HomeMy WebLinkAboutBill 21-16 803 West Washington Rezone-Kizer HouseLAWRENCE P. MAGLIOZZI
EXECUTIVE DIRECTOR
Angela M. Smith
Deputy Director
PARPEAPLLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., ROOM I1 40 COUN -rY -CITY BUILDING, SOUTH BLND, INDIANA +6601 (i74) 23i -9571
May 18, 2016
South Bend Common Council
4' Floor, County -City Building
South Bend, IN 46601
RE: Bill # 21 -16
Rezoning: 803 W. Washington St.
Dear Council Members:
The Area Plan Commission held a public hearing on May 17, 2016 for the above reference petition. This petition is
set for public hearing before the Common Council on Monday, May 23, 2016
Ordinance & Petition Amendments:
The following changes have been made to the above referenced petition:
Ordinance:
1.) A correction to the legal description has been made.
A Copy of the revised Ordinance is attached.
Public Hearing Summary:
There were two citizens present to speak in favor of the petition, and one citizen present to ask questions of the
petitioner.
• Debra Parcell spoke in favor of the petition, citing the historic significance of the property;
• Andrew Hudak spoke in favor of the petition, but suggested limiting the number of residential units on the
property and expressed concerns about parking on the street;
• Philip Blaine asked questions of the petitioner, including: hours of operation, lighting, and number of
occupants. He also mentioned that he has encountered opposition from the Area Plan Commission when
he has inquired about rezoning his property to a commercial district, 10 -20 years ago. Ultimately, he
suggested the petition be tabled until a graphic rendering could be produced by the architect to ease his
concerns.
If you have any further questions, please feel free to contact me at (574) 235 -9571.
Sincerely
Matthew P. Ch uies
Planner
CC: Kathleen Cekanski - Farrand
Fled in C(erk's Office
MAY 18 7016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND
W W W . S T J O S E P H CO U N T Y INDIANA. C 0 M/ A R EA PLAN
a �
LAWRENCE P. MAGLIOZZI
EXECUTIVE DIRECTOR
Angela M. Smith
Deputy Director
LAN COMMISSION OF ST. JOSEPH COUNTY, IN
d2'Sad �E;: FEEII �� %V 6, ROOM 1140 COUNTY -CITY BUILDING, SOUTH BENI), IN DIANA 46601 1 5741 235 -9571
We ne , a ,
The Honorable Council of the City of South Bend
4th Floor, County -City Building
South Bend, IN 46601
RE: A proposed ordinance of Historic Landmarks Foundation of Indiana, Inc. to zone from MF 1 Urban Corridor
Multifamily District to MU Mixed Use District, property located at 803 W. Washington Street, City of South
Bend — APC #2781 -16
Dear Council Members:
I hereby Certify that the above referenced ordinance of Historic Landmarks Foundation of Indiana, Inc. was
legally advertised on Thursday, May 05, 2016 and that the Area Plan Commission at its public hearing on
Tuesday, May 17, 2016 took the following action:
Upon a motion by John DeLee, being seconded by John McNamara and unanimously carried, a
proposed ordinance of Historic Landmarks Foundation of Indiana, Inc. to zone from MF1 Urban
Corridor Multifamily District to MU Mixed Use District, property located at 803 W. Washington
Street, City of South Bend, is sent to the Common Council with a FAVORABLE
recommendation. Rezoning to the MU Mixed Use District will allow for the adaptive reuse of this
former single family mansion while maintaining the historic character of the structure.
PLEASE NOTE that the Ordinance has been amended by the petitioner and is different than that used for the
Common Council's first reading. The amended Ordinance was legally advertised and heard by the Area Plan
Commission.
The deliberations of the Area Plan Commission and points considered in arriving at the above decision are
shown in the minutes of the public hearing, and will be forwarded to you at a later date to be made a part of
this report.
Sincerely,
Lawrence P. Magliozzi
Attachment
CC: Historic Landmarks Foundation of Indiana, Inc.
Todd Zeiger — Director Northern Regional Office
Kil Architecture
Filed in Clerk's Office
MAY 18 7018
KAREEMAN FOWLER
CITY CLERK, SOUTH, BEND, IN
SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND
W W W. S T J O S E P H C O U N T Y I N D I ANA. CO M/ A R E A P L A N
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED
AT 803 WEST WASHINGTON STREET, COUNCILMANIC DISTRICT NO. 1 IN THE CITY
OF SOUTH BEND, INDIANA
STATEMENT OF PURPOSE AND INTENT
To rezone property from MF1 Urban Corridor Multifamily District to MU Mixed Use District for
a mixed use building with uses such as, but not limited to, offices and residential.
NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South
Bend, Indiana as follows:
SECTION I. Ordinance No. 9495 -04, is amended, which ordinance is commonly known as the
Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby is amended in
order that the zoning classification of the following described real estate in the City of South
Bend, St. Joseph County, State of Indiana:
PARCEL I:
A part of Bank Out lot Numbered 31 and 32 of the First Plat of Out Lots of the Town, now City
of South Bend, platted by the State Bank of Indiana, which part is bounded by a line running as
follows, viz: Beginning on the n01 ih line of Washington Street (now Washington Avenue) in
said City, at a point 24 3/4 feet East of the southeast comer of said Bank Out Lot Numbered 31;
thence running West on the north line of said Washington Avenue a distance of 70 feet; thence
North 198 feet; thence East 70 feet; thence South 198 feet to the place of beginning.
PARCEL II:
A part of Lot 4 in Mary Witherill's Subdivision of Bank Out Lot 32 described as follows:
Beginning at the northwest corner of Lot 4; thence East 28.50 feet along the north line of said Lot
4; thence Southwesterly 43 .60 feet along a line with a deflection angle of 969 7.40" right from
the last described course extended thence Southwesterly 156.30 feet along an arc to the right
having a radius of 909.93 feet and subtended by a long chord having a length of 156.03 feet with
a deflection angle of 1 °06.24" right from the last described course extended to a point on the
South line of Lot 4; thence West 0.37 feet along the South line of Lot 4 to the southwest corner
of said Lot 4; thence North 198.00 feet along the west line of Lot 4 to the point of beginning.
PARCEL III:
Beginning at the intersection of the Westerly right -of -way line of Chapin Street and the North
right -of -way line Washington Street, thence North 89 °- 56' -50" East along said Northerly right -of-
way line projected East, a distance of 6.19 feet; thence North 8 °- 53' -58" East, a distance of 76.25
feet; thence North 11°- 10' -11" East, a distance of 114.09 feet; thence NOlih 4 °- 28' -16" East, a
distance of 11.49 feet to the Southerly line of the 14 foot alley projected East; thence North 90 °-
00'-00" West, a.distance of 15.10 feet to the Westerly right -of -way line of Chapin Street; thence
South 7 °- 25' -20" West along said Westerly right -of -way line, a distance of 114.90 feet to the
place of beginning containing 2053 square feet more or less.
be and the same is hereby established as MU Mixed Use District.
SECTION II. This ordinance shall be in full force and effect from and after its passage by the
Common Council, approval by the Mayor, and legal publication.
Member of the Common Council
Attest:
City Clerk
Presented by me to the Mayor of the City of South Bend, Indiana on the
2 , at o'clock . M.
Approved and signed by me on the day of
o'clock . M.
Mayor, City of South Bend, Indiana
1 st READING
PUBLK HEARINC
3 rd READING
NOT APPROVED
REFERRED
PASSED
City Clerk
2 , at
day of
Filed in Clerk's Office
APR 0 6 2016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, !N
PETITION FOR ZONE MAP AMENDMENT
City of South Bend, Indiana
I (we) the undersigned make application to the City of South Bend Common Council to amend the zoning
ordinance as herein requested.
1) The property sought to be rezoned is located at:
803 W. Washington
South Bend, Indiana 46615
2) The property Tax Key Number(s) is /are: 018- 1025- 106201
3) Legal Descriptions: See attached Legal Description
4) Total Site Area: 0.43 Acres
5) Name and address of property owner(s) of the petition site:
Historic Landmarks Foundation oflndiana, Inc. (DBA- Indiana Landmarks)
1201 Central Ave
Indianapolis, IN 46202
574 -232 -4534
TZeiger@indianalandmarks.org
Name and address of additional property owners, if applicable:
6) Name and address of contingent purchaser(s), if applicable:
NA
Name and address of additional property owners, if applicable:
7) It is desired and requested that this property be rezoned:
From: MF1 Urban Corridor Multifamily District
To: MU Mixed Use District
Filed in Clark's office
APR 0 a 2016
KAREEMAH FOWLEFI
CITY CLERK, SOUTH BEND, IN
8) This rezoning is requested to allow the following use(s): Mixed Use - Offices and Meeting /Gallery Space
IF VARIANCE(S) ARE BEING REQUESTED (if not, please skip to next section):
1) Parking Variance from 30 spaces required to 13.
2) A statement on how each of the following standards for the granting of variances is met:
(a) The approval will not be injurious to the public health, safety, morals and general welfare of the
community: The proposed remodel entails a conversion of the existing three -story, multi -unit residential
property into a mixed use business property with offices and a meeting /gallery space on the first floor,
and offices and/or apartments on the second and third floors of the main building as well as on the
second floor of the carriage house.
(b) The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner; and: This project serves as a transition between the residential
neighborhood to the east and the multi -use facilities to the west. The business immediately west of the
project site is a multi -use commercial /residential building. Across the street to the south is the Oliver
Mansion/History Museum, a multi -use facility with meeting space, offices and museum.
The gallery /meeting space will be primarily used after hours with the office spaces used during normal
davtime hours. There will also be parking lot screening provided at this rear parking lot and overall
landscape improvements, per the attached plans.
(c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the
property: The strict application of this Ordinance would only allow for part of this building to be
used for the intended office and meeting cue. The proposed plan and parking with the approved
parking variance brill allow for a reduced amount ofpaved surface compared to the present site plan.
IF A SPECIAL EXCEPTION USE IS BEING REQUESTED, (if not, please skip to next section):
1) A detailed description and purpose of the Special Exception Use(s) being requested: NA
2) A statement on how each of the following standards for the granting of a Special Exception Use is met:
(a) The proposed use will not be injurious to the public health, safety, comfort, community moral standards,
convenience or general welfare:
(b) The proposed use will not injure or adversely affect the use of the adjacent area or property values
therein:
(c) The proposed use will be consistent with the character of the district in which it is located and the land
uses authorized therein; and:
(d) The proposed use is compatible with the recommendations of the City of South Bend Comprehensive
Plan.
* In the case of a Special Exception Use, the petitioner shall be held to the representations made on the Preliminary
Site Plan included with this petition.
CONTACT PERSON:
Todd Zeiger
Director, Northern Regional Office
402 W. Washington
South Bend, Indiana 46601
574- 232 -4534
TZeiger@indianalandmarks.org
BY SIGNING THIS PETITION, THE PETITIONERS/PROPERTY OWNERS OF THE ABOVE -
DESCRIBED REAL ESTATE AUTHORIZE THAT THE CONTACT PERSON LISTED ABOVE MAY
REPRESENT THIS PETITION BEFORE THE AREA PLAN COMMISSION AND COMMON COUNCIL
AND TO ANSWER ANY AND ALL QUESTIONS THEREON.
property owner(s), or signature of Attomey for all property owner(s):
in Clerk's Office
APR 0 6 2016
CITY CLERK, Sou'rH, REND}, PJ
Staff Report
APC # 2781 -16
Owner: Historic Landmarks Foundation of Indiana, Inc.
Location: 803 W. Washington Street
Jurisdiction: City of South Bend
Public Hearing Date: 5/17/2016
Requested Action:
Red in Glork's Office
MAY 18 ?n16
KAREEMAH FOWLER
C TY CLERK, SOUTH BEND, IN
The petitioner is requesting a zone change from MF 1 Urban Corridor Multifamily District
to MU Mixed Use District and seeking 5 variances from the development standards.
Land Uses and Zoning:
On site: On site is a home and detached carriage house.
North: To the north are single family homes zoned SF2 Single Family & Two
Family District.
East: To the east across Dr. Martin Luther King, Jr. Street are single family
homes zoned S172 Single Family & Two Family District.
South: To the south across Washington Street is the Oliver Mansion and the Center
for History zoned O Office District.
West: To the west is an insurance office zoned OB Office Buffer District.
District Uses and Development Standards:
The MU Mixed Use District is established to promote the development of the a dense
urban village environment. The regulations are intended to encourage all the elements of a
traditional urban village, including: storefront retail; professional offices; and, dwelling units
located either in townhouse developments or in the upper stories of mixed -use buildings.
The development standards in this district are designed to: encourage a pedestrian oriented
design throughout the district; and, maintain an appropriate pedestrian scale, massing and
relationship between buildings and structures within the district.
Site Plan Description:
The site plan shows a parking lot on the north side of the house with a new access from
Dr. Martin Luther King, Jr. Street. The existing access and paving along Washington Street
would be removed and replaced with green space. The existing house and detached carriage
house are undergoing renovation, with plans to convert the space for a mixture of uses
including residential, office, and meeting or gallery space.
Zoning and Land Use History And Trends:
The West Washington- Chapin Neighborhood has developed primarily as a residential area.
Many of the historic homes have been renovated and are single family owner- occupied.
Several business offices can be found throughout the area and have developed in a manner
that has relatively low impact on the surrounding residential uses.
Traffic and Transportation Considerations:
Washington Street and Dr. Martin Luther King, Jr. Street have two lanes.
Utilities:
This site is served by municipal sewer and water.
APC # 2781 -16 Page 1 of 3
4
Staff Report
5/5/2016
Agency Comments:
The County Surveyor recommends approval. The Department of Community Investment
recommends approval and recommends that the petitioner install a bike rack and limit the
number of residential units on site. City Engineering is requesting a traffic study be done
for the new curb cut along Dr. Martin Luther King, Jr. Street. The Historic Preservation
Commission recommends approval.
Commitments:
The petitioner is not proposing any written commitments.
Criteria to be considered in reviewing rezoning requests, per IC 36 -7 -4 -603:
1. Comprehensive Plan:
Policy Plan:
This petition is consistent with City Plan, South Bend Comprehensive Plan (November
2006). Objective UD 2.1: Provide incentives to preserve historic buildings in the city; and
H 2.1: Provide incentives to renovate and repair older and historic homes.
Land Use Plan:
The future land use map identifies this area as residential and mixed -use.
Plan Implementation /Other Plans:
No other plans exist for this area.
2. Current Conditions and Character:
This area has developed as residential, with some low- impact commercial uses.
3. Most Desirable Use:
The most desirable use is one that will best preserve and maintain the residential character
of the building and of the neighborhood.
4. Conservation of Property Values:
Surrounding property values should not be adversely affected by the conversion of this site
allow for limited commercial and residential uses.
5. Responsible Development And Growth:
It is responsible development and growth to allow this historic site to be rehabilitated and
developed as a multi - family and office building.
Combined Public Hearing:
The petitioner is requesting the following variances:
1) from the required minimum 30 parking spaces to 13;
2) from the required minimum parking stall depth of 20' to 18';
3) from the required minimum drive aisle width of 24' to 22';
4) from the maximum allowable 40' building height to 46'; and
5) from the required landscaping of required perimeter yards to none.
State statutes and the South Bend Zoning Ordinance require that certain standards must be
met before a variance can be approved.
(1) The approval will not be injurious to the public health, safety, morals, and general
welfare of the community.
The approval of the parking lot configuration is contingent upon a traffic study being
completed, which will ensure public safety.
APC # 2781 -16 Page 2 of 3
'Staff Report
5/5/2016
(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 value of the adjacent commercial property should not be adversely affected since no
landscaping currently exists along the west property line.
(3) The strict application of the terms of the zoning ordinance will result in practical
difficulties in the use of the property.
The layout of the site prevents installation of all required landscaping and parking
dimensions without making major site and structural modifications. The height of the
existing building cannot be practically modified.
Staff Comments:
This is a combined public hearing procedure, which includes a rezoning and 5 variances
from the development standards. The Commission will forward the rezoning to the
Common Council with or without a recommendation and either approve or deny the
variances.
Recommendation:
Based on information available prior to the public hearing, the staff recommends that the
rezoning petition be sent to the Common Council with a favorable recommendation. Staff
recommends approval of the variances, subject to providing perimeter landscaping along
the east and south lot lines.
Analysis:
Rezoning to the MU Mixed Use District will allow for the adaptive reuse of this former
single family mansion while maintaining the historic character of the structure.
APC # 2781 -16 Page 3 of 3
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page 1
April 6, 2016
Area Plan Commission of St. Joseph County, IN
1140 County -City Bldg., 227 W. Jefferson Blvd.
South Bend, IN 46601
Re: Variances as described below:
Parking lot with 13 spaces instead of the required 30 spaces
for
Indiana Landmarks
402 W. Washington
South Bend, IN 46601
Dear Commission Members:
Indiana Landmarks requests consideration of Variances described as follows:
Parking lot with 13 spaces instead of the required 30 spaces
for the property at 803 W. Washington, South Bend, IN 46615
The variance is requested for a new parking lot containing 13 parking spaces (with two
accessible spaces) per the attached proposed site plan.
Per Section 21 -07.04 (Off- Street Parking Regulations) we would be required to provide 30
parking spaces for the proposed building use (see calculations on attached Site Plan
C1.0). The required parking spaces are dictated by the use of the building, Office, and the
meeting /gallery space use on the first floor. This gallery/meeting space would be primarily
used after hours, when the office space is not being used. The attached Site Plan C1.0
also shows additional spaces on Washington and Chapin Streets, and overflow parking lot
West on Washington Street.
In accordance with requirements for variances, under the present zoning, the following is
acknowledged that:
a. The approval will not be injurious to the public health, safety, morals and general
welfare of the community;
The proposed remodel entails a conversion of the existing three -sto -
residential apartment property into a business property with offices nd Filed
meeting /gallery space on the first floor, and offices and /or residenti I on�tr_�em-j in Clerk's Office
and third floors and office and apartment in the carriage house.
APR 06 2016
K I L rwnt =tMAH FOWLER
ARCHITECTURE CITY CLERK, SOUTH BEI�JD, IN
PLANNING
www. ki I architecture, com
1126 LINCOLNWAY EAST SOUTH BEND IN 46601 (574) 288.2654 VOICE 289. 2420 FAX
page 2
b. The use and value of the area adjacent to the property included in the variance will not
be affected in a substantially adverse manner;
This project serves as a transition between the residential neighborhood to the east
and the multi -use facilities to the west. The business immediately west of the project
site is a multi -use commercial /residential building. Across the street to the south is the
Oliver Mansion/ History Museum, a multi -use facility with meeting space, offices and
museum. Other multi -use buildings exist to the west such as the Notre Dame Center
for Art and Culture and the Civil Rights Heritage Center. The gallery/meeting space
will be primarily used after hours with the office spaces used during normal daytime
hours. There will also be parking lot screening provided at this rear parking lot and
overall landscape improvements, per the attached plans.
c. The strict application of the terms of the zoning ordinance will result in practical
difficulties in the use of the property;
The strict application of this Ordinance would only allow for part of this building to be
used for the intended office and meeting use.
On behalf of the Owners, Indiana Landmarks, thank you for considering the variance
requests.
Sincerely,
Gregory A. Kil, NCARB, AIA
Architect
Kil Architecture / Planning
1126 Lincolnway East
South Bend, IN 46601
Phone (574) 288 -2654
Fax (574) 289 -2420
Cc: Todd Zeiger
file
K I L
ARCHITECTURE
PLANNING
www. ki I architecture. com
1126 LINCOLNWAY EAST SOUTH BEND IN 46601 (574) 288.2654 VOICE 289. 2420 FAX
April 8, 2016
Area Plan Commission of St. Joseph County
1140 County -City Building
227 W. Jefferson Blvd.
South Bend, IN 46601
Dear Area Plan,
I am writing today to express support of the petition by Indiana Landmarks to rezone the
historic Kizer house at 803 W. Washington. It is currently zoned multi - family and the
owner is requesting a mixed use zoning to allow use for office, meeting space and
housing. I am also in support of their associated request for a parking variance from the
required 30 on -site spaces to 13 and use of existing and created on- street parking. The
proposed plan will be a great improvement to the neighborhood by allowing the
elimination of haphazard and overwhelming amount of concrete in the front and side
yards of the property and elimination of two dangerous entrances.
As an 37year resident of the W. Washington neighborhood I have witnessed first -hand
the negative impact the multi - family use of the Kizer House has had on the area. Indiana
Landmarks is a well- respected organization with a proven track record bringing positive
new uses to very problematic properties around the State. The proposal by Indiana
Landmarks is a positive change and one that will benefit the neighborhood. Their
proposed on- street parking will not cause any hardships for residents of the area.
In the interest of full disclosure, I would like to share that I have been employed by
Indiana Landmarks for the last ten years. Based on my first knowledge of the upcoming
rehab, I know that Indiana Landmarks will take what was once a substandard and
deteriorated property and turn it into the showplace of the West Washington Historic
District. It is my hope that the Area Plan Commission will give serious consideration to
the rezoning that is being proposed by Indiana Landmarks for their property at 803 W.
Washington Street in South Bend.
Sincerely,
Paul Hayden, Owner
705 W. Washington St
South Bend, IN 46601
Fled in Clerk's Office
MIAY 18 2016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
F6�L E D
APR 15 2016
AREA PLAN COMAIIISSION
PPIKICATION NO..
April 11, 2016
Area Plan Commission of St. Joseph County
1140 County -City Building
227 W. Jefferson Blvd.
South Bend, IN 46601
Dear Commissioners,
TEIE HISTORY
MUSEUM
discover. experience. immerse.
I am writing today to express unequivocal support by The History Museum for the
petition by Indiana Landmarks to rezone the historic Kizer house at 803 W. Washington
from its current multi - family zoning to a mixed use zoning to allow its use for office,
meeting space and house. We favor this change as a positive development for the West
Washington neighborhood. This wonderful house has had a checkered past and we
welcome Indiana Landmarks' acquisition and restoration of this neighborhood anchor
building.
The History Museum also supports Indiana Landmarks' request for an associated parking
variance from the required 30 spaces on site to 13 on -site spaces. To that end, The
History Museum supports the removal of the "No Parking" designation in front of the
Oliver Gardens as noted on their submission C1.3, Block Plan as well as use of the
existing parking along Chapin Street. We are also favorable to entering into a shared use
agreement for the 22 spaces in our western most parking lot also noted on C 1.3. We are
confident that we can coordinate our limited use of that overflow parking with the
occasional needs of Indiana Landmarks. We have allowed such parking for past events
and don't see any issues with similar use in the future. The parking variance will allow
Indiana Landmarks to remove the negative sea of concrete that currently covers the front
and side yards, compactly handle and create screened parking in the rear of the property,
eliminate two dangerous entrances on W. Washington Street and reestablish the street
presence for the property.
The proposal for the repu:posing of the Kizer house is a very posi
restoration of the exterior will enhance the vista from the Oliver R
West Washington Street and the planned use of the building addre
concern held by its neighbors.
Sincerely, 1
W
Randy W. Ray
Executive Dire r
trisfigQ iAWNA Office
ses a
MAY 18 2016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
FILE.
APR 15 2016
ARC PLAN COMMISSION
808 West Washington Street South Bend, Indiana 46601 574.235.9664 historymuseumSB.org
Owned and operated by the Northern Indiana Historical Society
April 14, 2016
Area Plan Commission of St. Joseph County
1140 County -City Building
227 W. Jefferson Blvd.
South Bend, IN 46601
Dear Area Plan,
I support the petition submitted by Indiana Landmarks to rezone the historic Kizer house
at 803 W. Washington from its current multi - family zoning to a mixed use zoning to
allow use for office, meeting space and housing. Kizer house is a large building on a
relatively small parcel and therefore in order to proceed with its redevelopment, a parking
variance from the required 30 on -site spaces to 13 and use of existing and created on-
street parking is necessary. Therefore I also support the parking variance that was
submitted by Indiana Landmarks. It is my understanding that the street parking will be
available to more than just the Kizer house, particularly since some of the counted
parking spaces are directly in front of other businesses and in front of the History
Museum.
I have lived three short blocks from the Kizer house since 1979 and have seen its neglect
and dubious uses over the past 37 years. (I witnessed the fire all those many years ago.) 1
am very pleased that an established and respected organization, Indiana Landmarks, has
taken the project under its care. Their work on the Kizer house and long term plan for its
use and management will make a major, positive impact on the neighborhood. It is my
hope that they will be able to keep the number of tenants to a minimum but also generate
a positive operating cash flow for the building.
The Kizer house is in a very visible and prominent location in our
very exciting that at last it will return to a use and conditio�tha
west side neighborhood. � ���
Sincerely,
Dea Jean Andrews
223 N. Scott Street
South Bend, IN 46601
It is
MAY 18 ?016
KAREEMAH FOWLER
CITY CLERK. SOUTH BEND, IN
F 1 LI E D
APR 152016
AREA PLAN
APPLICATION qq.,
South Bend Heritage
Phone 674- z84 -i0oh Pax $74 289 -4550 wwwsbheritage.org
803 I.inroln Way Nest South Bend. IN 4601 h
4.14.16
Area Plan Commission of St. Joseph County
1140 County -City Building
227 W. Jefferson Blvd.
South Bend, ICI 46601
Dear Area Plan,
As Executive Director of South Bend Heritage Foundation I am writing today to express
my sGpproT IL f'ur the petition by Indiana Landmarks to rezone the historic Kizer house at
803 W. Washington from its current multi- family zoning to a mixed use zoning to allow
its use for office, meeting space and housing.
On behalf of the South Bend Heritage Foundation board I support this proposal as a
positive deveLopment for the W. Washington neighborhood — a neighborhood we have
been working for decades to revitalize. We also support the proposal as an adjacent
property owner with our property at Dunbar Corner and a recent acquisition of the house
at 816 Colfax street - a property that abuts the Kizer house site to the north. The Kizer
house has been a long time problem property in our area and the proposal by Indiana
Landmarks is a good solution by well- respected organization with a strong track record
of bringing positive change to such difficult properties around the State.
We also support their request for an associated parking variance from the required 30
spaces on site to 13 on -site spaces with the associated plan to utilize existing or newly
created on- street parking. The parking variance will allow Indiana Landmarks to remove
the concrete that currently covers the front and side yards, compactly handle and create
screened parking in the rear of the property, eliminate two dangerous entrances on W.
Washington Street and reestablish the street presence for the property.
We are confidient that Indiana Landmarks will maintain its commitment to redevelop the
Kizer House as proposed and inform the neighborhood and others if changes to their
plans are regtured.
Sins rely,
Marco Marian
Executive Director
NeighborW &r
CHARTERED MEMBER
Fled in Clerk's Office
MAY 18 7016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
FILEIli
APR 15 2016
AREA PLAN COMMISSION
APPLlf°A.I!71�1 i_9
Matthew Chappuies - Kisser House and Landmark's Plan for it.
From: Noreen Moran Deane -Moran <ndeanemo @nd.edu>
To: <mchappui @co.st joseph.in.us>
Date: 4/16/2016 11:32 PM
Subject: Kisser House and Landmark's Plan for it.
Cc: Todd Zeiger <tzeiger @indianalandmarks.org>
Mr. Mathew Chappuies
Area Plan Commission of St. Joseph County
1140 County City Building
227 West _Tefferson Blvd
South Bend, Indiana 46601
Page 1 of 2
Filed in Clerk's Office
MAY 18 7016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
F I L
APR 18 2016
AREA F! A'll COMMISSION
Dear Mr Chappuies,
I am writing today to express support of the petition of Indiana Landmarks to rezone the historic
Kizer House at 803 West Washington from its current multi - family zoning to a mixed use zoning to
allow for Landmark's office space and other use which will become more clear after Mr. Zeiger gives
a presentation to the Near West Side Neighborhood Organization. I am also in support of their
associated request for a parking variance from the required thirty on -site spaces to thirteen and use of
some created on street parking. At this juncture, however, I am unsure of the parking arrangements
possibly proposed for the front of the two buildings at that particular part of West Washington and its
peculiar traffic management situation. I am sure that further discussion will clarify that particular
issue. The proposed plan will certainly be an improvement by eliminating the large amount of front
yard concrete and the elimination of two dangerous entrances. The house is an interesting one, and
we were all very happy when the most recent couple purchased it and seemed to ensure its
rehabilitation and historic placement. Unfortunately, that, ultimately, did not work out. Single family
would have been a nice stability and addition to the predominant zoning, but given several elements,
that perhaps is highly unlikely at this point, and Landmarks is most likely to rehabilitate the physical
structure and find a use in keeping with the neighborhood.
As a fifty-three (53) year resident of West Colfax Avenue, and thus the West Washington Historic
District, I certainly have witnessed first hand the negative impact the house had in its previous
ownership by Mr. Freidline. The drug dealing was legion, and after the fairly large fire, the
rehabilitation by the owner was less than desirable. As we were able to narrow what had formerly
been the inner belt, we were excited and hopeful for a positive change. It would seem at this point,
that Landmarks is presenting a proposal that will bring positive change to the building and, thus,
increase the stability of the neighborhood.
In terms of parking plans, I await a clearer vision of the situation and depend on your expertise in
analyzing the situation. Permission to use Museum parking seems to be a valid solution. The
proposed angle parking might also be, but I don't know how those spaces an be reserved or what the
legal plan is. I think the spaces directly involved with the parking lot of the building should be
sufficient, but, as previously mentioned, I do have questions about front W. Washington use of space
and any alteration there. On West Colfax, we have situations with the Bed and Breakfast which
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seems to think it can regulate on the street parking which, legally, is open to all residents and not
specifically reserved for any property owner. I only mention these questions because I still have
them.
The landscape plans i have seen seem very appropriate and certainly will give a more elegant and
pleasant ambiance. Obviously, I have lived in the neighborhood for a veery long time. When I first
came, it had a large apartment building on West Colfax and mostly multi - family reuse of homes.
Gradually, through the work of those who wanted to live in that very neighborhood, their energy and
work and the more gentle passage of time has improved the look and vitality of the neighborhood.
We see and hope that Landmarks' plan for the Kizer house will be a very positive piece in this
puzzle.
Sincerely,
Noreen Deane -Moran
716 West Colfax Avenue
South Bend, Indiana 46601
574 -631 -7315
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