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HomeMy WebLinkAbout03.02.26 BZA Agenda Packet 1 | Page City of South Bend BOARD OF ZONING APPEALS AGENDA Monday, March 2, 2026 - 4:00 p.m. City Hall Third-Floor Council Chambers Meeting Link - http://southbendin.gov/sbbza Meeting Recordings - https://tinyurl.com/BZArecordings2026 PUBLIC HEARING: 1. Location: 5529 ORANGE RD BZA#0400-26 Owner: IRISH RENTALS LLC Requested Action: Variance(s): from the 3' maximum height for a 50% or less open fence in a front yard to 6' [21-09.02(c)] Zoning: NC Neighborhood Center REQUEST BY PETITIONER TO TABLE 2. Location: 915 HARRISON ST BZA#0402-26 Owner: NEAR NORTHWEST NEIGHBORHOOD INC Requested Action: Special Exception: a Dwelling, 2 Units in U1 Urban Neighborhood 1 [21- 06.01(j)(3)] Zoning: U1 Urban Neighborhood 1 3. Location: 2018 MAIN ST and 2020 MAIN ST BZA#0403-26 Owner: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND Requested Action: Variance(s): From the 150' maximum building width in U3 for a stacked flats building to 260’ [21-08.02(j)(3)] Zoning: U3 Urban Neighborhood 3 ITEMS NOT REQUIRING A PUBLIC HEARING: 1. Findings of Fact – February 2, 2026 2. Minutes – February 2, 2026 3. Other Business 4. Adjournment NOTICE FOR HEARING AND SIGN IMPAIRED PERSONS Auxiliary Aid or other services may be available upon request at no charge. Please give reasonable advance request when possible. Caitlin Stevens Mayoral Appointee 1/1/2024 12/31/2027 Francisco Fotia Plan Commission Appointee 1/1/2024 12/31/2027 Kaine Kanczuzewski Common Council Appointee 1/1/2023 12/31/2026 Mark Burrell Mayoral Appointee 1/1/2024 12/31/2027 SOUTH BEND BOARD OF ZONING APPEALS Page 1 of 3 Staff Report – BZA#0402-26 March 2, 2026 Property Information Location: 915 HARRISON AVE Owner: NEAR NORTHWEST NEIGHBORHOOD INC Project Summary The petitioner seeks to build a new two unit dwelling. Requested Action Special Exception: a Dwelling, 2 Units in U1 Urban Neighborhood 1 [21-06.01(j)(3)] Site Location 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. Staff Report – BZA#0402-26 March 2, 2026 SOUTH BEND BOARD OF ZONING APPEALS Page 2 of 3 Proposed Site Plan and Elevation - See attachment for higher resolution plans Staff Report – BZA#0402-26 March 2, 2026 SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 3 A Special Exception may only be granted upon making a written determination, based upon the evidence presented at a public hearing, that: (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare; Approval of this Special Exception should not be injurious to the public health, safety, morals, and general welfare of the community. The building shall be a newly constructed duplex on a vacant lot, which will provide more housing units in the neighborhood and help to increase safety and the general welfare of the community. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein; Building this duplex should not injure or adversely affect the uses or values of adjacent properties and the area around the building. As proposed, the duplex is consistent with the scale, character, and land use of the surrounding neighborhood, and will provide housing on a lot that is currently vacant, potentially raising property values. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; A two unit dwelling will complement the existing housing stock, match the scale and character of the neighborhood, and provide infill housing on a vacant lot. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. The petition is consistent with Objective H1.1 from the city's comprehensive plan, which is to encourage residential developments that contain a mix of housing types, densities, price ranges, and amenities. It also aligns with the 2019 Near Northwest Neighborhood Plan, which identified this stretch of Harrison Avenue as a target area for development. Analysis: The construction of a new duplex that is consistent with the scale and character of the surrounding neighborhood will provide additional housing units and fill in a lot that is currently vacant. 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. Analysis & Recommendation Criteria for Decision Making: Special Exception SOUTH BEND BOARD OF ZONING APPEALS Page 1 of 5 Staff Report – BZA#0403-26 March 2, 2026 Property Information Location: 2018 MAIN ST and 2020 MAIN ST Owner: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND Project Summary The contingent purchaser plans a 50-unit apartment building. Requested Action Variance(s): From the 150' maximum building width in U3 for a stacked flats building to 260' [21- 08.02(j)(3)] Site Location Staff Recommendation Based on the information provided prior to the public hearing, the staff recommends the Board approve the variance as presented. Staff Report – BZA#0403-26 March 2, 2026 SOUTH BEND BOARD OF ZONING APPEALS Page 2 of 5 Proposed Site Plan and Renderings - See attachment for higher resolution plans Staff Report – BZA#0403-26 March 2, 2026 SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 5 Staff Report – BZA#0403-26 March 2, 2026 SOUTH BEND BOARD OF ZONING APPEALS Page 4 of 5 State statutes and the Zoning Ordinance require that certain standards must be met before a variance can be approved. The standards and their justifications are as follows: (1) The approval will not be injurious to the public health, safety, morals and general welfare of the community The approval will not be injurious to the public health, safety, morals, and general welfare of the community. The plaza at the front of the building and the consistent articulation will help to visually break up the longer width from the street. (2) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner. Multiple buildings in the surrounding area, including the one directly across the street, are also wide, some of them much more so than the proposal for this building. (3) The strict application of the terms of this Chapter would result in practical difficulties in the use of the property The strict application of the terms of this Chapter would result in practical difficulties in the use of the property, especially with regards to the one elevator. Not having the buildings connected would restrict the use of the elevator by all building residents limiting ease of access to floors and the shared amenities. The intent of the building width rule is to prevent long, unbroken stretches of wall along the street. While this is important across the whole city, it is generally of greater concern in areas that are more walkable and see higher foot traffic compared to a more commercial/industrial, car-oriented area, where this structure will be built. The courtyard space in the front of the building facing Main Street, as well as the articulation of the front facade, will help to minimize the impact of the longer building width and meet the intent of the ordinance. In the vicinity, even across the street, there are longer buildings so this new building will not be unprecedented, or out of place. It should also be noted that a variance would not be required if the courtyard extended all the way to the eastern edge of the building, creating a passthrough to the parking lot in the rear, as this would create an elevated walkway connection in the middle of the building that would break up the building width into two compliant segments. (4) The variance granted is the minimum necessary The variance granted is the minimum necessary. As proposed, the building will also be around the same width or less wide than many other buildings along this stretch of Main Street and in the surrounding area generally. Each wing of the building would be below the ordinance’s maximum building width. (5) The variance does not correct a hardship cause by a former or current owner of the property The variance granted does not correct a hardship caused by the current owner of the property. Criteria for Decision Making: Variance(s) Staff Report – BZA#0403-26 March 2, 2026 SOUTH BEND BOARD OF ZONING APPEALS Page 5 of 5 Analysis: Despite the building being wider than is allowed according to the zoning ordinance, the design meets the intent of the maximum width rule by breaking up the front facade with consistent articulation and a central courtyard along Main Street. Each wing of the proposed building would be below the maximum building width standard. This building will also be narrower than many others in the surrounding area, which is more auto-oriented and commercial/industrial in character, diminishing the importance of the building width rule in general. Finally, having an elevated walkway connection that would make the building compliant in terms of width would not be practical considering the location of the ground floor shared amenity spaces and the accessibility requirements of some of the units. Staff Recommendation: Based on the information provided prior to the public hearing, the staff recommends the Board approve the variance as presented. Analysis & Recommendation DEVELOPER KCG COMPANIES, LLC © COPYRIGHT 2026 EBERSOLDT + ASSOCIATES, LLC 1/30/26 HEARTWOOD COMMONS 2020 S MAIN ST. SOUTH BEND, IN 46613BIMcloud: eplusa - BIMcloud Software as a Service/Heartwood Commons9311 N. MERIDIAN ST. INDIANAPOLIS, IN 46260 P PHONE #SCHEMATIC DESIGN Heartwood CommonsSD100 - PROPOSED SITE PLAN MAIL GSF: 180 sq ft BUILDING OVERALL GSF: 15,682 sq ftOVERALL BUILDING WIDTH = 254.594'FUTURE COMPLIANCEBUILDING WIDTH = 129.031'FORECOURT= 22.625'(1/2 BUILDING HT)IN COMPLIANCEBUILDING WIDTH = 102.937'PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE 5' MIN BUILDING SETBACK5' MIN BUILDING SETBACK 5' MIN BUILDING SETBACK5' MIN BUILDING SETBACK5' MIN BUILDING SETBACK 15' MAX BUILDING SETBACK 15' MAX BUILDING SETBACK15' MAX BUILDING SETBACK 15' MAX BUILDING SETBACKDS DS DS DSDSDS1-BEDROOM (1.0/1.1) NSF: 683 sq ft 2-BEDROOM (2.0/2.1) NSF: 899 sq ft 2-BEDROOM (2.2) NSF: 851 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 2-BEDROOM (2.4) NSF: 877 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 2-BEDROOM (2.2) NSF: 851 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft FIRST FLOOR COMMON AREA GSF: 2,725 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft 15' MAX BUILDING SETBACKVA - Marblestone Concept Site Diagram 172 unit option 14 MAR 2022 PERSPECTIVE VIEW PRIN C E WI L LI A M P K W Y PROPERTY COMMUNITY CENTER EXISTING PAVILLION AT SITE ENTRANCE M A R B L E S T O N E D R BLDG STEP-DOWNS UNIT TYPE 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS NRA (SF)683 683 683 899 899 899 851 890 877 1135 1135 1135 GSF (SF)725 725 725 957 957 957 907 945 939 1201 1201 1201 Porch/ Balcony 79 79 79 79 79 79 79 115 82 82 82 82 Floor 1 6 0 0 0 0 1 0 2 1 1 0 0 11 9337 1111 2906 2328 14571 Floor 2 3 0 1 0 0 1 2 2 1 2 0 1 13 12103 1111 0 2468 14571 Floor 3 3 0 1 0 0 1 2 2 1 2 0 1 13 12103 1111 0 2468 14571 Floor 4 3 0 1 1 0 0 2 2 1 3 0 0 13 12103 1111 0 2468 14571 Total 15 0 3 1 0 3 6 8 4 8 0 2 50 45646 4444 2906 9732 58284 TOTAL 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS TOTAL 15 0 3 1 0 3 6 8 4 8 0 2 50 45646 4444 2906 9732 58284 By BR % Common Area--Enclosed space outside of Net Rentable Area, whether conditioned or unconditioned, to include such area contained in: property management offices, resident service offices, 24-hour front desk office, clubrooms, lounges, community kitchens, community restrooms, exercise rooms, laundry rooms, mailbox areas, food pantry, meeting rooms, libraries, computer labs, classrooms, break rooms, flex space programmed for resident use, interior corridors, common porches and patios, and interior courtyards. Common Area does not include individualized garages, maintenance areas, equipment rooms, or storage CIRC/MECH: All circulation and mechanical spaces including Fire Riser Rooms, Stairs, Landings, Entry and Maintenance Gross SQFT-- The area measured around the outside of framing. GSF is measured to the outside of the studs of a Unit or to the middle of walls in common with other Units. It is Exlusive of Balconies. 2BR 22 44% 3BR 10 20% HEARTWOOD COMMONS Net Rentable Area (NRA)--The Unit space that is available exclusively to the tenant and is heated and cooled by a mechanical HVAC system. NRA is measured "paint to paint" inside and/or face of each demising wall/corridor wall/exterior wall. It is Exclusive of Balconies. PROJECT TOTAL 1BR 18 36% N 15 SITE LEGEND: NEW ASPHALT PAVEMENT NEW CONCRETE EXISTING BUILDING PROPERTY LINE EXISTING FENCE NEW FENCE EXISTING TREE / LANDSCAPING (LOCATION APPROXIMATE) ACCESSIBLE ROUTE (TO MEET 5% MAX SLOPE & 2% MAX CROSS SLOPE) EXISTING LIGHT POLE LOCATION ACCESSIBLE PARKING SPACE (MAX 2% SLOPE) AUDIO / VISUAL IMPAIRED UNIT @ 1ST FLOOR ACCESSIBLE UNIT @ 1ST FLOOR PARKING COUNT A/V SCALE: 1" = 20'1 PRESENTATION SITE PLAN 0 10'20'40' CRASH GATE FENCE PROPOSED 50 PARKING SPACES FOBBED PEDESTRIAN GATE VEHICLE GATE PUBLIC PARKING SPACES PICNIC AREA W/ GRILLS & SEATING TRASH/RECYCLING ENCLSURE PLAYGROUND PROPOSED FORECOURT DEVELOPER KCG COMPANIES, LLC © COPYRIGHT 2026 EBERSOLDT + ASSOCIATES, LLC 1/30/26 HEARTWOOD COMMONS 2020 S MAIN ST. SOUTH BEND, IN 46613BIMcloud: eplusa - BIMcloud Software as a Service/Heartwood Commons9311 N. MERIDIAN ST. INDIANAPOLIS, IN 46260 P PHONE #SCHEMATIC DESIGN Heartwood CommonsSD101 - OVERALL FIRST FLOOR PLANRERERERERERERERERERERESERVICE PROVIDER SPACE NSF: 298 sq ft RISER NSF: 19 sq ft STORAGE NSF: 52 sq ft STORAGE NSF: 40 sq ft LEASING LOBBY NSF: 170 sq ft LEASING OFFICE NSF: 116 sq ft FITNESS NSF: 369 sq ft YOUTH LOUNGE/ LIBRARY NSF: 124 sq ft COMMUNITY ROOM NSF: 562 sq ft PATIO GSF: 78 sq ft MECH. 30 sq ft JANITOR 30 sq ft MECH. 12 sq ft STORAGE NSF: 73 sq ft MAIL NSF: 66 sq ft COURTYARD GSF: 675 sq ft UP UP B AA B B B A A B AA B B A BB B B AA BB A A B B B B A A B B B A A B B B A A AA AA GG HHHH A AAA AAAA EE EE DD DD EE DDDD DWFDWDWFDWDWFDWDWFDWDWFDWDWFDWDWFDWFDWDWFDWFDWDW FDWDWDWMAINTENANCE NSF: 177 sq ft WHAH AHDS DSDSDSDSDS 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 2-BEDROOM (2.0/2.1) NSF: 899 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 2-BEDROOM (2.4) NSF: 877 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft UNIT TYPE 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS NRA (SF)683 683 683 899 899 899 851 890 877 1135 1135 1135 GSF (SF)725 725 725 957 957 957 907 945 939 1201 1201 1201 Porch/ Balcony 79 79 79 79 79 79 79 115 82 82 82 82 Floor 1 6 0 0 0 0 1 0 2 1 1 0 0 11 9337 1111 2906 2328 14571 Floor 2 3 0 1 0 0 1 2 2 1 2 0 1 13 12103 1111 0 2468 14571 Floor 3 3 0 1 0 0 1 2 2 1 2 0 1 13 12103 1111 0 2468 14571 Floor 4 3 0 1 1 0 0 2 2 1 3 0 0 13 12103 1111 0 2468 14571 Total 15 0 3 1 0 3 6 8 4 8 0 2 50 45646 4444 2906 9732 58284 TOTAL 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS TOTAL 15 0 3 1 0 3 6 8 4 8 0 2 50 45646 4444 2906 9732 58284 By BR % Common Area--Enclosed space outside of Net Rentable Area, whether conditioned or unconditioned, to include such area contained in: property management offices, resident service offices, 24-hour front desk office, clubrooms, lounges, community kitchens, community restrooms, exercise rooms, laundry rooms, mailbox areas, food pantry, meeting rooms, libraries, computer labs, classrooms, break rooms, flex space programmed for resident use, interior corridors, common porches and patios, and interior courtyards. Common Area does not include individualized garages, maintenance areas, equipment rooms, or storage CIRC/MECH: All circulation and mechanical spaces including Fire Riser Rooms, Stairs, Landings, Entry and Maintenance Gross SQFT-- The area measured around the outside of framing. GSF is measured to the outside of the studs of a Unit or to the middle of walls in common with other Units. It is Exlusive of Balconies. 2BR 22 44% 3BR 10 20% HEARTWOOD COMMONS Net Rentable Area (NRA)--The Unit space that is available exclusively to the tenant and is heated and cooled by a mechanical HVAC system. NRA is measured "paint to paint" inside and/or face of each demising wall/corridor wall/exterior wall. It is Exclusive of Balconies. PROJECT TOTAL 1BR 18 36%NSCALE: 1/8" = 1'-0"1 PROPOSED FIRST FLOOR PLAN DEVELOPER KCG COMPANIES, LLC © COPYRIGHT 2026 EBERSOLDT + ASSOCIATES, LLC 1/30/26 HEARTWOOD COMMONS 2020 S MAIN ST. SOUTH BEND, IN 46613BIMcloud: eplusa - BIMcloud Software as a Service/Heartwood Commons9311 N. MERIDIAN ST. INDIANAPOLIS, IN 46260 P PHONE #SCHEMATIC DESIGN Heartwood CommonsSD102 - OVERALL SECOND + THIRD FLOOR PLANREREREREREREREREREREREREREMECH. 30 sq ft JANITOR 30 sq ft MECH. 12 sq ft MECH. 9 sq ft DN DN UPUP AA B AA B B B B A A B AA B B BB AA BB B B AA BB A A B B B B A A B B B A A B B B A A AA AA A AAA B B BB BBBBBBCCCC DWFDWDWFDWDWFDWDWFDWDWFDWDWFDWDWFDWFDWDWFDWFDWD WFDW D W FDWDW FDWDWDW1-BEDROOM (1.0/1.1) NSF: 683 sq ft 2-BEDROOM (2.0/2.1) NSF: 899 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 2-BEDROOM (2.4) NSF: 877 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 2-BEDROOM (2.2) NSF: 851 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 2-BEDROOM (2.2) NSF: 851 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft UNIT TYPE 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS NRA (SF)683 683 683 899 899 899 851 877 877 1135 1135 1135 GSF (SF)725 725 725 957 957 957 907 933 939 1201 1201 1201 Porch/ Balcony 79 79 79 79 79 79 79 115 82 82 82 82 Floor 1 6 0 0 0 0 1 0 2 1 1 0 0 11 9313 947 2906 2516 15682 Floor 2 3 0 1 0 0 1 2 2 1 2 0 1 13 12079 1111 0 2492 15682 Floor 3 3 0 1 0 0 1 2 2 1 2 0 1 13 12079 1111 0 2492 15682 Floor 4 3 0 1 1 0 0 2 2 1 3 0 0 13 12079 1111 0 2492 15682 Total 15 0 3 1 0 3 6 8 4 8 0 2 50 45550 4280 2906 9992 62728 TOTAL 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS TOTAL 15 0 3 1 0 3 6 8 4 8 0 2 50 45550 4280 2906 9992 62728 By BR % Common Area--Enclosed space outside of Net Rentable Area, whether conditioned or unconditioned, to include such area contained in: property management offices, resident service offices, 24-hour front desk office, clubrooms, lounges, community kitchens, community restrooms, exercise rooms, laundry rooms, mailbox areas, food pantry, meeting rooms, libraries, computer labs, classrooms, break rooms, flex space programmed for resident use, interior corridors, common porches and patios, and interior courtyards. Common Area does not include individualized garages, maintenance areas, equipment rooms, or storage CIRC/MECH: All circulation and mechanical spaces including Fire Riser Rooms, Stairs, Landings, Entry and Maintenance Gross SQFT-- The area measured around the outside of framing. GSF is measured to the outside of the studs of a Unit or to the middle of walls in common with other Units. It is Exlusive of Balconies. 2BR 22 44% 3BR 10 20% HEARTWOOD COMMONS Net Rentable Area (NRA)--The Unit space that is available exclusively to the tenant and is heated and cooled by a mechanical HVAC system. NRA is measured "paint to paint" inside and/or face of each demising wall/corridor wall/exterior wall. It is Exclusive of Balconies. PROJECT TOTAL 1BR 18 36%NSCALE: 1/8" = 1'-0"1 PROPOSED SECOND & THIRD FLOOR PLAN DEVELOPER KCG COMPANIES, LLC © COPYRIGHT 2026 EBERSOLDT + ASSOCIATES, LLC 1/30/26 HEARTWOOD COMMONS 2020 S MAIN ST. SOUTH BEND, IN 46613BIMcloud: eplusa - BIMcloud Software as a Service/Heartwood Commons9311 N. MERIDIAN ST. INDIANAPOLIS, IN 46260 P PHONE #SCHEMATIC DESIGN Heartwood CommonsSD103 - OVERALL FOURTH FLOOR PLANREREREREREREREREREREREREREMECH. 30 sq ft JANITOR 30 sq ft MECH. 12 sq ft MECH. 9 sq ft DNDN AA B AA B B B B A A B AA B B BB AA BB B B AA BB A A B B B B A A B B B A A B B B A A AA AA A AAA B B BB BBBBBBCCCC DWFDWDWFDWDWFDWDWFDWDWFDWDWFDWDWFDWFDWDWFDWFDWD WFDW D W FDWDW FDWDWDW1-BEDROOM (1.0/1.1) NSF: 683 sq ft 2-BEDROOM (2.0/2.1) NSF: 899 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 2-BEDROOM (2.4) NSF: 877 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 1-BEDROOM (1.0/1.1) NSF: 683 sq ft 2-BEDROOM (2.2) NSF: 851 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 3-BEDROOM (3.0/3.1) NSF: 1,135 sq ft 2-BEDROOM (2.2) NSF: 851 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft 2-BEDROOM (2.3) NSF: 891 sq ft UNIT TYPE 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS NRA (SF)683 683 683 899 899 899 851 877 877 1135 1135 1135 GSF (SF)725 725 725 957 957 957 907 933 939 1201 1201 1201 Porch/ Balcony 79 79 79 79 79 79 79 115 82 82 82 82 Floor 1 6 0 0 0 0 1 0 2 1 1 0 0 11 9313 947 2906 2516 15682 Floor 2 3 0 1 0 0 1 2 2 1 2 0 1 13 12079 1111 0 2492 15682 Floor 3 3 0 1 0 0 1 2 2 1 2 0 1 13 12079 1111 0 2492 15682 Floor 4 3 0 1 1 0 0 2 2 1 3 0 0 13 12079 1111 0 2492 15682 Total 15 0 3 1 0 3 6 8 4 8 0 2 50 45550 4280 2906 9992 62728 TOTAL 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS TOTAL 15 0 3 1 0 3 6 8 4 8 0 2 50 45550 4280 2906 9992 62728 By BR % Common Area--Enclosed space outside of Net Rentable Area, whether conditioned or unconditioned, to include such area contained in: property management offices, resident service offices, 24-hour front desk office, clubrooms, lounges, community kitchens, community restrooms, exercise rooms, laundry rooms, mailbox areas, food pantry, meeting rooms, libraries, computer labs, classrooms, break rooms, flex space programmed for resident use, interior corridors, common porches and patios, and interior courtyards. Common Area does not include individualized garages, maintenance areas, equipment rooms, or storage CIRC/MECH: All circulation and mechanical spaces including Fire Riser Rooms, Stairs, Landings, Entry and Maintenance Gross SQFT-- The area measured around the outside of framing. GSF is measured to the outside of the studs of a Unit or to the middle of walls in common with other Units. It is Exlusive of Balconies. 2BR 22 44% 3BR 10 20% HEARTWOOD COMMONS Net Rentable Area (NRA)--The Unit space that is available exclusively to the tenant and is heated and cooled by a mechanical HVAC system. NRA is measured "paint to paint" inside and/or face of each demising wall/corridor wall/exterior wall. It is Exclusive of Balconies. PROJECT TOTAL 1BR 18 36%NSCALE: 1/8" = 1'-0"1 PROPOSED FOURTH FLOOR PLAN DEVELOPER KCG COMPANIES, LLC © COPYRIGHT 2026 EBERSOLDT + ASSOCIATES, LLC 1/30/26 HEARTWOOD COMMONS 2020 S MAIN ST. SOUTH BEND, IN 46613BIMcloud: eplusa - BIMcloud Software as a Service/Heartwood Commons9311 N. MERIDIAN ST. INDIANAPOLIS, IN 46260 P PHONE #SCHEMATIC DESIGN Heartwood CommonsSD104 - OVERALL ROOF PLANSLOPE1/4 : 12SLOPE1/4 : 12SLOPE1/4 : 12SLOPE1/4 : 12UNIT TYPE 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS NRA (SF)683 683 683 899 899 899 851 877 877 1135 1135 1135 GSF (SF)725 725 725 957 957 957 907 933 939 1201 1201 1201 Porch/ Balcony 79 79 79 79 79 79 79 115 82 82 82 82 Floor 1 6 0 0 0 0 1 0 2 1 1 0 0 11 9313 947 2906 2516 15682 Floor 2 3 0 1 0 0 1 2 2 1 2 0 1 13 12079 1111 0 2492 15682 Floor 3 3 0 1 0 0 1 2 2 1 2 0 1 13 12079 1111 0 2492 15682 Floor 4 3 0 1 1 0 0 2 2 1 3 0 0 13 12079 1111 0 2492 15682 Total 15 0 3 1 0 3 6 8 4 8 0 2 50 45550 4280 2906 9992 62728 TOTAL 1.0 TYPE B 1.0 AV TYPE B 1.1 TYPE A 2.0 TYPE B 2.0 AV TYPE B 2.1 TYPE A 2.2 TYPE B 2.3 TYPE B 2.4 TYPE B 3.0 TYPE B 3.0 AV TYPE B 3.1 TYPE A TOTAL GSF TOTAL BALCONY /PORCH TOTAL COMMON AREA CIRC/ MECH SQFT GROSS TOTAL 15 0 3 1 0 3 6 8 4 8 0 2 50 45550 4280 2906 9992 62728 By BR % Common Area--Enclosed space outside of Net Rentable Area, whether conditioned or unconditioned, to include such area contained in: property management offices, resident service offices, 24-hour front desk office, clubrooms, lounges, community kitchens, community restrooms, exercise rooms, laundry rooms, mailbox areas, food pantry, meeting rooms, libraries, computer labs, classrooms, break rooms, flex space programmed for resident use, interior corridors, common porches and patios, and interior courtyards. Common Area does not include individualized garages, maintenance areas, equipment rooms, or storage CIRC/MECH: All circulation and mechanical spaces including Fire Riser Rooms, Stairs, Landings, Entry and Maintenance Gross SQFT-- The area measured around the outside of framing. GSF is measured to the outside of the studs of a Unit or to the middle of walls in common with other Units. It is Exlusive of Balconies. 2BR 22 44% 3BR 10 20% HEARTWOOD COMMONS Net Rentable Area (NRA)--The Unit space that is available exclusively to the tenant and is heated and cooled by a mechanical HVAC system. NRA is measured "paint to paint" inside and/or face of each demising wall/corridor wall/exterior wall. It is Exclusive of Balconies. PROJECT TOTAL 1BR 18 36%NSCALE: 1/8" = 1'-0"1 PROPOSED ROOF PLAN