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Staff Report -PC#0303-26 5/18/2026 <br /> for housing development and vacant lot activation, two objectives which this project would <br /> achieve. <br /> 2. Current Conditions and Character: <br /> These properties are surrounded by low-density, one and two-story structures and vacant lots on <br /> all sides. The structures are all residential in character. <br /> 3. Most Desirable Use: <br /> The most desirable use for these properties would be small-scale multi-family development. <br /> 4. Conservation of Property Values: <br /> Rezoning these properties should not negatively affect their own property values, or the value of <br /> neighboring properties. This project will raise the values of the properties being rezoned, as a <br /> developed property will have a higher value than a vacant one. U2 also allows for denser <br /> development than U1, meaning that the rezoning could allow for higher property values to be <br /> generated on site. <br /> 5. Responsible Development and Growth: <br /> Rezoning these properties to U2 aligns with the principles of responsible development and <br /> growth, as it will allow for denser infill development in an established neighborhood on a street <br /> with existing city utilities. <br /> Analysis & Recommendation <br /> Commitments: No commitments are proposed. <br /> Analysis: Although the Near Northwest Neighborhood plan calls for these parcels to remain U1 in the <br /> future zoning map, a rezoning to U2 also makes sense. They are bordered by U2 parcels to the <br /> east and south, and they are in close proximity to two major corridors in Lincoln Way West and <br /> Portage Avenue. Additionally, the townhomes being proposed will match the scale and character <br /> of the surrounding neighborhood, including neighboring one- and two-unit dwellings in U1. <br /> Recommendation: Based on information available prior to the public hearing, the staff recommends the <br /> Plan Commission send the rezoning petition to the Common Council with a favorable <br /> recommendation. <br /> SOUTH BEND PLAN COMMISSION Page 5 of 5 <br />