (1),
you update all of that information and then you do a full phase two (2). Phase one (1) can be
completed in three (3) weeks. A full phase two (2) can be completed in forty-five (45) days
potentially. All of those come at a cost, but those are typically things you do once you get site
control as the developer. If there are any items to be identified, we would begin to identify those
items with a Geo-Technical report. As we did at Oliver,we would begin to remediate any of those
issues. At Oliver for example, we put in a vapor barrier and remediation system for any vapors
that might be present on the site. We also removed some soils. There were some structures that
were found from the old school. We brought in soils,we recompacted and we got proper clearance
from all of the necessary agencies to begin our development work. So, that would be the same
situation here. So, we're moving forward with the best information that we had at the time. Many
of you have already seen that information publicly. Part of the process is we would do that full due
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•CITY OF SOUTH BEND OFFICE OF THE CLERK
diligence going forward. So, that's what I can tell you right now about the site regarding the
environmental conditions. We moved forward with the best information and the best decision
making we had at the time.
Mr. Mariani then stated, through the institute process which really began in February as a
compressed process, our team met, continued to learn more about permanent supportive housing,
what else was happening across the state and analyze our project to get more information from the
City. So, as we continue to not have a site in the beginning with only a site list, we studied that
list. As we finished that process in June, this site became a priority site. The City of South Bend
put this site into play. We looked at it and we thought that it met all those requirements, and we
began the public process. There were sites that would have been simpler than this site. There were
already zones in this neighborhood that we could have pursued, and other sites around the
community that had some potential. All of the sites were wrought with difficulty. I think any
developer that's wise would be open to considering a site that's being offered by a public body for
free. That seemed to be a pretty logical approach. This isn't an unusual occurrence. The City's
position is to try to incentivize development, and that's what they are doing in this particular case.
So, it is an important point because having a site at no cost allows us to build more units. I think
that's what our community has said that they want. They want more units online. If we had to buy
or pay for a site, it inhibits our ability to bring additional units online. If you approve this zoning
tonight, we're still not bringing these units online until mid-summer of 2021. This construction
process takes ten(10)to twelve(12)months barring any complications. So,you've got information
on the overview of the project, the funding sources, background on the environmental and the
population that we're trying to house.
Committeemember Shein stated, In the plan it looks like it's laid out where there would be ample
room for parking and another building. Is it laid out that way in order to accommodate additional
density?
Mr. Mariani replied, No, there's been no discussion of additional units at this site. The parking is
the minimal amount of parking that we would have to provide for at the site for guests, staff and
others, but there's no intention for additional units on the site.
Committeemember Matthews asked, If the zoning goes through and you buy the land you can do
what you want with it,but it seems like it makes sense to at least consider improving the alley way
instead of having the alley and then fifteen (15) feet of grass and then a twenty-four (24) foot
garage you guys are making and maintaining. If you could shift the building and the parking lot
east, save some pavement that probably would be nice. Then, if you're not planning on adding on
more later it kind of makes sense to me if the City would sub-divide it and keep that part and you
wouldn't have to make payments. Are you guys looking at building energy efficient apartments to
eliminate the variability in utility bills?
Mr. Mariani replied, Yes. We built the Oliver Apartments to an emerald level according to the
National Green Building Standard. We don't have the funds to build this building to that level.
We'd love to achieve a lower level of environmental sustainability, but we have to look at our
overall budget. We will certainly be looking at high efficiency units on everything.
Committee Chair Dr. Oliver Davis opened the floor to the public for questions or comments from
the public.
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Jessica Pizer of 824 W. Colfax, South Bend, IN stated, I have several concerns about this site
selection, and I have several questions for the Council. I am on the leadership of the Near Westside
Neighborhood organization. The neighborhood was never intended to have a voice or be a partner
in the site selection. As the treasurer, our leadership was informed on June 18, 2019. At that time
the proposal was already on the Area Planning Committee agenda for July 16, 2019 and it was
already on the Council agenda for July 22nd, 2019. So, this was already being pushed through
without any input from the neighborhood. It's concerning. Why is that and can we really trust that
we will be a partner after this? To that end, neighbors have been asking for the supposed scoring
matrix since the end of June. We got it last night at 7:30 p.m., so I'd like to know if the Council
has seen the scoring matrix? I bring this up because some of the information on that matrix is
incorrect. For instance, the West Washington location was given an environmental score of clear,
while the downtown Salvation Army building was given a Caution score. The Salvation Army
building in reference to proximity of downtown South Bend was ranked at not applicable,but most
people would argue that it is in fact in downtown South Bend. If this is the information that is
informing the best site location, then this matrix needs to be reviewed for inaccuracies. That leads
me to ask the Council, has proper due diligence been done for this site location? We've been told
that this is the best location because it's fiscally responsible because the land is free from the City.
3.5 million dollars to build this building. Is the Council aware that there are and have been cheaper
alternatives?For instance,Saint James Apartments on the corner of Colfax and Eddy recently went
under contract. It's a twenty(20)to twenty-two (22)unit building. The acquisition and renovation
cost will be less than half(1/2) of 3.5 million. The Salvation Army building which the City just
bought has a two (2) story dormitory that would be free, and I have to imagine that the renovation
cost is less than 3.5 million. Mr. Mariani admitted last week that he never wanted to be in the
business of building supportive housing, and his staff admitted to me that they saw no benefit to
the neighbors or neighborhood. So, I ask if they can't support it why should neighbors?
Mr. Alan Larkin of 1016 W. Washington Street, South Bend, IN stated, I'm here to urge that the
zoning change for the so-called permanent supportive housing or PSH project proposed for our
street not be approved. We need to stop this project for a variety of reasons, but I am here to talk
about only one(1) of these. The project as proposed will not work. This is the second such project
that will be developed in the City. The first one (1), although it has been in existence for two (2)
years does not work. Only the bricks and mortar portion for this project was secured. Adequate
funding for operation was not available. Let's not repeat this mistake. Because of this, the
apartments are unsafe for their occupants. ABC News,Channel 57 has noted almost three hundred
(300) police calls from the project over it's first two (2) years. A heroin ring has been uncovered
as well as rampant drug deals and some physical attacks. Some people from the Rum Village
neighborhood near the Oliver Apartments have reported an increase in drug trafficking and
prostitution in the area. It is important to review reports like this skeptically. We shouldn't expect
this difficult population to just settle down and lead more stable lives in a short period of time. As
citizens we have the right to expect due diligence from our government. The charges are serious
and should be investigated. Let's not eagerly replicate something that is a proven problem. For my
own part I have done a couple of things. I spent a very sad weekend reading about homelessness
in America and permanent supportive housing. I learned that we have a serious homeless problem
Nationwide, we must do something about it, and PSH (Permanent Supportive Housing) is a
promising idea. I then contacted a friend of mine who is a local homeless advocate to tell me about
her take on the Oliver and now the new proposal. What she wrote shocked me. I will conclude my
remarks by sharing an excerpt with this committee. Her words,permanent supportive housing PSH
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CITY OFSOUTH BEND OFFICE OF THE CLERK
is a proven and cost-effective solution to the needs of people with disabilities who are homeless.
Unfortunately, although Oliver Apartments is touted as PSH it lacks all of the fundamental things
that make PSH work. The PSH approach integrates permanent affordable rental housing with best
practice community based supportive services. The caseworker the Oliver Apartments has sixty
(60)clients. She cannot meet the needs of this population. Tenants can and do continue their drugs
use in their apartments at which point the apartment becomes currency and shelters traded for drug
and sex. Tenants assault and steal from each other and are still allowed to stay. Security is far and
few between. At first, they had none, then they employed a guy that was selling drugs (witnessed
it myself), and now they have a part-time police officer that tenants tell me hides in an office
upstairs. They have dozens of no trespassing orders that are mostly against previous tenants, but
I'm told that these people sneak into windows at night and leave before staff shows up. In
conclusion and in my own words now, South Bend Heritage with great difficulty secured from
State and Municipal sources a lot of money to build this second(2nd) structure. Almost 3.5 million
dollars. Nobody should turn their back lightly on this kind of money but should consider this; If
the 3.5-million-dollar project is built and not run properly, then all we have done is built a 3.5-
million-dollar problem for future generations to contend with.
Andrea Rogers of 508 Y2 W. Washington Street, in South Bend, IN stated, I and my business have
been a part of the east end of the West Washington neighborhood for twenty (20) years. I am so
pleased to see the efforts that the City and the various agencies are making to address the growing
number of homeless in our community. This multifaceted approach that involves different types
of shelter and programing is very encouraging,and I do believe that permanent supportive housing
is an important part of a larger formula. At the same time, I have some very strong concerns about
the proposed PSH facility in the fifteen-hundred (1500) block of West Washington Street. My
neighbors talk about the problems they have with drug dealing, drug use and gun fire in that area.
I see and hear it on my end of the street as well. I am very concerned about the people who prey
on the homeless population, going through our neighborhood and making the existing problems
worse. This has been experienced in Rum Village around the Oliver Apartments according to the
neighbors. Security for the residence of this PSH complex and the surrounding neighbors is a major
concern just as it's already been for the Oliver Apartments neighbors. We were told that the plan
is to have someone on site for forty(40)hours per week,but no one on duty from 2 a.m. to 8 a.m.
When my neighbors and I raised our concerns about this with South Bend Heritage we were told
that quote, nothing bad ever happens between 2 a.m. and 8 a.m. I find this very hard to believe.
We were also strongly encouraged to organize a neighborhood watch as a solution to our concerns.
This is not an adequate response. Apparently, it isn't the developer's responsibility to address
security issues, notifying the neighbors or addressing our concerns. It really should be the City's
no matter which neighborhood these facilities are placed in. The near Westside already contains a
great deal of subsidized housing. In addition to the West Washington Street PSH facility, we
recently learned that one (1) of the Gemini Apartment buildings located between Colfax and
Washington will be used entirely for PSH vouchers with no one on site to supervise. This means
that we will have this additional PSH facility for a difficult to house population in our
neighborhood. This will take place without any vote from City Council or input from neighbors. I
am not opposed to PSH facilities, I just want to see them run properly and with adequate funding.
If it's worth doing, it's worth doing right. I am also asking you to spread out the burden of housing
for the homeless among all parts of the City not just Rum Village, the near Westside and South
Michigan Street. Why is it ok to continue to concentrate this type of housing in this part of town?
Thank you for your consideration and your time.
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Committee Chair Dr. Oliver Davis stated, We will be hearing more about this tonight at our
Common Council meeting.
Councilmember John Voorde made a motion to send Bill No. 19-19 to the full Common Council
for the City of South Bend without recommendation which was seconded and carried with a voice
vote of eight (8) ayes and one(1)nay.
With no further business,Committee Chair Dr. Oliver Davis adjourned the Zoning and Annexation
Committee meeting at 6:18 p.m.
-I, ,
1 Subm. -or
D Oliver i .vis, C•mmittee hair
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