HomeMy WebLinkAbout17-05 Gloria Dei Special ExceptionAREA BOARD OF ZONING APPEALS
125 S. Lafayette Blvd.
Suite 100
South Bend, Indiana 46601
(574)235 -9554
FAX: (574)235 -5541
March 2, 2017
The Honorable Common Council South Bend
Of the City of South Bend
4th Floor, County-City Building
South Bend, Indiana 46601
RE: Petition for Special Exception
Gloria Dei Lutheran Church
03/01/2017
Dear Council Members:
Filed in Clerk's Office
MAR 0 3 2017
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
The above referenced petition of Gloria Dei Lutheran Church was legally advertised on February 9, 2017. The
Area Board of Zoning Appeals gave it a public hearing on March 1, 2017, at which time the following action
was taken:
Upon a motion by Ms. Schuth, being seconded by Mr. Matthys and by a unanimous vote, the petition
for Special Exception to allow an accessory parking lot, on property located at 1411 Carroll Street, Portage
Township. Zoned "SF2" sent to the Common Council with a Favorable Recommendation.
The deliberations of the Area Board of Zoning Appeals and points considered in arriving at the above decision
as shown in the Minutes of the Public Hearing, and will be forwarded to you at a later date, to be made part of
this report.
Sincerel ,
Charles C. Bulot, C.B.O. Building
Commissioner
CCB /cah
PETITION
SPECIAL EXCEPTION PURSUANT 21- 09.3(D)
AREA BOARD OF ZONING APPEALS
GLORIA DEI LUTHERAN CHURCH
Filed in Clerk's Office
MAR 0 3 2017
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
FINDINGS OF FACT
1. THE PROPOSED USE WILL NOT BE INJURIOUS TO THE PUBLIC HEALTH, SAFETY, COMFORT,
COMMUNITY MORAL STANDARDS, CONVENIENCE OR GENERAL WELFARE BECAUSE:
Development and use as presented will comply with all building, fire safety, traffic, and parking -
regulations as to not being injurious to the public health, safety, morals, and general welfare of the community.
2. THE PROPOSED USE WILL NOT INJURE OR ADVERSELY AFFECT THE USE OF THE ADJACENT AREA
OR PROPERTY VALUES THEREIN BECAUSE:
The variance or use shall improve the appearance of the neighborhood and will not devalue the surrounding
properties.
3. THE PROPOSED USE WILL BE CONSISTENT WITH THE CHARACTER OF THE DISTRICT IN WHICH IT IS
LOCATED AND THE LAND USES AUTHORIZED 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 RECOMMENDATIONS OF THE CITY OF SOUTH
BEND COMPREHENSIVE PLAN BECAUSE:
It is the feeling of the Board that the variance is blending into the overall Comprehensive Plan and is not deviating
from its intent.
CONDITIONS OR REVISIONS:
Click here to enter text.
DECISION
IT IS THEREFORE the decision of the Board that this request for Special Exception shall be passed onto the City of
South Bend Common Council with a FAVORABLE RECOMMENDATION
ADOPTED this 1sT Day of MARCH, 2017
MOTION
SECOND
RECUSED
ABSENT
YES
NO
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MICHAEL URBANSKI
RANDALL MATTHYS
KATHY SCHUTH
JOHN LESZCZYNSKI
JACK YOUNG
ROBERT HAWLEY
BRENDAN CRUMLISH
RESOLUTION NO.
A RESOLUTION OF THE COMMON COUNCIL OF
THE CITY OF SOUTH BEND, INDIANA,
APPROVING A PETITION OF THE
AREA BOARD OF ZONING APPEALS
FOR THE PROPERTY LOCATED AT
1411 Carroll St., Lots 82, 83, 84, Haney's Addition
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; 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 Area 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
Area 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:
1411 Carroll St., South Bend, Indiana
in order to permit
an accessory parking lot in an SF2 zone, and variance from the required 16 sq. ft. t0 32 sq.ft. and from the
maximum 4' height to 5'6" for a sign.
SECTION II. Following a presentation by the Petitioner, and after proper public hearing, the
Common Council hereby approves the petition of the Area 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;
SECTION IV. Approval is subject to the Petitioner complying with the reasonable conditions
established by the Area 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 and approval by the Mayor.
Member of the Common Council
eKL�tNIU)
NOT APPROVM
ADOPs60
Filed in Clerk's Office
FEB 0 6 2017
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
AREA BOARD OF ZONING APPEALS
125 S. Lafayette Blvd. Suite 100, South Bend, Indiana 46601
574- 235 -9554 • (Fax)574- 235 -5541
building a southbendin.eov
www.soutbendin.gov
SPECIAL EXCEPTION & VARIANCE PETITION
ABZA DATE March 1, 2017
PETITIONER ahoo.com
Gloria Dei Lutheran Church 574 288 -5266 jeff.zell@yahoo.com
225 E. Haney Ave. South Bend
PROPERTY OWNER (IF DIFFERENT THAN PETITIONER)
Name Phone
Address City
PRESENTER (IF DIFFERENT THAN PETITIONER)
Name Phone
Address City
PROPERTY INFORMATION
SF -2 Portage
1411 Carroll St., lots 82, 83, 84
Haney's Addition
South Bend
IN 46613
Duai 1
ST zi
Email
ST
SPECIAL EXCEPTION & VARIANCE(S)
Seeking a special exception to allow an accessory parking lot in an SF2 zone, and variance from the
required 16 sq. ft. to 32 sq.ft. and from the maximum 4' height to 5'6" for a sign.
REASON FOR REQUEST(S)
Zip
46613
To install a 4 -foot by 8 -foot monument -style sign on the meridian of said parking lot in an SF -2 zone.
SPECIAL EXCEPTION APPROVAL STANDARDS
1. The approval will not be injurious to the public health, safety, morals and general welfare of the
community because it will not be in the traffic right -of -way, neither will its presence interfere with
access to the east -west alley for residents, city workers, public safety or utility workers because the
alley will not be vacated.
2. The proposed use will not injure or adversely affect the use of the adjacent area or property values
therein because our legal address is Haney Ave., yet for the past several decades, members and
guests use the Broadway parking lot and the "main" entrance facing Broadway. The sign k ! , provide
PETITION TO AREA BOARD OF ZONING APPEALS FOR SPECIAL EXCEPTION & VARIANCE
greater visibility and immediate recognition. It is a professionally made sign by a nationally known
company and exceptionally pleasing aesthetically. Also, there will be no alteration to existing
property other than the installation of the sign.
3. The proposed use will be consistent with the character of the district in which is located and the land
uses authorized therein because Gloria Dei has been a rock on the southeast side since 1948 and a
boulder in this city since 1880. Our outreach to the neighbors and places of worship that surround us
is without equal. Gloria Dei is planted here and these roots grow deeper every year..
4. The proposed use is compatible with the recommendations of the City of South Bend Comprehensive
Plan because the proposed sign is consistent with those used by many houses of worship. The only
difference is that we are asking approval to install it on a lot we own but which is not contiguous to
our church building.
VARIANCE APPROVAL STANDARDS
1. The approval will not be injurious to the public health, safety, morals and general welfare of the
community because the sign will be setback from the public sidewalk and not impeded drivers'
vision or obstruct the flow of traffic.
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 it will improve the "face value" of our property and assure
our neighbors of our containing commitment to the southeast side. The sign will be used solely to
announce our worship times and special events and perhaps other events in the southeast side..
3. The strict application of the terms of the zoning ordinance will result in practical difficulties in the use
of the property because the sign is necessary to identify and welcome guests and visitors to our
services and special events. On occasion, newcomers still come to the Haney Avenue entrance and
are temporarily "lost." .
Tuesday, February 7, 2017
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