01-24-2022 Agenda Packet - Laserfiche WebLink

Home Browse Search

Staff Report -PC#0082-22 1/18/2022 SOUTH BEND PLAN COMMISSION Page 4 of 6 With the removal of the former "Five Corners" intersection due to the rerouting of State Road 23 and surrounding roads, it has left a number of properties with no property street frontage which greatly limits the ability to build new single family homes on the site. A rezoning to allow for a mixed use or multi-family development will help insure the currently vacant property will become active and productive again. Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition is consistent with the City Plan, South Bend Comprehensive Plan (2006), Objective H 1: Ensure that an adequate supply of housing is available to meet the needs, preferences, and financial capabilities of households now and in the future. Land Use Plan: The Future Land Use Plan identifies this area for Medium Density Residential, which would allow for a range of residential housing types. The Future Land Use Plan also identifies the area as a Regional Commercial Node. Plan Implementation/Other Plans: There is currently an ongoing neighborhood planning process underway which anticipates this area being mixed-use, in line with the Neighborhood Center District. 2. Current Conditions and Character: The existing neighborhood was a dense urban single-family neighborhood with retail uses along the state route. The Indiana Department of Transportation rerouted and expanded S.R. 23 in the early 2010’s, which eliminated the former five corners intersection. This required the demolition of a number of homes and changed traffic patterns of the area. 3. Most Desirable Use: The most desirable use is for the currently large vacant and unused space to be developed at a scale appropriate for the intensity and size of the site and intersections. 4. Conservation of Property Values: Developing a new residential and commercial project on currently vacant unproductive land will help continue the growth and value of the surrounding neighborhood. 5. Responsible Development and Growth: It is responsible development and growth to allow for the continued growth in the Northeast Neighborhood while concentrating large projects along major corridors. Adding additional population to the neighborhood should help encourage more commercial activity nearby. Variance(s) The petitioner is seeking the following variance(s): 1) From the 120' maximum building length to 253' on the north and 270' on the west 2) From the 5' minimum side setback to 3' along the east/west alley 3) From the requirement that all off-street parking areas be located in the established rear yard 4) From the 12' maximum corner setback to 250' 5) From the minimum 75% of a podium building with ground-floor parking lot to be comprised of occupied liner space to 45% Criteria for Decision Making Rezoning