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Home My WebLink About40-17 Text Amendment for indoor storage LAWRENCE P. MA6LIOZZ1 Fsr•.ru'r1c1 otRrcron Angela M. Smith 1).Pu15 DjrOr AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN 227 W. JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOUTH BEN A- -36601 Filed in Gierk's Office Wednesday,July 19,2017 JUL 19 2017 The Honorable Council of the City of South Bend 4th Floor,County-City Building KAREE:MAH FOWLER South Bend, IN 46601 CITY CLERK,SOIJTH REND, N RE: An Ordinance initiated by the Common Council of the City of South Bend,Indiana amending Chapter 21 of the South Bend Municpal Code,Article 3 by adding Mini(self storage)Warehouse,Internal Access to permitted uses in CB Community Business District,CBD Central Business District, and GB General Business District; and establishing additional development standards for Mini(self storage) Warehouse, Internal Access;and adding a definition for Mini (self storage)Warehouse,Internal Access. Dear Council Members: The above referenced ordinance initiated by the Common Council was legally advertised on July 6,2017,The Area Plan Commission at its public hearing on July 18, 2017,took the following action: Upon a motion by John DeLee,being seconded by Mathew Peterson and unanimously carried,a proposed ordinance of the Common Council of the City of South Bend, IN, amending Chapter 21 of the South Bend Municipall Code,Article 3 by adding Mini(Self Storage)Warehouse, Internal Access to permitted uses in CB Community Business District,CBD Central Business District,and GB General Business District; and establishing additional development standards for Mini (Self Storage)Warehouse,Internal Access; and adding a definition for Mini(Self Storage)Warehouse, Internal Access is sent to the Common Council with a FAVORABLE recommendation.Updating the zoning ordinance to allow for the adaptive reuse of large vacant commercial structures or the creation of conveniently placed new storage facilities while maintaining the appearance of a retail center will promote stability and vibrancy of the commercial districts within the City. 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. Sincerely, jo Lawrence P.Magliozzi Attachment SERVING ST. JOSEPH COUNTY, SOUTH BEND. LAKEVILLE. NEW CARLISLE, NORTH LIBERTY , OSCEOLA & ROSELAND W W W.S j C I N D I A N A.C O N?)0 6 1 area p 1 41 Staff Report Filed in ter s Of 'e APC # 2833-17 Owner: Common Council of the City of South Bend, IN 1 Location: Text Amendment JUL 9 2017 Jurisdiction: City of South Bend KAREEAlAII FOWLER Public Hearing Date: 7/18/2017 CITY CLERK,SOUTH BENU-LINLI Requested Action: The requested action is a Council Initiated text change, amending the ordinance to allow for a new use identified as Mini (self storage) Warehouse, Internal Access in the CB, CBD, and GB districts and providing a definition for such use. Staff Comments: As larger retail facilities close or relocate their existing facilities, buildings with large foot prints are often left behind. The proposed text amendment creates a use that allows for the conversion or creation of a mini(self storage) facility in which the traditional access is shifted to a shared internal access, allowing businesses to maintain their retail store front appearance. A Mini (Self Storage) Warehouse, Internal Access is defined as a mini (self storage)warehouse having sole access to all of its individual storage spaces through common entries and internal hallways.No direct access or outward appearance of direct access to an individual storage space is provided from the building exterior and no outdoor storage area is provided on site. The proposed text amendment allows for Mini (Self Storage) Warehouse, Internal Access as a permitted use in CB Community Business District, CBD Central Business District, and GB General Business District with in the City. Additional development standards are created to encourage the building to either maintain or create the appearance of a traditional retail store. Recommendation: Based on information available prior to the public hearing,the staff recommends to petition be sent to the Common Council with a favorable recommendation. Analysis: Updating the zoning ordinance to allow for the adaptive reuse of large vacant commercial structures or the creation of conveniently placed new storage facilities while maintaining the appearance of a retail center will promote stability and vibrancy of the commercial districts within the City. i APC 4 2833-17 Page 1 of 1 ziI a YR L�IJ W o ~ -J M LU Q <C_ U) C w cc m a 2 w I / LL ml a Cali of i• • i DI 4 N CLL � C 1 � LL C C N LL Y� Ln i Ell CJ LL � I ��- 1s � 1 O Q to i O O -ZD 0 O i v v ;. C) �^ JL a O O + l) i' 1 (n cn N � I� LAWRENCE P. MAGLIOZZI EXECUTIVE DIRFCIOR Angela M. Smith 1),Pu1, 1)i,''1 AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN 227 W. JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOUTH BEND, INDIAN `. +6601 (57+) 235-9571 July 19, 2017 Filed in Clerk's Office South Bend Common Council JUL 19 2017 4t'Floor, County-City Building South Bend, IN 46601 KAREEMAH FOWLER CITY CLERK,SO:;TH REND,IN RE: Bill#40-17 Rezoning: APC#2833-17 - Text Amendment for Mini (Self Storage), Internal Access Dear Council Members: The Area Plan Commission held a public hearing on July 18, 2017 for the above reference petition. This petition is set for public hearing before the Common Council on Monday, July 24, 2017. Ordinance& Petition Amendments: The following changes have been made to the above referenced petition:NONE Public Hearing Summary: There 2 people that spoke in favor of the proposed rezoning. They spoke in favor indicating this would allow for reuse of vacant buildings, address an anticipated need as people move to urban areas, and allow for development compatible with the district in which it is located and allow properties to be easily converted in the future as market demand changes. If you have any further questions,please feel free to contact me at(574) 235-9571. Sincerely, An ae4l'a M. Smith Deputy Director CC: Bob Palmer 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 I A R E A P L A N City of South Bend f Common Council 441 County-City Building • 227 W.Jefferson Blvd (574) 235-9321 South Bend,Indiana 46601-1830 Fax (574)235-9173 TDD: (574) 235-5567 Tim Scott http://www.southbendin.gov President Oliver Davis Vice-President June 21, 2017 Gavin Ferlic Members of the South Bend Common Council Chairperson,Committee 4th Floor County-City Building of the Whole South Bend, Indiana 46601 Tim Scott Re: Proposed Text Amendment Addressing Indoor Storage First District Regina Williams Preston Dear Council Members: Second District At the June 12, 2017 Zoning and Annexation Committee meeting, the Area Randy Kelly Plan Commission Deputy Director updated the Council on the proposed text Third District amendment ordinance permitting mini self-storage warehouse facilities in commercial districts. Jo M. Broden Fourth District In light of that favorable reception by the Council for this concept, and in collaboration with the Area Plan staff, we are introducing an ordinance which would David Varner move this matter forward. Fifth District The attached Bill No. 40-17 would have first reading by the Common Council at our Oliver Davis June 26`h meeting and would be referred to the Area Plan Commission so Sixth District that it could be heard at their July meeting. Gavin Ferlic Gavin Thank you for your continuing support. John Voorde Most Sincer ly, At Large Karen White At Large Oliver Davis 6`h rict Coun it Member Jo M. Broden 4`h District Council Member ORDINANCE NO. AN ORDINANCE INITIATED BY THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA AMENDING CHAPTER 21 OF THE SOUTH BEND MUNICPAL CODE, ARTICLE 3 BY ADDING MINI (SELF STORAGE) WAREHOUSE, INTERNAL ACCESS TO PERMITTED USES IN CB COMMUNITY BUSINESS DISTRICT, CBD CENTRAL BUSINESS DISTRICT, AND GB GENERAL BUSINESS DISTRICT; AND ESTABLISHING ADDITIONAL DEVELOPMENT STANDARDS FOR MINI (SELF STORAGE) WAREHOUSE, INTERNAL ACCESS; AND ADDING A DEFINITION FOR MINI (SELF STORAGE) WAREHOUSE, INTERNAL ACCESS. STATEMENT OF PURPOSE AND INTENT The Common Council of the City of South Bend, Indiana, adopted a new zoning ordinance that went into effect on May 7, 2004. Since the adoption of the ordinance, various changes have been needed to address uses not otherwise included in the ordinance. With increased demand for mini (self storage) warehouse facilities, more businesses are seeking to reuse vacant commercial space as storage facilities.These facilities do not present the same impact as traditional mini(self storage) warehouse uses because they are typically contained within the existing commercial structure with minimal change to the outward appearance of the building,allowing them to blend in with existing commercial development. The proposed ordinance establishes a framework and provisions for such uses within the existing commercial districts. NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South Bend, Indiana as follows: SECTION I. Chapter 21, Zoning, of the South Bend Municipal Code, Article 3 Commercial/ Mixed Use Districts, Section 21-03.05 CB Community Business District, subsection(a) (1) Primary Uses, is hereby amended as follows: (F) Miscellaneous: Including but not limited to: Agriculture Seed Sales; Artificial Lake;Bed&Breakfast; Bus Station; Clinic—medical, dental or optometrists; Conference Center; Electrical/Electronics Repair; Hospital; Hotel; Kennel (without outdoor runs);Mini (SelfStorage) Warehouse, Internal Access; Print Shop; Publishing; Sign Painting; Radio/Television Stations (without transmission towers); Rehabilitation Center; Sanitarium; Veterinary Hospital (may include boarding/without outdoor runs). SECTION II. Chapter 21, Zoning, of the South Bend Municipal Code,Article 3 Commercial/ Mixed Use Districts, Section 21-03.06 CBD Central Business District, subsection(a) (1) Primary Uses, is hereby amended as follows: (E) Miscellaneous: Including but not limited to: Bed& Breakfast; Bus,taxi, or limousine terminal, without repair; Clinic (medical, dental or optometrists); Conference Center; Cottage Business I Residential; Electrical/Electronics Repair; Hospital; Hotel; Laboratories;Mini (Sel Stora,ae) Warehouse, Internal Access; Print Shop; Publishing; Radio/TV Stations (provided any antenna shall comply with the regulations for Communication/Utilities); Video Production Studios. SECTION III. Chapter 21,Zoning, of the South Bend Municipal Code, Article 3 Commercial/ Mixed Use Districts, Section 21-03.07 GB General Business District, subsection(a) (1)Primary Uses, is hereby amended as follows: (E) Miscellaneous: Including but not limited to: Agriculture Seed Sales; Artificial Lake; Bus, Taxi, or limousine terminal, with or without repair; Conference Center; Farm Equipment—sales and service; Kennel (with indoor runs); Kennel (with outdoor runs);Manufactured Home Sales; Mini (SelfStorage) Warehouse, Internal Access; Mini (Self Storage) Warehouse without outdoor storage; Sign Painting; Radio /Television Stations (without transmission towers); Radio/Television Stations (with transmission towers); Roadside Food Sales; Tool and Equipment Rental; Veterinary Hospital (without boarding); Veterinary Hospital (including boarding). SECTION IV. Chapter 21,Zoning, of the South Bend Municipal Code, Article 3 Commercial/ Mixed Use Districts, Section 21-03.11 General Regulations for Commercial/Mixed Use Districts, subsection(f) Additional Development Standards, is hereby amended by adding a new subsection (5) as follows: (5) Additional Regulations for Mini (Self Storage) Warehouse, Internal Access. (A) For new construction, the minimum percentage of front fagade surface that shall be glazed (window and door surface area) is forty (40)percent of the first-floor fagade and twenty-five (25)percent of any floor above the first floor. Windows and doors shall have clear glass. (B) For renovations to existing buildings, the existing total surface area of glazed (window and door surface) areas on any floor of a front fagade shall not be reduced. Any new entry doors or windows on the front fagade shall have clear glass. (C) The surface area for each floor of the fagade is calculated as the length of the fagade on that floor multiplied by the average height, as measured from grade or the elevation of that floor to the elevation of the next floor or the top of the wall. SECTION V. Chapter 21, Zoning, of the South Bend Municipal Code, Article 11 Definitions, Section 21-11.02 Definitions is hereby amended as follows: Mini (Self Storage) Warehouse: A building or structure designed and used for the purpose of renting or leasing individual storage spaces to occupants who are to have access to such for the purpose of storing and removing personal property. Mini (Self Storage) Warehouse includes Mini (Sel Storage) Warehouse, Internal Access. Mini (Self Storage) Warehouse Internal Access: A mini (self storage) warehouse having sole access to all of its individual storage_spaces through common entries and internal hallways No direct access or outward appearance of direct access to an individual storage space is provided from the building-exterior and no outdoor storage area is provided on site. Section VI. This Ordinance shall be in full force and effect from and after its passage by the Common Council and approval by the Mayor. Member of the Common Council Attest: City Clerk Presented by me to the Mayor of the City of South Bend, Indiana on the day of 2 , at o'clock M. City Clerk Approved and signed by me on the day of , 2 at o'clock M. Mayor, City of South Bend, Indiana Filed in Clerk's Office 1 st READING JUN 2 12017 PUBLIC HEARING 3 rd READING I(AREEMAH FOWLER NOT APPROVED CITY CLERK,SOUTH BEAD,IN REFERRED PASSED