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Staff Report-PC#0286-25b 10/20/2025 <br /> Site & Context <br /> Land Uses and Zoning: <br /> On site: Vacant land except for one accessory structure (garage). <br /> North: A one unit dwelling zoned Urban Neighborhood 1 (U1) <br /> East: Stacked flats zoned Neighborhood Center (NC) <br /> South: Townhouses zoned Neighborhood Center(NC) <br /> West: One unit dwellings zoned Urban Neighborhood 1 (U1) <br /> District Intent: <br /> The U1 District is established to provide for, promote, and maintain urban neighborhoods located <br /> in core and outlying areas of the City. <br /> Site Plan Description: <br /> Subdivide the property into four lots for one unit dwellings. <br /> Zoning and Land Use History and Trends: <br /> This area has been used for low density residential since single-family houses were built <br /> sometime between 1917 and 1945. A house stood on the property until around 2007, when the <br /> first demolition occurred. Presently, the southern end of the block is vacant except for one <br /> remaining accessory building. <br /> Traffic and Transportation Considerations: <br /> Howard Street is a two lane collector with on-street parking. Frances Street is a two lane local <br /> with on-street parking with residential permit limitations. A public alley is accessible from Howard <br /> Street. <br /> Agency Comments <br /> Agency Comments: <br /> None <br /> None <br /> Staff Comments: <br /> The Northeast Neighborhood Plan identifies this area as the Frances Street- Napoleon Street <br /> Area and a transition zone from the higher density Eddy Street Commons to the lower density <br /> residential development to the west. While the plan's future zoning map designates this parcel <br /> as U2, keeping this area low to medium density with U1 would not be inconsistent with the <br /> neighborhood plan. <br /> Criteria for Decision Making <br /> Rezoning <br /> Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: <br /> 1. Comprehensive Plan: <br /> Policy Plan: <br /> This petition is consistent with the Northeast Neighborhood Plan (2022). The Frances Street- <br /> Napoleon Street Area focus is for medium-density residential buildings that transition from Eddy <br /> Street Commons to one unit dwellings to the west. <br /> Land Use Plan: <br /> The Northeast Neighborhood Plan as adopted in 2022 identifies this area for medium density <br /> housing. The plan envisions this area as a transition in housing density from Eddy Street <br /> Commons to one unit dwellings west of Frances Street. <br /> SOUTH BEND PLAN COMMISSION Page 3 of 14 <br />