HomeMy WebLinkAboutSpecial Exception - 1401 S. Lafayette Blvd.- Transpo Cell TowerRESOLUTION
4051-10
Passed by the Common Council of the City of South Bend, Indiana
September 27,
Attest:
10
20
City Clerk
President of Common Council
Presented by me to the Mayor of the City of South Bend, Indiana
September 28, 20 10
Cl,.e.~ ~t'`-~''`
~_ City Clerk
Approved and signed by me September 29, 20 10
~~~,~.;
C/ ~~`
RESOLUTION NO. ~~" ~~ ~~
A RESOLUTION OF THE COMMON COUNCIL OF THE
CITY OF SOUTH BEND, INDIANA,
APPROVING A PETITION OF THE AREA
BOARD OF ZONING APPEALS
FOR THE PROPERTY LOCATED AT
1401 SOUTH LAFAYETTE BLVD., SOUTH BEND, IN
WHEREAS, Indiana Code Section 36-7-4-918.6, requires the Common Council to give notice
pursuant to Indiana Code Section 5-14-1.5-5, of its intention to consider Petitions from the Board
of Zoning Appeals for approval or disapproval; and
WHEREAS, the Common Council must take action within sixty (60) days after the Board of
Zoning Appeals makes its recommendation to the Council; and
WHEREAS, the Common Council is required to make a determination in writing on such
requests pursuant to Indiana Code Section 36-7-4-918.4, and
WHEREAS, the Area Board of Zoning Appeals has made a recommendation, pursuant to
applicable state law.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMON COUNCIL OF THE
CITY OF SOUTH BEND, INDIANA as follows:
SECTION I. The Common Council has provided notice of the hearing on the Petition from the
Area Board of Zoning Appeals pursuant to Indiana Code Section 5-14-1.5-5, requesting that a
Special Exception be granted for the property located at 1401 South Lafayette Blvd, South Bend,
Indiana:
in order to permit the construction of a 180 foot telecommunications tower in a "GI" General
Industrial District
SECTION II. Following a presentation by the Petitioner, and after proper public hearing, the
Common Council hereby approves the petition of the Area Board of Zoning Appeals, a copy of
which is on file in the Office of the City Clerk.
SECTION III. The Common Council of the City of South Bend, Indiana, hereby finds that:
_ _ -~.,
1. The proposed use will not be injurious to the public health, safety, comfort, community
moral standards, convenience or general welfare;
2. The proposed use will not injure or adversely affect the use of the adjacent area or
property values therein;
3. The proposed use will be consistent with the character of the district in which it is located
and the land uses authorized therein;
4. The proposed use is compatible with the recommendations of the City of South Bend
Comprehensive plan;
SECTION IV. Approval is subject to the Petitioner complying with the reasonable conditions
established by the Area Board of Zoning Appeals which are on file in the office of the City Clerk.
SECTION V. The Resolution shall be in full force and effect from and after its adoption by the
Common Council and approval by the Mayor.
Mem er of the Common Council
~KESENTED ~,~Zi7 ~ `~
Et:
~~` APPROVED
~DOP7ER ~-Z~-~~
Fit~a rt ~!~rl.'~ C3fflce
AUG 1 0 2010
JC.1N V00?~'CE
ClIY Cl.Ei?K, SCE. EsEPID, IK
TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND:
Your Committee of the Whole, to whom was referred:
BILL NO.
10-43 A RESOLUTION OF THE COMMON COUNCIL OF THE
CITY OF SOUTH BEND, INDIANA, APPROVING A
PETITION OF THE AREA BOARD OF ZONING APPEALS
FOR THE PROPERTY LOCATED AT 1401 SOUTH
LAFAYETTE BLVD., SOUTH BEND, INDIANA
Respectfully report that they have examined the matter and that in their opinion,
this bill is being recommended to the full Council with a favorable
recommendation.
Ann Puzzello
Chairperson, Committee of the Whole
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Prepared by.
St. Joseph County Office of GIS
227 W. Jefferson Blvd.
South Bend, Indiana 46601
Phone: (574)245-6583
PETITION OF SOUTH BEND PUBLIC TRANSPORTATION CORP.
ADJACENT PROPERTY OWNERS
PARCELID NAME_1 MAILINGADD MAILINGCIT MAILINGSTA MAILINGZIP
SOUTH BEND
018-8006-0349 PUBLIC
RANSPOTATION 1200 County
City Bldg
South Bend I
N
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CORPACTUAL
RANS DATE 7/21/09
018-8021-0849 CITY OF SOUTH 1200 County
l South Bend IN 46601
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018-8021- CITY OF SOUTH 1200 County South Bend IN 46601
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018-8004-0164 CITY OF SOUTH 1200 County-
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018-8004-0180 E & RUTH MARY AS
RUSTEES UNDER 111 LAKE
MALLARD LN
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SC
29020
DECLARATION OF
RUST
018-8006-0288 G & B REALTY LLC Dr N E Lake Elkhart IN 46514
018-8006- G & B REALTY LLC E Lake Elkhart IN 46514
028801 Dr N
018-8004-0160 SWEET REALTY LLC Sts S Taylor South Bend IN 46601
018-8006- g, g REALTY LLC E Lake Elkhart IN 46514
028201 Dr N
018-8028-1127 EGGERS REAL 08 W South Bend IN 46613
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018-8027-1094 PARCHMAN
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018-8004-0177 HARMON WILLIAM V P O Box 6113 South Bend IN 46660
018-8004-0162 CITY OF SOUTH 227 W
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018-8004-0176 HARMON WILLIAM V P O Box 6113 South Bend IN 4666
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018-8004-0179 E & RUTH MARY AS
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018-8004-0166 BLK LLC 07 N
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018-8006- G & B REALTY LLC p~ N E Lake Elkhart IN 46514
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018-8004-0159 SWEET REALTY LLC St 5 S Taylor South Bend IN 46601
018-8004-0174 ILLOW LLC 1149 S Main South Bend IN 46601
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SBDS02 MDH 408445v1
AREA BOARD OF ZONING APPEALS
125 S. Lafayette Blvd.
Suite 100
South Bend, Indiana 46601
(574) 235-9554
Fnx: (574) 235-5541
September 2, 2010
The Honorable Common Council
Of the City of South Bend
4th Floor, County-City Building
South Bend, Indiana 46601
RE: Petition for Special Exception for South Bend Public
Transportation Corp.
ABZA 9/1/10
Dear Council Members:
The above referenced petition of South Bend Public Transportation Corp. was legally advertised on
August 21, 2010. The Area Board of Zoning Appeals gave it a public hearing on September 1, 2010, at
which time the following action was taken:
Upon a motion by Mr. Phipps, being seconded by Mr. Hawley and unanimously carried, the
petition for Special Exception of South Bend Public Transportation Corp. to allow a 180' tall
telecommunications tower on property located at 1401 S. Lafayette Blvd., is sent to the Common
Council with a Favorable Recommendation.
The deliberations of the Area Board of Zoning Appeals and points considered in arriving at the above
decision as shown in the Minutes of the Public Hearing, and will be forwarded to you at a later date, to be
made part of this report.
Sincerely,
Charles C. Bulot, C.B.O.
Building Commissioner
CCB/cah
PETITIOle OF
SOUTI3 BEND PUBLIC TI2A'.\'SPORTATION/TRAI\SPO
SPL-CIAL USE PLTP1SLi_ANT S.J.C.C. CHAPTER ~
AREA BOARD 01= ZONING APPEALS
FI'_<'DI1~GS OF FACT
1. THE PRPOSF_D SPECIAL USE WILL NOT BE IN JURIUS TO THE PUBLIC HL-ACTH.
S.4FET1'_ COMFOP.T. COMMUTTIT~' MORAL STANDARDS_ CONZ'ENIENCE OR GENE-R_AL WLF.4FE
BECAUSE:
The evidence presented at the Area Board of Zoning .Appeals meeting was in the Board's opinion
conflictin~_ and inconclusive. Therefore_ the Board is of the opinion that the Council would be in a better
position to hear further clarification and more evidence on this petition.
2. THE PROPOSED SPECIAL USE WILL NOT I?~'JURL- OR ADVERSELY AFFECT THE USE OF
THE ADJACENT AREA OR PROPERTY VALUES THEREIN BECAUSE:
The variance or use shall improve the appearance of the neighborhood and vt~ill not devalue the
surrounding properties.
3. THE PROPOSED SPECIAL USE WILL BE CONSISTL-NT \~'ITH THE CHARACTER OF THE
DISTRICT IN «'HICH IT IS LOCATED AND THE LAND USES AUTHORIZED THEPtEII~' BECAUSE:
Conditions on the uropem~ predate the Zoning Ordina_nce_ which creates a different condition for this
propem•.
4. THE PROPOSED SPECIAL L?SE IS COMPATIBLE- WITH THE RECOMMENDATIO?~'S Or
THE- ST .JOSEPH COUNTY COMPREHENSIVE PLAN BECAUSE:
It is the feeling of the Board that the variance is blending into the overall Comprehensive Plan and is no.
deviating from its intent.
CONDITIONS or P.EVISIO?~'S:
DECISIO?e
IT IS THEREFOP.E the decision of this Board that this request for SPECIAL L?SE shall be passed onto the
Common Council ~~-ith a: F.4VOR.4BLE RECOlt'I)t'IE'~DATION
ADOPTED this 1st Dav of SEPTEMBER, ?010.
~'ES NO
~ MICH_4EL URBAl~'SI~I
~ GER_4LD PHIPPS
Bi ROBERT HA~t.'LEY
~i R_ANDALL 1\!ATTHYS
® JACK YOUNG
Gi JOE- \'ELI_EMAN
BARNES ÞBURG LLP
Michael D. Hard~~
(574) 237-1233
mike.h~ardyC~btla~~~.com
VIA HAND DELIVERY
Area Board of Zoning Appeals
c/o Carolyn A. Henry, Executive Secretary
125 South Lafayette Blvd., Suite 100
South Bend, Indiana 46601
600 1st Soutce Bank Center
100 North 1`lichigan
South mend, IN 46601.163? U.S.A.
(574) ?33-1171
Fax (574)237-112
wwm.btla~~'.a~m
August 10, 2010
RE: South Bend Public Transportation Corp.
Petition for Special Exception and Waiver (New Transpo Facility / 1401
South Lafayette Blvd., South Bend, IN)
Dear Ms. Henry:
We are pleased to enclose this letter as a "Petition for Special Exception Use and
Waiver" on behalf of our client, South Bend Public Transportation Corp. ("Transpo"), for
consideration by the Area Board of Zoning Appeals (the "Board"). This Petition is filed to
request a special exception use to allow the construction and operation of a 180 foot
telecommunications tower in a "GI" General Industrial District. Further, Transpo is requesting
certain waivers of the development standards as follows: (a) from a tapering monopole
construction to afree-standing lattice-style tower to allow Transpo to relocate and reuse the
tower currently in use at the Northside Blvd. location and (b) from four (4) evergreens every
thirty (30) feet tab landscaping as indicated on the site plan. In support of this Petition, we are
pleased to provide the following information in accordance with the South Bend Zoning
Ordinance and the Board's filing instructions:
1. Information Re ag rding Petition.
A. Identification of Petitioner. The Petitioner's name, address and telephone number
is:
South Bend Public Transportation Corp. ("Transpo")
901 East lv'orthside Blvd.
South Bend, Indiana 46617
Telephone: (574) 239-2307
ATTN: Rick Brown, General Manager
B. Location of Property. The property upon which the telecommunications tower
would be built is legally described as Lot 2 of Transpo Minor Subdivision,
Although currently under construction, the property will be the location of the
Atlanta Chicago Dela~eare Indiana 1~4ichigan A~linneapolis Ohio Washington, D.C.
Board of Zoning Appeals
August 10, 2010
Page 2
new Transpo Operations Facility likely to have an address of 1401 South
Lafayette Blvd., South Bend, IN (corner of Lafayette Blvd. and Stull Street).
C. Background and Statement of SRecial Exception Requested. The communications
facilities within Transpo are in constant radio contact with the drivers of its public
passenger vehicles. To assure communication with the drivers regardless of their
location, _Transpo constructed a 180 foot lattice-style free-standing
telecommunications tower. The tower is currently located and in operation at
Transpo's existing Northside location. When the new Transpo Operations
Facility is completed, Transpo planned to relocate the tower to the new location.
It is a single purpose tower for communicating with Transpo personnel only and
is not used for public telecommunication purposes.
Section 21-08.01(3)(A) - GVhere Permitted -The tower would be located on
Transpo property within the General Industrial district. Accordingly, pursuant to
Section 21-08.01(3)(A), a special exception use is required. Additionally, the
tower would be located within five hundred (500) feet of a residential district.
However, because the telecommunication tower only serves Transpo and no other
residents and businesses of the City of South Bend, there are no other locations,
buildings or structures beyond five hundred (500) feet of a residential district or
use which are available. The Transpo site is within the City of South Bend's new
Ignition Park. Accordingly, alternative site locations for the tower are
problematic. Additionally, many of the residential properties within the area have
been included on the Redevelopment Commission's acquisition list for future
acquisition to complete and expand Ignition Park.
Section 21-08.01(3)(B) - Alternatives Exhazrsted - Because the
telecommunications tower is utilized solely by Transpo for communicating with
its drivers, locating the specialty wireless radio equipment on an existing tower,
building or structure established for cell communications is not feasible.
Section 21-08.01(3)(C) -Fair 11~larket Value -not applicable.
Section 21-08.01(3)(D)- Additional Special Exception Filing Rega~irements -
because the telecommunications tower at issue is not one to be utilized by the
public, the provisions of subpart i. regarding a service plan for the City of South
Bend, subpart ii. regarding a certification that the tower is available for use by
another wireless telecommunications provider, and subpart iii. regarding a
designation by the owner that the tower is located on an area set aside for the
equipment of future owners are not applicable.
Section 21-08.01 (d) -Development Standards -Officials of Transpo and its
general contractor, The Robert Henry Corporation, have been in contact with the
building commission's staff to assure that the telecommunications tower, subject
BARNESÞBURG u.r
Board of Zoning Appeals
August 10, 2010
Page 3
to the waivers requested here regarding the tower type and landscaping, will
comply with all of the applicable development standards.
D. Standards for Special Exceptions (LC. ~ 36-7-4-918.4).
Approval of the requested special exception and waiver will not be
injurious to the public health, safety, morals and general welfare of the
community for a number of reasons. First, the requested special exception
involves the construction of a telecommunications tower within a general
industrial site and will satisfy, subject to the waiver requested within this
petition, all applicable development standards. Secondly, the location of
the telecommunications tower will assure that proper communications will
be established and maintained between the Transpo Operations Facility
and Transpo personnel operating Transpo public transportation vehicles.
2. The use and value of the area adjacent to the property included in the
special exception will not be affected in a substantially adverse manner.
The district was designed for industrial uses and the construction of the
telecommunications tower will not adversely impact any other property
owners with the district.
3. The proposed use will be consistent with the character of the district in
which it is located and the land uses authorized therein. As previously
stated, the construction of the telecommunications tower is consistent with
the applicable development standards, subject to the waivers requested
herein.
4. The proposed use is compatible with the recommendations of the City of
South Bend Comprehensive Plan. Transpo's purchase of the former South
Bend Stamping plant property for the construction of its new operations
facility provided the resources to demolish the vacant plant and facilitated
the creation of Ignition Park. Transpo would not easily be able to
maintain its operations facility at the location if it was not able to
communicate with its drivers in an efficient way. The construction of the
telecommunication tower within the site is integral to that plan.
E. Identification of Person Presenting Petition. In addition to representatives of
Transpo, the following may present the Petition on behalf of the Petitioner:
Michael D. Hardy, Esq.
Barnes & Thornburg LLP
100 North Michigan, Suite 600
South Bend, Indiana 46601
Telephone: (574) 237-1233
BARNESÞBURG LLP
Board of Zoning Appeals
August 10, 2010
Page 4
F. Zoning Classification. The subject property is zoned "GI" General Industrial and
is within Portage Township.
2. Site Pian. With this Petition, Transpo is submitting thirteen (13) copies of (a) a site plan
of the site (attached as Exhibit A , (b) a color photo simulation showing the site of the
proposed telecommunications tower (attached as Exhibit B); and (c) an aerial view of the
Plat Map surrounding the subject property, identifying those properties within 300 feet of
the subject parcels (attached as Exhibit C).
3. Property Within 300 Feet. Attached as Exhibit D is a list of the names and addresses of
all owners of property located within 300 feet of the property subject to this Petition.
Transpo requests the Board's favorable consideration and approval of this request for a
special exception and waivers of the development standards (a) from a tapering monopole
construction to afree-standing lattice-style tower to allow Transpo to relocate and reuse the
tower currently in use at the Northside Blvd. location and (b) from four (4) evergreens every
thirty (30) feet to landscaping as indicated on the site plan. Please feel free to contact me
directly at 237-1233 or Rick Brown at 239-2307 if you would like any additional information or
if you would like to discuss this Petition in more detail. Thank you for your consideration.
Very truly yours,
RNES & THORNBU LLP
Michael D. Hardy
MDH:
Enclosures
cc: Rick Brown
John A. Callan
SBDS02 MDH 408428v1
BARNESÞBURG LLP