13-26 Amending the Zoning Ordinance for Property Located at 911 Logan Street

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Staff Report -PC#0295-26 3/16/2026 Plan Implementation/Other Plans: Strategy 5.4 in the River Park neighborhood plan outlines a desire to "support the production of a range of housing types including new construction and rehabilitation of market rate and affordable units for owner and rental housing." 2. Current Conditions and Character: This property is surrounded by predominantly one and two-story structures on all sides. To the east and south, they are primarily residential, while to the west and north there are mixed-use structures containing both commercial and residential uses. 3. Most Desirable Use: The most desirable use for this property would be to convert it into a purely residential use. 4. Conservation of Property Values: Rezoning this property should not significantly affect its own property value, or that of neighboring properties. The UF zone will allow the property to remain or return to mixed-use if the petitioner or a future owner wishes to deviate from the current plans for strictly residential use. Also, most of the surrounding properties are solely residential themselves. 5. Responsible Development and Growth: Rezoning this property to UF will make it easier to utilize for purely residential purposes, helping to add residential units to the city's housing stock close to a major urban commercial corridor. Analysis & Recommendation Commitments: No commitments are proposed. Analysis: Although the forthcoming River Park neighborhood plan calls for this parcel to remain NC in the future zoning map, a rezoning to UF also makes sense. Converting the existing structure into a one or two-unit dwelling would require either a rezoning or a variance because NC does not allow for dwelling units in one and two-unit dwellings to be located directly along the street if the structure has previously housed a commercial use. In general, a one or two-unit dwelling in this structure is fitting given its residential appearance, that it faces Logan Street instead of Mishawaka Avenue, and the other low-density residential structures across the street and directly south of the property. For these reasons, a rezoning is preferable to a variance. Having this parcel as UF will create a step down in potential development intensity from the NC parcels along Mishawaka Avenue to the U1 parcels to the south on Logan Street, and make it easier to pursue purely residential uses on the property that would match the rest of Logan Street. However, it will still allow for some commercial uses if the petitioner or a future owner of the property chooses to pursue that. Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning petition to the Common Council with a favorable recommendation. SOUTH BEND PLAN COMMISSION Page 4 of 4