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HomeMy WebLinkAboutRM 04-13-89April 13, 7:00 p.m. Presiding 1. INN ND ' Dr 191 DOM 1 . Mr. F. Jay Nimtz President 1200 County -City Building 227 W. Jefferson Boulevard South Bend, Indiana 46601 Present: Mr. F. Jay Nimtz, President Ms. Paula N. Auburn, Vice President Mr. Roman J. Piasecki, Secretary Mr. Sandy Combs, Assistant Secretary Mr. Michael Donoho Legal Counsel: Ms. Carolyn Pfotenhauer Staff: Mrs. Ann Kolata, Director Mrs. Cheryl Phipps, Office Manager Mr. Tarry Koepfle, Economic Dev. Specialist Dev. /Bus. Assistance Staff Mr. Donald Inks, Director Ms. Pamela Meyer, Asst. Director Bureau of Housing Staff: Ms. Kathryn Bauxjartner, Director Mr. Ted Leverman Ms. Mary Richmond Ms. Rosie Cottonham Ms. Judi Walton News Me dia: Mr. Mr. Others: Mr. Ms. Mr. Mr. Mr. Ms. Mr. Mr. Ms. Mr. Mr. Mr. Ms. Mr. Mr. Mr. Mr. -1- Thom Howell, U -93 Howard Dukes, South Bend Tribune Carter Wolf, Center City Associates Mikki Dobski, Community Affairs Sean Coleman, South Bend Common Council Jeff Gibney, South Bend Heritage Foundation Neil Gilbert, South Bend Heritage Found. Gladys MW=Tied, South Bend Heritage Found. Carl Ellison John Collins, Sr. Sedaria Brenson Bobby Newbill James Cronk Milton Butts Tracie Jacobs Melvin Reed Ed Kaczmarek Hollis Hughes, Sr. Leroy Kingsberry South Bend Redevelopment Commission Resdiedule4 Regular Meeting - April 13, 1989 1. 0 3. (Cont.) Others:) continued... Mr. Nin 8:45 p. limited Ms. Ida Mitcham Ms. A. Marie Pawlicki Mr. Felix Owsley, Sr. Ms. Mary Newbill Ms. Sue Hockman Mr. Gary Fox Mr. Carl Works Ms. Louvenia Cain Ms. Maxine Ellison Ms. Dorothy Ellis Ms. Carol Collins Ms. Eugenia Braboy Ms. Charlotte Pfeifer Ms. Lyn Lawrence Ms. Debra Newbill Mr. Ben Tyler Ms. Elena Tyler Mr. Jim Mullins Mr. Vernell Willis Moore Ms. Mary Curry tz asked the Cotmnission if there was any objection to setting a time limit of n. for the discussion of item 6.b. There was no objection and discussion was to 8:45 p.m. Upon a motion made by Ms. Auburn, seconded by Mr. Piasecki and unanimously carried, the minutes of the Regular Meeting of Friday, March 24, 1989, were approved. Busines, Systems Contra Design Group Founda 'on Center Gaverrm mt Finance Office America Planning Association C. C. Publication South BoxMishawaka Area Chamber of Ccmmierce Gene's Camera Store HUD User NationaL Main Street Seifer Safe & Lock -2- CCIVMSSION APPROVED THE HINUTES OF THE REG(= MEETING OF FRIDAY, A.« ... 309.64 20.00 21.95 2.00 501.00 16.00 15.00 5.95 8.00 30.00 70.20 South Bend Redevelopment Commission Rescheduled Regular Meeting - April 13, 1989 3. APPROVAL OF CLAIMS (Cont.) 4. 5. 6. Tung Visible Computer Supply Total Admin 1989 & Title Corp. Total .I.F. Grand tal Upon a motion made by Mr. Combs, seconded by Mr. Do oho and unanimously carried, the Commis ion formally approved the claims submitted March 27 and April 3, 1989, and order checks dated April 1 and April 10, 1989, o be released. There Were no communications. There xtas no old business. a. V V GR.YIGL WLL 1lAV1 11Ulll•11 Kolata explained that the Community Development Contract for Studebaker Corridor Planning Activity was approved Aucust 12, 1988 in the amount of $1 ,233.00. It is to be used for expenditures such as title work and suivey work in the Studebaker Corridor. This addendum extends the contract to Decmber 31, 1989. Upoa a motion by Mr. Piasecki, seconded by 4r. Combs and unanimously carried, the Connission approved Addendum I to Cmmmity Development Program Contract, CDS -610, for Studebaker Corridor Pla.ming. -3- 295.50 66.00 $ 1,361.24 $ 745.00 $ 745.00 $ 2,106.24 CONNISSION APPROVED TBE CLAIMS SURY1ITTED NARM 27 AND APRIL 1989, AND ORDERED CRECKS DATED APRIL 1 AND APRIL 10, 1989, TO H5 RELEASED TBERE WERE NO COMMUNICATIONS T ERE WAS NO OID BUSINESS [041 616116=4 • ••--• 1WH DMA P) W • [6*616 40 IV k 0 IZ WO) V -ZA I 11A M W F-A �' I ilk I I M�' I South Bend Redevelopment Commission Rescheduled Regular Meeting - April 13, 1989 6. NEW DWINESS (Cont.) b. Presentation of Co=rehensive PRESENTATION OF THE COMPREHENSIVE Neighborhood Preservation and Development NEIGHBORHOOD PRESERVATION AND Plan for the Near Westside Nei rhood. DEVELOPMENT PLAN FOR THE NEAR WESTSIDE NEIGHBORHOOD In the absence of David Norris, Project Manager for the West Washington/Chapin neighborhood, Pamela Meyer introduced the vre sentation. Ms.1 Meyer: I am going to read from notes PAMELA MEYER that Dave left me. I'm sure he is here in spirit. The reason we are meeting here tonight is a result of a partnership between the neighborhood and the City which was begun in 1986. The Plan to be presented tor 'ght is the result of nearly a year of effort, numerous meetings, differences of opinions, and compromise. As it will be e3qlained to you later in greater detail, th plan is the result of a process of co building among all parties olved, with the neighborhood residents playing a major role in final recamaiendations in the Plan. The decisions required to develop these reconmierklations were not always easy to Our department has worked closely with the members of the West W n- Chapin Revitalization Project, (WWCRP) throughout the entire process. We support the plan for revitalization of the West Washington-Chapin neighborhood you are abcut to hear. I would like to introduce you now to Carl Works, who is a resident of the neighborhood and a member of the WCPP Board, who will begin the formal prelsentation of the Plan. -4- South Ben edevelopment Commission Rescheduleo Regular Meeting - April 13, 1989 6. NEW BMINESSS (Cont.) b. Coritinued... Carl Works: Thank you, Pam. Mr. Nimtz CARL WORKS and members of the Con nission, thank you for rescheduling your regular meeting for tccorrow to facilitate tonight's presentation. The presentation tonight refers to an area specifically that is bordered by William Street on the east, Olive Street on the west, Western and the Co it railroad tracks to the south, and the Olive Orange Connector, or just north of the Olive Orange Connector, to the north. In our presentation of our Plan tonight, we will try to be concise and to thE point. But it will consist of, essentially, five parts. I am here to introduce, first, Ms. Charlotte Pfeifer, whc will present the first part and then I will be back at the end to summarize. But, as part of my introduction, I'd like to give you a little background on how our group came to be. Approximately two years ago a group of businessmen formed on West Washington to address some of the problems and concerns of the residents of the West Washington Street area. Arising out of that group and a desire by the City of South Bend to solidify the number of groups that were workuig in the area, we formed a group called the WWCRP, which actually is the West Washington - Chapin Revitalization 'ect, Incorporated. Approximately a y ago, the area that I've just re to was designated to be a velopment target area and we gave loose definition in terms of what was going to happen in this target area with the understanding that we would prepare a Comprehensive Development P1 . We solicited requests for proposals from a number of planners from outside the community and after much di ion, selected a company, known as rrkla, Pettigrew, Alan, Payne and Asscociates. Working in conjunction with group, the Plan that we are -5- South Bend Redevelopment Comission Reshcedule4 Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Coritinued... presenting tonight is the result of those of orts. Many of the people here tonight ha a worked very hard aver the last twelve to eighteen months to work on this Plz n and we are very proud of it because th Plan is not just a demolition plan or a I ind of removal plan. It is a plan is been developed by the residents ard business people that operate in the west side of South Bend and it adcresses many of their concerns. I think it is a very do -able plan and is one that is workable. At this time I'd lile to bring Ms. Charlotte Pfeifer. Che lotte Pfeifer: Mr. Nimtz, Commission CHARIOTI'E PFEIFER I, too, want to thank you for hezring our Plan tonight. We were very excited about this Plan because it is the re-cult of two years of hard work. I just vez y briefly want to go over some of the prc cess. For the last two years we have mace sure that the neighborhood reE idents, those who had businesses in the neighborhood, those that had just an interest in the neighborhood, people who used to live in the neighborhood, and people who may want to contribute monetarily to the neighborhood were included in this process. We've met for the last two years, but in the last six months we have met twice a month as a In addition to that, once a month we had a general meeting and we made again, that everyone knew about the meetings by having newsletters and phone messages and doing everything possible to include all interested parties in this We me iad a task force, originally, about it months ago. And that, again, Luded people who lived in the #hborhood, people who have businesses he neighborhood, bankers, people from NAACP, the ministers that were South Bend Redevelopment Commission Resdiedule4 Regular Meeting - April 13, 1989 6. NEW DWINESS (Cont.) b. Continued... located in the neighborhood, and we all got together at Hansel Center and discussed how we all, from our different perspectives, saw our neighborhood: the gocd, the bad, the things that we wanted to see changed. We also wrote down! which I found very interesting, what do you want to make sure gets mentioned here, that if you didn't mention, no one else would. So that allowed people to say things like "trash pick -up" and being concerned about some redlining, and some negative things like that that people don't want to say because they don't want to step on toes. That really kind of b e the ice and allowed us to come togather as a cohesive group and really worc together to get this process. In addLtion to that, we want to mention that the City has been very supportive of us. May Dr Kernan and his staff members, and, of murse, Dave Norris, as was mentioned earlier, were always there and available to us. Many mailings, lots of meetings, you know, early morning, late at night, and so we've just really worked hand tog ther. I guess what I can't emphasize ens gh is that every effort was made to inc ude anyone interested in this p . We even had a chart laid out. There were circles and squares. There was a time when board members met and made decisions. And then at the general meetings in the evening, we had it up for a vote. We allowed the general mend)ership to discuss issues and the board members voted, the general 'p voted, and we all came together and decided on Plan A and Plan B for the West Washington - Chapin area. I wan to go ahead and read something beQ use in addition to the efforts that Car mentioned about doing the rel tion, I want to make sure that you that we are concerned also with what is c oing on with the people in the neiOiborhood. And we developed the following resolution: -7- South Bend pedevelopment Camu scion Reschedule4 Regular Meeting - April 13, 1989 6. NEW EELS= (Cont.) b. Continued... WEST WA$INGI'ON CHAPIN REVI=ZATION PROTECT RESOLUTION the West Washington- Chapin Revitalization Project Board of Directors is committed to all areas of revitalization of the West Washington-Chapin neighborhood and, the West Washington - Chapin Re -vitalization Project Board of Directors is concerned about the health and welfare of the people, THEREFORE,, the West Washington- Chapin Revitalization Project Board of Directors is resolved to: 1. 2. 3. 4. 5. C- 7. Insure that a Plan is developed to make the West Washington - Chapin neighborhood a drug -free area; Develop a Comprehensive Plan to ensure the safety of all residents, businesses and visitors to the West Washington - Chapin neighborhood; Develop a Plan to provide the support services and programs for dysfunctional families; Increase economic opportunities for people who live in the neighborhood by ensuring that a portion of the jobs created by the development are targeted for neighborhood residents; Promote the establishment of clinics to provide medical, drug, alcohol, child and elderly care for neighborhood residents; Promote the rehabilitation and new construction of housing for low and moderate income neighborhood residents; Promote the development of a plan to provide quality educational South Bend Pedevelolmiient Commission Rescheduleq Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Coritinued... So in of m in so a to opportunities through school and neighborhood based programs; Promote large truck traffic regulations that ensures the improved safety and quality of life in the West Washington-Chapin neighborhood. rou can see that we made sure that we, )ur revitalization efforts, that we :oached it from a holistic view, dcal, spiritual, and every other kind Tray. I would like to now turn the : part of the presentation of the tP to Neil Gilbert, who is a fthborhood resident. He is also on the tP board and he is also a staff member South Bend Heritage. L Gilbert: Good evening. My name is NEIL GILBERT L Gilbert. I am a Board member of the 2P, I am a staff member for South Bend Ltage Foundation, and I have been a Ldent of the neighborhood for fourteen ^s. We are here this evening to ask Redevelopment Commission to amend the sting Development Plan for the West iington- Chapin Development Area to Lude the rec cnmiendations of our )rehensive Plan. When the fthborhood, through the WWCRP, agreed Rapport the declaration of the ftiborhood as a redevelopment target R, There were two conditions that we he WWCRP and the neighborhood pushed hat we could fully support the .aration of the target area. Those conditions were: 1) the completion of xprehensive Plan for the neighborhood ielp guide ongoing decisions as rvelepment occurred in the ftiborhood, and 2) that the welcpment Cm nission would agree in iciple to solicit input front ft boyhood residents on an ongoing .s throughout the redevelopment mss. As the City and the South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BWINE55 (Cont.) b. Continued... Recevelcpment Commission supported the idea of a Comprehensive Plan and surported the concept of ongoing input, we in the neighborhood, the WWCRP, and South Bend Heritage decided that we would go forward and support the declaration of the redevelopment area. Tonight we see thE culmination of the completion of that fixst condition, the completion of our Ccuprehensive Development Plan. Our Plan presents thoughtful and creative reccamendations to help revitalize our neighborhood, with principle focus on the arE a 's two commercial districts, at Was.hington and Walnut, and along South Chapin Street. Pam's putting the area map back on the projector. I think evExybody knows where these areas are. We refer to them as Target Area A and B. Taiget Area A is the Washington- Walnut area. It's the small, sort of corner, shaded area, pretty much right in the middle of the map, to the above and left of the R in Residential. Target Area B is the Chapin Street commercial area in the 300 block of South Chapin Street in the lower portion of the map. These are as have for too many years been the location of South Bend's most blatant deterioration, disinvestment, and cr3me. The time has come for our entire community to come together and help transform this area into a safe and desirable place to live, work and visit. We believe that our Plan can help lead the way to positive change so that all segments of the South Bend commnity can participate in Mayor Kernan's goal to Mike South Bend the best city of its size in America by the year 2000. lough the principal specific mmiendations of our Plan relate to the aical development for the area, the tP Board is committed to an aggressive ongoing comprehensive revitalization dram. This program was briefly -10- South Bend Redevelopment Com- mission ReschedulEo Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Continued... .ned by Charlotte in the resolution was read. Th WWCRP Comprehensive Plan seeks to build on a number of existing strengths assets of the near west side. I think we have the overlay that summarizes those strengths and positive conditions. With financial support from the City we wete able to hire an urban planning firm frcm Chicago, called Trkla, Pettigrew, Alan and Payne. And with their technical assistance, a study was done to determine what some of the strengths and assets, as well as weaknesses and negative corditions, of the neighborhood are. And these findings are presented now. The assets of the neighborhood include thE following: active neighborhood ressidents and merchants; recent r idential improvements in large sections of the area; closeness to downtown and the revitalization in prcgress, there; the historic character of thE area; the affordable housing that is a ilable in the Near Westside; the Prcposed utilization and expansion of the Oliver Mansion as a major museum facility in the neighborhood; and the numerous social service organizations and churches that add stability to the area, including the West Washington - Capin Revitalization Project, South Bend Heritage Foundation, aro the Near Westside Neighborhood In addition to taking advantage of the strmxfths of the neighborhood, our reommiendations are designed to address the negative conditions that currently affoat the living and working environment t Near Westside and detract from the quality of life in our area. egative conditions include: and severely deteriorated of space. Of the 42 comTercial -11- South Bend Redevelopment Commission Rescheduleq Regular Meeting - April 3, 1989 6. NEW BUSINESS (Cont.) b. Continued... buildings on Chapin and Washington Street, which contain approximately 165,000 square feet of space, 50% of this space is vacant. According to the market overview performed by our planning consultants, this amount of square foctage significantly exceeds existing, as well as future, demand. Given the extremely substandard conditions of most of the buildings along the 1200 block of We.ct Washington, the costs of rel ilitation would be very high, recuiring that rents would be much too hic h relative to existing demand. x conditions that our Plan seeks to :come include the pockets of severe .dential deterioration, especially - the Chapin and Washington/Walnut lercial areas, the excessive amount of ie in the neighborhood, including open illegal drug sales, and continuing ►tings and murders. Other conditions our Plan seeks to overcome include thirty year pattern of population Ine, and, last but not least, the negative image of the Near Westside Elting from all of these problems - an fe that discourages new home buyers businesses from relocating in our bborhood, while at the same time ouraging existing owners from vying their properties. In light of all these factors, it is the reommvmdation of the WWCRP that our commmty begin a physical development action program that should be implemented first in the Washington/Walnut commercial are5L and then in the South Chapin Street comnercial area. We are recomnnerAing tha 40 to 60 new units of housing be co tructed along the 1200 and 1300 bl of West Washington, and also a newly constructed small neighborhood commercial center within the same area. In order to make way for this new -12- South Bend Redevelopment Commission Rescheduled Regular Meeting - April 13, 1989 6. NEV DMINE.SS (Cont.) b. Continued... :lopment, our Plan recoxmiends .isition of severely deteriorated iercial buildings, relocation of nesses, demolition of the structures, assembly of the land for new :lopment - for the new housing and ercial development. At the same time, we are also recomvxkling that several of the buildings in the area be acquired and rehabilitated and reused for new businesses and businesses relocated from buildings to be demolished. The WWCRP and South Bend Heritage Foundation have already begun working with one merchant to relocate in the area. The buildings in this category of acquisition and reuse lude the two commercial buildings on thE northwest corner of Elm and Wa.chington. If you refer to the map on thE screen, I will draw your attention to these buildings to be rehabilitated and reused. They are the buildings that are more darkly shaded, they are supposed to have little dots on them, but those are hard to see at this distance. Elm Street is the further eastern boundary on that map on the far right. We are recamvending that the two cc miercial buildings on the northwest corner be retained, the Tudor style building, which is actually three separate storefronts on the northwest corner of Walnut and Washington, the two buildings on the southwest corner of Walnut and W n, and the former Slutsky Peltz building along the south side of the 1200 block of Washington. Also included in this category is the former Sandock building, which is not indicated on the map. We recognize that the feasibility of rehabilitating a particular building is lependent on the costs of reh ilitation and locating a developer. In a case of the Sandock building, with Ci support, an engineering study has -13- South Bend Redevelopment Commission Resdiedule4 Regular Meeting - April 13, 1989 6. NEW "DgESS (Cont.) recently completed and gives a good ation of what structural repair, and ual total rehabilitation, will be d for that particular building. South Bend Heritage Foundation is now conducting a financial analysis to determine the feasibility of constructing the 40 to 60 units of new affordable housing that our Plan recxmnnends . This study will be completed by mid summer. A bit. later in our presentation, we will on this new housing proposal. Jeff Gibney will be doing that. Our Plan also makes recamnendations for de elcpment along Chapin Street. We are prcposing that this area be maintained primarily as a carmiercial area, in order to take advantage of recent developments along the 300 block of South Chapin Styeet. New housing is proposed for the no ern portion of the Chapin Street The acquisition of buildings, lard, and relocation of residents and businesses, and necessary demolition for this development would take place as a second or third phase of the total Plan. At the present time, there are not funds fox, this development along Chapin Street. Plan also reccamiends the creation of a Emall, light industrial park just west of Circle Ave., behind the old seminary, am this map highlights that. The concept behind this is to create an industrial park similar to that in Monroe This development would take place in the second or third phase of the overall Plan. There are, at present, no funds earmarked for this particular ial park. funding for the acquisition, the cation, and demolition along West ington Street will came from a ,000 Section 108 loan that the City's -14- South Bend Redevelopment Commission ReschedulEK4 Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Cor#tinued... Department of Economic Development has already secured from the Department of Ho ing and Urban Development. We have an erlay that summarizes the project funis for the initial phase of our Plan. In addition to the $600,000 Section 108 loaa, an additional $95,000 of funds have beea targeted from locally reallocated Comanuty Development Block Grant funds. OthBr sources of funding for future redevelopment could came from a variety of sources, including additional Section 108 loans, future Commtunity Development revenue from Tax Incremental Financing, and private sector investment. The timetable for property acquisition is al outlined on the overlay. This is a schedule that Mr. Norris from the Department of Econcmmic Development proAded us and, if everything goes reasonably well, according to the sch Bdule, if the Plan is amended as we are reccma*xK ing, we would expect to see some physical changes on Washington Street before the end of this year In Closing, I would like to thank the City of South Bend and its Department of Economic Development for all of its ass stance, and our consultants Trkla, Pettigrew, Alan & Payne, for helping us cre, ite a plan that has truly come from witldn the neighborhood. I'd like to introduce Mr. Jeff Gibney, who will provide some additional inf rmation about our concept for new aff rdable housing. Mr. Nimtz interrupted the presentation to ask those presenters who have prepared remarks to supply the Commission with a copy following the meeting. -15- South Bend odevelopment Commission Regular Meeting - April 13, 1989 6. NEW "INE.SS (Cont.) b. Continued... Jeff Gibney: Mr. Nintz and other members JEFF GIBNEY of the Redevelopment Cmnnission, I would 1' e to give you a very brief sketch of scme planning that is taking place right now within South Bend Heritage Foundation's staff and it's Board of Directors. This planning is, in fact, pait of a three year Plan which the South Bend Heritage Foundation Board has de eloped and is also an action plan for our agency as also very much a compliment to the report that has been presented tonight in terms of its interest and surport for low income housing. I would first like to say that South Bend Heritage has a fifteen year track record for a commitment to the West Washington neighborhood, and although we have expanded our services into the margins of downtown South Bend, and into Monroe Pazk, it is the West Washington neighborhood where South Bend Heritage Foundation got its start in 1974 and inly where it continues to have its major thrust in the neighborhood. So it is out of that experience with the neighborhood that these plans are being reccmwnded. First of all, I would say that we really got involved in this and became supportive because, in general, an abEolutely thumbnail sketch of the sLmmary of this plan, that on West W n Street we are reccnmvz ding the cordensing of the conyercial district and the expanding of the residential housing caffiponent in that neighborhood. As we began to look at development, we began to look at the issues of financing for housing, ownership and management, finally, the actual physical development and construction. I think, as rost everyone in the room knows, the dol ars available for affordable housing today are fewer than they have ever been bef Dre. And it would be very naive of us -16- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BLJS=S (Cont.) b. Coritinued... to assume that there were going to be LING grants or loans to put this project together, or extensive Ccmmmmity Development Block Grant funds, so we really began to look for a new source of do lays to be able to put together an affordable housing project. In 1986 there was new federal legislation which was part of a Reagan program which I call a trickle -down program which tried to encourage the private sector to get olved in the development of low income housing through a federal tax credit program for low income housing. And that is really the financial tool that our o 'zation is looking at for developing thE housing on West Washington Street. To put it as simply as I can, what this program does is provide a federal tax 't to investors who become limited paxtners in the development of low income housing and rental projects. The investors will often finance approximately 30% of the total cost of this project in exchange for federal tax 'credits and also for real estate derreciation, but not cash flow: that is scm thing they do not take out of the project. This formula of tax credits and rez 1 estate depreciation allows us, the SoLth Bend Heritage Foundation, who would be the general partner, to then lower our rer ts and make it available for affordable housing, and when we say affordable, we're talking about people whcse income is 60% of the median As we see the project today, it will not have federal dollars, it will not have local City or government dollars, but will be an infusion of dollars from corporate investors, an infusion of dollars from local lenders, or enders from part of a national pool of ney. That's the financing mechanism tha we are proposing to use to develop h ing in the West Washington corridor. -17- South Bend I Redevelopment Commission ResdledUle4 Regular Meeting - April 13, 1989 6. NEW BU=S (Cont.) b. Continued... Secondly, is the question of ownership anc-management. South Bend Heritage is, richt now, considering a for profit entity to manage this property and our estors will become our limited Pa-Itners. The property will be put on th tax rolls, so, we are aware of the fact that the neighborhood right now has become a tax incremental financing area. If we were to develop this real estate and not generate additional taxes, it woL ld not, in fact, be an asset to the tax incremental financing philosophy. South Bend Heritage Foundation is, right meeting with people who manage apartment complexes in the community, specifically for low inc me people, so the t we are certain that when we get im olved in the management side of this prcperty, that we will have sufficient ise to make it a piece of real es to that the Near Westside is proud of . lastly, I'd like to describe how we see the physical development of the construction of this project. We know that the project will be developed in twc phases and the first phase will take plam from Elm, which is the street that you see on the right hand side, to Wal,iut, and that's both sides of the str9et. We are looking at as few as fourteen buildings and as many as twenty, but those buildings will be duplexes, so that represents from twenty -eight to forty units. The second phase will be from Walnut Street, and then further west down to N. Birdsell and could have up to fifteen buildings, or an additional units. As I have mentioned, we see the development of the units as duplex buildings. We see them as having side yards (you can barely detect that when you look at the floor plan up here), but they will have approximately 15 feet bet3ieen each structure, which is common South Bend edevelopment Commission Reschedulel Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Continued... within the West Washington neighborhood richt now. That is traditionally the way th are spaced. The buildings will have front and back yards. The buildings will be two stories tall and will also be 'architecturally compatible with what already exists within the neighborhood. We do not want these properties to stand out as some type of government housing, but, in fact, be an aesthetic compliment to that is already there. They will be ap ximately 1150 square feet, two and bedrooms. As we are preparing our req.iests for proposals to local arcAtects and developers, we are also s sing issues of energy efficiency and J a couple concluding remarks that I to make about this project, is that we very much in a planning stage. We do have strong commitment from our Board of Directors in this planning. We are working with consultants from the Center for Community Change in Washington, who are assisting us. We are responding to the recommendations of the Comprehensive Pla,,i and we are also treating the recmmiendations as a concept, in that it is 3aying, again, a reduction of the commrcial space, an increase in the res'dential space. As we sit down and do our planning, we may suggest that the sho ping center be west of Walnut; or we may suggest that, as you see two houses eas of the former Slutsky Peitz building, maybe we think that that should reaIly be reserved singly for the dev lcpment of Slutsky Peitz. So our plan may come in a little bit different exactly the way it is seen on the we are finished, we are pleased to r any questions you may have about project. -19- South Bend lRedevelopnvent Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW MINES S (Cont.) b. Coritinued... 1y, I do want to conmient on the :table. our plan is going forward t now very consistently. We would that we would be able to solicit ,truction bids in January of 1990 and n construction in March or April of year, and would expect to complete project in twelve to fourteen hs. Thank you. I' d like to reintroduce Carl Works. He is final speaker and will give some up comments. Thank you. Works: Thank you Jeff. For the CARL WORKS rd, I am Carl Works. I am an Indiana r estate broker. I maintain offices at 28 E. South Street in the City of S Bend. I'm also a very proud resident, along with my wife and son who are present, of the Near Westside, at 1115 Thomas Street. As you have heard tonight, there are, of course, large problems on the Near Westside. That's v well known. But, there are also, as is evident by our overwhelming support thrmghout the community, large assets. And the largest of those are the people tha live there, the people who live them and love it, that want there to be a jor change in the west side. I don't thiik anybody is not in agreement with tha . And as a part of that, we've been inv lved in planning now for two years: pla ming, planning, and more planning. We' a looked at what has happened to the N Westside over the past thirty years, loo oed at the successes and all the fai , -ures and tried to incorporate the su and address the failures. As a result of that planning, there is new excitement and new hope for the future on the Near Westside. We've looked at housing. We're providing good decent h ing for moderate income families, not onl on the west side, but for people tha are in the other areas of the City -20- Z South Bend Pedevelopment Commission ReschedulE4 Regular Meeting - April 13, 1989 6. NEW WAINFSS (Cont.) b. Cor#tinued... of South Bend who would welcome to live on the west side. South Bend Heritage is planning, I can't overemphasize planning, fox the development of that housing. We've looked at financing sources. We've been successful with the Section 108 prc gram and I think that we can be successful down the road with additional sources of financing. So, in closing, on bel-alf of myself, the WWCRP, and its and all of its members, and all of th interested people throughout the 'ty that have expressed their rt, I would ask for your favorable co ideration to the adoption of our Plan as of the redevelopment plan for the N Westside. And that concludes our Mr. Nimtz interrupted to ask if there were any Councilmen present. He weld Councilman Coleman and former Councilwoman Braboy. Mr. Nimtz: Before I call on any comments F. JAY N=Z from the opposition, I'm sure there are I see Mr. Crank is here, but I will admonish everybody that wants to speak: we've heard the Plan, we'd be pleased to hear from you. Let's not rehash the same thing over and over and over again. But we'd be pleased to have any person that wants to address the Commission, to advance and be recognized, give your name aro whatever you have to say. Felix Owsley: My name is Felix Owsley. I own a business at 1249 W. Washington. Id-stening to the report, it seems that everybody is saying everybody in that area is agreeing to what they are saying. Here I have more than 600 names that do not agree with them. Of those 600 names, 190 of them live in that First, why should we tear down bui dings to put houses when you got in the same area, in the same boundary area, -21- 102MI ,ti��T. iI�1iJ South Bend Ptedevelopment Commission Resdiedule4 Regular Meeting - April 13, 1989 6. NEW U IlVFSS (Cont.) b. Continued... vacant land. Plenty of space: West Jefferson, West Thomas, Chestnut, Cherry Street, all of those. And the area that they are talking about is, the Target Area A, is like Ivory soap - 99 and 44/100% black. And the majority of those do not want any buildings tore down. Suze all of us are for improvement, better homes, better things. But you got one thing there: the people that live in t area has the lowest income, the lox4est education, and the highest are saying build the houses. But L you try to pin them down, they can't . you what the rent will be, what they going to allocate those houses to the ►le in that area and for the people don't want to go. That's the whole g. Sure, on the screen you can make hint look beautiful. I just want to show you an example. They want a shopping center, a small shopping You take the Westside, where most of the Polish people live across the tracks, Western Avenue. At one time there was over six or seven grocery stores. You can't find one over there. Th 're solidified. Why don't they have grocery stores. Who said that because theV have an agenda, that they are going to iave grocery stores. A hardware st , no longer than one month ago, Werntz, after years, went out of business ov on the corner of Western Avenue. Fil ing stations, you got two of the bus'est intersections in town, Olive S t and Western. Huge filling sta ion, boarded up. Corner of lnway and Olive, another filling sta ion is boarded up. We're under their ageida here, that they took the survey, The , theirselves, said that the cost, hou3es cannot be built, businesses cannot be rofitable. Now how can they sit -22- 4 .v South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Continued... there and tell you that they can, just by hgoroving the neighborhood. In the meeting, all they talk about is crime. Crime is throughout the United States: Washington, D.C. What are they txying to do? So crime is a police prcblem. I don't want crime. Neither do you. Tearing down buildings won't solve it. So I'm presenting this list to you, sh ing you these people here are not in a rdance with these people here. Mr. Nimtz: Thank you very much. F. JAY N=Z tly I didn't make myself clear. We want to hear advocates of the Plan. Then we'll cut it off and hear opposition to it. Ben Tyler: Good evening. My name is Ben BEN TYLER Tyler. I am President of the Board of Directors of WWCRP and I know my group has indicated a lot of the positive things that are going to go on in our neighborhood, so I won't stand up here too long, but felt like I should indicate that a lot of hard work has gone into the Plan, and we have included all facets, black, white, others that live in the neighborhood, awn property in the neigbborhood, even the detractors were 'invited and had their input. Unfortunately for them, we hope that you will approve our Plan as it is because we do lieve that the large share of the neloiborhood supports us. Thank you. da Braboy: Good evening, to EUGENIA BRABOY dent Nimtz and his C=Lission. I'm Lia Braboy, a twenty -six year lent in the target area. And I am in support of the Plan. I would to tell you some things that you bly will be hearing that will be .ive to this, but I want to rebut and say that this is a truly rated, not a racist, group. It is -23- U South Bend I Redevelopment Commssion Rescheduleq Regular Meeting - April 13, 1989 6. NEW =D1ESS (Cont.) b. Coritinued... up of blacks and whites that have working together for over three 0, when the first plan started. Now we have developed this Comprehensive Plan. Contrary to what you may hear, some of the dreams and some of the visions that we have is that one day that the West Washington and the Chapin Street area will be a place where minorities can ha a small businesses and not necessarily evc ry day, run of the mill things, but businesses that can, as we have seen in otter cities, that have branched out. Ev some people that I know are doing overseas business now. They are small, mir rity businesses. So we hope to see, one of these days, right in the area, a of both black and white, not only living together and working together, but devalcping businesses that will employ people. Because the bottom line is eco-iomic developTient and education for all. I am a true supporter of this Plan and I hope that you do approve it. Thank Ellison: Mr. Nimtz, members of the CARL ELLISON Ccmxission, my name is Carl Ellison and I live at 1740 Hass Drive. It's been a while since I've had the rtunity to address you. I'm espacially grateful to stand before you tonight and request your support of a rational, realistic and achievable Plan that will allow the Near Westside to further realize its economic and physical dev lcpmQnt potential. The Commission historically played both a leadership and supportive role in attmpting to improve the Near Westside cammzaty. While some may feel that all effort, and even contemplated eff rt, may not be fully successful, no one I can maintain that this Commission has -24- ° J South Bend Redevelopment Commission Resdiedule4 Regular Meeting - April 13, 1989 6. b. Continued... been willing to listen to the -rations and concerns of citizens and an honest effort to respond. ght the Commission has another irtunity to respond to the voice of people. The Plan amendment before reflects consensus as to necessary lopment steps to accelerate the talization of this area. The Commission is asked by the people to assume a strategic leadership role in the dyramic partnership that has evolved amcng neighborhood residents, community based organizations, the private sector, local government. Adoption of this plan amendment means that the Commission once again accepts and commits itself to providing appropriate leadership, in co junction with the other partners who ha a developed this wonderful plan, to foster and help oversee positive change in this neighborhood. I x, ant to compliment the WWCRP and all otters involved in the planning prc cess. The process which produced plan has in my judgement, been the and inclusive. Anyone wishing to iave input was given the opportunity to Io so aver a long period of time. Hav uig input does not necessarily mean all parties at the end will agree as to :)lan elements, but everyone has had a to put their two cents in. In fa c--, this planning process has been exerplary, and reflects a planning model tha could be applied to other areas such as the near Southeast side which also neeo development attention. hoot my public and private sector , I have never observed a orhood based planning process than this one. -25- R South Bendel Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Continued... Plan before you is good, not only the Near Westside, but indeed for city as a whole. Thus, it is my :inct pleasure to endorse this 1lent Plan amendment and request you enthusiastically and dmously adopt it. Thank you. . Nimtz: Any other favorable Elena Tyler: Good evening. My name is ELF TYLER El ena Tyler and I am currently an enplcyed person in the West Washington My husband and I own a business ere. And in that business we do make a concerted effort, in fact we are very ccumitted to hiring the people in that neighborhood. one reason that I, personally, as a new resident of this city, would like to see this plan accepted is because I have been able to go to meetings and see the work that has been done, some of it anyway, to make this possible. I go to work there every clz y. And every day I am afraid. I am afraid to drive down Washington Street. Our business is on South Cherry Street ard I refuse to drive dawn Washington Street because I'm afraid. There's a light somewhere, I'm not sure of the name of the street. I'd like this Plan accepted because I'd like to be able to drive, because it would be more convenient for me to drive, straight d Washington Street to Cherry Street not be afraid. And that's why I'd 1' E to see you accept the Plan. Thank Dobski: Good evening. My name is N1= DOBSEI Dobski. I am a Board Member of Bend Heritage Foundation and the :tor of Comminity Affairs for the of South Bend. I have a few nts I'd like to make, particularly ding the visitor industry and how -26- 4 South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW WAINESS (Cont.) b. Cdntinued... will be impacted by this plan. I ss I want to do a little history e, too, in that I graduated from St. twig Elementary School, my parents ed on Gerry Street, my grandparents ed on Napier Street, my best friends ed on Thomas Street and on Colfax eet. A lot of times we got caught ning around the Oliver Mansion perty when we weren't supposed to be re, so I'm looking forward to being e to access that soon. I would like to add my urgings to the Commission to consider and accept this pan because I think the revitalization o the area is crucial to a lot of the tffl.ngs that we are doing. I'm very olved with the Stadium. My office is at. Coveleski Stadium. Several people tzavel through the area to reach the also are working in terms of :racting people through convention and Lrism efforts. We put amenity kages together that include some of commercial properties on Washington eet, but the critical piece is that have to convince people that they can :1 safe in visiting these areas. vitalization through this Plan can :e that happen and that can be tical to the economic development of carmnmity. A lot of people think what I do is a lot of fun, but it does mean a lot in terms of dollars, especially new dollars, that can be brought into the ccmmunity by pecple who visit the area. Un ortunately, when we talk with people set up even a trip in from the a' -port, Washington Street and Chapin St eet are not the routes that they chi to travel. They ask us to take th north and then into the downtown -27- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Ccbntinued... I'd like to see that change and I k it can through this plan. 1, as I mentioned, the revitalization the area can help the entire economic ,elcpment package, but critical in the ments that have been made here lier this evening is that it can be y beneficial to the people that live the area. And I guess I'd like to be .e to remember and be able to go back what I do remember as a youth growing And I again urge you to accept the n. Thank you. Milton Butts: Mr. Nimtz, members of the MILTON BUTTS Redevelopment Commission, my name is Milton Butts. I am old and acquainted with the neighborhood for over thirty-five years. I maintain an office for the practice of medicine at 118 North Walnut for over thirty -five years, church affiliation, aver thirty -five years, and I lived in the neighborhood for six years. I have watched many ctanges in the neighborhood. I've often ought if you were to stand on the corner of Walnut and Washington Streets and look east on Washington Street, you could even see the Century Center. It's a beautiful street. It's just those two blocks. On the other hand, if you were t start and came up Washington Street, west, it's a lovely street until you get the 1200 and 1300 blocks of Washington Street. It's like going from nilght into day. I' m. here mainly to address the crime in that area. I've lived in that area, I' ve watched it for all these years. No business can exist or operate in that neighborhood. The only reason I can operate there is because I've been there for thirty -five years. That's the only way I can operate. There are several obstacles. For example, being a doctor, -28- South Bend Redevelopment Cmmission Reschedule4 Regular Meeting - April 13, 1989 6. NEW " (Cont.) b. Ccbntinued... have several of the drug wesentatives, who represent the xnaceutical houses. They all come but they are a little uneasy. They a little bit fidgety. They try not show it, but it's there. I found out : thing, though, and I think I know : reason why. Women drug iresentatives seem to be a little more home. But the reason I think that, not because they are not afraid, it's pause, as you know, it's a highly petitive business. Women are new to ! field. They have to make their eta. So in order to make their quota, get you to write prescriptions to ve their drugs, they just won't show :ir fear. And the reason I'm enthused about this Ccmprehensive Program is for three reasons. First, it's workable. Second, it 's plausible. It's not in concrete. You can adjust it. And third, which is a major thing, it attacks crime. There e been other plans in the neighborhood, but the reason why they 'd not succeed was because they didn't attack the main issue, which is crime. rff.at's why it's going to start on Washington Street. There's rumor that to build houses up there, you make other ghetto. But all remember the late Jesse Dickinson. He managed the houses and projects on Western Avenue. He swore that that was not going to be another ghetto. He introduced so many pE le over there to the mop, the pail, lawnmower, and gave them a course in hc w to use them. And you either used th mu, or you got out. And anyone who, baJk in the fifties and sixties, can go by Chapin Street now and that's a far from what they had when I came in 1953. And with this program the same can happen. This program can be asset to the cm mnity. One thing -29- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW "INESS (Cont.) b. Cdntinued... . then I'll be finished. Another blem. You can't sell any property re. Down on Walnut Street, on the ner of Walnut and Colfax, we have two ely homes that you could market. If y were in any other area, you could ket those. You can't do it. One .y now is in a nursing home. She ds the money. But she cannot sell home. This program, or plan, will a long way to eliminate such things that. Thank you. . Nimtz: We'll take one more speaker favor of this Plan and then we'll art to hear opponents. uvenia Cain: Mr. Nimtz and IOUVENIA CAIN REdevelopment Commission. I am Louvenia Cain and I've lived in the community for thirty-five years. When we bought our home there, it was convenient to have everything we wanted because of the stores and so forth. And since then it gone down and I'd like to read to you what it was then and what it is On the north side of Washington Street we had a bakery shop, St. Vincent de Paul Society, a grocery store, a drug ore, three doctors, MD, and one dentist. And we had the Willis Liquor Store or carry -out. You bought your liquor and whatever you were going to buy and you got in your car and went auay with it. We had a cafe. We had cleaners. We had a variety store. We had a bowling alley. We had a paint re. We had Sandocks Furniture Store, a 5hoe repair shop, a florist store, and thB Post Office, and an insurance ag mcy. And now on the north side, we ha e a liquor store and a body shop and a mrbecue cafe who sells barbecue in evenings. On the south side thirty ye n7s ago, we had the Nyikos Tavern, a gr)ceteria, a lounge, the union hall, a hat1ware store, Happy Days Tavern, and -30- South Bendel Redevelopment Commission Resdiedule4 Regular Meeting - April 13, 1989 F'F b. Continued... plunber. Now we have 'Lil Johnny, some other business that I don't a what it is, but I can see a lot of ale standing around on the outside. I'm urging you to consider what 've just heard, because it tells you West Washington is now, and cider what we have said tonight and B us a favorable vote. Thank you. Nimtz: I see Mr. Crank here. I'm F. JAY NIMTZ e there are other cohorts of his. Is re any plan of speakers here? We'd pleased to hear from you. Jaies Crank: I'm here representing JAMES CRONK my f. My name is James Cronk and my 1 residence is 1235 West Washington, the vacant lot, demolished by wonderful neighbors, the Near Westside group, the South Bend Heritage group, neighbors thit I really don't want to associate With, and I don't want them in my neighborhood and in my business area as customers. Therefore, as a owner of pin Yperty in the area, as a legal resident in a vacant lot, I will do ev (mything in my power to make sure that s plan does not come off. And I WOILLd ask that the Commission table this un it they look into the legal aspects of 1) this is located in an Enterprise Zone. Has this been to the UEZ yet? You have a federal Enterprise Zone application pending. Have you looked into what effect this has? I've J li tend through all of your general 'p meetings, a stacked deck. really, I find, after two years of ing to attend as many as I can, that th y're really a stacked deck. Prc-Udulent, misrepresentation, and a bur Ch of liars. And, as I see it, you're also the biggest thieves, bigger the thieves on the street. You're like the savings and loan ex4cutives who steal from all the -31- South Bend Redevelopment Ccmission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Cdntinued... Trigs and loans and then ask the payers to bail them out. Now, the fit for the merchants on the 2et ... we've stated our plan, which is ple ... retain all buildings, with the sption of maybe one or two. And we ad for technical advice on rehabbing buildings and everything was turned i. Nobody listened. You neighbors B your awn plan. 'That's what this 1 is. A Near Westside Neighborhood i. I don't know where South Bend itage is at today. They used to be )lved in heritage of historical homes areas and buildings. They've had Sandocks building now for two years, h Mr. Gilbert stood in front of the ity Comrnissioners and took it off the sale because they could do something 1 it. Mr. Gilbert hasn't done ping with it, except gone to an ineer now anddsays that it would cost much to fix it up, therefore we can it down. Now maybe that decision 1't been made, but if that cost ire comes in at less than $100 per ire foot, then maybe you ought to ib the building. Maybe you ought to the new museum that everybody is so i in- the -sky about down in the locks building at a far less cost i the $7,000,000 that you're )using. And then we'll have some :orical tourists cane down on West ungton. And you can forget your I issue on building behind the Oliver -ion. I think the Oliver Mansion stand on its own as a tourist :action. It doesn't make people id up here and say economic !lopment. And housing, housing is economic development. It creates ctruction jobs tei porarily, and then are gone. And your proposing in i A to tear down connercial space. housing. That's absurd. Wherever attitude is coming from, and it's -32- South Bendel Redevelopment Commission Rescheduleq Regular Meeting - April 13, 1989 RE b. Cc}ntinued... ding from ... I hope it's not coming mt the Commissioners ... you take office ce, land down on LaSalle Avenue, and housing up. Now if the city wants put housing up so everybody can live e and commute to their j obs in hawaka, Elkhart, Niles, Benton bor, St. Joe, Bucharman, Plymouth, n fine. Keep putting your housing On the industrial side, I notice that is only phase two or phase three. It is too bad that the industrial isn't pushed first ' and also the park needs to be, in my opinion, downsized so that smaller inesses can be attracted. Acre and a f sites to two acre sites does not at ct as many potential owners as half a sites or acre sites. With all the inesses around there, that area can be a viable total comiexcial district, up into Elm Street. With the Hansel Ce,iter in there. In the future, someday, renovation, probably another twenty years of the Natatorium. The C13.rk Funeral Home. Those are all corpatible to a commercial district. No a housing district. I would ask the Comuission to send this back to the and have them work with us on Alternate I of the Plan and forget Al ernate II on housing. It sounds like it Is a sweet deal for all the investors an I the people who are putting the 'partnerships together. And, while th 's no federal money involved, the estors will get a tax credit off th it federal tax return. Thanks. Mwdne Ellison: Mr. Nintz, I may be out MAXINE ELLISON of order, but I cannot sit here and not sa3, anything. Mr Nimtz: I'll have time for re4uttal. OK? Any further opposition to the plan. -33- F. JAY NIMTZ South Bend Pedevelopment ConmKission Rescheduled Regular Meeting - April 13, 1989 6. NEW "= (Cont.) b. Continued... by Newbill: Good evening. Thank BOBBY NEWBILL K, Commissioners, for this opportunity speak, and people in the audience, listening. My name is Bobby ►bill. I'm a minority entrepreneur in 1300 block of West Washington eet. My family is a family of Finesses in the 1200 block of West hington Street since 1960. We were of those businesses that developed West Washington Street, yet we did leave. We're still there and we're )ing now for progress and our itinued existence along West b ngton Street. It is unfortunate Lt Ms. Braboy and Mr. Ellison support RP, therefore asking for our Koval. In Mr. Ellison's case, we say mother influenced his decision. As Dr. Butts, whose side would he be on his business was up for demolishing. the minority conmercial business and perty owners of 1200 and 1300 West ,hington Street, would like to make a nt perfectly clear. We do want a nge. But we want to be part of that nge on West Washington. We are tired blight and crime. And we alone stand I we, alone, are not responsible for slum appearance of our cannercial strict. We can only take same of the Mme. Some neglect rests with the City I some neglect lies with the resident, ressful majority contractor. I would e to pass these pictures to the amissioners to show them the neglect caused by the City and/or a major ority contractor. We feel that any vitalization along West Washington -eet should most naturally have the .sting business as a vital part of t effort. After all, the Mayor ently stated on TV that the City's :ention along the Studebaker Corridor to preserve the existing businesses. can't we, then, have this same atment. We note, as the only -34- South Bendel Redevelopment Conmiission Resdiedule4 Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Cdbntinued... difference between West Washington and S1 udebaker Corridor, is that one group iA black and the other is white. We feel that if we are totally evicted from oi r conmiercial district, then surely ere is discrimination. We have sought to work with WWCRP as business people, bt t we have found them to be very closed their attitude. Our opinion and ic eas have met a lead door when it comes to working things out with WWCRP. We nc to that positive remarks have been given to non profit groups who strive f r c oumunity revitalization projects, bt t, as always, there are some bad s with the .good. In our case the bc-d is that long standing minority businesses are being forcefully moved We ask, "Where's the benefit to e overall conmmnity when the instream of the neighborhood is eliminated. 11 The only benefit we can see by our eviction is that one day we will drive through West Washington Street and see its beauty, but we won't any property or be there. We state to Redevelopment that, surely, the ccam-mity is not entirely, nor near tirely, behind the WWCRP proposal. We have over 600 signatures against the demolition of West Washington. At one particular Redevelopment meeting I attended, I informed the Commission that e casunity was not behind WWCRP's pioject. The Comission stated that tl7ey would send the WWCRP proposal back to their lap if the c cmnunity is not behind this project. Well, Ccmissioners, we state by proof of our petitions that there is not consent for demolition of Newbill's Barber Shop, R zell's Ribs, Owsley's Liquor Store, S & J Lounge, nor Newbill's Construction Ccmpany. So we ask you, Redevelopment, tc not accept WWCRP's plan. We c�wlude, that we are not being towards the change. We are -35- South Bend Redevelopment Commission Rescheduled Regular Meeting - April 13, 1989 6. NEW =INESS (Cont.) b. Cdntinued... a y doing what we have to do to serve our businesses. For your 'ormation, Commissioners, the effected dness owners are senior citizens. re is there protection? Must I be a lel citizen, a business entrepreneur, king hard and long until I am 65 and n have the younger residents and/or City to eliminate me from my .cessful way of life? And must I drop d or tear dawn my home or my business :ause of crime and drugs. South Bend .t not adopt a policy that destroys yes, businesses, because of a social blem as crime or drugs. Again we say you, Commissioners, do not accept the PP plan, but encourage them to work id in hand with the affected minority ;finesses. Thank you very much. . Nimtz: Thank you. Anyone else in F. JAY N=Z position? The Chair hears none. .lis Hughes: I just want to speak for HO=S HUGHES elf. I've heard everybody talking Yut thirty -five years. I'm Hollis hes, Sr. And I've lived on the west le for over forty years and I still ,e on the west side: 414 N. idebaker. I'm a property owner, and I Lr them talking about what's going to pen, the plans they have. I'm not posed to doing somethfing to West hington. But I've had mixed itions. And I'm just going to speak what I have mixed emotions on. I'm ng to let the rest of it go. When I r the young man over here, Newbill, ak of his business, his mother, and ley, and the old liquor store, the ern down there which is sore eyes. . that's those peoples' business. I'm ormer businessman, too. On the west e. Maybe some of you don't know thing about it. I ran a grocery re for about thirteen years. I went of business, because I wanted to go -36- South BenddlRedevelcpment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BU=S (Cont.) b. Ccbntinued... of business, because my boys went to .ege and I wasn't going to hire . I couldn't get the right kind of back in that day, so I closed it Ass far as crime, crime is all over the world. And by building new buildings, I don't think we'll have any effect on crime. I've seen it move from Chapin Street, let's go back to Chapin, to Washington. Just look in your back I don't care where you live, it's ere. You may not see it, but if you just look in the mirror, it's there. I 's hitting homes that's never thought o it before. if we're going to do something, try do it the right way. Let's really isider those people that want to stay xe and want to keep their business :re. Give them an opportunity. I Lr you talking about saving the idocks building, and I call it a ikyard Slutsky's over there, across street. If your gonna tear down, :'s eliminate it and wipe out the ►le thing. My very good Dr. Butts, he LIdn't have put it any plainer than t he said. He couldn't stay there, y reason he's there is because he's n there thirty -five years. They all w Dr. Butts. I've been here forty rs. No wonder: obviously they know lis Hughes. I'm not against. I hope t we can work out, I'll say "we". I i property all up and down hington. All over on the west side Washington. Probably more than one ever realized. But, I'd like to . it. they tore dawn Linden School, I we was on our way out. I was ;ed to that. They holler about kids h1t get an education there. My -37- South BenddlRedevelopment Co mission Rescheduled Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. Cdntinued... bc ys finished there. They all were ecucated. You can get it anyplace. This started long time ago. It's a conspiracy to get rid of certain areas. I do know that myself. You never mention it. You know that, too. So, 1 is try to not make the same mistakes w have made for years. Let's make up our mind that let's leave it a little b't better for the young generation is coming along. Hey, we're going to make it. Our time is gone. We just here on borrowed time. I hope you Commissioners, I look up ere, I know just about everybody up ere on it. I've worked with the most o them up there, on a different side of tl7e fence. I look over here, I see e erybody, I know people. Let's make it good. Don't think about self. Think about the young generation. If you dc n't have any, you got grand kids. Or you got some grand ones you'd like to e. They may not be here, but they happen to get in here. And for the H itage Foundation, let's say what I f Let's don't get off in something W1 really won't be proud of. You're doing a beautiful job what you're doing. last time I was at a meeting, I estioned you about something. I will cantinue to do that, because I think you're getting in the wrong territory. you. Kaxine Ellison: I'm Maxie Ellison. I NDINE ELLISON live at 1008 West Colfax and I just could not sit and not say a thing. I pr3test the insult that was made to the Bc ! Every one of our citizens on the ge3tside had a chance to get in on the fl r. But they didn't. Now that we e a Plan, everybody, well not averybody,'there are some that want to r,ay that we didn't do this and we didn't 3o that. We tried to consider the whole -38- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BMINESS (Cont.) b. fdntinued... ccnmunity. Tried to get you in. And you know you, if you don't get in with i , well, for me, I felt like my back was pushed up against the wall. That's wt y I joined the Board. I fight back. I do. When I feel like the west side wasn't getting its share, I said this is my time to put my foot in the door, and I'm going to do it. So that's what 've been doing. We've been meeting 'ghts, mornings, evenings, and it's not fir to let somebody get up here and insult me! I'm speaking for me! Insult ine! I feel like you can remonstrate without getting personal. James Cronk: Just a rebuttal of the JAMES CRONK r(huttal. I am sorry that you people hc ve such thin skins. I have gone to tings and Mr. Gilbert gets up and tk en wants everybody to get up and sign a petition that we want to tear down my building and Neil Gilbert asks everybody ere to please sign this petition because we want his buildings down. The ot her thing that I have heard through tl7e last two years of the lies, the misrepresentations, the double, the h isy of people getting on TV and ying one thing and in the meeting the nExt day they say totally the opposite to, get their view ]yam. I think e eYybody needs to re -look and be a little more sensitive of what's going on the area and, as Mr. Newbill indicated, and I indicated, we're there, we're going to participate in the rehab o the West Washington Commercial District and you're invited to join us, or we'll fight you right dawn to the bcttart building. Works: Just a couple of technical CARL WORKS s. I don't think Neil has ever ed a petition to ask that ody's building be torn down. With d to the petition that was put -39- South Bend pedevelcpment Conm►i.ssion Rescheduleq Regular Meeting - April 13, 1989 :P b. Cdntinued... th by Mr. Owsley, and endorsed by Mr. bill and Mr. Cronk, in reading that :ition and having the opportunity to rn it, I declined to sign it. ever, I would have signed it had I been aware. I was aware that they e going to use it out of context. wording of the petition is such that one in the neighborhood thinking arly would sign. It's not a petition opposition of our Plan, it's just a :ition saying they are in opposition crime and urban blight. And we're in opposition of that. h regard to the personal attacks, y really aren't necessary. Mr. Crank Mr. Newbill and Mr. Owsley all have les of the Plan. They have declined read them thoroughly. And they've en selfish interest and decided they en't able to further their selfish erest through the Plan or through oming part of the process. And they now trying to bring it down with sonal attacks and it's really not in d taste. closing, I'd like to say that when a Titanic went down there were Dbably people willing to stay with the tanic. We're not willing to do that. 're looking for our life raft, and our Ee raft, or part of it, is this Plan. is Plan will inflate the raft for us 3 make it possible for us to move with r children and for our children into a future, into the year 2000 to make City of South Bend the kind of place it the Mayor of South Bend asked that work for it to be. . Newbill also needs to talk with her members of his family he is leging to represent. Members of his mily that, only as late as today, have moils South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW BU=S (Cont.) b. C6ntinued... dorsed our Plan and have cone on ard, so to speak. He would find out he would talk to his mother that they e now not being removed from West shington Street, but simply located. Or they've asked to be located to another spot on West shington Street and the group is rking with them. If they would look our Plan, or if people that are posed to our Plan would take time to ad it or have someone read it to them, ey would realize that no one is asking relocate anybody away from Washington reet. We want to work with everybody 3 keep everybody involved in the Plan, pause without you we don't have ything anyway. We want you there. 'd be happy to keep you there. Cc 'ssioners, I hope you realize that part of the reason why the opposition is le to be as vocal and as strong as tl7ey are is because we've given them tiat opportunity. Had we not done that, I don't think they could be as vocal or strong as they are. Je f Gibney: I would just like to make JEFF GIBNEY a few brief comments, in particular to respond to the comments of Mr. Hughes, Sy., about his urging the West Washington-Chapin Street group to work with and support legitimate businesses t±at currently exist on West Washington St reet. I would like to clarify and say tl at from my position, and I think many pE le on the WWCRP Board, that we are encouraging the demolition of all U. ese commercial structures because we are trying to eliminate crime. That is the case. If the case was simply cz , then it would be, certainly, my goal and my encouragement to the WWCRP to work hard with the City administration, the Police Department, ancl organize all to help eliminate crime in that neighborhood, and physically ilitate those buildings. -41- South Bendel Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW DWINESS (Cont.) b. Wntinued... I do not blame Mr. Newbill or several of e other merchants within that neighborhood for being solely responsible for bringing crime to the West Washington area. It has become a place that is notorious for crime. For scme peculiar reason it has been tolerated in that neighborhood and it been for the last thirty years and w all know that. I want to say is we have discovered at in the last few years, from our own actical experience, that the ighborhood is too far dilapidated. ose are the simple, most important, its from my perspective, about what's ing on on West Washington Street. We Dw fram a very recent experience in habilitating structures on Chapin reet, in very similar condition, that a cost to renovate those buildings is tween $50 and $70 per square foot. at is equal to the cost of new nstruction of One Michiana Square, aantown. And if it wasn't for a bstantial subsidy for the clinic on spin Street, about $65,000 in the form grants from philanthropy, that ilding would not have been Zabilitated. Mr. Hughes, South Bend ritage is in the business of Bserving buildings. That is our first Ace and that is how we prefer to Ztinue to see this neighborhood. It not economically feasible on West 5hington Street. It is our expertise, ]now that, and I would say we ]now !it for a fact. The buildings have en void of substantial reinvestment r twenty or thirty years, and the cost construction has grown )stantially. So the reason, from our rspeetive, that the neighborhood needs have a physical change, is because a neighborhood has fallen dawn. And told you earlier, 60% of the -42- South Bendel Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW "INESS (Cont.) ildings are vacant and they are vacant ;cruse nobody can afford to :iabilitate those buildings. We are a, right now, wrestling with same of a buildings on the East Race, where, mainly, the rent per square foot is ing to be triple what it will be down West Washington Street. And right a the Redevelopment Commission is astling with the notion that buildings have to be taken over by other ,relopers, or even potentially polished. So I would like to dispel a myth that we are simply tearing down ildings because of the crime factor. 're tearing them down because the ighborhood is severely dilapidated. does not present an image that will tract other developers to our ighborhood and when we run numbers, :)ple will need to spend about $15 a care foot in rent and that is equal to it people pay to be in 1st Source Bank i One Michiana Square. And I don't ink that's going to happen. Nimtz : I'm going to interrupt this F. JAY N=Z meeting right now so that we're all clear what the redevelopment process is, I' m. going to ask Ann Kolata, our Director, what the procedure is so that 're all clear as to what happens after 's evening. Kolata: There've been a number of ANN KOLATA Lents here today, both from people sorting the Plan, saying please adopt and froan people opposing the Plan, ng please don't adopt it. And I ik it would be fair to talk about :, and also to talk about what yens to the businesses that are out e, if their building is acquired, what the redevelopment process elves. As was stated earlier, the Washington- Chapin neighborhood p came to the Redevelopment -43- South BenddlRedeveloment Commission Reschedul Regular Meeting - April 13, 1989 6. NEW BUSINESS (Cont.) b. O$ntinued... Cc 'ssion and said, "We want to be a RE development Area." This was two or and a half years ago. "But please don't make any decisions on acquisition til we get involved in the planning." Vtat you're hearing tonight is a piresentation of the Plan that has been developed by the neighborhood group. 's is somewhat contrary to what we have ever done in the past. In the past, it's been Redevelopment's staff tl7at has developed the Plan, or consultants to the Redevelopment staff tl7at have developed plans. We've had irput, and we like to pride ourselves on e fact that we ask for input. But is is really the first time that we have served as staff to a neighborhood and tried to expedite some of the discussions and some of the paperwork. It really is a neighborhood plan that is being presented here today. The Redevelopment Commission is listening to everythintj that is being said and has not made a decision one way or another hc &T they are going to proceed. If they ch Dose to follow the Plan and the r tions for acquiring property if they do do that, that means that th y are not only accepting the ticns to acquire property, but to relocate whoever is there, whether it be a homeowner or a business that's in that property, and then to demolish the building. There's two things that need to be talked about. one is the process that they would have to go through. They can not amend their Plan to add properties to the list of property to be acTAred without having a number of thLrxgs done: survey work, title work, ani appraisals of the property. So, if tha Commission were to go ahead and a rove of the Plan that is presented h this evening, that would probably be I the next step. Not that they would of icially adopt the Plan, but that they -44- r� South Betel Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 3 b. Continued... ld take the next step to order the k to be done, to order the caisals, and to get those values so t they would be in a position to nd the plan. The schedule that was the board was a hypothetical edule, but it was a realistic edule, based on a presentation of the n tonight, the Commission making a :ision to go ahead, and if they did go ad, then it would take several months get that work all lined up. If the evelcpment Co mnission makes that ,ision, decides to go ahead and ides to acquire property, as I said, businesses in there would be I think it's in everyone's best interest that neighborhood businesses stay within the neighborhood. The Redevelopment staff would have the obligation of working with those businesses, and I say businesses in this case because that's primarily what we are talking about. But if they were homeowners or tenants, we would have the same obligation. We wcild have the obligation to work with people and provide financial bdvefits to help them go through the reLocation process. We're not trying to enrich anyone. We're also not trying to ch?at anyone. What we're trying to do, th�ough the federal regulations that we hare to abide by, is to make the cost of move be borne by Redevelopment as to be borne by the business. Ani to put that business owner, tioPefully, into a situation that is a better condition, but the same or similar economic condition that they are in right now. It's to Redevelopment's interest to have business relocated inj the West Washington area. , someone could choose not to in the neighborhood and they -45- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW "INESS (Cont.) 3 say "I don't want to continue at location. I want to move to .", and we'd still provide the same ration benefits. But generally ever they want to move, we would with that business or property r to help them find a new location. other option, is that the development Commission does not decide go along with the Plan, and that is Slv for them to decide. Carol Collins: Good evening. My name CAROL COLLINS is Carol Collins. I'd like to make it clear, first of all, that I am not a member of the WWCRP. I am not a member o any of the organizations that have represented themselves here tonight, but I am a concerned neighbor. I live on Jackson Street, a block off Western Avenue. I bought a house in the west because it is where I could afford tc i live. I am here tonight because I am cc ncerned about the near west end ne ighborhood. Blight is a cancer and it reads. The west end neighborhood is n t that far from my house. It takes five blocks of me driving for me to be at the corner of West Washington and We lnut Street. I am not afraid to drive that neighborhood. Probably I should but I am not. The trickle -down affect works for everybody. And I am that people in opposition to this do not see what the area that they are involved in is causing to my area and the areas around West Washington. I ieard several tents made tonight )ut my area which were not true, by way. We are surviving just fine. are not a Polish neighborhood .more. We are very racially mixed. are socially mixed, :io- econanically mixed. I am very :isfied with that for my �11-v South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW "INFSS (Cont.) neighborhood. I am proud of where I live. I do not want to see what ppened in the neighborhood we are talking about happen in my neighborhood. I am also a small business owner and consider myself a minority: I am a single parent. I worked hard for the ney that I bought my home with. I Would be willing to locate a service bLsiness in the West Washington area if these Changes were made. In the present condition, I wouldn't touch it. There is, no money for me to be made there. ere is no money for anyone in my type of business to be made there. I own a iEd ipirm salon which would service the le who live in that neighborhood. I employ people frown that borhood who have the skill to those services. I don't understand why the opposition keeps worrying about the relocation. With money that they would get from the acquisition of their property, they wculd have the right, as any individual d who works for a living, to reinvest their own property. And, therefore, , fit. I on't know what powers the Board has, as far as carrying this plan out. I'm tr�ing to understand with your explanation. But I hope that whatever yoLi can do to adopt this plan, you do it quickly, because the longer it takes to start redevelopment, the more the blight spreads. And Crime might be na tionwide, but in our area, it is a trie problem. It is our neighborhood I am concerned about. Not Chicago, and no Detroit. And not what happens in Ka diington, D.C. Thank you very much. x Owsley: I want to say one thing. FELIX OWSLEY West Washington Revitalization -47- South Bend IRedevelopment Commission Reschedule Regular Meeting - April 13, 1989 6. NEW =INESS (Cont.) b. Cdntinued... a i i )3ect Inc. went to the NAACP. We were .led in. We didn't know they went. went in on a Friday night. They .tend to our program, what we sented. That Monday they called us .k. Said bring in all your papers and rythi.ng. So they must have thought had same kind of grievance. So is where that stand with the NAACP. Ay, couple of weeks ago I received a ter from HUD, from Indianapolis, ling me that they are waiting for a ply to be sent to me and to them from Mayor concerning this program. se two things. . You talk about dilapidated ildings. You might not like the ilding that I have, but I only built at building two years ago. Don't have y codes, to bring it up to code, it's ready up to code. You might not like a looks, but I'm scheduled under their ogram for demolition. When you build new building, the City doesn't have ything to do with it. You have to do 1 your business through the state. So state passed it. But under their xjram, I'm for demolition. What is air reason why. They might not like . I don't smoke, I don't drink. But 's a business. Every shopping center s it. So why should I have to move? money that they are scheduling, 30,000, for, to buy up, to tear down, By could give Mrs. Newbill, anybody a ant, to beautify their front. Those Vle live up over their business. Why 7ul.d they have to move. Just like Mr. 3hes said: we're being pushed from the ier end. the Board of Directors, there's only eteen of them. The membership is s than a hundred. I presented re. 193 people in that area, right and there, don't want demolition, mom South Bend I Redevelopment Commission Resdiedulej Regular Meeting - April 13, 1989 6. NEW EWINESS (Cont.) b. C6ntinued... regardless of what Mr. Works said. What y 're taking is might, because they got better education, make more money, is going to be superceded by the people who iE from the lowest income. We're not in a different country. So, we're seeing that every day on television. If you v to on one person, one vote, we should win. Simple as that. We want it to work, to improve. But why, north, over here on Western Avenue, you got the LEurel Ct., boarded up, 95% not occupied. Why take that money and try to build homes here when you could re habilitate those homes over there. y talk about law income, medium mme. And another thing, they jected, under their schedule, that th Bend in 1992 will be only 96,000 ple. If they are going to go down n 110,000 down to 96,000, some people it need any homes then. As I have 3 before, why tear down business to Ld homes when you got all the vacant I. You wouldn't do it anywhere B. If you had enough space in your t yard, you wouldn't tear down your 5Lge to put another garage ten feet r. Thank you. Hockman: I feel that I really need SUE HOC[Z,N say something. I came to the west le four years ago and I came because I .t I had no other place to go. I sight that I could not afford a house place else. A nice home. Mr� Nimtz: For the record, would you gi a your name and address, please. Hockman: I'm Sue Hockman and I live jht in the heart of the west side at >.2 West Jefferson. When I came, my her had become ill and I had to take :i in and the Welfare had asked me to -49- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW WAINESS (Cont.) b. Cdntinued... my godchildren in, because they had be en beaten by their father. I needed a hc use with some bedrooms, and I needed a decent home, and every place I looked I could not afford what was decent or what I could afford was miserable. And I la-ew a person who rented a house over he e and she asked me to come over and it. That's where you go and you 11 up your windows and you lock your doors. That's not any place for a single woman with some children to be. BLt she convinced me to come here, and we came I saw mansions. We came down Washington and I saw mansions. And all e way up to my home were nice homes. And I began to think, "Well, this isn't bad." , And when I saw the house it was beautiful. Formal dining roam. And I could afford it. I thanked God for it. and I took it. We 3 when I brought my father here, he irate. How could I bring him into Ls black neighborhood? He had never m around black people before. He was �k. And when he started to get well, walked out in front of the house :ause he was scared to death to walk ?place else. But you know what opened? When he walked outside, the ighbors started yelling, "Howdy, ighbor!" and they came down and asked n how he was. They knew he was sick. i he began to love those neighbors, i next thing I new, he was coming to very excited and telling me, "You ow the people who are always sitting the yard, dawn in the next block? :y asked me up for lemonade. And the r next door walked with me on my k. And the gentleman dawn the street its to go fishing with me." And he ; me in love with the neighborhood. all did. -50- South Bend I Redevelopment Commission ResdledL'leq Regular Meeting - April 13, 1989 6. NEW "D ESS (Cont.) b. Continued... I rented. I want you to know that because of this Plan and because of the hcpes and dreams that my neighbors told me about that could come out of this Plan, I am now buying a house two doors dcwn. I couldn't have done it anyplace se. It's another beautiful harm. I 'd it because they said that the neighbors were interested in banding tcgether for the first time to have sane pcisitive things happen on the west side. And I became neighborhood watch coordinator and I became a member of the crime cm ittee, and I had opportunities to go to every house in my area and talk tc the people. I now have block captains at every block that I'm over. I couldn't get two people two years ago to be interested enough to do anything. Itey're interested, they're excited, they've got hope again. And I personally feel that if this Plan is not passed, the hopes and dreams of my rielghbors are going to be gone. And they feel that there will not be another :) rtunity. Nimtz asked the Commissioners if ,had any questions. Auburn: I can't think of any PAULA AUBURN ions that I have. I've read the fairly thoroughly, and I've ned to the comments. I have some ical questions that I want the to look at. Mr Nimtz: The procedure, I presume, if F. JAY NIWZ we follow the usual situation, that the Coinission will refer this to the staff for study and recommendation to the 'ssion. I don't know how long that w#1 take, but, is that the procedure t you want to follow? Doncho: I'm a little confused on MIM DONOHO demolition issue. I'd like to have -51- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 6. NEW UINESS (Cont.) b. Continued... : clarified. I'd like to know what addresses are that are proposed for lition, at what stage. i Kolata: We have the information at ANN KOLATA office. As I said, from reading the n, you don't have specific addresses what will be acquired and tolished. You have drawings that show r buildings in place of existing ones vacant lots. And you don't have an Lct list of what are you asking the development Commission to acquire. Donoho: Can you provide that? Works: The reason the list is not CARL WORKS of the Plan is that the Plan that have before you now is a final draft this draft wasn't completed until : recently. 'There were some ;ni.cal changes that needed to be :, so that list could not be irporated in the Plan you have before but that list is available. I ;s your office has it. Kolata: Dave Norris has it and has ANN KOLATA a map that goes with it, so we will make ttat available to the Commission. . Nimtz: Let me make a few closing F. JAY N=Z n Tents . I want you to know that, rst of all, I used to quote some litical maxims to the Commission, and on. When Jerry Miller called me fteen years ago and said he was going put me on the Redevelopment =Lssicn, and I said, "Yes," I said, erry, I don't intend to end up in the aitentiary with this job." The maxim , that when you take federal money, Li take them there federal regulations, ether it be welfare, highways, acation, or redevelopment. We are ry rigidly directed by HUD as to what can do and what we can't do, and so -52 South Bend Redevelopment Commission Resdiedule4 Regular Meeting - April 13, 1989 6. NEW "INESS (Cont.) b. Cdntinued... no member of the Redevelopment mission has been indicted or estigated. No director, and I've n a series of them, including Carl ison and Lloyd Taylor and Pat fahon, and so on, no Redevelopment ector has been investigated or acted. The Commission has directed t everything be according to the ulations and the law. We don't try fudge on anything. with that background, I want you to ow that this neighborhood is very :vial to me. My Uncle Otto used to i a drygoods store just west of the dock building and, for you younger �ple, there came along about 1920, 0, a thing called the Depression, and :le Otto lost his drygoods store, and was a director of the Washington ate Bank. And, in those days, the ik stock, you not only put in to buy Lr stock, but if the bank failed, you I to put in a like amount. Well, :le Ot lost his hcmte on Lincolnway ,t. He lost the drygoods store, and on. So I'm acquainted with that ghborhood through those days. In .t, I used to buy candy at the hington Candy Kitchen. Some of you Member that, at Walnut and Washington then, I belong to St. Paul's iodist Church. I have a brother 90 s old, 17 years older than I am. can figure out what my age is now. he was the Boy Scout Master at St. .'s Church, 1927, 1928, 1929. And uary 22, 1928, I gave the Scout sign joined the Boy Scout troup at St. .s' Church. And in that troop was Louis Sandock; Al Hans, who later d Hans House; a young man by the of Joe Palo, his dad was the ceman on Chapin Street, a little -53- South Bend Redevelopment Commission Reschedule4 Regular Meeting - April 13, 1989 b. Continued... st ort, tough policeman, and he ruled Ct pin Street with his nightstick. If ycu came harm and said Mr. Palo had swatted you over the rear end for sc thing you did, if he caught you, any y that reported to his folks that Mr. o had gotten after him, his father id, "Let's retire to the woodshed." And things were a lot different then. I've been a member of St. Paul's Church er since then. I succeeded the last Studebaker on the Board of Trustees. Wcodson Studebaker Carlisle died in 1947 and there weren't any Studebakers left, so I got elected to the Board of T�ustees of St. Paul's Church and I've on the Board ever since. So that ri�igbborhood is very, very dear to me I've known about it many, many, many velar's. WE thank you for coming; we thank you for your participation; this is not just ar academic thing to us. Sandy and I e at the first meeting, I think, at S . Paul's Church a couple of years ago wben this thing got started and organized. And I refreshed the memory of everybody then. During the Nemeth administration, Mayor Pete Nemeth tried to do something out there and we coaldn't generate any interest. He had $5)0,000 that he could have spent out th and we couldn't generate any in . So we spent it on the East So, I want you to know that the Co 'ssion has this neighborhood at he and we'll refer it to the staff for investigation and study. They will re rt to us and we'll make a decision. Is there anything else? Ra nan Piasecki: I can only add that I am a native of the area and I was born ab)ut three blocks from the area we are talking about. So I'm very familiar wi the area. I can remember going -54- South Bend Redevelopment Commission Resdiedulec.Regular Meeting - April 13, 1989 6. NEW BUE4 INESS (Cont.) b. Continued... to the Washington State Bank with my ther, trying to get some money to salvage our house. And, so I am very familiar with the area. James Cronk: What is the timetable - you say you are going to refer this to tI e staff? Kolata responded that the staff W E probably report at the next tins. 7. There were no progress reports. 8. NEXT CCMMISSION MEETING• The n Regular Meeting of the Redevelopment coramisoion is scheduled for Friday, April 28, 1989 ati 10:00 a.m. U There ing no further business to cane before the Commission, the meeting was adjourned at 9:10 p.m. =611 JAMES CRONK . zAiv V of' � .�I �r NEXT CCMMSSION MEETING 77! V=� Zj��"I'- Ann E. Kolata, Director Comprehensive Neighborhood Preservation and Development Plan for the Near Westside Neighborhood SOUTH BEND, INDIANA Prepared by: Trkla, Pettigrew, Allen & Payne, Inc. COMPREHENSIVE NEIGHBORHOOD PRESERVATION AND DEVELOPMENT PLAN FOR THE NEAR WESTSIDE NEIGHBORHOOD SOUTH BEND, INDIANA April, 1989 Prepared by: Trkla, Pettigrew, Allen & Payne, Inc. TABLE OF CONTENTS INTRODUCTION Page I 1. CO DITIONS, TRENDS AND BACKGROUND 3 - Review of existing studies, plans and reports - Key Person Interviews Community Workshop - Field Reconnaissance Surveys and Analysis - Market Assessment - Adaptive Re -use Analysis - Existing Zoning 2. PLANNING GOALS AND OBJECTIVES 12 3. DEVELOPMENT PLAN 15 4. REVITALIZATION STRATEGY AND 23 IMPLEMENTATION PROGRAM LIST OF FIGURES AND ILLUSTRATIONS 1. Neighborhood Setting 2. Exiting Land -Use 3. Development Plan 4. Washington Street Development 5. Chapin Street Development 6. Industrial Area Development IM, Page 2 8 17 20 21 22 THE V )N FOR THE NEAR WESTSIDE NEIGHBORHOOD The Near "side Comprehensive Neighborhood Preservation and Development Plan (the Plan) e is a set of planning and development recommendations to guide the long -term revitalization of one of the oldest neighborhoods in South Bend. o Image and Identity. To establish a positive community image based on a high - quality environment and a convenient and attractive setting for living and work- ing for people of all races and socio- economic groups. o Housing. To provide decent, affordable housing in an attractive living environ- ment for all ages and income groups. o Safety and Security. To assure safety and tranquillity for all persons living, working and visiting in the area. o Jobs and Economic Development. To stimulate commercial and industrial redevelopment to provide jobs, and local goods and services, supportive of the residential character of the area. o Community Facilities and Services. To ensure the provision and delivery of high - quality services and facilities throughout the Near Westside including human, governmental, business and social services. WEST W SHINGTON /CHAPIN REVITALIZATION PROJECT RESOLUTION At the co elusion of the planning process, and as evidence of its commitment to an aggressive revitalization program for the neighborhood, the West Washington /Chapin Revitalization Project Board has passed the following resolution. of 1. 2. 3. 4. 5. -reas the WWCRP Board is committed to all areas of revitalization of the WWCRP ;hborhood and whereas the WWCRP Board is concerned about the health and welfare he neighborhood people, therefore be it resolved to: Insure that a plan is developed to make WWCRP project a drug free area (zone, etc.); Develop a comprehensive plan to insure the safety of all WWCRP area residents, businesses and visitors; Develop a plan for providing support services to programs for dysfunctional families; Increase the economic opportunity for people who live in the neighborhood as it relates to the redevelopment project by being involved in jobs that are created; Promote the establishment of clinics to provide medical services, drug and al- cohol abuse treatment, child and elderly care in the neighborhood; i 6 7 8 NEIGHS The revii 0 0 0 0 0 0 0 0 0 0 0 The revit, tions affe neighborh basis: 9 Seek the funding, through grants, loans and developers to build and /or refurbish existing dwellings for low and moderate income families; Promote the development of a plan to provide quality education opportunities through school and neighborhood -based programs; Seek revision in traffic flow restrictions to prohibit truck traffic (which runs on Walnut and Washington). on effort will seek to build upon the following neighborhood assets: The history and heritage of the area as a neighborhood of diverse economic, so- cial and ethnic groups. The affection and positive feelings that . existing and former residents have for the area. The numerous churches representing all denominations. The Natatorium which once served as the premier recreational facility in the City. The West Washington Historic District and the diversity of architecture. The availability of affordable housing. The closeness of downtown South Bend. The commitment to utilize and expand the Oliver House as a major museum facility. Recent and on -going investment in historic preservation and restoration, and in residential rehabilitation. The commitment of neighborhood residents and the strong "sense of community" that currently exist. The many existing and highly organized neighborhood groups including the West Washington /Chapin Revitalization Project, Inc., South Bend Heritage Foundation, block clubs, and social service. organizations. The availability of land for new housing construction, and new commercial and industrial development. ization program is designed to address the full range of economic and physical condi- ting the living and business environments, and the general quality of life within the ,od. It includes the following projects and actions to be undertaken on a continuing Elimination and prevention of crime as the highest priority project of the City and neighborhood. o Continuation and intensification of public relations efforts to promote a positive image and identity for the neighborhood. o Continuation and expansion of neighborhood clean -up and property maintenance efforts. o Maintenance of sound housing, marketing of vacant buildings, rehabilitation of deteriorating buildings, and marketing vacant sites for new housing. o Removal of seriously blighted buildings and redevelopment of sites for new hous- ing and neighborhood commercial uses. o Expansion and development of establishments providing opportunities for job training and employment. o Maintenance of existing neighborhood facilities and upgrading of streets, sidewalks and utilities serving the area. o A highly focused and immediate action program will be implemented in the Washington Street and Chapin Street target areas. These efforts will begin in the Washington Street area and will include acquisition of blighted properties, reloca- tion of businesses and residents, and demolition of buildings for redevelopment of assembled sites in accordance with the Plan. The objective is to have new housing and commercial space available for initial occupancy within 18 months following approval of project financing. o Completion of the Chapin Street revitalization project will follow Washington Street as a target area for priority action. The WWC P, SBHF, neighborhood residents and organizations and the City of South Bend will work toga her and with the private sector to insure that the Vision for the Near Westside Neighborh od becomes a reality. iii INTRODUCTION This repot presents the Comprehensive Neighborhood and Development Plan for the Near Westside 1,4eighborhood of South Bend, Indiana. It includes recommendations for land -use, cir- culation, public improvements, reuse and rehabilitation of existing buildings, and new develop- ment projects. It also includes an implementation strategy for carrying out plan and project recommendations. The plann ng project was initiated in the Spring of 1988 by the City of South Bend, through its Departme t of Economic Development, together with the West Washington/ Chapin Revitaliza- tion Proje t, Inc. (WWCRP), a not - for - profit planning and advisory group, and South Bend Heritage Foundation (SBHF), a not - for - profit neighborhood development organization. The Citv retai ed the consulting firm of Trkla, Pettigrew, Allen & Payne, Inc. to assist in this joint effort. he firm of Applied Real Estate Analysis (AREA) provided assistance in assessing market po entials. A study committee, comprised of representatives of WWCRP, the South Bend Heritage oundation, and City representatives, was formed to assist in the planning process. Background of the Study The Near Westside of South Bend is one of the City's oldest neighborhoods. The population of the neigh orhood is predominantly minority and lower income. Like many inner city neigh- borhoods, during the past several decades the Near Westside has experienced economic disin- vestment, racial change, physical decline, and a significant crime problem. However, it has several ass is upon which the revitalization effort can build. Adjacent to downtown, it contains a National Register Historic District, many active churches, strong neighborhood organizations, and a dee ly rooted sense of community as well as history. Near Westside residents are en- thusiastic #bout their ability to build upon their community's assets and reverse the symbols of decline. igure 1 depicts the location of the Near Westside in South Bend. The Planning Program The comprehensive planning program for the Near Westside entailed a three -phase process or- ganized around a series of working conferences or workshops with members of the planning task force. The first phase consisted of reviewing previously prepared reports and plans, con- ducting fi ld reconnaissance surveys, and interviewing "key persons" in the community to obtain their first-hand perceptions and views. Phase I began with an "issues workshop" during which members of the task force identified and ranked concerns for further consideration during the planning process. It concluded with a workshop that set forth goals and objectives for the comprehensive plan. The second phase entailed the preparation of alternate development scenarios, along with identification of programs, strategies and resources for plan implementa- tion. Phase II concluded with the task force's review of the alternatives and selection of a con- cept and s rategy. The third phase of the program consisted of preparation of the draft plan, refined th ough a working conference and public meeting, resulting in this final report. 31 Figure I NEIGHS Near W South Bend, V r I -80/90 . :.:. � .... ... .. 20 Western: •' .. :t�` :::;.:: . I� VI'ESTSIDE lima )D SETTING Neighborhood ' T & DEVELOPMENT PLAN St. Joseph River Ccy of South Bend - west Washington- Chapin PL-vitalizacion Project - South Bend Heritage Faudanon Trt & � men & • Applied Real Estate Analysis 33 _� CONDIrtIONS, TRENDS AND BACKGROUND To plan effectively for the revitalization of the Near Westside Neighborhood, it is important to understand its past and to evaluate trends underway. This section includes: o Review of studies, plans and reports o Kev Person Interviews o Community Issues Workshop o Field Reconnaissance and Analysis o Market Assessment o Ad ptive Re -use Analysis Review of existing Studies, Plans and Reports The consu tant reviewed numerous documents and materials provided by the City and South Bend He ri age Foundation (SBHF), and others obtained independently. These include, but are not limited to the following: o Community Development Block Grant Program reports and budgets 1982 -89; o Market Studies prepared by the Chesapeake Group, Inc. for the Lincolnway West and Western Avenue retail corridors; o "Model Cities Program, South Bend, Indiana 1968 -1974, Impact and Analysis," by Cynthia Miller Haines; o Citv of South Bend Summary Report - Indiana Historic Sites and Structures Inventory, 1982 as amended; o Downtown Development Plan - Phase I, Zuchelli- Hunter and Associates, et.al.; and o Deniographic reports from the U.S. Census Bureau and Urban Decision Systems, Inc. These resoirces provided useful background information and helped confirm assumptions about the Near Westside. Key Person Interviews Residents of the community, including those who are active in neighborhood organizations as well as th se who are not, business owners and former residents can provide valuable insight into the problems and opportunities that exist for the Near Westside community. As part of Phase I of the Comprehensive Development Strategy for the Near Westside of South Bend, the consultant interviewed a dozen "key people" to obtain their perceptions about existing condi- tions, concerns and issues. The individual interviews took place in May 1988, and the responses to a series of questions are summarized below. The responses represent the personal views and perceptions of a limited number of people, and should neither be interpreted as findings of fact, nor as the conclusions or recommendations of the consultant. 1. Whl do you believe Near Westside residents choose the area as a place to live? Is the his - torn district designation beneficial to the neighborhood, and if yes, would expansion of it hel the neighborhood? Res Dondents differentiated between long -term, lower income residents who either chose the area for its affordability or proximity to transportation lines, and those who have rehabilitated historic houses. Among the former, several respondents commented that people, especially senior citizens, feel "stuck" because they cannot obtain a reasonable price for their houses if they can sell them. With regard to the historic district designa- tion responses were mixed: some of those interviewed saw it as an overall benefit, but 3 ac nowledged that the benefits have not accrued to the low income residents, while sev ral others expressed concern that displacement/ gentrification could result. Most ex ressed no opinion about expansion of the district. 2. Whitt is the overall role and function of the Near Westside relative to the City as a whole? Most respondents noted that the Near Westside is the oldest South Bend neighborhood, and that it plays an important role in its history. Several indicated that the area repre- sents the center of the Black community of South Bend, and formerly, the Polish com- munity. Others suggested that the area is not important to the City, which has other priorities. 3. Whl t role could the Near Westside play? Re pondents were very optimistic about the future role of the area, suggesting that it could serve as a model of racial and economic integration, and as a model of urban revival. Several offered specific suggestions, such as: public institutions should be lo- cal d on Washington Street; the area should provide a mixture of housing, industry and neip,hborhood commercial land uses; and, that downtown could expand westward. 4. a R 5. Is How do you believe others perceive the Near Westside? Those interviewed unanimously believe that non - residents perceive the Near Westside negatively, primarily as a high crime, poor, Black area. To that list others added that the area is perceived as being a bad investment, that it is the "dumping ground" for the City's social ills, and that the news media help per- petuate the negative image. Do you think the South Bend area has enough people who would want to live in a neighborhood like the Near Westside if something positive happens? The second part of the question triggered a range of responses from mildly pes- simistic to mildly optimistic, but all agreed on the need to change the image of the area, and on the need for a commitment of resources. Several respondents indicated that middle and upper income people would not choose the area as long as land is generally available in South Bend, while others expressed concern about displacement of the poor. 'here a sense of pride among residents of the Near Westside? Th majority of those interviewed responded with an unqualified, "yes." However, sev ral thought that neighborhood pride is limited to a small number of long -time or es ecially dedicated residents. 6. Whl t are the Near Westside's primary assets and advantages? Th neighborhood's proximity to downtown was the asset most frequently cited, followed by the historic district or houses available for rehabilitation, the area's institutions, and its ense of community. 4 7. What are its problems or liabilities? The majority of those interviewed cited crime, or the perception of it, as the greatest liability facing the area. Other responses included: the city abandoned the neigh - bo hood years ago; lack of parks or recreation for youth; the City does not promote its ho ising rehabilitation programs here; redlining by financial institutions; inconsistent bu lding code enforcement by the City; unemployment and associated loitering. 8. a. What kind of businesses are needed in the neighborhood? b. Do you think there is a market for them? Respondents were fairly consistent with regard to the types of businesses they would like to have in the area: a quality grocery, drug store, dry cleaners, laundromat and hardware store were most frequently noted, followed by services such as a shoe repair and gasoline station. While most indicated a strong preference for neighborhood -based commercial development, several of those in- terviewed suggested that retail could serve as a draw to the area for non- residents. . With respect to the market, most gave a qualified "yes," with the qualification being: reduce crime. Several of those interviewed carefully differentiated be- tween what they thought the area needs and their perception that the market may not exist. 9. Do you see a potential for new housing in the area? If yes, what type? Almost all of the respondents saw potential for new housing for lower to moderate in- corne families on infill lots, along with rehabilitation. Although several suggested that higher income people would not choose the area, while others expressed concern about gentrification, there was one suggestion that a limited amount of upscale housing be colistructed near the historic district. Most indicated a preference for single- family or ro houses, with a mix of rental and for - purchase. One respondent, however, questioned th need for any new housing, given the number of boarded -up units in the area. 10. What role should the City play to revitalize the Near Westside? The majority of those interviewed responded that the City should play a strong leader- ship role and commit fiscal resources. However, how they perceive the City's commit- ment differed sharply: several respondents expressed their desired commitment from the City based on parity with other neighborhoods, while others commented that the City must make a strong commitment for comprehensive action. One respondent suggested th t the City provide the funding, but that the neighborhood determine the program. Fi ally, several commented that the City must enforce the law in the neighborhood to th same extent that it does in other parts of the City. 11. Otter Comments. Those interviewed received the opportunity to make additional comments, which in- cluded: concern that long -term residents are not abandoned; redlining remains a problem; confidence in the new coalition with the City; a desire to restore the Sandock Building and the Natatorium; despite numerous programs, the area's crime and other problems have gotten worse; displacement has not occurred in the area, but is perceived to e a problem. 5 Community Workshop The Sout Bend Project Initiation Workshop was conducted by the consultant team on May 5, 1988. Pa tic ipants included the project director, key personnel from the consultant team, staff working irectly on the assignment, and members of the Study Committee. The purp es of the workshop were to review the overall project objectives, refine the work program, esolve any questions regarding contract interpretations, and establish a firm basis for all partici ants to work together in completing the assignment. To identify first -hand impressions about the strengths and weaknesses of the Near Westside Neighbor food, a bus tour was given prior to the meeting. While touring, the consultants took field notes of participants' on -site observations and perceptions. In addition, a four -part ques- tionnaire was distributed to each individual at the meeting. In the qu stionnaire, each participant was asked to: 1) identify the five most important issues facing the Near Westside Neighborhood; the de- gree of consensus among group members was assessed; 2) identify the one issue he /she thought no one else would mention so that sensitive or otherwise overlooked issues could be elicited; 3) identify three major assets of the area for determining strengths to be built upon in the development program; and 4) rank the three most important issues facing the area from a master list compiled with participants' review and comment. The resul s of the questionnaires and the discussion from the workshop were tabulated. The general c tegories of issues identified are similar to those which emerged during the key person interview . These categories appear as prioritized by the workshop participants: 1. Crime 2. Residents' apathy and sense of pessimism/ hopelessness 3. No capital for projects 4. Lack of investment incentives 5. Poor perception of community by residents and non - residents 6. Ci y administrators' lack of commitment to the area 7. U iemployment in the area 8. Dr ug sales and use 9. DE terioration of the area's environment 10. Ned for clean -up and maintenance 11. R d- lining by loan agencies 12. H rmful effects of zoning ordinances on area 13. Small business failings and closings in the area 14. Falling property values 15. No resident support for education 16. Dismal marketability of area Field Reconnaissance Surveys and Analysis The cons sance sur ings with and zonii iltant team used base materials prepared by the City and conducted field reconnais- ievs to ascertain the land -use relationships and locations of vacant parcels and build - n the study area. Also, an urban design analysis and an analysis of land -use conflicts g conflicts were undertaken. The results of these analyses are recorded on a set of 6l presenta ion maps used in working sessions with the study committee. They depicted graphi- cally the area's physical strengths, which include a number of rehabilitated houses and offices and its xcellent street network, along with its weaknesses, which include the number of deteriorating structures, vacant structures and lots and incompatible land -uses, such as where industry abuts a block of single - family houses. (See Figure 2, Existing Laid -Use). A summary of recon iaissance survey and analysis findings is as follows: sidential Areas Residential areas extend from Scott and Taylor Streets on the east to Cherry and Birdsell S reets on the west and include the residential properties west of Birdsell and north of ashington Street. The area is predominantly single - family in character with two- ' mily residential uses distributed throughout the area. Multi - family residential build- ir gs exist in scattered locations. The residential area includes and is well served by several churches, the Hansel Community Center, and by other public and semi - public u es. Recreational facilities within the neighborhood are limited to two small tot lots. Tie Natatorium located on Washington Street was once the premier recreational facility for the City, but it has been closed for several years. R cent surveys indicate that the area contains a total of 656 residential buildings. Of these, 154 are basically sound and well maintained, 276 are deteriorating and in need of minor repair, 173 are deteriorating and in need of major repair, 35 are structurally sub- standard and rehabilitation may not be economically feasible, and 20 are vacant and boarded-up. Although a limited number of scattered vacant parcels exist within the His - to is District, a large number of vacant sites ranging in size from single lots to one - q arter and one -half block areas are distributed throughout the remainder of the area. Significant public and private investment will be required to improve building and en- vi onmental conditions in the area. 2. M�xed -Use Residential and Commercial Area The area located at the eastern end of the neighborhood between Scott and Williams Streets serves as a transition area between the intensely developed downtown area to the eat and the predominantly low- density residential conservation area to the west. This area currently contains a wide range or residential, commercial, public and institutional uses. Growth and development of downtown related uses may lead to replacement of to er intensity uses within this area in the future. Historic District guidelines should be pr pared to control the use and design of new development. 3. Colmmercial Areas Commercial areas on Washington Street and on Chapin Street should be strengthened as retail and service centers serving the day -to -day needs of neighborhood residents. These areas are currently characterized by wide- spread deterioration of buildings. Moreover, close to one -half of the buildings in each area are vacant. The total estimated floor area of commercial buildings (Washington Street - 107,000 square feet and Chapin Street - 58, 00 square feet) far exceeds existing and future demand for such space. Th Concept Plan calls for a new neighborhood commercial center to be located at the no theast corner of Washington and North Walnut Streets, restoring this corner as the commercial hub of the neighborhood. Existing buildings would be cleared from the site to eady it for redevelopment. U g both Washington and Chapin Streets, the concept plan calls for new consolidated ing areas to serve the adjacent businesses. 7 .., r ' tee•-: 'mss•' �r l�F+ { IC 'W� (Li , ¢ *z.a v. - _ , ms's , 1 r r • 1 t .I {r s . •., .. ,►.r�r: a' yNrrtiri„fO. •sa ' rarer.•►.::. -� ser..rin f >r�. �... �, Tom• • :frrr:� � �� • yl;Rj 'ti limp-: Sur ;'�Ni►! 16 • � it • "A� 4 Ina ustrial Th s district is reasonably weli defined by existing industrial development. The area in- clu es newer planned facilities such as the O'Brien Paint Company located north of Washington Street, and a new construction company at the west end of Washington Str et. It also includes older industrial buildings that range in age, height, size, type of co struction and condition. In general, the older facilities are characterized by building obsolescence and a non - competitive arrangement of site access, parking, service and en- vironmental improvements. Contemporary industrial development in the area south of Washington Street will require removal of many of the smaller free - standing buildings in po r condition and replatting of the assembled areas for development as a planned in- du trial park. Th Concept Plan for the industrial portion of the Near Westside suggests reassembled pa cell of 1-1/2 to 2 acres, along with rehabilitation of major industrial buildings. This area is located within an established Urban Enterprise Zone and Tax Abatement Impact Am a, and a full range of business development incentives is available to help the area compete with newer industrial parks. The Concept Plan suggests that the to- be- assembled parcels be developed as a modern industrial park served by an internal circulation system. A landscaped perimeter along West Washington and North Birdell Streets would buffer the area from the adjacent residential blocks. 5. Public The public areas identified as part of the plan include the existing Martin Luther King Jr. Recreational Center and the City fire station. No other major public recreational uses are proposed. However, the Plan suggests a major gateway feature at the corners of Western Avenue and Chapin Street. Market AsIsessment An impor for develc strategies, projected complete previousl} interview! 1. ant objective during Phase I of the assignment was to examine the market potential pment alternatives within the study area. It is essential that proposed development especially short - range, action - oriented projects, are workable given current and market conditions. To fulfill this objective, AREA prepared a market overview. The narket overview, attached as Appendix A to this document, is based on a review of prepared materials, field examination of the area and competitive market areas, and with real estate practitioners. Its key conclusions are as follows: Residential Market o The real estate category with the strongest potential is residential real es- tate. The study area is very attractive for low- and moderate - income families seeking to purchase a first home. The area is also attractive for low- and moderate - income renters. o Further investments in both renter- and owner- occupied housing rehabilitation would benefit the area by making it more attractive and preserving the housing stock. Given the incomes of area owner - occupants and renters, continued availability and possible expansion of public rehabilitation financing programs will be needed to encourage housing rehabilitation. 0 2 3 Adaptive o Within the study area's historic district, investment continues in substan- tial housing improvements. Encouragement of housing rehabilitation by young families seeking affordable older homes will further stabilize the Near Westside Neighborhood and strengthen the demand for resales of renovated homes. o The feasibility of building new rental or owner - occupied housing in the study area is limited. Given local construction costs, it is unlikely that new housing can be built with acceptable sales prices or rent levels unless major public subsidies are provided. New market -rate units with rents or purchase prices adequate to cover all development costs would not be marketable in the study area in the near future. Retail Market o Retail development potential in new or rehabilitated buildings within the study area exists primarily along major thoroughfares such as Lincolnway and Western Avenue. There is little support for additional retail estab- lishments in the study area's former commercial concentrations along Washington and Chapin Streets. o Given the negative image of these two former commercial concentrations and the competition for limited study area expenditures, other types of neighborhood improvements, such as housing improvements, will be re- quired before additional retail development will have adequate support. Other Commercial and Light Industrial Uses o Demand continues for office space in converted older homes even though interest in converting historic homes to offices has decreased somewhat due to changes in the federal tax laws. o A small quantity of light industrial space should be marketable in the western section of the study area in new and /or rehabilitated buildings. especially if the rental costs or purchase prices can be kept well below those in newer industrial areas. -Use Analysis The Washington Street area contains 34 commercial buildings, of which 16 are vacant; and the Chapin St eet area contains 10 commercial buildings, of which 5 are vacant. All of the vacant buildings ire in deteriorating condition. Successful neighborhood revitalization will require elimination of existing blighted conditions through rehabilitation or redevelopment. In additic revitalizat . rehabilitat activity. selected f, appear as 0 i to understanding the market forces that affect the potential for commercial in of the study area, it is also important to assess the economic feasibility of ng older commercial structures, or adaptive re -use of other structures for commercial The commercial building at the northwest corner of Washington and Walnut was r a representative rehabilitation cost analysis. The detailed findings of that analysis kppendix C to this report, while a summary is as follows: The sample building is the west storefront unit of a three - storefront building of two stories height. The second floor of the unit contains two apartments. In brief, the unit requires an investment of approximately $21,250 for basic exterior repairs, plus $17,330 for minimal interior renovation to the commercial space, for 10 CO Existing Existing tional di; most rest the types ment hot The A 1- borhood. a minimum total cost of $38,580. These are repairs necessary to put the exterior of the house and storefront space into basic code compliance. Repairs to the apartments would cost an additional $36,000 bringing the repair costs to $74,580. The consultant also prepared a set of rehabilitation options that would upgrade, as well as repair, the building. The options would cost an estimated $23.00 per square foot, in addition to the approximate $25.00 per square foot for the basic repairs. In addition, the consultant estimated costs for repairing the other two units of the building, which bring the estimated cost for rehabilitating the entire three -unit building to $219,340. As costly as this may seem, at current construc- tion costs, the cost for replacing the building would approach $432,000. Although a detailed review of current market units has not been made, the mini- mum costs required to support rehabilitation are believed to exceed rent levels for available space in the neighborhood. The general lack of demand for com- mercial space suggests that rehabilitation of vacant commercial buildings will not be economically feasible. ng >ning for the neighborhood includes a range of residential, commercial and institu- -icts. Residential zoning includes three districts, A, Al, and B. The A district is ctive and permits single - family and related neighborhood uses. Al districts expand if permitted uses to include two - family residences, and the B district permits apart - es, boarding and lodging houses, tourist homes, and professional type office uses. Residential district is most consistent with existing residential uses in the neigh- r� Commerci 1 zoning includes two districts. The Cl district permits retail and service uses that are more typically associated with neighborhood service and convenience. A much broader range of dommercial uses are permitted in the C district, including such auto - oriented uses as gasoline stations, auto accessory stores, and automobile sales rooms. The C- Commercial district is no long r appropriate for the Washington Street and Chapin Street commercial areas. Industrial zoning includes the D, light industrial district, and the E, heavy industrial district. Future de elopment within the industrial districts will most likely be of a type found within newer, lig t industrial areas. Issues tha should be addressed early in the implementation process include the need for changes in zoning district boundaries as may be required to conform with the Development Plan for the Near Wes ide Neighborhood and to discourage incompatible land -use relationships. G GOALS AND OBJECTIVES Achieving agreement on planning goals and objectives is an important part of the comprehen- sive planning process. Goals and objectives provide the mechanism for transfofming collective community values into operational statements for future decisions regarding land use, transpor- tation, community facilities and other component parts of the Plan. The goals and objectives presented here have been reviewed and endorsed by the task force. The public at large has also reviewed them, and had opportunity for input at several public meetings. The goals and objectives that follow have been revised or re- ordered to reflect the comments of the participants in the planning process. Definitionlof Goals and Objectives To be eff ctive, a comprehensive plan must respond to the unique needs, values and desires of the local Community. A statement of goals and objectives helps codify the community's aspira- tions by t ansforming collective values into operational statements which will be used to guide decisions and actions. Goals and jobjectives each have a distinct purpose in the planning process: o Goals describe the desired end state toward which the community is aiming. Goals are broad and long -range in scope. Goals represent an end to be sought, although they may never be fully achieved. Goal setting, however, represents an important first step toward implementation. o Ob ectives establish direction for reaching goals by suggesting the more specific kinds of act on needed to achieve them. They provide more precise and measurable guidelines for implementing the plan. Together, hey indicate the direction in which the community wants to go and what it wants to become in the future. The follov ing goals and objectives are organized into six categories: image and identity, hous- ing, comm nity services, community facilities, transportation and economic development. IMAGE AND IDENTITY GOAL: To I establish a positive community image based on a high- quality environment and a con- venient an attractive setting for living and working for people of all races and socio- economic groups. Objectives Crelate a positive image of the area through regular press releases to regional media. 2. Promote the historic role of the neighborhood through tours, publications, etc. 3. Est blish ongoing programs with lenders, real estate professionals and others to promote the positive aspects of area. 12 4. Assure safety and tranquillity for all persons living and working in the area. 5. E sure that the physical environment is well - planned in terms of land utilization, transportation, and community facilities. 6. Dal effectively with all aspects of blight and blighting conditions which negatively af- fect the area. 7. Build upon the economic, ethnic and racial diversity of the community. HOUSIN GOAL: To provide decent, affordable housing in an attractive living environment for all age and income groups. Objective 1. Pr vide a balanced housing supply that meets the range of income, family size, and ownership- tenant requirements of the neighborhood. 2. Achieve an economic mix of housing which stimulates investment and demand while meeting the needs of low- and moderate - income families. 3. Bing about the rehabilitation of the largest practical number of existing deteriorating housing units. 4. St mulate the development of new housing on vacant lands and replace badly deteriorated units where necessary. 5. Provide the widest range of assistance, particularly to low- and moderate - income families, to achieve the housing goals of the community. 6. Encourage, to the extent possible, homeownership in the area. 7. Eliminate irresponsible absentee ownership in the community. SAFETY AND SECURITY GOAL: To assure safety and tranquillity for all persons living and working in the area. Objective 1 2 3 4 t� Establish a working relationship between police and community to formulate and imple- ment a safety and security program. Eliminate locations within the neighborhood which encourage nuisance and /or criminal behavior. W rk with police to establish a special enforcement program on commercial blocks. G ve special attention to, and develop special programs for, meeting the needs of the young people of the neighborhood. 13 JOBS AND ECONOMIC DEVELOPMENT GOAL: To effect community and industrial redevelopment to provide jobs and local goods and services, compatible with the residential character of the area. Objectives 1. Pr mote the retention and expansion of viable existing firms and institutions located in the development area which enhance the neighborhood. 2. Encourage the location of new employers in the neighborhood. 3. En ourage the establishment of new businesses and institutions in the community. 4. Stimulate the increased employment of neighborhood residents in local businesses and ins itutions. 5. Prc vide the necessary job training programs to residents- which qualify them for upgrad- ing or new job openings, particularly for the structurally unemployed. 6. Encourage residents to patronize local businesses and institutions. 7. Provide for the development of neighborhood commercial and commercial service bu inesses to serve the area. 8. Pr vide a sound physical relationship between residential and non - residential uses in the COMMUNITY FACILITIES AND SERVICES GOAL: Tc ensure the provision and delivery of high- quality services and facilities throughout the Near lVest ide area. 1. Ensure that the neighborhood is adequately served with parks, playgrounds and public safety facilities. 2. En ourage local pride in existing and proposed community facilities to ensure their long-term maintenance and quality. 3. En ourage the upgrading and replacement of deteriorated and /or deteriorating public im rovements and facilities. 4. Ensure that the neighborhood is served by good and well maintained streets, alleys, sidewalks, curbs, gutters, parkways and street lighting. 5. EnIsure that public safety services are provided equitably to the Near Westside. 14 DE PMENT PLAN This chapt r describes the basic development plan that has been prepared to serve as a guide for the mainte ance and revitalization of the Near Westside area. It includes recommendations for specific improvements to key blocks on West Washington and Chapin Streets that establish a framework for ongoing activities and longer -term projects. A range o features and conditions establish an overall framework within which development planning for the future must occur. These include certain fixed areas where the pattern of ex- isting uses and the general condition of buildings is well established and will continue to exert a major influence over their surroundings in the future. They also include important opportunity areas, incl ding vacant and underutilized land, which may have significant potential for new growth an development. Together, I fixed areas and opportunity areas provide a framework for development planning within the Near Westside Neighborhood. They determine what kind of new growth and developmeiit will be possible, where it can be located, and how it should be interrelated. They define and limit the range of choices and possibilities which can be addressed as a part of con- cept planning. The Development Plan presents the mix of new construction and rehabilitation projects selected by the WW RP Task Force. It includes specific recommendations for the Washington Street and Chapin Street subareas, and provides a set of future tasks for revitalization of the neighborhood's industrial sector. Principles and Standards The following principles and standards should be used to guide improvement and development with the N ar Westside neighborhood: o Exi ting housing rehabilitation efforts should be continued and intensified to upgrade exi ting building conditions to reasonable standards and to improve living conditions for people now living in the area. o Va ant lands should be assembled for new development consistent with land -use plan rec mmendations. o Rehabilitation and /or land assembly efforts in the neighborhood should be supported with public improvements, as required. o ThE area should be improved aesthetically through landscaping, sodding and /or seeding of barren areas, and periodic neighborhood clean -ups to remove trash and debris. o In- ill construction and rehabilitation should contribute to retaining and strengthening the architectural character of existing buildings. o Commercial developments should be sensitive to the adjacent and surrounding residential uses in terms of scale, mass and intensity of use. Special standards should be prepared for setbacks, lighting, parking, landscaping and signage to ensure quality design ap- pro riate to the setting, and to help create a image and identity for the area. 15 o dequate off - street parking and loading facilities should be provided for all new com- er cial l and multi - family residential developments. Development Concept The development concept for the Near Westside neighborhood closely follows the existing development pattern within the neighborhood, and is generally consistent with the City's ap- proved Development Plan for the area. The plan contains five land -use categories: (1) residen- tial housing conservation, (2) mixed -use residential and commercial, (3) commercial, (4) in- dustrial, and (5) public. The development concept plan is illustrated as Figure 3. sidential- Housing Conservation Areas This district is intended to serve as the protected living environment. The area is predominantly single - family in character with two - family residential uses distributed throughout the area. Multi- family residential buildings exist in scattered locations. The residential area includes and is well served .by several churches, the Hansel Community Center, and by other public and semi - public uses. Recreational facilities within the n ighborhood are limited to two small tot lots. The Natatorium located on Washington S reet was once the premier recreational facility for the City, but it has been closed for s veral vears. Recent surveys indicate that the area contains a total of 656 residential buildings. Of these, 154 are basically sound and well maintained, 276 are deteriorating and in need of minor repair, 173 are deteriorating and in need of major repair, 35 are structurally sub- standard and rehabilitation may not be economically feasible, and. 20 are vacant and boarded-up. Although a limited number of scattered vacant parcels exist within the His - ,.� t ric District, a large number of vacant sites ranging in size from single lots to one- q arter and one -half block areas are distributed throughout the remainder of the area. The Concept Plan proposes new houses and apartment buildings on Chapin and Washington blocks to help strengthen the existing residences, and to re- establish the population density and neighborhood vitality lost in recent years. It also calls for an on- going program to rehabilitate essentially sound buildings. 2. Oixed -Use Residential and Commercial Development Trie area located at the eastern end of the neighborhood between Scott and Williams Streets should continue to serve as a transition area between the intensely developed downtown area to the east, and the predominantly low- density residential- housing con- servation area to the west. The area currently contains a wide range of residential, com- mercial, public and institutional uses. Growth and development of downtown related u es may lead to replacement of lower intensity uses within this area in the future. New d velopment should be sensitive to and guided by Historic District guidelines. 3. C�mmercial Areas c 51 P )mmercial areas on Washington Street and on Chapin Street should be strengthened as tail and service centers serving the day -to -day needs of neighborhood residents. These eas are currently characterized by wide- spread deterioration of buildings. Moreover, )se to one -half of the buildings in each area are vacant. The total estimated floor area commercial buildings (Washington Street - 107,000 square feet and Chapin Street - ,000 square feet) far exceeds existing and future demand for such space. Figure 3 Develop rl"\ 10 � nt Plan 17 The Concept Plan calls for a new neighborhood commercial center to be located at the northeast corner of Washington and North Walnut Streets, restoring this corner as the co mercial hub of the neighborhood. Existing buildings would be cleared from the site to ready it for redevelopment. Along both Washington and Chapin Streets, the concept plan calls for new consolidated pa king areas to serve the adjacent businesses. 4. lnq ustrial This district is reasonably well defined by existing industrial development. The area in- cludes newer planned facilities such as the O'Brien Paint Company located north of Washington Street, and a new construction company at the west end of Washington Street. It also includes older industrial buildings that range in age, height, size, type of construction and condition. In general, the older facilities are characterized by building obsolescence and a non - competitive arrangement of site access, parking, service and en- vironmental improvements. Contemporary industrial development in the area south of Washington Street will require removal of many of the smaller free - standing buildings in p or condition and replatting of the assembled areas for development as a planned in- dustrial park. The Concept Plan for the industrial portion of the Near Westside suggests reassembled parcels of 1 -1/2 to 2 acres, along with rehabilitation of major industrial buildings. This area is located within an established Urban Enterprise Zone and Tax Abatement Impact Area, and a full range of business development incentives is available to help the area compete with newer industrial parks. The Concept Plan suggests that the to- be- assembled parcels be developed as a modern in ustrial park served by an internal circulation system. A landscaped perimeter along W st Washington and North Birdell Streets would buffer the area from the adjacent re idential blocks. 5. Public The public areas identified as part of the plan include the existing Martin Luther King Jr Recreational Center and the City fire station. No other major public recreational uses are proposed. However, the Plan suggests a major gateway feature at the corners of W stern Avenue and Chapin Street. Target A4ea Development Plans Highly focused and concentrated action is recommended for the Washington Street and Chapin Street tar et areas. The Washington Street area occupies a strategic and highly visible location within th neighborhood, and is characterized by the most serious problems of blight, obsoles- cence anc dilapidation. Successfu reputatioi numerous by the S South Be ported an I redevelopment of this area will have a major and beneficial impact on the image and i of the neighborhood as a whole. The Chapin Street area is also characterized by vacant and deteriorating buildings. Efforts to revitalize this area have been initiated >uth Bend Heritage Foundation, the St. Joseph Health Care Group, and the City of .id through its Department of Economic Development. These efforts should be sup - d expanded as part of the early action program for the neighborhood. 18 Washington Street Development Plan The Washington Street Development Project Area encompasses the north and south Washington Street block faces, extending back to their respective alleyways, between Chestnut Street on the west and North Elm Street on the east. The area presently includes numerous vacant and under utilized commercial structures near the intersection of Washington and Walnut. It also includes residential structures at each end, some of which have historical significance. The objective of this plan it to expand housing and condense the commercial area along this street. The development concept for the area, which is illustrated in Figure 4, calls for the develop- ment of approximately 20,000 square feet of neighborhood commercial space at the intersection of Walnut and Washington together with off - street parking. The remainder of the area would be developed with one and two family residential development. The market overview analysis indicates hat growth in the residential population of the neighborhood is necessary before market support for commercial use may exist. Implementation alternatives to be considered in- clude reserving land or buildings for future commercial use, or expanding the area of new residential development to encompass the commercial site. Under the concept, the northeast corner of the Washington /Walnut intersection would be developed as a neighborhood commercial center. The center would include a 10,000 square foot anchor tenant such as a food store or drug store. The center would also include another 10,000 square feet devoted to neighborhood retail and service uses such as doctor's offices, community agencies, akery, cleaners, ice cream shops, etc. Parking for almost sixty cars would be accom- modated dn the site. The rema nder of the redevelopment program would focus on the rehabilitation of existing commerci 1 and residential structures and the development of new residential units. Ap- proximate y 50 to 70 residential units would be constructed throughout the seven block faces. They wou d be either one or two - family units; they would occupy traditional 40 x 150 foot lots, or be con tructed as attached units; and they would re- establish a neighborhood character and streetscape for the area through the introduction of elements found in traditional neighborhoods including elevated porches, fences, gates, windows and a distinction between public and private space. Property acquisition for purposes of rehabilitation and incorporation as part of new development is proposed for property located at the northwest and southwest corners of Washington and Wal- nut Streets, on the north side of Washington Street at the eastern end of the block between Spruce anJ Elm Streets, and on the south side of Washington Street encompassing land used for industrial purposes. If it is not feasible to rehabilitate existing buildings on these sites, or to in- corporate them with new development, the buildings should be demolished and the sites redevelop d for residential uses. Under thi3 program entire blockfronts would be redeveloped, particularly the two blocks on the south side of Washington Street between Chestnut and Maple. The remaining eastern end of the block between Walnut and Elm Street on which the commercial center would be developed, could also be the site of new residential development. In additio sidewalk, leyway re . i to the plaza /park, other public improvements would be made in the area including curb and roadway reconstruction, parkway landscaping, pedestrian lighting and al- urfacing. 19 1"� IN'I3 H.LHON 3�fiHdS s A W v OFD c N N V N V � O zx ,Lf1N'IVM HIHOK H3gvaaafi.LS H.LHON ,masaHIa H.LHON L- 3'Idviv H.LflOs ,LfiNiViki IMIOS .Lf NISaHD a e on c w z z a 0.i w w o w � a 0�6 s cn Z Z A 13 s z 4) 0 w3 Za E•• w w JEFFERSON z a U THOMAS Lai dscape and Landbank for Future Development N d u Ne parking N Food Mart Re abbed Co mercial Str p Figure 5 CHAPIN Near W South Iq R WESTERN Landscaped Gateway Areas :EET DEVELOPMENT PLAN !e Neighborhood ON & DEVELOPNIEN,"T PL Ali Indiana New Residential Development Landscape and Landbank for Future Development. Relocated Food Bank City nd • Wg Washington- Chapin RLMralzabon Proct - South Bend Herirag Fundatin TrWa =1-11 ten & Payne • AFcned Real Estate Analysis Rehab 2 -Story Structure and Reuse as Commercial Landscape and Landbank for Future Development Chapin Street Development Plan The Chapin Street Development Project Area is a three -block corridor which connects Washington Street to Western Avenue. The corridor currently includes a number of one- and two- story, largely vacant commercial storefronts, plus a sprinkling of residential buildings, most of which are multi - family. The objective of this plan is to create a secondary neighborhood commerci 1 area (Washington and Walnut being the primary neighborhood commercial area) focused oA the intersection of Chapin and Napier. Initially, the development concept for the corridor, which is illustrated in Figure 5, calls for the rehabilitation of 11 structures. An off - street parking program would also be undertaken. The remaining structures would either be renovated or redeveloped as residential or commercial projects when market conditions warrant. Under the Chapin corridor concept, the largest concentration of commercial space would be on the west side of Chapin between Western and Napier. The South Bend Heritage Foundation is already involved in a joint venture redevelopment of this block. When completed, ap- proximate y 8,000 square feet of commercial space will be available. Parking for 61 cars could be provided behind the development. K &F Food Mart should be rehabilitated, and the vacant lot immediately north of the food store could accommodate 17 off - street parking spaces. The Food Bank of Michiana would be relocated to the building on the south end of the block and the current building and the deteriorated single - family structure should be removed. The Soul Food restaurant and grocery store on the east side of Chapin Street should be rehabilitated. The two- amily residential structure should be acquired and rehabilitated for a commercial use compatibI with the area. Finally, six new residential structures would be constructed on the block bet een Jefferson and Wayne. The existing gas station would be removed. The program for the remainder of the three -block corridor should focus on (a) removing blight- ing influences such as junkyards, abandoned cars, etc; (b) rehabilitating the remaining buildings including the vacant tavern at the corner of Thomas and Chapin; (c) cleaning up and landscap- ing all vacant parcels as an initial effort to improve the appearance of the corridor while creat- ing land f r future development. This strategy would include the vacant block south of the gas station and the vacant parcel south of the tavern on Thomas; and (d) other public improve- ments, including sidewalk repair, alley resurfacing, parkway trees, pedestrian street lighting be- tween Thomas and Western and a landscaped gateway feature on both northern corners of West- ern and C apin. Industrial lArea Development Plan New development as part of the Washington Street project will provide job opportunities during construction. However, the major source of employment is the underutilized industrial area lo- cated south of Washington Street. Preliminary estimates indicate that development of an in- dustrial park in this area could accommodate approximately 130,000 square feet of new in- dustrial s ace. If this area could be successfully marketed over a ten year year period utilizing both Ente prise Zone and Tax Increment Financing incentives, an average of 13,000 square feet of new spice per year may provide job opportunities for 8 to 12 persons, depending on the type of industr al use. (See Figure 6, Industrial Area Development Plan). 22 r '1 y_ V U L V1 u o is CS O L L y �U y d u cs u a � O L a 3 r� L�jj Q C.J "MA FS C_7 G 1. d Ly 3 6� d G C u rq L b � C ra C� I y U R a p, N x � G N _ O Ri N y d U L u 0 u x L L a •y 'C� r .O a d� G y � 3 of a �o a eel Z Q z a a W Z W O w 0 � w Q ,aJ ct Wzz� Quo soA .-Li � . �4 REVITALIZATION STRATEGY AND IMPLEMENTATION PROGRAM The Near Westside Concept Plan establishes a basic framework for the future growth and revitalizati n of the area. Key to the success of this revitalization effort, however, is the basic strategy o "game plan" for using limited resources to achieve the highest level of impact. It is unrealistic to assume that the revitalization of the Near Westside area can take place over- night. Thus, it is essential that the timing and sequence of project activities and the use of resources be orchestrated in a manner that will achieve the Near Westside area's revitalization objectives. A major goal of the revitalization strategy is to create an environment for reinvestment in the study area with rehabilitation, renovation and new construction. These are the investments that create pos ti.ve and lasting values. This can be achieved if the strategy builds upon the existing assets or s rengths of the area, including its proximity to downtown, the historic district, its in- stitutions and organizations, its strong sense of history and community, and its good transporta- tion linka es. The strategy must also focus on removing obstacles to reinvestment. This means overcoming negative i fluences, such as blight, obsolescence and dilapidation, Finally, the limited resources must be used to obtain the greatest return. Leveraging public and /or private investments to achieve a multiplier" effect should be pursued wherever possible. The revitalization strategy should have the support of all who will contribute to, benefit from, or have a stake in the successful revitalization of this neighborhood. It must be an agreed -upon strategy that brings the public and private sectors together into a partnership venture. This provides the basis for a coordinated management of complementary public and private actions to revitalize 1he Near Westside area. The recommended strategy is comprised of a number of interdependent and complementary components. Principal among these are the strategies for new neighborhood -scale residential and commercial development, continued housing rehabilitation, and the stimulation of new, in- fill one- and two- family dwellings. These and other supporting elements are described later in this chapt r. The strategy also includes a number of long -term, ongoing projects and activities that require the comm'tment and cooperation of neighborhood residents, the City of South Bend, city -wide and neigh orhood -based organizations, as well as the private sector. Specifically, the roles of each of th major actors should be as follows: f� pl W prc Cit `RP. The membership of the WWCRP should play an important role in planning for revitalization of their neighborhood. There are numerous activities the group could i and implement. These include but are not limited to: expanding participation in the CRP as an open forum for residents to air their concerns and bring forth new ideas, lementing neighborhood clean -up and beautification projects, assisting in encourag- neighborhood -based economic development, expanding the neighborhood watch ;ram, and serving as a conduit for communication between the neighborhood and the 24 o S HF. With its considerable experience in the neighborhood and other parts of the Ci y, SBHF should lend its expertise to projects requiring land assembly, rehabilitation, an new construction, and play an important role in future planning and development. o The City of South Bend. The City's role is vital on a continuing and active basis, as only the City can approve and coordinate public improvements in conjunction with other projects, and because the City is the source of various public funds that can be chan- neled to the neighborhood. It is crucial that the City make a multi -year funding com- mi ment to the long -term improvement of the Near Westside. o Omer OrganiZation.s. Other organizations that serve the greater South Bend area may be able to lend support and expertise to Near Westside programs. Some, such as New Hope Housing, are identified elsewhere in this document. The City should work with WWCRP to identify public, private, and non - profit organizations that could potentially play a role in the Near Westside Area. Revitalization Program Scope The recommended revitalization program is comprehensive in that it addresses the full range of economic and physical conditions affecting the living and business environments, and the general quality of life within the neighborhood. The program is balanced between targeted area redevelopment and revitalization, and area -wide improvement. It is based upon a commitment of all part cipants to a long -term improvement program designed to produce positive and lasting gains on a year -to -year basis. The recommended program responds to existing conditions and needs of the neighborhood, planning goals and objectives endorsed by the neighborhood plan- ning task force, and the overall development concept. The scope of the revitalization program includes recommended zoning proposals, the continua- tion and xpansion of ongoing programs, and early action redevelopment proposals for the Washingto Street and Chapin Street areas. Zoning WWCRP arid the City of South Bend should cooperate in the preparation and adoption of zoning district m p changes required to conform with and support the recommended Development Plan for the Near Westside Neighborhood. The following zoning district map changes are prepared to ensure compatible and mutually supportive land -use relationships within each district and be- tween all districts. Residentia Housing Conservation Areas. The predominant land -use in this area should be single -and two - family residential. The Al- Residential district is recommended for these areas. If new multi - family residential is desirable, the area east of Chapin Street should be considered as a B Residential district. Mixed-Use Residential and Commercial Development. This area is characterized by a wide range of residential, commercial, public and institutional uses and is influenced by the Central Business District to the east. In general, zoning changes within this area should be scheduled to coincide with specific development proposals consistent with the transitional character of the area. However, the opportunities of current industrial zoning should be re- evaluated. Commerci mitted in conforma Areas. The Washington Street and Chapin Street areas are currently zoned C- These areas are no longer appropriate for the broad range of commercial uses per - is type of district. The C -1 Commercial district is recommended for these areas in , with the area limits suggested in the Development Plan. 25 Industrial Areas. With the exception of existing industrial uses located south of Washington Street an currently used for heavy industrial purposes, the D- Light Industrial district is recomme ded. Ongoing Programs The recommended revitalization program includes projects and actions that are neighborhood - wide in scope and benefit, and should be undertaken as the continuation or expansion of ongo- ing programs already established by the City of South Bend and available to the Near Westside Neighbor ood. These efforts are designed to stabilize existing conditions, and property values, to provid a safe environment for existing residents, and to provide the locationai advantages and the a fordability and historic qualities of the neighborhood. Image anc Identity O aarKeung anu ruuuc ncmauvnu, E isting marketing and public relations efforts should be continued and intensified. The purpose of this program is to promote a positive image and identity for the Near Westside, and should address primarily the greater South Bend community. The. program sh uld comprise several facets, including: a) development of a promotional brochure describing housing opportunities; b) distribution of it to relocation centers, Realtors, Chambers of Commerce and other groups that promote investment in South Bend; c) regular communication with other promotional groups; and d) press releases and follow- u for special events and activities in the Near Westside. o A6ti- Redlinin This program should encompass two primary activities. The first would consist of spe- cial outreach efforts to lending institutions and possibly insurance companies to apprise them of positive changes in the Near Westside, share promotional materials, and so forth. T e second would require an ongoing monitoring of loans made within the area, in ac- cordance with the provisions of the Community Reinvestment Act. Members of W VCRP could be trained in evaluation techniques. 0 i- 4Tmnoornoou l.lcan- A neighborhood clean -up and property maintenance program has been initiated through the community organization and participation process, and should be continued on a regular basis. Cleari -up efforts should be matched by assistance from the City of South Bend, local institutions and businesses, and private benefactors to remove trash and debris from vacant lots, get barren areas sodded and /or seeded, cut weeds, remove junk ca s, repair and paint damaged fences, encourage landscaping, etc. The clean -up and m intenance program should be established as an ongoing activity designed to improve th image and appearance of the area, and to promote community pride and participa- 26 Housing R 0 Continued high level of maintenance of basically sound buildings is required to stabilize re idential property values and to prevent the creation or spread of deterioration. The Ci y should develop a targeted code enforcement program to address problem properties an J owners. Housing abandonment and demolition has resulted in the loss of a substantial number of re idential buildings in the past. The extent to which this trend can be stopped and reversed will affect the potential for revitalization of the neighborhood and the amount of time required to return the area to a long -term sound condition. Every effort should be made to protect existing vacant buildings from further deterioration, and to market th se properties for rehabilitation and re -use. Vacant buildings that are seriously de eriorated and represent a threat to health and safety should be demolished. o R4habilitate Deteriorating Buil E I Ex isting housing rehabilitation efforts should be continued and intensified to upgrade existing buildings to a long -term sound condition and to improve the living conditions residing in the area. As previously noted, recent surveys indicate that approximately 450 residential buildings are in need of minor or major rehabilitation. Many of the buildings are owned and occupied by low- and moderate - income households with linaited ability to finance needed home improvements. The low value . of buildings, to ether with the high cost of rehabilitation presents financial feasibility questions in many cases. New housing on vacated parcels is needed to augment the supply of housing available to low- and moderate - income families, to restore the continuity of residential frontages, and to strengthen the appearance and quality of the area as a complete neighborhood. It is essential, however, that the design of new residential units be of reasonably good quality and be complementary to the neighborhood. Development of affordable housing w 11 require creative financing arrangements. ny small, vacant parcels located between older houses may not be large enough for v infill housing. These sites tend to be overgrown with weeds and littered with trash debris. Lack of maintenance of these sites contributes to the poor image and ap- rance of the neighborhood. A marketing program designed to encourage and ilitate purchase of these sites by adjacent property owners for clean -up and use as vate yard areas should eliminate the problems of poor maintenance. Safety aid Security 0 of imination and prevention of crime as the highest priority project of the City and ighborhood will require consistent and continuous efforts by law enforcement officials. 27 M Neighborhood Watch is one of the most effective and least costly responses to crime. �.� T e success of block watches is based on the assumption that people in an area are more inimediately aware of suspicious activity than the police. A block watch involves neigh- borhood phone trees, meetings, and education. Neighbors report any suspicious activity in the area by calling local emergency numbers. In addition, they call two neighbors on a specified phone tree who also call authorities. The criminal activity is reported by More than one resident to ensure prompt police action and provide "safety in numbers ". An important component of any block watch is the distinctive "neighborhood watch" sign that is prominently displayed in the neighborhood to alert criminals or troublemakers that the neighborhood sticks together and reports crimes. Men, block watch meetings involve speakers who offer safety tips on protecting homes, a tos, businesses, and personal belongings. Block Watch participants may coordinate public improvement projects to pick up litter, or plant flowers and shrubs, etc. Many Watch groups have not only seen crime reduced, but have discovered that caring about and sharing in the community's well- being - -its image, its streets and parks, its local se vices, and recreation opportunities - -offer far - reaching rewards. o The Indivi The individual strategies approach seeks to prevent people and property from becoming vi tims of specific crimes and to reduce opportunities for crime to occur. Its focus is vi timization prevention. What the average citizen fears most are threats to. self , and family and violations of property. Some examples of programs include: o For People -Child Protection Education - Elderly Escort Services - Latchkey Programs -Safe Houses - Self - Protection Classes o For Property - Operation ID - Community Clean -up -Arson Prevention - Anti - Vandalism Campaigns O ten, victim assistance programs are coordinated with other programming efforts. T ese programs are typically made available through the local police department. Jobs and JE'conomic Development Ef P1 W re In at )grams designed to encourage and facilitate economic development within the Near :stride Neighborhood have been established by the City of South Bend, or are cur fitly available through programs funded and administered at the state or federal level. ;entives available include a wide -range of job and business training programs, tax itement programs, and loan programs for new construction and infrastructure. These )grams are of potential benefit to the neighborhood and City as a whole, and should promoted aggressively on an ongoing basis. 28 Community) Facilities and Improvements 10 Co tinued high level of maintenance of existing parks, streets, sidewalks, the Hansel Center, and other neighborhood facilities is required to stabilize property values and to prevent the creation or spread of blighting conditions. o Street Resurfacing Sidewalk Replacement and Curb and Gutter Replacement Im rovements within public rights -of -way are in basically good condition in major sec - tio s of the neighborhood. However, upgrading of street surfaces, curbs and gutters, and sidewalks is needed where deteriorating conditions still exist. Implementation of a pu lic improvements program will upgrade environmental conditions and support build- ing and property maintenance. Action P Financial resources currently available to the City of South Bend are: not sufficient to permit scheduling of all improvement projects and activities required to address existing neighborhood needs and to achieve long -range revitalization objectives. Therefore, the implementation program must be staged to include early action on high priority projects for which funding can be secured while continuing to pursue commitments for future projects. Recommei f� early action projects and activities include the following: Acquisition of blighted property on Washington Street,• relocation of businesses and residents, and demolition of buildings for redevelopment of assembled sites in accordance with the Development Plan. Funding for this project is expected to be approved as part of a Section 108 Loan request which is still pending with the Department of Housing and Urban Development (HUD). The recommended time table for implementing the Washington Street Redevelop- ment project will begin immediately upon notification of HUD approval of the City's Section 108 loan application. Property acquisition appraisals, negotiation with property owners, closing on property acquisition, relocation of existing businesses and households, and demolition of buildings and site preparation will require 9 to 12 months to complete. This time frame could be extended if acquisition cannot be concluded without full use of the City's eminent domain powers. Efforts by the City, WWCRP and SBHF to finalize feasibility studies and to prepare design plans for new housing should be concluded during the same 9 to 12 month period as land assembly and site preparation. Con- veyance of acquired property for the start of construction on new housing should be scheduled no later than the completion of site preparation. Construction of the new housing (depending on phasing) should require 9 to 12 months. The objective of the recommended time table is to have new housing available for initial occupancy within 18 months following approval of the Section 108 Loan Application. 29 J 0 Successfu cial impa values th, The existi tion of 4C feet of c $800,000. annual in( be used tc of the cos area rang may be aN Projects which may be funded as part of the City's Community Development Block Grant (CDBG) program. These include all of the programs currently ad- ministered by the City, including residential rehabilitation site improvements, etc. Because CDBG funds are subject to annual appropriation, decisions on projects to be implemented are made on a one - year -at -a -time basis. WWCRP should work with the City to insure that progress continues to be made each year toward rehabilitation of buildings and the elimination of vacant, seriously deteriorated buildings. To the extent that the City's general purpose revenues and staff resources will permit, an expanded program of crime prevention should be implemented. To be successful, the crime prevention program must be developed on a cooperative basis with the active involvement and support of the City's Police Department, all citizen -based organizations, and residents of the neighborhood. completion of the Washington Street redevelopment project will have a major benefi- t on the neighborhood. New housing should result in a major increase in real estate should, in turn, begin to provide the City with incremental real estate tax revenue. g assessed value of property within the Washington Street area is $99,520. Construc- residential units and the construction or rehabilitation of approximately 20,000 square mmercial building space will result in an increase in assessed value estimated at At the current tax rate for the area, the increase in assessed value would result in an 'ease in property tax revenue estimated at $108,000. The incremental tax revenue can finance additional improvement projects in the neighborhood. Preliminary estimates of property acquisition, demolition and site improvements for the Washington Street from $385,000 to $675,000. Funds to be available as part of the Section 108 loan Lilable for use in initiating the Chapin Street project. Completion of the Chapin Street revitalization project should follow Washington Street as a tar - get area for priority action. Although funding for Chapin Street may be provided as part of tax increment financing, consideration should be given to the feasibility of financing improvement projects from future bond issue proceeds. Development Plan Project Financing Implemen ation of neighborhood development projects will require a concentrated, cooperative effort by the public and private sectors of the community. It will require a programmed infu- sion of public and private capital. Either sector working alone cannot bring about the overall revitalizat on called for in the plan. Public and private interests must perform their separate roles in a cooperative and mutually supportive way. Economic Development Many elements of the development plan, including residential and commercial development, must be c rried out by private investors. While the timing and sequence of these projects will be determined largely by the financial position of individual private investors, and by the local and national economy, South Bend can undertake certain actions to stimulate and direct invest- ment. Public funds could finance those projects which the private sector does not or cannot address by itself. Public projects could be undertaken that would improve the overall downtown environ- ment and indirectly promote new private investment. In certain cases, public land could be of- fered at attractive prices to encourage desired types of new activity. 30 At present, there are a number of public programs available to communities in the State of In- diana that address economic development. Funding sources include the federal and state governments, and the programs may be administered at the federal, state or local level, depend- ing on the specific program. There are four major categories of economic development programs: 1) financial incentives, which help businesses lower their operating costs; 2) technical assistance directed toward businesses and local governments 3) tax incentives, also intended to lower the costs of doing business; and 4) promotion /coordination activities. Within t category of financial assistance, there are very few programs available to local governme is that can be used for land acquisition or public improvements in conjunction with economic development, i.e., job creation. Although these programs can contribute to a community development strategy, they are limited by their specific scope, by the amount of funds available to a community during a specific time period, and by the timing of their availability (annual application submission, etc.). With the current nienu of development assistance programs, very few offer local governments the flexibility to address their unique community development problems with regard to dollars and activities. To the extent that programs and resources are available, the City, WWCRP, and the SBHF should cooperate in establishing and marketing a "package" of technical and financial assistance programs that can be made available to individuals, businesses, groups of businesses, and to private developers considering rehabilitation of existing buildings as new development in the commercial target areas, and in the industrial area. Communit y Development The City of South Bend receives an annual entitlement of Community Development Block Grant r►-, (CDBG) funds through the U.S. Department of Housing and Urban Development (HUD). CDBG funds can be used for a wide range of projects and activities designed to benefit low - and mode ate- income families or aid in the prevention or elimination of blight. In South Bend, these funs are used to support housing rehabilitation, economic development, and public works projects in several areas of the City. In general, the annual funding limitations of the programs, together with the need to support projects on a City -wide, distributed basis, precludes the type of multi -year funding commitment required for an effective neighborhood revitalization program. The amount of CDBG funds obligated to the neighborhood since December of 1987 totals more than $300,000. A portion of this was used to leverage Section 312 How ing Rehabilitation funds totaling close to $250,000. The City's Department of Economic Development has appropriated another $160,000 to the Near Westside Neighborhood for housing rehabilitation and other neighborhood improvement programs. These figures do not reflect th staff time involved in coordinating the various programs and projects within the neighborhood. New sources of funding as well as ways to better leverage the limited funds available are needed to further support the City's commitment to multi -year funding of the neighborhood revitalization efforts. The City is permitted to borrow against CDBG funds for specific one-time projects as part of the Section 108 loan program. In 1988 the City applied for HUD approval of a $600,000 loan to be used to fund property acquisition, relocation and demolitio projects and activities within the West Washington - Chapin Development Area. The Washington Street Target Area has been selected as the first priority area for the Section 108 loan funds. Those funds not needed for the Washington Street project, if any, are proposed to be allocat d for similar activities in the Chapin Street area. CDBG fu be depenc ganizatior share of f iding for residential rehabilitation and other improvements in the neighborhood will ent on future allocations from the City's funding. WWCRP, other neighborhood or- ;, and residents must be prepared to document and advocate a reasonable and fair ending for the neighborhood on a year -to -year basis. 31 Tax Increrhent Financing (TIF) In Decem er, 1987, the City of South Bend designated the West Washington - Chapin Develop- ment Are (the Near Westside Neighborhood) as a tax allocation area. As part of a TIF program, increases in property tax revenue resulting from new private investment in the desig- nated neighborhood can be used by the South Bend Redevelopment Commission to finance a variety of redevelopment costs related to neighborhood revitalization and other incentives to stimulate private investment in rehabilitation and new construction. The TIF financing tech- nique for the neighborhood uses the total of all assessed values in the area as of March 1, 1987 as the base value from which increases in property tax revenue are calculated each year. Al- though it is not realistic to assume any significant increase in revenues over the next few years, the potent al for tax increment revenue could become an important source of funds in the fu- ture if eff its to encourage and attract new private investment are successful. Preliminary Estimates of Development Project Scope and Costs The scope of redevelopment summarized on the following pages is intended as a preliminary indication of the workloads, cost, and potentials of each of the major development areas iden- tified in the Plan. The actual scope of each redevelopment project will depend on specific development proposals and public /private resources available to support implementation of the development projects. Estimates are based on the following: 2. 3 4 Recommended program actions in the areas of image and identity, safety and security, and general economic development involve the continuation or expan- sion of programs already established by the City and , available to the neigh- borhood. Other than expanded administrative efforts, no new costs are an- ticipated. Estimates for housing program actions are based on surveys conducted by the City and the consultant, and on experience of the City and the consultant on similar projects. Estimates for property acquisition relocation and demolition as part of the recommended development plan for the Washington Street and Chapin Street areas are based on current real estate property assessment records, and City and consultant experience on similar projects. Estimates for community facilities and improvements are based on recent cost experience of the City, and the consultant's review of existing conditions. Estimates shown on the following pages provide an indication of the funding required to under- take all of the neighborhood improvement projects and activities identified as needed. The revitalization and development program will require a long -term, multi -year commitment. Es- timates ard presented to illustrate the annual funding and performance levels to successfully un- dertake arid complete the program within five and ten -year time frames. These estimates should be used as a general guide during the implementation phase, and adjusted to allow for inflation a id for the cost of administration. The five $2,137,00( $835,000 funds tha close to tl though it rear completion schedule would require annual funding estimated at $1,670,000 to A ten -year completion schedule would require annual funding estimated at a $1,069,000. The early commitment of Section 108 Loan funds together with CDBG may be allocated for neighborhood improvement projects, will provide total funding at required for annual performance at a ten -year implementation program pace. Al- nay be desirable to achieve more rapid progress at higher levels of funding, it would 32 not be re performa in just a istic to raise expectations based on a time frame of less than ten years. If the annual :e of the ten year program can be maintained, highly visible progress will be evident :w years. 33 to Ad jacent Owners 34 Cost No Public Cost $600,000 $1,380,000 to $2,070,000 $4,500,000 to $5,440,000 No Public Costs Cost No Public Cost $120,000 $276,000 to $414,000 $900,000 to $1,080,000 No Public Costs Cost No Public Cost $60,000 $138,000 to $207,000 $450,000 to $540,000 No Public Cost HOUSIN SCOPE AND GROSS COST ESTIMATE Activit P o ram Scone Maintain Sound Buildings 154 Buildings Purchase and Rehabilitate 20 Buildings Vacant Buildings $30,000 - $50,000 Rehab Deteriorating 276 Buildings Buildings $10,000 - $15,000 240 Buildings $25,000- $30,000 Market Vacant Sites 256 Parcels for New Housing Market Small Vacant Sites 11 to Adjacent Owners ANNUAL PERFORMANCE AND GROSS COST ESTIMATE BASED ON 5 -YEAR PROGRAM Activity Pr ram Scone Maintain Sound Buildings Ongoing Purchase ai d Rehabilitate 4 Buildings Vacant Bui dings r'^ Rehab DetE riorating 55 Buildings Buildings 48 Buildings Market Vacant Sites 53 Buildings for New Housing Market Sm 11 Vacant Sites 2 Parcels to Adjacent Owners ANNUAL PERFORMANCE AND GROSS COST ESTIMATE BASED ON 10 YEAR PROGRAM Activitv/Proeram Scone Maintain Sound Buildings Ongoing Purchase and Rehabilitate 2 Buildings Vacant Buildings Rehab Dete -iorating 27 Buildings Buildings 24 Buildings Market Vac nt Sites 26 Buildings for New Housing Market Sma 1 Vacant Sites 1 Parcel to Ad jacent Owners 34 Cost No Public Cost $600,000 $1,380,000 to $2,070,000 $4,500,000 to $5,440,000 No Public Costs Cost No Public Cost $120,000 $276,000 to $414,000 $900,000 to $1,080,000 No Public Costs Cost No Public Cost $60,000 $138,000 to $207,000 $450,000 to $540,000 No Public Cost 4 i r JOBS AND ECONOMIC DEVELOPMENT A. Washington Street Acquisition, Relocation, Demolition B. Chapin Street Acquisition, Relocation, Demolition ANNUAL, PERFORMANCE AND GROSS COST ESTIMATE BASED ON 5 -YEAR PROGRAM A. Washington Street Acquisition, Relocation, Demolition B. Chapin Street Acquisition, Relocation, Demolition ANNUAL PERFORMANCE AND GROSS COST ESTIMATE BASED ON 10 YEAR PROGRAM A. Washington Street Acquisition, Relocation, Demolition B. C apin Street A quisition, Relocation, Demolition i �. r r 4_; ;'o * 4 a 35 Cost $450,000 to $870,000 $65,000 to $128,000 $87,000 to $174,000 $13,000 to $25,600 $43,500 to $87,000 $6,500 to $12,800 N' 4= f� COMMUNITY FACILITIES AND IMPROVEMENTS Activit ro ram Scope ANNUAL Maintain xisting Facilities Ongoing Street Resurfacing, BASED ON 2,970 LF Sidewalk Replacement, Ongoing 26,225 LF Curb and Gutter Replacement 22,825 LF Playground Construction 1 -2 $50,000 7$75,000 Natatorium Construction L ANNUAL PERFORMANCE AND GROSS COST ESTIMATE BASED ON 5 YEAR PROGRAM BASED ON Maintain 'Existing Facilities Ongoing Street Resurfacing, Ongoing 600 LF Sidewalk Replacement, 300 LF 5,245 LF Curb and Gutter Replacement 4,565 LF PlaygrounJ Construction L Natatorium ANNUAL PERFORMANCE AND GROSS COST ESTIMATE BASED ON 10 YEAR PROGRAM Maintain Existing Facilities Ongoing Street Resurfacing, 300 LF Sidewalk Replacement, 2,713 LF Curb and Gutter Replacement 2,283 LF Playground Construction 2 Natatoriu 36 Cost $88,000 $420,000 $365,000 $100,000 to $150,000 No Estimate $17,600 $84,000 $73,000 $100,0004150,000 No Estimate $8,800 $42,000 $36,500 $100,000 to $150,000 No Estimate Appendix A Market Overview Applied Real Estate Analysis, Inc. APPLIED REAL ESTATE ANALYSIS, INC. The purpose of this interim report is to summarize the findings and conclusions of Applied Real Estate Analysis (AREA), Inc., regarding real estate market demand and development opportunities in South Bend's Near Westside Neighborhood. Although the scope of se vices of this assignment does not permit in —depth market analy es of each potential land use in the study area, we have at.--tempted to identify key trends and conditions affecting revit lization of the area. This market overview is based on a review of previous reports and documents describing the study area and its surroundings; a field examination of the study area and c mnetitive residential, retail and other commercial market areas and interviews with local realtors familiar with the area. A. The *? -ar Tn�estside Neighborhood has a number of strengths as well n. � _ s v . e problems af= ecting real estate development and Lt izat�on pOtenLlal in the area. The key problems and onpor :__n_itieS/ and the general market trends in the area are as folio as: 1. t iav _P..rea St =� ct�S The Near West-side is close to downtown South Bend. As a result, the area has benefitted from increased commercial development activity which has spilled over into the study area where investors have purchased large, o'• d homes and rehabilitated them for office space. The Near Tr�estside's historic district has also attracted homebuyers who have purchased and renovated housing. Historic dwellings moved to the neighborhood have filled vacant lots and further enhanced the area's character. _'ublic and private investment in key projects such as the Colfa:c Cultural Center and Tippecanoe Place have imtiroved the area's appearance and image. * P. te Beta =led summary of comments by the local realtors is attad to this memorandum. 2. 3. o The area's population is fairly stable in terms of length of residence in the study area. According to the U.S. Census, in 1980 approximately two - thirds of the Near Westside's population lived in the same house in which they had resided in 1975. In comparison, approximately 60 percent of the City of South Bend's total population did not change residences between 1975 and 1980. o The Near Westside is perceived to have a high crime rate, especially by people living outside the area. o The area's commercial districts along Washington Street near Walnut Street, and Chapin Street just north of Western Avenue are no longer active and consist largely Of vacant or underutilized buildings. o The area's housing stock continues to deteriorate, especially in the areas south of Washington Street and west of the historic district. o The area's population continues to decline. According to the U.S. Census, the area lost approximately percent of its population between 1910 and 1980 reaching a total of about 6,563 in 1980.* The area also lost a significant number of households during that period. The total number or households decreased by 27 percent to 2,733 households in 1980. o Residential demand in the area appears to be strong. The area is highly desirable by first -time home buyers, especially young black families seeking affordable housing. The incomes of most persons currently attracted to most housing in the area are however low, making the costs of financing housing purchases and ongoing maintenance important concerns for them. * Data cot r vinous inc uded are are available by census tracts which are not with the study area boundaries. The census tracts tracts 19, 20 and 21. 2 APPLIED REAL ESTATE ANALYSIS, INC. 4. o A significant amount of investment has occurred in the Near Westside's historic district. The level of demand for housing in this area is however difficult to measure, since few rehabilitated houses have been resold. Realtors whom we interviewed question whether or not study area homeowners who have made major housing improvements would be able to fully recover their investments if they attempted to sell their homes. o Demand for rental units also appears to be strong in the study area in part because of the area's affordable housing. According to one realtor, with the exception of the historic district, rental rates are approximately 10 to 25 percent lower in the study area than in other neighborhoods closer to the St. Joseph River. c As in most of South Bend, the vacancy rate for rental housing in the blear Westside is very low. Realtors estimate a citywide rental vacancy rate of three percent. O The study area's former commercial districts along Washington Street at Walnut, and along Chapin Street retain few active reta'i'l' uses. These uses consist primarily of small taverns and eating places. o Many structures in the commercial districts are vacant or partially vacant and have a negative impact on the surrounding area. o The commercial districts have a negative image due to perceives high crime levels, physical deterioration of buildings, and loitering around the few remaining establishments. O Retail concentrations locat V Outside the study area serve the Near 4vestside population, especially for comparison retail goods.* Comparison retail goods include those items such as clothing, appliances and furniture for which shoppers are willing to travel long distances in order to compare prices. in contrast, convenience retail goods include items such as food for which shoppers are not willing to 'travel long distances. 3 APPLIED REAL ESTATE ANALYSIS, INC. r� 5. MLrk-9t--T-r-eD-d-5- f Q41_SQs�1 CO o The overall office market in South Bend appears to be fairly strong. In downtown, good quality rehabilitated office.space rents for about $11.00 to $13.00 per square foot, including most maintenance and operating expenses. Top quality new space rents for $13.50 to $15.50 per square foot. o The Near Westside's Washington Street area has benefitted from positive trends in the adjacent central business district. Strong demand exists for office space in renovated former mansions in the historic district. o The trend of converting large old houses into professional office space may have peaked, however, largely because of changes in federal tax laws that have made the conversions less cost effective. o Demand for office space in the study area but outside the historic district is very limited at this time. 0 The overall market for light industrial space appear.,to be active in the South Bend area with new and vacant existing good quality space being absorbed as it becomes available• o Rental rates range from $1.50 to $2.00 per square foot for space in older, existing buildings to $5.00 to $5.00 per square foot in new industrial parks. in both cases, tenants pay all operating and maintenance expenses. o The City of South Bend has a large supply of vacant and underutilized space in deteriorating former manufacturing buildings near downtown, especially the former Studebaker facility. As in most cities acress the country, demand for vertical usually antiquated industrial space is very limited. o The western section of the Near Westside study area near Washington and Cherry streets is already the focus of planned privately- sponsored light industrial development. The project includes a 750,000- square- foot building and vacant land. Preliminary plans include rehabilitation of the existing structure and new building construction. A APPLIED REAL ESTATE ANALYSIS, INC. r--, 0 Basel seve. revi� phase be c: ph -,7s. 1 nevi, foil( of this real estate market overview, we have reached al preliminary conclusions regarding the study area's key alization opportunities and constraints. During later s of this assignment, these market - related conclusions will mbined with other factors affecting the area such as its c:.'_ condition and layout to develop an overall alization strategy. The key market conclusions are as ws: 1. L? .Nsal'e o The real estate category with the strongest potential is residential real estate. The study area is very attractive for low- and moderate - income families seeking to purchase a first home. The area is also attractive for low- and.moderate- income renters. o Further investments in both renter- and owner - occupied housing rehabilitation would benefit the area by making the area more attractive and preserving the housing stock. Given the incomes of area owner-occupants and renters, continued availability and possible expansion or public rehabilitation financing programs will be needed to encourage housing rehabilitation. o wit-hin the Study area's historic district, investment continues in substantial housing improvementZ. Encouragement of housing re.nabilitation by young families seeking affordable older homes will further stabilize the Near Westside Neighborhood and strengthen the demand for resales of renovated homes. o The feasibility of building new rental or owner - occupied housing in the study area is limited. Given local construction costs, it is unlikely t_^.at new housing can be built w-* th acceptable sales prices o_r rent levels unless major public subsidies are provided. New market -rate units with rents or purchase prices adequate to cover all development costs would not be marketable in the study area in the near future. 2• RA�-a11 �.iarkA. o Retail development potential in new or rehabilitated buildings within the study area 5 APPLIED REAL ESTATE ANALYSIS, INC. exists primarily along major thoroughfares such as Lincolnway and Western Avenue. There is little support for additional retail establishments in the study area's former commercial concentrations along Washington and Chapin streets. o Given the negative image of these two former commercial concentrations and the competition for limited study area expenditures, other types of neighborhood improvements, such as housing improvements, will be required before additional retail development will have adequate support. -i-g t_Tpduo --Uses o Demand continues for office space in converted older homes even though interest in converting historic homes to offices has decreased somewhat due to changes in the federal tax laws. o F small quantity of light industrial space should be marketable in the western section of the studv area in new and /or rehabilitated buildings, especially if the rental costs or purchase prices can be kept well below those in newer industrial areas. M APPLIED REAL ESTATE ANALYSIS, INC. ?"y Qf Tyt—erew_fiuLd,Iig,5 AREA has conducted interviews with several (six) real estate professionals who are familiar with the Near Westside Neighborhood. Briefly, the key comments made by the interview respondents are as follows: 1. 2. 3. 1. 2. 1. 2. 3. During the.early 19801s, real estate values declined in South Bend due to local as well as national economic trends. Tn recent years, these values have stabilized. While no substantial appreciation in real estate has occurred, the construction industry is currently "booming." Local investment is occurring after a period when very little investment was occurring locally. Manv persons interviewed feel optimistic about the recent economic conditions in South Bend, and feel that the Near Westside neighborhood is in a position to benefit from these conditions. Resident of the study area are perceived by some persons interviewed to be immobile. The majority of residents in the area are black, Hispanic or Polish. There are no strong racial tensions in the Near Westside Neighborhood, nor in South Bend, but one person stated that the city has come a long way to reach this point over the past 10 years. M The amount of rental housing is significant in the study area, and contributes to physical deterioration of the rousing stock. According to one respondent, almost half of all investment in the area is by speculators. Also, the existence of multifamily zoning has also contributed to physical deterioration of the area's housing stock. The rental vacancy rate is quoted by many to be as low as 3 ;. Housing values have been stable in the study area. 7 APPLIED REAL ESTATE ANALYSIS, INC. 4. 0 6. 7. 91 O. Several realtors state that there are not many homes for sale in the area, and those few that realtors are aware of remain on the market for much longer than homes in other South Bend market areas. A partial explanation of the realtors perception of lack of homes for sale is that many are privately transferred and do not appear in the multiple listing service. Many of the homes that appear on a listing service are architecturally appealing and are located within the Historic District. These homes are often sold to homebuyers who are willing to invest in rehabilitation. The number of these homebuyers is limited. Since few substantially rehabilitated historic homes have been resold, the demand for these homes and the potential resale prices have not been determined. Most families (or couples) who are interested in purchasing large, older homes with character, and who have the financial resources to do so buy homes across the river in the East Jefferson area where the purchase of a home is perceived as a good investment. Financing for many smaller homes on the Near Westside is provided by FHA or VP_ loans. The Near West-side is perceived by some realtors as an excellent starter home area, especially for young black couples. There, they can get the most home for their money. Other higher priced starter home areas include (in order of the amount of investment required, low to high): a. Miami Street area (south). b. Fellows and Rush area (southeast). C. River Park (off of Mishawaka). d. Clay Township (Granger, Arlington Heights, Swanson, Georcetown communities). e. Scottsdale area. Some minority families are discouraged from seeking homes to purchase. Their perception is that financing is not available to them. Many people who might buy a home in the area actually rent there now. Related to this, while apartments are currently on the market throughout the city, it is difficult to find a vacant home for rent. The study area is perceived to be gentrifying only within and adjacent to the Historic District. Other gentrifying areas in the city of South Bend include: a. Park Avenue - 15 years ago this neighborhood was much like the Near Westside is today. Now it is no longer affordable to many hcme- buyers. b. Monroe - a targeted redevelopment area. 0 APPLIED REAL ESTATE ANALYSIS, INC. �1� 1. 0 3. 4. Other 1. he market for essential goods (groceries) is dominated by roger's and Martins grocery stores. esidents of the study area go to the two malls (especially niversity Park Mall) to do their comparison shopping, as do ost South Bend residents. he hispanic community within the study area frequent a ommercial area south of the study area. ne respondent suggested that a laundry -mat and a church - wned service could be successful if located near the clinic n Chapin. Co -P na.s pot - zoning for and non - conforming use of commercial uildings exist in the study area, contributing to physical eterioration of commercial buildings. he trend of house- moving and commercial office ehabilitation has_reached its peak. The lack of tax ncentives has contributed to this condition. i, he commercial use of historic buildings creates an nvestment di_enuna for those interested in revitalizing the tirea. Overall, while the demand has been strong for office :,ace for small offices, the conversion of previously esidential structures to commercial uses leaves the area acant dur_ng the weekends and at night. One respondent eels that this contributes to the perception that the Near - estside neighborhood is not secure. rev;t tio; PoteLlial and_Neea 1. he ma;crity of persons interviewed feel that if crime was put- "in check" that many persons from the remainder of South end would frequent or perhaps invest in the study area. rime does seem to be limited to both break -ins in commercial properties and drug - related violence on the streets. One factor contributing to the present perception f crime is the presence of loitering individuals on the treets outside of taverns. One respondent suggested that a ocal drinking ordinance might alleviate some of the oiterina. 2. ast investment in and ongoing use of the-Colfax Cultural enter, Tippecanoe Place, and homes that have been moved 0 APPLIED REAL ESTATE ANALYSIS, INC. F^ 3. 4. 5. M into the area have a positive impact on the Near Westside M,-oa nna improve its ties to downtown. General improvements and development efforts downtown are also perceived as having a positive impact on the study area. Projects mentioned include the Century City convention /conference complex, rehabilitated industrial buildings for commercial use, and a planned new residential development along the river. Some respondents feel that all available land downtown has been developed, and that the Near Westside is an ideal "spillover" area. The demand for Class B- rehabilitated office space seems to be high, and the existence of some commercial office space in the Near Westside could provide the encouragement new investors need to come into the area. Also, the positive economic trends throughout the city may provide the climate to make investment possible in commercial office space. Some respondents believe that the Near Westside neighborhood could also provide both retail and recreational activities for downtown employees whose demand for these items is currently unmet. These must be within walking distance of downtown. Suggested retail establishments include a convenience grocery, a dry - cleaners and a hair salon. in reference to housing in the study area, one respondent feels that realtors are contributing to the negative impression of the Near Westside by not marketing it universally. This individual expressed a clear need for a city- or ecunty -run Fair Housing Agency. The primary task of this acency would be to educate realtors about all perceptions versus realities of various areas within South Bend, including the Near Westside neighborhood. 10 APPLIED REAL ESTATE ANALYSIS, INC. Appendix B Demographic Data r^� ,rte `BENCHMAR : POPULATION PROFILE WEST WAS INGTON- CHAPIN DEVELOPMENT AREA POPULATI HOUSEHO RACE 1987 SPANISH C SEX & MARITAL STATUS 19 N 1992 Projection 1987 Estimate 1980 Census 1970 Census % 80 -87 Chance % 70 -80 Change In Group Qtrs 1987 S 1992 Projection 1987 Estimate 1980 Census 1970 Census % 80 -87 Change % 70 -80 Chancre White Black Amer. Indian Asian/Pacific Islndr Other RIGIN 1987 Males Single 80 Females Single STUDY AREA 1847 2051 2431 330 -15.6% -26.3% 2.6% 880 958 1080 1269 -11.2% -14.8% 41.9% 56.6% 0.4% 0 .'4 % 0.7% 4.7% 44.8% 43.0% 55.2% 27.9% AGE 1987 +i +ryl.11tl D JRBAN DECISION SYSTEMS, INC. 9.0% 06/23/88 6 - 13 Page 1 SOUTH ST JOSEPH BEND,IN COIN 96272 240097 101453 241227 109726 241617 129467 245045 -7.4% -0.1% -15.1% -1.3% 2.1% 4.6% 38518 90019 39999 89031 41824 86204 42433 75666 -4 . 30e 3. 3% -1.30- 13.9% 77.7% 89.0% 21.2% 9.9% 0.3% 0.3% 0.5% 0.6% 0.3% 0.3% 3.4% 2.0% 47.2% 48.4% 29.5% 30.5% 52.8% 51.6% 22.2% 23.3% AGE 1987 0 - 5 11.5% 9.6% 9.0% 6 - 13 10.5% 9.6% .10.7% 14 - 17 4.5% 4.5% 5.1% 18 - 20 3.6% 3.3% 5.0% 21 - 24 7.5% 7.3% 7.3% 25 - 34 16.6% 19.5% 18.1% 35 - 44 5.7% 8.4% 11.4% 45 - 54 6.6% 8.5% 9.5% 55 - 64 9.8% 11.2% 10.0% 65- 23.7% 18.0% 13.9% Median Age, Total 32.4 33.0 32.1 Median Ace, Males 28.6 31.1 30.7 Median Age, Females 41.3 34.9 33.6 HOUSEHOLD 1- Person 51.8% 27.4% 24.7% SIZE 1987 2- Person 21.1% 33.8% 32.9% 3 -4 Person 18.5% 29.7% 32.3% 5+ Person 8.6% 9.0% 10.0% Source: 1970, 1980 Censuses, July 1,1987 UDS Estimates (XP3) ------------------------------------------------- - - - - -- Urban Decision Systems /PO Box 25953 /Los Angeles, CA 90025/(213) 820 -8931 r^� `BENCF24ARK� POPULATION PROFILE WEST WASH NGTON- CHAPIN DEVELOPMENT AREA AGGREGATE Total ($Mil) INCOME 19B7 Per Capita HOUSEHOLD $ 0- 4,999 INCOME 1937 $ 5,000- 9,999 $ 10,000 - 14,999 $ 15,000- 19,999 $ 20,000- 24,999 $ 25,000- 29,999 $ 30,000 - 34,999 $ 35,000- 39,999 $ 40,000- 49,999 $ 50,000-74,999. $ 75,000+ Median HH Income Avg HH Income AVERAGE H USEHOLD SIZE 1987 STUDY ARE 15.4 $ 7531 24.9% 21.3% 16.5% 10.1% 7.3% 5.2% 4.0% 2.9% 4.0% 2.9% 0.8% $ 1115 $ 1576 2.09 URBAN DECISION S SYSTEMS, INC. 06/23/88 Page 2 SOUTH S ST JOSEPH 2.48 2.59 NONFAMILY HOUSEHOLDS 1987 50' .30 31.9% 28.2% 493 29205 6332 FAMILIES 1980 = With Children 54.3% 49.0% 5 =•7% Married Couples 51.4% 78.4% 83.3% Married With Children 43.1% 4= -1..9% 49.4% FAMILIES 1987 418 27232 63959 AVERAGE FAMILY SIZE 1987 3.31 3.08 3.13 ° 3.3% FAMILY $ 0- 4,999 11.2% 4.1% INCOME 1987 $ 5,000- 9,999 17.2% 8.0% 6.9% $ 8.9% 10,000 - 14,999 18.3% 10.3a $ 15,000- 19,999 13.6% 11.5% 10.1% $ 20,000 - 24,999 10.2% 11.4% 10.7% $ 25,000 - 29,999 7.1% 13.0% 13.0% $ 30,000 - 34,999 5.5% 9.5% 10.2% $ 35,000- 39,999 4.5% 7.6% 8.4% $ 40,000 - 49,999 6.3% 10.4% 12.0% $ 50,000 - 74,999 5.0% 9.6% 11.2% $ 75,000+ 1.2% 4.4% 5.3% Median Fam Income $ 16217 $ 26790 $ 28855 Avg Fam Income $ 24397 $ 33760 $ 37002 VEHICLES No Vehicles 48.9% 15.0% 10.7% AVAILABLE 1 Vehicle 34.9% 43.50 38.9% 1987 2+ Vehicles 16.2% 41.5% 50.4% Total Autos 701 55092 138872 Avg Vehicles /Hshld 0.73 1.38 1.56 Source: 1970, 1980 Censuses, July 1,1987 UDS Estimates (XP -- - - - - -- ------------------------------ - -------------------------------- ) Urban De ision Systems /PO Box 25953/Los Angeles, CA 90025/(213) 820 -893 • BENCHMARK: POPULATION PROFILE URBAN DECISION SYSTEMS, INC. 06/23/88 WEST WAS INGTON- CHAPIN DEVELOPMENT AREA Page 3 STUDY SOUTH ST JOSEPH AREA BEND,IN COIN LABOR FORCE Males 16+ 487 61.4% 29080 74.9% 66297 75.8% In Labor Force 488 22853 49475 Females 16+ 46.9% 50.5% 51.2% In Labor Force 16.8% 9.0% 7.9% Unemployed OCCUPATION Managerial /Executive 5.10 9.5% 12.5% 10.1 °s 11.8% Professional 10.7E 1.8% ° 2.80 2.9% Technical ° 15.0% 17.7 % 17.0% Clerical 8.9% ° 10.50 . 10.9% Sales White Collar 41.4% 53.0% 52.7% Craftsmen 7.9% 11.2% 12.7% Operatives 18.9% 15.6% 15.9. 13.9% Services 27.0% 4.7% 15.7% 4.0% 3.80 Laborers Farm Workers 0.0% 0.5% 1.0% Blue Collar 58.6% 47.0% 47.3% SCHOOLIN 3 Population 25+ 1447 66743 37.2% 140892 40.0% High School Only 30.6% 13.6% 12.9% College 1 -3 Years 10.5% 7.3% 14.3% 14.6% College 4+ Years MEDIAN SCHOOL YEARS 11.75 12.41 12.4 4 HOUSING JNITS Total Units 1222 44514 66.9% 91165 69.9% Owner - Occupied 30.5% 24.7% Renter - Occupied 57.9% 27.1% ° 5.3 °% Vacant /Year -Round 11.6% 6.0% Vacant Seasonal 0.0% 0.1% 0.1% 473 Condominiums 12 193 93 1741 Mobile Homes Stability (5 -Yr) 1 57.8% 60.3% 56.5% Turnover (1 -Yr) 9.6% 8.0% 8.0% $ 14020 $ 26094 $ 31903 MEDIAN VALUE $ 115 $ 100 $ 171 MEDIAN RENT UNITS PER 1 Unit 44.2% 79.6% ° 8 =• -� 3.7% STRUCTURE 2 Units 7.4% 4.9% 4.3% 3.5% 3 -4 Units 10.5% 37.9% 11.2% 11.6% 5+ Units UNITS BY 1975 -80 7.8% 3.0% 8.7% 8.8% YEAR BUILT 1970 -74 2.7% 19.6% 3.7% 10.5°% 14.4% 1960 -69 5.2% 23.5% 19.5% 1950 -59 < - - - -49 64.7% 59.3% 48.6% Source: 1970, 1980 Censuses, July 1,1987 UDS Estimates ( X? 3 ) - -- - - - - - - ------ -------------- Urban - Decision Systems /PO - Box 25953/Los Angeles, \CA 90025/(213) 820 -893 Appendix C Adaptive Re -Use Analysis; SOUTi$ BEND - NEAR WEST SIDE NEIGHBORHOOD CONI)i'rION AND RE -USE ANALYSIS OF THE 1305 WASHINGTON BUILDING Descrip1tion of Building The sample building analyzed for this study is the west storefront unit of a three- storefront building, two stories in height located at 1305 Washington. The second floor of the unit surveyed contains two apartments; presumably the other two units contain an equal number of dwelling units. The building is constructed with masonry and frame ex- terior walls, masonry with stucco covered foundation walls, wood floors and roof with built-up roofing, including a clay tile mansard decorative canopy around the east and south faces of the building. Each unit of the building is under separate ownership. The entire 3 -unit building measures approximately 80 feet x 60 feet. Condition of Unit Surveyed Exterio The ex erior masonry walls are in reasonably good condition except along the west side, where inuch deterioration, loose masonry, open stud and joist pockets exist resulting from damage to this side of the building when an adjacent and abutting building was removed. Additionally, a frame wall section on the second level was severely damaged by a fire which driginated in the middle unit,leaving it severely damaged. This wall is part of the second level light well opening or court area, allowing windows for light on the interior °::ond rloor rooms. The fire damage involves the entire section of the rear of the second floor r quiring replacement of wall framing, siding and windows, including frames in the kitchen living room, and rear bedroom. The roof is leaking over a limited area, requiring spot repairs. Most windows are com- �� ;:et, iy damaged with a combination of missing window units and sash sections, and most of the glass is out in the remaining windows. The rear porch is poorly constructed and re- quires a perimeter railing. The canopy over the rear stairway leading to the second level of the Torch is of poor construction and is covered with tar paper. Interior The first level is a vacant store with rough flooring, which is worn, including a large heaved section which resulted from water damage from the fire. Floor to ceiling height is approximately 12 feet. The stamped metal ceiling is damaged in places including a hole toward the rear. Poorlv constructed 7 foot partitions exist in the center of the floor divid- ing this space. Electrical service is poor with only a 60 AMP service and 4 circuits. Light- ing includes a limited number of old, rusty fluorescent fixtures. All the storefront win- dows are out and the storefront walls, supports, bulkhead and door require rebuilding and /or replacement. The condition of the walls is poor with peeling and cracked plaster. The second floor is in a gutted condition, including significant plaster damage with miss- ing sections of plaster and exposed lath, and peeling, cracked and missing paint on all inte- rior wa s and ceilings. Doors are damaged and missing in most rooms. Windows are miss- ing, da aged or deteriorated. Mechanical Systems The building contains a few radiators but has no heating unit in any level including the basement The electrical system is inadequate in service fixtures and outlets. Both apart - �"� ments have only a single receptacle outlet in combination with a wall fixture. There are no wall switches nor light fixtures in any ceilings and the service box in the hallway was removed. Wiring is a combination of old Romex and BX. The plurnbing appears to be in reasonably good condition with respect to the main drain lines. H wever, many of the water supply lines require replacement and all bath and kitchen plumbing fixtures require complete replacement. Renovation Requirements and Cost Estimates Option 1 Option I is the minimum treatment required to the 1305 portion of the structure as the ini- tial step to utilize this portion of the 3- storefront building. The repairs and improvements are limited to: a) making the building weather - tight, b) returning the first floor store area to a condition suitable for tenant use and c) treating the exterior (particularly the front facade) ro a repaired and restored condition to match the adjacent storefronts, if these rep- resent th original facade of the structure. Reconstruction requirements and related cost estimates for Option I are as follows: rL Items Estimate (Exterior) o Roof ing repairs $3,500.00 o West wall repair, painting, cover with appropriate material 4,200.00 o R place damaged and missing windows and frames on second floor 3,950.00 o Repair and restore fire- damaged frame exterior wall on second level (east side) 1,950.00 o Replace storefront windows and entry door, repair /rebuild storefront, bulkheads 3,030.00 o Remove unacceptable green paint from front facade, restore masonry, repaint window frames and trim 2,920.00 o R build rear porch, replace rear entry door and door and canopy to second level rear entrance 1,700.00 Exterior Subtotal (Interior (Options for numbered items are presented below.) C R�moval existing partitions in center area of store R�pair water damaged section of flooring, cover with new flooring (t le or carpet or new wood) NA 521,250.00 $475.00 2,650.00 w K 2) F epair metal- stamped ceiling, repaint, including metal cove molding 1,025.00 3) F epair plastered walls, p atch and repaint 3,200.00 o I stall new (min. 150 AMP) electrical service, circuits, switches, outlets and new lighting to code 3,500.00 o F.eplace plumbing fixtures in rear bathrooms (commode, sink /lav, medicine cabinet, repair and paint walls and ceiling, replace entry door. Install 1,080.00 nderlayment and new floor covering. 4) Iristall furnace and heating system 5,400.00 Interior J5ubtotai Total E timate Optional treatments on items listed: 1) Floor covering choices and costs are: - sheet goods $2,590.00 linoleum or vinyl tile $1,525.00 - carpeting $2,500.00 - wood flooring (finished) $3,350.00 - refinish existing $1,275.00 2) Install drop ceiling for 10' floor to oiling height instead $3,500.00 3} Install furring and new drywall on walls instead, aped, spackled and painted $3,050.00 4) Heating options: Electric base board units $3,680.00 Furnace and forced air ductwork $5,400.00 Overhead suspended heaters $4,200.00 Summaky of re -use cost - Option 1 $17,330.00 $38,580.00 As indicated, the minimum cost required for Option I, based on the exterior improvement and the renovation of the storefront space is estimated to be $38,580, or approximately 525.00 per square foot. This cost could be slightly increased or reduced depending on the options selected for items such as floor covering, ceiling treatment, wall repair versus covering with drywall and type of heating. The heating cost in Option I is based on a sys- tem which could be extended and added onto in order to provide heat to the second floor apartm nts, should this second floor space be considered for rehabilitation and occupancy in the f uture. 3 ,111� Option 11 For the purpose of anticipated cost and the objective of creating full occupancy of the 1305 portion of the building in the future it will be necessary to completely renovate the two apartments on the second floor which are currently vacant and in a deteriorated condi- tion. To return the two dwelling units to a habitable condition would require the follow- ing improvements: o Remove existing furnishings and debris o In tall new electrical service, wiring, outlets, switches and fixtures to code. o R pair all walls, ceilings, install drywall in rooms impacted by fire damage, paint all walls, ceilings and trim. o Rt place all interior doors, install new hardware. o Install new kitchens and baths including all fixtures, vanities, base and wall cabinets, tub walls, flooring, counter tops, sinks. o E. tend heating systems to both units, provide separate zone heat, thermostats. o Install new floor covering in all rooms and hallway o Install combination storms screens on second floor windows Estimated cost for the improvements is $36,000 or approximately $23.00 per square foot. Summar, of entire building By using the estimated costs for the improvements indicated in.Options I and II we can determine the probable costs of renovation for the entire 3- storefront building as indicated in the table below. Estimated Cost Total 3 -Unit 1305 Unitl 1303 Unit 1301 Unit Building, Exterior $21,250 $17,0503 $17,050 $55,350 Interior 17,330 17,330 17,330 51,990 Second Fl. (Apts) 36.000 40.0004 36.000 11 2.000 Total $74,580 $74,380 $70,380 $219,340 1 Used surveyed unit for sample costs. �) I terior work for first floor (storefront) space only. 3) Excluding cost of west wall improvements required on 1305 unit. 4) Higher cost reflecting extensive fire damage in 1303 unit. New Construction Replacement Cost Comparison Small urban stores @ S45.00 /SF x 4500 $202,500 One and two - bedroom apartments on upper floor @ $51.00 /SF 229.500 Total cot to replace 3 -unit building $432,000 F1