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Home My WebLink AboutSpecial Exception - 1939 Charles Street - FTC Properties, LLCRESOLUTION 3827-08 Passed by the Common Council of the City of South Bend, Indiana January 28, 08 20 Attest: /~ Presented by me to the Mayor of the City of South Bend, Indiana January 29, 2008 City Clerk President of Common Council City Clerk Approved and signed by me January 30, 20 08 ~Y~' RESOLUTION NO. 3 $ 27 - O g A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA, APPROVING A PETITION OF THE SOUTH BEND BOARD OF ZONING APPEALS FOR THE PROPERTY LOCATED AT 1939 CHARLES STREET, SOUTH BEND, INDIANA 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 pursuant to I.C. 36- 7-4-918.6; 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 South Bend 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 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: 1939 Charles Street, South Bend, Indiana 46637 in order to permit Off-site parking in a "SF-1" District. SECTION II. Following a presentation by the Petitioner, and after proper public hearing, the Common Council hereby approves the petition of the South Bend 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; all of which is requested by the South Bend Municipal Code § 21-09.03 (i). SECTION IV. Approval is subject to the Petitioner complying with the reasonable conditions established by the 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. ~T Member of the C on Council PRESENTED ~."~~~ FJQT, APPROVED _ ~r 7~DOPTED `~~'-W Filed n Clerl~'s Office NOV 2 7 '~~~ JOlil: WORDS a~, r3END, IN. CITY CLER'F., _•_~_~- TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 08-05 RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA, APPROVING A PETITION OF THE SOUTH BEND BOARD OF ZONING APPEALS FOR THE PROPERTY LOCATED AT 1939 CHARLES STREET, 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 favorite recommendation. Derek D. Dieter Chairperson. Committee of the Whole BOARD OF ZONING APPEALS OF THE CITY OF SOUTH BEND PETITION APPLICANT'S NAME: FTC Properties LLC PHONE : (574)855-5550 ADDRESS : 1820 South Bend Avenue, South Bend, Indiana 46637 ADDRESS OF PROPERTY: 1939 Charles Street, South Bend, Indiana 46637 PRESENT ZONING OF PROPERTY: "SF-1" District OWNER'S NAME : Bryan Wynen PHONE : (574)855-5550 ADDRESS : 1820 South Bend Avenue, South Bend, Indiana 46637 COUNSEL OR CONSULTANT : SiteScapes, Inc. PHONE : (574) 255-4677 ADDRESS : 1816 North Main Street, Mishawaka, Indiana 46545 NATURE OF APPEAL, VARIANCE, OR SPECIAL EXCEPTION: Requesting a special exception for the construction of an off-site parking lot in a "SF-1" District, located at 1939 Charles Street to expand the employee parking area of Wissco Irrigation Co., Inc. The properties adjoining to the east and west are jointly owned by common parties. It is the intent of the petitioner to develop a paved, landscape and screened parking lot to allow for the hiring of additional employees. Fattest under the pen ties for perjury, that the foregoing representations are true. Signa ure o Pro erty Owner(s) SiteScapes, Inc. 1816 North Main Street • Mishawaka, Indiana 46545 Landscape Architecture and Planning Telephone (574) 255-4677 ~ FAX (574) 255-4016 November 28, 2007 Board of Zoning Appeals City of South Bend 125 South Lafayette Street, Suite 100 South Bend, Indiana 46601 Re: Petitioner: FTC Properties, LLC Application for. Special Exception at 1939 Charles Street, South Bend, Indiana Members of the Board of Zoning Appeals, The Petitioner, FTC Properties, LLC seeks this Special Exception for the Board of Zoning Appeals of the City of South Bend to allow the use of the petitioner's property identified above to expand the employee parking area of the adjoining Wissco Irrigation Co., Inc. operation at 1820 South Bend Avenue, South Bend, Indiana. The properties adjoining to the east and west are jointly owned by common parties. It is the intent of the Petitioner to develop a paved, landscaped, fenced and screened parking area on Lot 20 of Pensinger's Subdivision to accomplish the expansion of the operations and to allow for the hiring of additional employees and their parking. Pursuant to this Application, the following standards for variances as set forth at I.C. 36-7-4-918.5 are addressed as follows: 1. The approval will not be injurious to the public health, safety, morals and general welfare of the community because of the intended use of the property for the expansion of employee parking for the present Wissco Irrigation Co., Inc. operation at 1820 South Bend Avenue. 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 because the improvements contemplated here will be paved, landscaped and fenced as necessary to ensure no deleterious effect on adjoining or surrounding parcels. 3. The need for the Special Exception for which the Petitioner applies arises from the peculiar condition of the property requiring its use to allow for the expansion of available employee parking for the property adjoining at the west and the fact that the property adjoining to the east is owned by a commoner owner. 4. The strict application of the terms of the Zoning Ordinance will result in unnecessary hardship on the common owner of the adjoining parcel arising from practical difficulties in the use of its adjoining property because additional parking is essential to the ongoing and expanding operations of Wissco Irrigation Co., Inc. and the parcel comprised of the subject allows expansion of staff and employees to accommodate growth in the company. 5. The approval of the Petitioner's request will not interfere substantially with the comprehensive plan adopted under the 500 series of this chapter. We appreciate your kind consideration for this request: Sincerely, Patrick S. town, ASLA President Property Owners within 300' of 1939 Charles Street Petitioner: 24-1008-0663 24-1008-0655 / 24-1008-0656 24-1008-0664 24-1008-0657 / 24-1008-0658 FTC Properties, LLC (Wissco Irrigation) Wissco Irrigation Co., Inc. 1820 South Bend Avenue 1820 South Bend Avenue South Bend, IN 46637 South Bend, IN 46637 Adjacent Property Owners: 02-1106-5391.01 24-1003-0566.01 24-1008-0650 Zolman Tire, Inc. Campus East LP 24-1008-0651 18255 Vaness Street 306 South Notre Dame Avenue Ms. Susan Mahoney South Bend, IN 46637 South Bend, IN 46617 1920 Chazles Street South Bend, IN 46637 02-1106-5397.10 Salvation Army 510 South Main Street South Bend, IN 46601 24-1001-0422 24-1001-0422.01 Toth Enterprises, LLC 17812 Ashford Hills Ct. Granger, IN 46530 24-1001-0424 24-1008-0661 Mr. Michael Manahan & Mr. John Moore 11485 Hazbridge Drive Granger, IN 46530 24-1002-0553 Jinco, Inc. 940 Industrial Parkway Elkhart, IN 46516 24-1003-0566.02 Joseph Kwiatkowski 1733 No. South Bend Avenue South Bend, IN 46637 24-1003-0569 Ann Watson 50800 Woodbrook Drive South Bend, IN 46628 24-1008-0636 Mr. & Mrs. Albert Jones 1530 Hamngton Drive South Bend, IN 46617 24-1008-0637 Mr. & Mrs. Stuart Fishman 1555 Rosemary Lane South Bend, IN 46637 24-1008-0645 24-1008-0646 Mr. & Mrs. Brandon Hoffman 1952 Charles Street South Bend, IN 46637 24-1008-0652 24-1008-0653 24-1008-0654 Mr. Richard Fox P.O. Box 11412 South Bend, IN 46634 24-1008-0659 24-1008-0660 24-1008-0661 24-1008-0662 State of Indiana Indiana Department of Transportation 100 North Senate Avenue Indianapolis, IN 46204 24-1008-0665 24-1008-0666 Mr. & Mrs Stephen Fazekas 1947 Chazles Street South Bend, IN 46637 24-1002-0556 24-1002-0557 24-1002-0558 Premier Commercial Rentals, LLC P.O. Box 429 Notre Dame, IN 46556 24-1002-0559 Mr. Ulrich Klopfer 2010 Ironwood Drive South Bend, IN 46635 24-1008-0647 Mr. & Mrs. Leo Mundt 1944 Charles Street South Bend, IN 46637 24-1008-0648 24-1008-0649 Mr. & Mrs. Jose Catral, Jr. 1923 Chazles Street South Bend, IN 46637 11-16-07 t. 1k" N T ~~'~ ) ~ j,,.. ,~ r a t ~..1x" r A 2 i r Y Ny ~r~7yaj{ . r5 i. 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Lafayette Blvd. Suite 100 South Bend, Indiana 46601 (574) 235-9554 Fnx: (574) 235-5541 December 21, 2007 The Honorable Common Council Of the City of South Bend 4th Floor, County-City Building South Bend, Indiana 46601 RE: Petition for Special Exception BZA 12/2U/07 The petition of FTC Properties LLC seeking a Special Exception to allow off site parking in a "SFl" District, on property located at 1939 Charles Street. This property is zoned "SF1" Dear Council Members: The above referenced petition of FTC Properties LLC was legally advertised on December 6, 2007. The Board of Zoning Appeals gave it a public hearing on December 20, 2007 at which time the following action was taken: Upon a motion by Mr. Sassano, being seconded by Mr. Kilbase and unanimously carried, the petition for Special Exception to allow off site parking in a "SF1" District, on property located at 1939 Charles Street, is sent to the Common Council with a Favorable Recommendation. The deliberations of the Board of Zoning Appeals and points considered in arriving at the above decision as shotivn 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 Interim Building Commissioner CCB/cah FTC PROPERTIES LLC (parking in "SFI"District) SPECIAL EXCEPTION PURSUANT 3]-09.3(D) BOARD OF ZONING APPEALS CITY OF SOUTH BEND, INDIANA 1=INDINGS OF FACT 1. TI-IE PROPOSED L'S6 WILL NOT BE IN.TURIOUS TO TIIE PUBLIC HEALTI-I, SAFETY, COMFORT, COMMt1NITY MOP~AL S"I'AlvDARDS, CONVENIENCE OP. GENEP~AL WELFARE BECAUSE: Development and rise as presented will comply with all huilding, fire safety, traffic, and parking regulations as to not hCinc injurious to the public health, safety, morals, and general welfare of the community. 2. "fI-IE PROPOSED USE WILL NOT IN.TURE OR ADVEP.SF.LY AFFECT THE USE OF THE ADJACENT AREA OP. PROPEP.TY VALUES THEREIN BECAUSE: The variance or use shall improve the appearance of the neighhorhood and will not devalue the surrounding prop~rtics. 3. THE PROPOSED USE' \VILL BE CONSISTENT WITI-I THE CHARACTER OF THE DISTRICT IN WHICH IT IS LOC':\1'ED AND THE LAND USES AL1TI-IORIZED THEREIN BECAUSE: Conditions on the property predate the Zoning Ordinance, which creates a different condition for this property. 4. THE PROPOSED USE IS COMPATIBLE WITH THE P.ECOMMENDATIONS OF THE CITY OF SOUTH BEI~'D C'O:L/PREHE~\~Sli ~' PL,=IAA BECAUSE: It is the feeling of the Board that the variance is blending into the overall Comprehensive Plan and is not deviating from i[s intent. CONDITIONS OP. P.EVISIONS: DECTSION IT IS THEREFORE the decision of the Board that this request for Special_Exception shall Ue passed onto the City of South Bend Conunon Council with a: FA~'OIi.~.13LE RECOI\~IMENDATION ADOPTED this ?0TH Dav of DECENIBEP~, ?007. YES NO ® P.ICI-It\P.D I:ILBASE ® CHP.ISTOPI-I HOFFNIAN ® DAVID SASSANO ® MAURICE HOBAI~t ® ELOI~TD.-~ ~V[LDER-I-IAMILTON • ~ • SPRI NKLER SYSTEMS Dear Ms Puaelo, Our request for a sped al exoepti on to d I ow paid ng i n a S~1 Di stri ct i s to mail the growl ng needs of our company and to be abl a to provideasafE; controlled pairing area for our employees. Currently wehave arranged for off-site pairing spaces reseved for our empl oyees bpi nil the Goodwi I I Store on South Bend Avenue Thi s unfortunatd y oredes a~ unsafe condi ti on whet employees must aoss the 51 aies of traffi c on South Bail Aveiue~St. Rd. 23 to get to work. AI so, wehave ara~ganaits for anpl oyees to park on the south~t comer of South Bend Avaiue and Ch art es Street to aooommodate our growl ng need. Comp) a nts from them ghbors on a past attanpt for a sped al exoepti on to d I ow paki ng i nil oiled driveway access onto Cheri e; Sired, dra Wage aid I adc of vi soil sa-eeni ng. Other oonoens were trash, not s~ trucks on the red da~ti d streets and I of tai ng by em pl oyees on the off si to paid ng a ems. Al I of tt~se concerns have bear addressed wi th the naiv paid ng I of design axi oompaiy controls. ^ No driveway ontoChaie; Sired ^ Faid ng aid I andsc~e pl a>ti ngs sound the proposed paid ng I of ^ EI i mi nateor mi ni mi zethe need for off-si to parki ng I of usage ^ Storm dra Wage control s vri I I be i n accord sire to (~ ty of Sout h Bend requi remits. The sped d ecoepti on approval wi I I ma nta n the 51=1 9 ngl a Fermi I y zoni ng and vui I I onl y al I ow for the property to be devil oiled for paid ng. No other uses wi I I heal I owed, whi di wi I I hd p presence the si ngl a farm I y zoni ng of the na ghbortiood. After a na ghborhood medi ng i n 2003 hosted by 1116 ssoo Irrigation, the owners I i staied to the concerns of the r>d ghbors regardi n g not s~ I of tai ng axl truck traffi c on thei r streds and have addressed these i sues. Offs oe policy maiud prohi bi is on-si to I oiteri ng by anpl oyees axl the proposed paki ng I of bF; ng ajj aoeit to the eci sti ng bui I di ng wi I I d I ow maiagemart better control to key pa-king areas d eai of trash, reduce not wand d i mi Hate unneoessay I of teri ng. 9 Woe 2003 Wi ssoo ha; i nformed d I dd i very oompaii es del i vai ng to thi s I ocati on not to uti I i zethe res deiti d streds and have posted axl arforoed that no Wi ssco tn~dc traffi c i sto use these streds and i t was adcnowl edged by the Wei ghbors that has heal satisfactory to then. Webd i ere wehave addressed the concerns of thenei ghbors and at the sane ti meattempti ng to be responsi bl e i n provi di ng asaf eand attractive paid ng am for our employees. Weappredate your review aid ask for approvd on our request for aspedal exo~ti onto al I ow usto construct a paid ng I ot. Thank you, Filed In Cterk'~ C~,ice Bryan Wynei I~esidatt J~1'; 1 ' ~_ ~' WIS900 Irrigation Inc 1820 Sbuth BendA-~enue~5buth8end, Indiana 46637 vtiww.vusscnirriga tion.cnm~Tel. 574-277-9851 Fax 574-277-9860 NOTE AT COMPLETION OF PROJECTALL IXiYWELLS TO EE VPCUUMED AND CLE4NED OF SEDIMENT, TR0.9HANDDESRIS NEENAH FRAME lRZO71•CBTYPE C'GAATE INSTAll GEOTEXTILEFlLTER OR EAST JGRDAN 8107! W TTPE MI GRATE fABRN; UNDER LID. REMOVE OR APPROVED EOUFL FABRIC AT COMPLETION OF C REINF. CONC UO PROJECT GRAVEL DRAINAGE BE FINISH C•fNDE BW x 4'•1?D, LINE THE GEO7EX11lE FABRIC. oA '~ ' 0 0 0 0 0 a> •40 a 4 of a od ®ax o 0 0 0 o b p d b ,b ,b ,b Q° 4 ~° o 0 0 0 o e e e B 0 0 B B B o 0 0 o a Y fi d ~ 6 ~ d 0 0 0 0 0 e aP ~ or o e fi of s b 1~; ~ em a =tr b o o a o 0 ' o o a o 6 ,b 1'T01~1? on GRAVEL B' REINF, CONC RING BdSE WRAP DRYWELLW9 ON UNOISNRBED SUBGRADE FILTER FABRIC PRECAST CONC. DRiWELL BECTION9 WMX810flWMM ,~ 1800 GALLON DRYWELL NOT TO SCALE d x 4 x B' POSTS VJOLMWJIZED.40 RET. SOUTHERNYELLCWPINE ~K'MA[ fd 1?SPACING 2x4RAIL-t1 SELECT WESTERN RED CEDAR 1 x B x B'• Mt SEIECTWESTERN RED CEDAR PLAN VIEW 1-v4^xL4'xs1o-1? Y1 SELECTWESTERN RED CEDAR 45' CUT ON CORNERS 6 (3) 2X1 RAILS 4x/x B'POST 4 e o.c. MAx ~ _ 118E OALV. NA1L3 (4TWL) 6 TIN. GRADE MAY VARY H i 17 DIA POST HOLE b 1 i-W1THCONCRETE .~ ~ NOTE: FENCE TO SE STAINED IMTH NA RI COATS OF OLYMPIC EXTERIOR WOOD STAN, SUBMIT COLOR SAMPLES FOR W~MERS SELECTION, WOOD SCREEN FENCE L NOT TO SCALE NEW PARKING LOT (BJ 1800 GAL DRYWELLS = 5,400 GAL TOTAL STORAGE=21,558 GAL 11,718 BF PAVEMEM ®180 GPLi WSF= 21,092 GAL STORAGE REGUIRED BTCRAGE PROVIDED GRAVEL DRAINAGE BED 150Lx BW x 4'8'9 = 5,400 GF. AT 4098 VOIDS =2,180Of. STORAGE AT 7.4B GAL I C.F. =18,158 GAL STORAGE 1-0? A11 H.AC.SURFACE000RSE 24? %8 H.0.C. BINDERCOURSE e^ asTSroNESUBBASE COMPACT SUBGRADE 7010098 S.P.D. STORM DRAINAGE CALCULATIONS ti~ QO L ~0 •`~ r~Q \ , EXISTING DRIVE J CHARLES STREET 60' RM! STATE OF INDIANA RETENTION AREA PROPOSED EMPLOYEE PARKING LOT ,~ ri, e~, in ~ !#:latlc r• a{IDI~ I 4 5 ~r~~i ~e ~.r B's.° ~ ~ ~, I ~ ~ 1 A M LA1,7P1 SPRINKLER SYSTE:I:lS 1820 South Bend Avenue South Bend, Indiana 46637 - _ _ so' • • - - ~ _ _ _ - D OF FENCE PROPOSeo 1 ~'$., ~ ' ~ 1 CONNECTING ~ . ' • ' DRNE . . .. ' : .. I •' ri ; ' I '.. I~ : I I Q I~ }8000AL •. 1 • I , I DmM,Eu ' ' ~ {"'I '~ I I ~6'HIGH WOOD SCREEN VVV • . • ' ' ' FENCE, t279 LF I . ) I . .. ... ~ 1 .: ' I ; I i , , 0 ~ OA ~. I I . ~ .L F' .. 'tp~ ~ I•~. I'. ~•gg4, ' ~ ~ ' . .I .. I . . , Vo . . .. ~ I .; (" GRAVEL DRAINAGE BEO I PROPOSED • 1 • i • .1 . 1509. x 8W x 4'-09 1 itTO tamsroNE I PARKING LOT ' .' i : LINE GRAVEL BED Nd' . ~ l . (cEOTEXTILE FABRIC 37SPACES {.. {1doDGU { •. { DRYWE4• I - O I Q ~ ' i( M 'SF•T' RESIDENTIAL N N ' ' . ~ .,. '{ I . , . I...i '. Wissco r. { .. . ' I Irrigation Co. •I ~~ I ' I•.. ' ' f °°F' , w -, I "27 ~I~2r'I 2a ~, 5' ~ ~ I I I: I :I .• ~.. I (~ . ,r 'r,: ~~ ~I..~~ .' r . I ~, --- I r 'I. 'I'Q 1180Q.GAL ,•, , . ~: ~ r ORYWELL ~, I „ I ~; HOUSE o ' ..,1 yv F' ' I TECHNY 1 1 I PRBORNTAE 7' RURNINGSUSH 3B' + _ GOLD FLAME 2' MAPLE 2"MAPLE SPIRAFk 18' LAWN SITE PLAN 0 20 40 80 SCALE: 1" = 20'-0" NORTH EXISTING ~~ DRIVE / x~ EXISTING FY ~ PARKING r- - --- / - ----- (STING Oscar's PARKING Billiard Club ~ ~ i /, LANDSCAPE ARCHITECT Sit~S W INC. LANDSCAPE ARCHITECTURE AND PLANNING 1818 NORTH MAINSTREET MISHAWAXA INDlANA/65d5 TELEPHONE (57d)255J871 FAX (57Q255401B waw.5xe5capeNnc.wm NnvPmhar9A N)D7 ' EXISTING ® PARKING