HomeMy WebLinkAbout12.01.25 BZA Meeting Minutes (signed)SOUTH BEND BOARD OF ZONING APPEALS
MINUTES
Monday, December 1, 2025 3rd Floor, Council Chambers
4:00 p.m.
MEMBERS PRESENT:
Mark Burrell
Francisco Fotia
Caitlin Stevens
PUBLIC HEARINGS:
MEMBERS ABSENT:
Kaine Kanczuzewski
City Hall, South Bend, IN
ALSO PRESENT:
Tim Corcoran
Michael Divita
Brian Killen
Tim Staub
Mark Dellostrito
Jenna Throw
Kelly Meehan
The petition of JOHNSON DELORES R seeking a Special Exception to allow a
Dwelling, 2 Units in S1 Suburban Neighborhood 1 (21-06.01(j)(3)), property located at
1005 WHITE OAK DR. Zoned S1 Suburban Neighborhood 1. (Audio Position: 02:57)
STAFF REPORT
The staff report was presented by Tim Staub.
Analysis: The construction of a new duplex that is consistent with the scale and character of the
surrounding neighborhood will bring new residents to the area and provide additional housing.
Staff Recommendation: Based on the information provided prior to the public hearing, the staff
recommends the Board send the petition to the Common Council with a favorable
recommendation.
PETITIONER- Delores Johnson, 1005 White Oak Dr, petitioner, appeared in person to present.
INTERESTED PARTIES
Eugene Kruger, 1611 Dorwood Dr, appeared in person, in opposition to the petition
James Waklowic, 925 White Oak Dr, appeared in person, in opposition to the petition
Tim Cerrabello, 1006 White Oak Dr, appeared in person, in opposition to the petition
Amanda Cerrabello, 1006 White Oak Dr, appeared in person, in opposition to the petition
Virginia Kruger, 1611 Dorwood Dr, appeared in person, in opposition to the petition
PUBLIC COMMENT
Bill Stentz, 1020 E Colfax, apeared virtually, in opposition to the petition
David Harpster, Black Oak Dr, appeared virtually, in opposition to the petition
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City of South Bend BOARD OF ZONING APPEALS
Benjamin Tricker, 1114 White Oak Dr, provided written comment, in opposition to the petition
T. Kevin Fitzgerald, 1010 N Twyckenham Dr, provided written comment, in opposition to the
petition
After careful consideration, the following action was taken:
Upon a motion by Francisco Fotia, being seconded by Caitlin Stevens and unanimously
carried, a petition by JOHNSON DELORES R seeking a Special Exception for a Dwelling, 2
Units in S1 Suburban Neighborhood 1 (21-06.010)(3)) for property located at 1005 WHITE
OAK DR, City of South Bend, is sent to the Common Council with a favorable
recommendation, and will issue written Findings of Fact.
Caitlin Stevens - Yes
Kaine Kanczuzewski - Absent
Mark Burrell - Yes
Francisco Fotia - Yes
2 The petition of ST JOHN THE BAPTIST CATHOLIC CHURCH seeking the following
variance(s): from the 4' maximum height of a 50% open fence in the front and corner
yards to 6' (21-09.02(c)(1)), property located at 3526 ST JOHNS WAY. Zoned S1
Suburban Neighborhood 1. (Audio Position: 1.- 02: 00)
STAFF REPORT
The staff report was presented by Mark Dellostritto .
Analysis: The 6' fence is required to provide proper protection for children attending school and
playing outside in the front and corner yards on the property.
Staff Recommendation: Based on the information provided prior to the public hearing, the staff
recommends the Board approve the variance as presented.
PETITIONER — Deacon James Summers, 3526 St John's Way, petitioner, appeared in person to
present.
INTERESTED PARTIES
There was no one from the public to speak.
PUBLIC COMMENT
Hodge Patel, 540 Stillhouse Lane, Milton, GA, provided written comment, in opposition to the
petition.
After careful consideration, the following action was taken:
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City of South Bend BOARD OF ZONING APPEALS
Upon a motion by Francisco Fotia, being seconded by Caitlin Stevens and unanimously
carried, a petition by ST JOHN THE BAPTIST CATHOLIC CHURCH seeking the
following variances: from the 4' maximum height of a 50% open fence in the front and
corner yards to 6' (21-09.02(c)(1)) was approved as presented, and will issue written Findings
of Fact.
Caitlin Stevens - Yes
Kaine Kanczuzewski - Absent
Mark Burrell -Yes
Francisco Fotia -Yes
3 The petition of FOWLER LLC seeking the following variance(s): to reduce minimum
Visible Light Transparency (VLT) from 50% to 31% to count towards facade
transparency (21-02.03(f)(1)(A)), property located at 626 PORTAGE AVE. Zoned OF
Urban Neighborhood Flex. (Audio Position: 1:11: 00)
STAFF REPORT
The staff report was presented by Tim Staub.
Analysis: The applicant is adhering to the intent to maintain transparency along the front facade,
while only reducing the light transmittance. This reduction is to protect the contents of the
building from the damage the sun could cause. This structure is in the Chapin Park Historic
District and front facade changes will require a Certificate of Acceptance from the Historic
Preservation Commission (HPC). The applicant should work with HPC staff to ensure a
respectful design approach to the building.
Staff Recommendation: Based on the information provided prior to the public hearing, staff
recommends the Board approve the variance as presented.
PETITIONER- Cassidy and Richard Fowler, 738 S 24"' St, petitioners, appeared virtually to
present
INTERESTED PARTIES
There was no one from the public to speak.
PUBLIC COMMENT
There was no one from the public to speak.
After careful consideration, the following action was taken:
Upon a motion by Caitlin Stevens, being seconded by Francisco Fotia and unanimously
carried, a petition by FOWLER LLC seeking the following variances: to reduce minimum
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City of South Bend BOARD OF ZONING APPEALS
Visible Light Transparency (VLT) from 50% to 3 1 % to count towards facade transparency
(21-02.03(f)(1)(A)) was approved as presented, and will issue written Findings of Fact.
Caitlin Stevens - Yes
Kaine Kanczuzewski - Absent
Mark Burrell -Yes
Francisco Fotia -Yes
ITEMS NOT REQUIRING A PUBLIC HEARING
1. Findings of Fact - November 3, 2025 - Tabled
2. Minutes - November 3, 2025 - Tabled
3. Other Business
A. 2026 Meeting Schedule
4. Adjournment- 5:27pm
RESPECTFULLY SUBMITTED,
MAIM-B—MMAL,
Chair
ATTEST:
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BRIAN KILLEN,
Secretary of the Board
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