HomeMy WebLinkAbout09-17 Ironwood Dr. MF Rezoning LAWRENCE P. MAGLIOZZI
EXECUTIVE DIRECTOR
q JC
Angela M. Smith
Drputy Director
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., ROOM 11 40 COUNTY-CITY BUILDING, SOUTH BEND, INDIANA 46601 (57+) 235-9571
May 17, 2017
South Bend Common Council Filed in Clerk's Office
4`h Floor, County-City Building
South Bend, IN 46601 MAY 17 2011
RE: Bill #09-17 KAREEMAH FOWLER
Rezoning: APC#2816-17— 1237 & 1303 N. Ironwood CITY CLERK,SOUTH BEND,IN
Dear Council Members:
The Area Plan Commission held a public hearing on May 16, 2017 for the above reference petition. This
petition is set for public hearing before the Common Council on Monday, May 22, 2017.
Ordinance & Petition Amendments:
The following changes have been made to the above referenced petition:
Ordinance &Petition:
1.) Owners name was updated to reflect sale of property
2.) Proposed zoning classification was changed to SF2
3.) Variances were added to correspond to updated site plan
4.) Site Plan was updated to reflect proposed single family development
A Copy of the revised Ordinance is attached.
Public Hearing Summary:
There was 1 person that spoke in favor of the proposed rezoning, noting that they appreciated the
developers response to neighbor's concerns and were looking forward to 22 new families joining the
neighborhood.There were 9 people that spoke in opposition.They expressed concerns about the changing
view, density, construction disrupting the neighborhood, increase traffic and parking within the
neighborhood (effect on fire access, pedestrian safety, and access to property), noise, student rental and
absentee ownership, change in neighborhood character, and demolition of trees and green space.
If you have any further questions, please feel free to contact me at(574) 235-9571.
Sincerely,
Angela M. Smith,
Deputy Director
CC: Aladean DeRose
SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY. OSCEOLA & ROSELAND
W W W.S T J O S E P H C O U N T Y I N D I A N A.C O M/A R E A P L A N
LAWRENCE P. MAGLIOZZI
EXECUTIVE DIRECTOR
Angela M. Smith
Deputy Director
AREA PLAN COMMISSION OF ST_ JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., I200M 1140 COUNTY-CITY BUILDING, SOUTH BEND, INDIAN A 46601 (574) 235-9571
Wednesday, May 17, 2017 Ly iled in Clerk's Office
The Honorable Council of the City of South Bend
4th Floor, County-City Building MAY 77 2017
South Bend, IN 46601 KAREEMAIi FOWLER
CLERK,S. H
RE: A proposed ordinance of MAJCM,LLC to zone from SF Single Farm
Single Family&Two Family District property located at 1237 & 1303 N. Ironwood Drive,AS TABLED
AND RE-ADVERTISED,City of South Bend-APC#2816-17.
Dear Council Members:
I hereby Certify that the above referenced ordinance of MAJCM,LLC was legally advertised on May 4, 2017 and
that the Area Plan Commission at its public hearing on May 16, 2017 took the following action:
Upon a motion by John McNamara,being seconded by Adam DeVon and carried, a proposed
ordinance of MAJCM,LLC to zone from SF1 Single Family&Two Family District to SF2 Single
Family&Two Family District, property located at 1237 & 1303 N. Ironwood Drive,City of South
Bend, is sent to the Common Council with a FAVORABLE recommendation, subject to the following
Written Commitments: properties adjacent to Ironwood and Rosemary shall have front doors and
entryways that interact with the public street. Rezoning the property to SF2 Single Family&Two
Family District will allow for infill housing on a large residential lot in which services are already
available. The urban residential lots will offer a variety of housing options compatible with the
neighborhood.
PLEASE NOTE that the Ordinance has been amended by the petitioner and is different than that used for the
Common Council's first reading.The amended Ordinance was legally advertised and heard by the Area Plan
Commission.
The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown
in the minutes of the public hearing, and will be forwarded to you at a later date to be made a part of this report.
Sincere ,
�1
Lawrence P. Magliozzi
Attachment
CC: MAJCM,LLC
Kreig-Devault, Stephen Studer and Danch, Harper&Associates, Inc.
SERVING ST. JOSEPH COUNTY , SOUTH BEND , LAKEVILLE , NEW CARLISLE , NORTH LIBERTY , OSCEOLA & ROSELAND
W W W.S J C I N D I AN A.C 0 M/3 0 6/a r e a-p I a n
PETITION FOR ZONE MAP AMENDMENT
QX of South Bend. Indiana
I (we) the undersigned make application to the City of South Bend Common Council to amend the zoning
ordinance as herein requested.
1) The property sought to be rezoned is located at:
Address(es) -, 1237 & 1303 N. Ironwood Drive, South Bend, Indiana 46617.
2) The property Tax Key Number(s) is /are: Enter property tax key number(s): 018 - 5151 - 567501, 018 -5151 -5674
3) Legal Descriptions: Enterfull legal description: See attached.
4) Total Site Area: Enter total acres to be rezoned.- 3.12 Acres.
5) Name and address of property owner(s) of the petition site:
First Church of Christ, Scientist, South Bend Raymond & Donnamae Schmidt
1237 N.Ironwood Drive P.O. Box 6004
South Bend,.Indiana 46617 South Bend, Indiana 46660 -6004
Ph. No. 574- 234 -8316 Ph. No.
E -Mail Address N/A E -Mail Address N/A
Name and address of additional property owners, if applicable:
6) Name and address of contingent purchaser(s), if applicable:
Patrick Matthews
P.O. Box
South Bend, Indiana 46660 -6037
1- 317 - 987 -2780
E -mail N/A
Name and address of additional property owners, if applicable:
7) It is desired and requested that this property be rezoned:
From: SF Single Family Two Family District N/A
To: MF1 Urban Corridor Multifamily District
8) This rezoning is requested to allow the following use(s): Insert intended use(s): Residential Uses.
IF VARIANCE(S) ARE BEING REQUESTED (if not, please skip to next section):
1) List each variance being requested. See attached.
2) A statement on how each of the following standards for the granting of variances is met:
(a) The approval will not be injurious to the public health, safety, morals and general welfare of the
community: See Attached
(b) The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner; and: See Attached
(c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the
property: See Attached
IF A SPECIAL EXCEPTION USE IS BEING REQUESTED, (if not, please skip to next section):
1) A detailed description and purpose of the Special Exception Use(s) being requested: N/A
2) A statement on how each of the following standards for the granting of a Special Exception Use is met:
(a) The proposed use will not be injurious to the public health, safety, comfort, community moral standards,
convenience or general welfare:
(b) The proposed use will not injure or adversely affect the use of the adjacent area or property values
therein:
(c) The proposed use will be consistent with the character of the district in which it is located and the land
uses authorized therein; and:
(d) The proposed use is compatible with the recommendations of the City of South Bend Comprehensive
Plan.
* In the case of a Special Exception Use, the petitioner shall be held to the representations made on the Preliminary
Site Plan included with this petition.
CONTACT PERSON:
Name: Danch, Harner & Associates, Inc.
Address: 1643 Commerce Drive
South Bend, Indiana 46628
574- 234 -4003 mdanch @danchharner.coin
BY SIGNING THIS PETITION, THE PETITIONERS/PROPERTY OWNERS OF THE ABOVE -
DESCRIBED REAL ESTATE AUTHORIZE THAT THE CONTACT PERSON LISTED ABOVE MAY
REPRESENT THIS PETITION BEFORE THE AREA PLAN COMMISSION AND COMMON COUNCIL
AND TO ANSWER ANY AND ALL QUESTIONS THEREON.
Signature(s) of all property owner(s), or signature of Attorney for all property owner(s):
(b) The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner; and: See Attached
(c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the
property: See Attached
IF A SPECIAL EXCEPTION USE IS BEING REQUESTED, (If not, please skip to next Section):
1) A detailed description and purpose of the Special Exception Use(s) being requested: X/A
2) A statement on how each of the following standards for the granting of a Special Exception Use is met:
(a) The proposed use will not be injurious to the public health, safety, comfort, community moral standards,
convenience or general Nvelfare:
(b) The proposed use will not injure or adversely affect the use of the adjacent area or property values
therein:
(c) The proposed use will be consistent with the character of the district in which it is located and the land.
uses authorized therein; and:
(d) The proposed use is compatible with the recommendations of the City of South Bend Comprehensive
Plan.
In the case of Special Exception Use, the petitioner shall be held to the representations made on the Preliminary
Site Plan included with this petition.
CONTACT PERSON:
Name: Danch, Harner c& Associates, Inc.
Address: 1643 Commerce Drive
South Bend, Indiana 46628
574 -234 -4003 rndrnrch QdaiTchllartici-.con:
BY SIGNING TIIIS PETITION, THE PETITIONERS/PROPERTY OWNERS OF THE ABOVE -
DESCRIBED REAL ESTATE AUTHORIZE THAT THE CONTACT PERSON LISTED ABOVE MAY
REPRESENT THIS PETITION BEFORE THE AREA PLAN COMMISSION AND COMMON COUNCIL
AND TO ANSWER ANY AND ALL QUESTIONS THEREON.
Signature(s) of all property owner(s), or signature of Attorney for all property owner(s):
A PART OF THE NORTHEAST QUARTER OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 3 EAST, PORTAGE TOWNSHIP, CITY OF SOUTH BEND, ST.
JOSEPH COUNTY, INDIANA DESCRIBED AS: BEGINNING AT A POINT ON THE
WEST RIGHT -OF -WAY LINE (VARIABLE WIDTH) OF IRONWOOD DRIVE WHICH
LIES 640' SOUTH, AND 41.50 FEET WEST, PLUS -OR- MINUS, OF THE
NORTHEAST CORNER OF SAID SECTION 6; THENCE SOUTH (ALL BEARINGS
ASSUMED), 272.10 FEET, PLUS -OR- MINUS, ALONG THE WEST
RIGHT -OF -WAY LINE OF IRONWOOD DRIVE; THENCE WEST, 569.63 FEET,
PLUS -OR- MINUS, ALONG THE SOUTH LOT LINE OF PARCEL NO.
15- 5151- 5675.01, 569.63 FEET, PLUS -OR- MINUS, TO THE EAST
RIGHT -OF -WAY LINE OF ROASEMARY LANE (60' R /W);
THENCE NORTH ALONG SAID EAST RIGHT -OF -WAY LINE, 181.10 FEET,
PLUS -OR -MINUS TO THE SOUTHWEST CORNER OF PARCEL
15- 5151- 5674.03;
THENCE EAST, 202.63 FEET, PLUS -OR- MINUS;
THENCE NORTH, 91.00 FEET, PLUS -OR- MINUS;
THENCE EAST, 367.00 FEET, PLUS -OR -MINUS TO THE POINT OF
BEGINNING.
CONTAINING 3.13 ACRES MORE OR LESS.
SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF
RECORD.
Staff Report
7KARr Office
APC # 2816-17
Owner: MAJCM, LLC MAY 7
Location: 1237& 1303 N. Ironwood Drive
LER
Jurisdiction: City of Sout h Bend CITY CLERK,SOUTH BEND,IN
Public Hearing Date: 5/16/2017
Requested Action:
The petitioner is requesting a zone change from SF Single Family&Two Family District
to SF2 Single Family&Two Family District and seeking 3 variances from the
development standards.
Land Uses and Zoning:
On site: On site is a church and a single family home.
North: To the north is a single-family home zoned SF Single Family&Two
Family District and an office zoned O/B Office Buffer District.
East: To the east, across Ironwood, are single-family homes zoned SF 1 Single
Family&Two Family District.
South: To the south are single-family homes zoned SF Single Family&Two
Family District.
West: To the west, across Rosemary, are single family homes zoned SF 1 Single
Family&Two Family District.
District Uses and Development Standards:
The SF2 District is established to protect, promote and maintain the development of single
family dwellings and two family dwellings in the urban core of the City of South Bend as
well as to provide for limited public and institutional uses that are compatible with an
urban residential neighborhood. The availability of public facilities(e.g., public water,
public sanitary sewer, storm sewer, natural gas, electricity,telephone, etc.) is required for
development within this district.
Site Plan Description:
The proposed site plan includes a 22 lot single family residential subdivision. The
development includes a basic footprint for homes of approximately 1,800 square feet. The
proposed 1.5 story homes would utilize reduced setbacks on one side in order to provide a
wider side entrance on one side of the building. Each home will include a two-car garage.
Zoning and Land Use History And Trends:
In 2005,the southwest corner of Edison and Ironwood was rezoned to LB Local Business
to accommodate a Walgreen's. In 2016, the property to the north was rezoned to OB Office
Buffer District for an insurance office.
Traffic and Transportation Considerations:
Ironwood Drive has two lanes with room for on-street parking. Rosemary Lane has two
lanes.
Utilities:
The site will be served by municipal water and sewer.
APC# 2816-17 Page I of 3
} 3
Staff Report 5/4/2017
Agency Comments:
The Department of Community Investment offers a favorable recommendation on
rezoning to SF2 and the associated variances, subject to the following suggestions: 1)The
homes should be designed to include a front door look, especially along the Ironwood and
Rosemary street frontages. A door should face the street and have a connecting service
walk to the City sidewalk. Inclusion of a porch would be appropriate. Quality building
design and materials should be used throughout the project; 2) The mature trees,
throughout the site and particularly along its west edge, should be preserved to the greatest
extent possible; 3) While the project could be developed more densely, especially along
Ironwood, the proposal for the patio homes is fair in keeping with the neighborhood
context.
The City Engineer commented that the Department of Public Works recommends approval
subject to completion of a utility verification form; approval of sidewalk, curb cut, lighting
and overall site improvement to reflect the Master Plan for the surrounding area; approval
of a draining plan; and verification of required(if any)waivers. They suggested
investigating the potential to relocated the western approach to the south.
Commitments:
The petitioner is not proposing any written commitments.
Criteria to be considered in reviewing rezoning requests, per IC 36-7-4-603:
1. Comprehensive Plan:
Policy Plan:
The petition is consistent with City Plan, South Bend Comprehensive Plan (November
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; and
Objective H 4: Ensure well-designed, infill housing on vacant land in the city's
neighborhoods.
Land Use Plan:
The future land use map identifies this area as low density residential.
Plan Implementation/Other Plans:
There are no other plans in effect for this area.
2. Current Conditions and Character:
The area is predominately single family residential with some offices to the north, which
serve as a transition to the commercial node at the intersection of Ironwood and Edison.
3. Most Desirable Use:
The most desirable use for the land is one that is compatible with the single family
neighborhood.
4. Conservation of Property Values:
The development of single family homes should not impact the use or value of the
adjacent properties.
5. Responsible Development And Growth:
It is responsible development and growth to allow for the development of infill housing in
APC# 2816-17 Page 2 of 3
1 Y
Staff Report 5/4/2017
an established residential area.
Combined Public Hearing
This is a combined public hearing procedure,which includes a rezoning and 3 variances from
the development standards. The Commission will forward the rezoning to the Council with or
without a recommendation and either approve or deny the variances.
The petitioner is seeking the following variance(s):
1) from the required minimum 25' lot frontage to no frontage for Lots 4-22
2) from the required minimum 5' side yard to 0' for all lots
3) from the required minimum 20'rear yard to 9'for Lot 4
State statutes and the Zoning Ordinance require that certain standards must be met
before a variance can be approved. The standards and their justifications are as follows:
(1) The approval will not be injurious to the public health,safety, morals and general
welfare of the community;
The proposed development will front on a private street and should not impact the public
health, safety, or general welfare of the community.
(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;
The proposed single family development should not have an adverse impact on the
residential neighborhood in which it is located.
(3) The strict application of the terms of this Chapter would result in practical
difficulties in the use of the property
The strict application of the ordinance would create oversized residential lots which may
be difficult to maintain. Allowing the use of a private drive will allow for infill housing
that will promote the vitality of the residential neighborhood. The reduced setbacks will
allow the homes to be located on the lot in a manner that offers each home a larger, usable
outdoor space.
Staff Comments:
The staff has no additional comments.
Recommendation:
Based on information available prior to the public hearing,the staff recommends the
rezoning petition be sent to the Common Council with a favorable recommendation. Staff
recommends approval of the variances.
Analysis:
Rezoning the property to SF2 Single Family&Two Family District will allow for infill
housing on a large residential lot in which services are already available. The urban
residential lots will offer a variety of housing options compatible with the neighborhood.
APC# 2816-17 Page 3 of 3
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Filed in Clerk's Office
MAY 17 2017
Rosemary Dorwood neighborhood group ee t<AR MAH FOWLER
4/27/2017 CITY CLERK,SOUTH BEN W
Echo's po box 6397 South .Bend ,IN46660. /South .Bend
Zoning Commission
Yes No
------ Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
_ ____ Do you approve of commercial only (offices ) development in
our neighborhood group area instead ?
Do Y ou have concerns over the eventual loss of your home due
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and Oak Park Dr.
residents especially) R-E—C I V E 0,
^J A"
I AREA PU1,N 'COMMISSION
-- ------- ---= ---------- ------ ---� ---------------------------------------
NAME- -- -Z -
Q
ADDRESS--1-1-1-�----- --
COMMENTS---= =---------------------------------------------------
-----------------------------
V v
To Rosemary Dorwood CC/BCC Reply to All x
I
Re:Community meeting
There were many not at the meeting last night. What I have heard is"why bother,
the council will just do what's best for the city, not us". All those not at the meeting
did not get a copy of the survey, I will copy and take some to those I know who were
not there. The survey,at feast,will show what our concerns are.
I am still concerned about the increase in traffic on Rosemary.
We will have a construction area and much blowing dirt(it has been very windy)for
a long time, maybe 2 years or more.
Where will they put the snow from the drives and the street?
These patio homes will not fit in with the present homes in neighborhood.
There will be no restriction on the selling so it can very easily become student
housing. We are not an extension of ND,but our own neighborhood. We already
have many student rentals in neighborhood, probably more to come as houses are
sold. Some of the students are responsible,many are not. Loud parties are the
norm.
Seems like the area could be put to better use for something that would fit in better
and be less disruptive to the neighborhood. j
Once this rezoning is done,it leads the way for someone to be able to buy 2 or 3
homes and put up more town homes or patio homes. I would like to know what the
variances are that make it necessary to rezone this property.
Filed in Clerk's Office
MAY 77 2017
KAREEMAH FOWLER
CITY CLERK,SOUTH BEND, IN
}
r
Filed in Clerk's Office t
P
i
Area planning commission/ St. Joseph county ,IN
ECHO'S/Proposed development project meeting 0412712017 MAY 17 2011
KAREEMAH FOWLER
Hello CITY CLERK,SOUTH BEND,IN
T attended the meeting between the Matthew's develelopent company and the Rosemary
Dorwood neighborhood group last night 04/27/2017, about their proposed ECHO'S
development in our neighborhood
The Mathew's spokesman displayed a most deficient ,deceitful, and uninformed question
and a (very little answer) session I have ever witnessed.
He was dismissive on most account,to intelligent questions,and issues on his own
project,that people inquired about .
Example: Maththew's"We had to get three variances " He only explained one and said"
I don't know what the other two are" when asked about the other two. A person would
ask a question and he said he did not know and then would say "next question?"
without answering anything. This was the basis of answers the group received
throughout the entire discussion
He answered maybe 25% of the questions asked, and said he did not know on the rest of
the issues .
He was dishonest on his answer about his target customers He stated that they would
be sold to people 55 years of age and up . When asked of the age of the people who
would actually live there , he did not answer .
We know that he is trying to stuff his pockets with money of Notre Dame parents from
Pennsylvania New York ,Connecticut ,Chicago, and so on.
Their updated ,downsized and over priced plan from the original invading plan, although
better than the original proposal,still does not fit with our existing neighborhood
architecture at all.
He said the construction was going to built as houses were being sold not completed in
full, just a few at a time depending on sales.
He brushed over concerns of utility sewer , ad water supply effects that are important
issues. He unanswered a lot of questions and people were shaking their heads at this.
What an idiot......continued
2.017
UMMISSION
i
_.__..._.._ ._.__..___..v..._._.�
If the Area planning commission grants the Echo's development , you are ignoring the
interest ,concerns and livelihood of the people who actually live here and catering to the
greed of the dishonest Matthew's development company who do not live in this
neighborhood. They are going to benefit at our dismay
Allowing this development,only increases the onslaught of these types of developments
in our neighborhood . If allowed this will allow the same type of development(s) to be
constructed on Edison Rd., which will undoubtedly cause the eventual eminent domain
issues causing people on Edison ,Oak Park Dr.,and Hartman Dr. to forced out of their
homes ,being that they are smaller homes. People in these home cannot afford to be
kicked out on the street by some developer that lives in Granger to profit from rich
people that live out of state
Allowing office buildings similar to the dental offices on Edison and Ironwood that
already would be acceptable or building 6 houses that are in conformance to the*e
existing architecture could be considered possible too This was brought up at the
meeting . A person stated that there are only B houses per side on Hartman Dr, "why
can't you emulate the existing",that question was ignored and dismissed. The guy from
Matthews conducting the meeting, was acting quite ignorant (to ignore)
The Area Planning Commission needs to deny in full this development . By allowing
it, you will prove that your are not concerned with what is best for the citizens of South
Bend,or what they deem important,and only supporting the greed of the developers in
this matter.
WE HAVE STATED THAT WE DO NOT WANT THIS AT ALL, AND SHOULD
NOT HAVE TO FIGHT AGAINST IT.
THIS DEVELOPMENT DOES NOT FIT OUR NEIGHBORHOOD AND WE ARE
NOT CONCERNED WITH MATHEW'S GREED ,INVADING OUR
NEIGHBORHOOD, PERIOD., SO DO US A FAVOR,THE CITIZENS OF THIS
CITY YOU REPRESENT . TELL THEM NO
Thank you
More than concerned citizen
CIN
7j)
C>
Rosemary Dorwood neighborhood group meeting
4/27/2017
Echo's po box 6397 South Bend JN46660. /�ofi B 'S office
Zoning Commission MAY 17 2017
KAREEMAH FOWLER
YeS No CITY CLERK,SOUTH BEND,IN
----
X Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
---- Do you approve of commercial only (offices ) development in
our neighborhood group area instead ?
-- ---- Do you have concerns over the eventual loss of your home due
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and Oak Park Dr.
residents especially) /WV
NAME
ADDRESS-2/-5L--- ---------------------------
---------------------------------------------
COMMENTS-----------------------
--------------------------------
---------------------------------
RECEIVE ®
mp 01 2017
AREA PLAN COMMISS10iV
Rosemary Dorwood neighborhood group meeting
4/27/2017
Echo-s po box 6397 South Bend ,IN46660. /South Bend
Zoning Commisslon Filed in Clerk's Office
MAY 17 2017
Yes No
KAREEMAH FOWLER
CITY CLERK,SOUTH BEND,IN
----- ---- Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
--V/ ---- Do you approve of commercial only (offices ) development in
our neighborhood group area instead ?
-� ---- Da you have concerns over the eventual loss of our home due
Y Y
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and Oak Park Dr.
residents especially) I R E C E I V E D
r�nY 01 2011
AREA PLAN COMMISSION
NAME-------- ----------------------------
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Rosemary Dorwood neighborhood group meeting
4/27/2017
Echo's po box 6397 South Bend ,IN46660. /South Bend
Zoning Commission Filed in Clerk's Office
MAY 17 2017
Yes No
KAREEMAH FOWLER
CITY CLERK,SOUTH BEND, IN
---- - Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
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---- ---- Do you approve of commercial only (offices ) development in
our neighborhood group area instead ?
---- - - Do you have concerns over the eventual loss of your home due
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and Oak Park Dr.
residents especially)
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Rosemary Dorvood tieighborh(Jod group met, ig
4/27/2017
Echo's po box 6397 South Bend ,IN46660. /South Bend a
Zoning Commission Filed in Clerk's Office
MAY 17 2017
Yes No
KAREEMAH FOWLER
CITY CLERK,SOUTH BEND, IN
Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
---- - - Do you approve of commercial only (offices ) development in
our neighborhood group area instead?
---- Do you have concerns over the eventual loss of your home due
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and Oak Park Dr.
residents especially)
NAME - - - -
ADDRESS--- _--------------------------------------
COMMENTS-------------------------------------------------------------------------------- -------
MhY C 017
101:i TAN COMMISSION
Llc�C.0�
Rosemary Dorwood neighborhood group meeting
4/27/2017
Echo's po box 6397 South Bend ,IN46660. /SgJerk's Office
.Zoning Commission
MAY 17 2017
Yes NO KAREEMAH FOWLER
CITY CLERK,SOUTH BEND, IN-1
- -- ---- Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
--- - - Do you approve of commercial only(offices ) development in
our neighborhood group area instead ?
---- x-- Do you have concerns over the eventual loss of your home due
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and Oak Park Dr.
residents especially)
NAME---------= 1 l_J S_ ---= t= ! ti/ f� -------------------------------------------------------
I ► 13 C L E R M o rJ.P DR, b o o �� �c►�D 124 a b6 i ( -----
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COMMENTS MAY 0 ,`i ?017
n
Leem Clerk's Office
17 Z017
Rosemary Dorwood neighborhood group AH FOWLER
4/2 7/2017 SOUTH BEND,IN
Echo's po box 6397 South Bend JN46660. /South Bend
Zoning Commission
Yes No
---- ---- Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
---- ---- Do you approve of commercial only (offices fdevelopmen in
our neighborhood group area instead o e ,dam.
,90---- Do you have concerns over the eventual loss of our home due
Y y
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and Oak Park Dr.
residents especially)
NAME- - rs<� f�c>'S7`�vl
---------- -----------------------------------------------------------------------
ADDRESS-�-�-f ---lK-°-- `' "'' '- z- e
---------- -----------------------------------------------------
COMMENTS-�°-- --- -ce-cm 1M_----Q-r---- ------VmC.Z--c1�_
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MAY 03 Z01 I
I AREA PL nw l ONIMISSI0N
Rosemary Dorwood neighborhood group meeting
4/27/2017
Echo's po box 6397 South Bend JN46660. /So' in e�I rk's office
Zoning Commission
MAY 17 2017
YeS No KAREEMAH FOWLER
CITY CLERK,SOUTH BEND, IN
-Z f ----- Do you approve of the proposed ECHO'S development project
in our neighborhood group area?
--..- -V-1- Do you approve of commercial only (offices ) development in
our neighborhood group area instead ?
---- Do you have concerns over the eventual loss of your home due
to the ECHO'S development being allowed, thus creating more
multifamily development. (Hartman Dr. and-Oa-k Park Dr._
residents especially) + ri C k� V k
11 Ay '? 8 ?.01 T
AREA f'LA MIS ON
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NAME-
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ADD RESS-
COMMENTS---
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Filed in Clerk's Office
M 7 2011
KARENAH FOWLER
Petition of MAJCM, LLC CITY CLERK,SOUTH BEND,IN
Regarding the Property Located at
1237 and 1303 N. Ironwood
South Bend, IN 46617
Before the Area Plan Commission
May 16, 2017
DHA
KR I E G I D E VAU LT Vanch, Warner&Associates, Inc.
4101 EDISON LAKES PARKWAY, SUITE 100 Land Surveyors ■ Professional Engineers
MISHAWAKA, IN 46545 Landscape Architects ■ Land Planners
Oft le(574}2341003 ■ Fax(57423"119
T574.277.1200 F574.277.1201 1643Corrrnerce Drive ■ South Bend,IN 46628
Filed in Clerk's Office
KEY FACTS:
MAY 17 2Q17
• 22 single—family homes of approximately 1,800 SF
KAREEMAH FOWLER
o Reduced from 39 townhomes as originally proposed CITY CLERK,SOUTH BEND,IN
• 45%open-space
o Increased from 29%as originally proposed
o A 55% increase in open space
• Favorable Staff Recommendation:
o Consistent with City Plan
o Consistent with South Bend Comprehensive Plan Objectives
j ■ H-1: Ensure adequate supply of housing, needs, preferences and financial
capabilities of households now and in the future
■ H-4: Ensure well-designed, infill housing on vacant land in the City's
neighborhoods
• National League of Cities; Sustainable Cities Institute:
Urban Infill is gaining in popularity as intown or close-in
locations become more attractive to prospective home buyers, and
office and retail tenants. Municipalities are also encouraging the
practice of infill as it is more efficient to use existing infrastructure
and services than it is to extend infrastructure and services farther
afield, Infill development can also help community achieve or
sustain thresholds of population, and affordable housing.
■ Most desirable use for the land is one that is compatible with the single-
family neighborhood
■ Conservation of Property Values: Staff determined the development
should not impact the use or value of adjacent properties
■ Staff noted development of infill housing is reasonable development and
growth
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