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HomeMy WebLinkAbout05-22-17 Zoning and Annexation So T11 0 d U �t U d W rFACE 1865 OFFICE OF THE CITY CLERK KAMEMAH FOWLER,CITY CLERK ZONING&ANNEXATION MAY 22, 2017 3:30 P.M. Committee Members Present: Oliver Davis, John Voorde, Gavin Ferlic, Jo M. Broden Committee Members Absent: None Other Council Present: Dr. David Varner, Tim Scott,Randy Kelly (late) Other Council Absent: Regina Williams-Preston, Karen White Others Present: Aladean DeRose, Kareemah Fowler, Graham Sparks Presenters: Angela Smith, David Stanton, Mike Danch Agenda: Substitute Bill No. 09-17-Rezoning at 1237 & 1303 Ironwood Bill No. 22-17- Rezoning at Northeast Corner of Ireland and Lafayette Committee Chair Oliver Davis called to order the Zoning and Annexation Committee at 3:30 p.m. He introduced the members of the committee and proceeded to give the floor to the presenters. Substitute Bill No 09-17—Rezoninjz at 1237 & 1303 Ironwood Angela Smith, Area Plan Commission with offices on the 111 floor of the County-City Building, stated, The petitioner is seeking to rezone to SF-2 (two), Single-Family and Two (2)Family. The original request was for a Multi-Family District, however since the time it was written they have changed the design request, thus the reason for the substitute bill. To the north of the site is a property recently rezoned to OB, Office Buffer, for an insurance office. The remaining three (3) sides around the site are zoned SF-1, Single-Family. The existing church on the site will be demolished. The site also encompasses the house to the north of the existing church. Ms. Smith then showed the view of the property from different angles and different streets provided in the presentation(which is available in the City Clerk's Office). Ms. Smith continued, The proposed site includes twenty-two (22) lots that are single-family residential subdivisions. The proposal is utilizing a reduced setback. Instead of having two (2) five (5) foot side yards,there will be one (1)ten(10) foot side yard. That condition relies on the approval of that variance that they maintain at least ten(10)feet between buildings. This comes to you from the Area Plan Commission with a favorable recommendation. Rezoning the property to SF-2 will allow for the infill 455 County-City Building-227 W.Jefferson Boulevard•South Bend,Indiana 46601 Phone 574-235-9221 •Fax 574-235-9173•TDD 574-235-5567•www.SouthBendIN.gov JENNIFER M.COFFMAN ALKEYNA M.ALDRIDGE JOSEPH MOLNAR CHIEF DEPUTY/DIRECTOR OF DEPUTY/DIRECTOR OF POLICY ORDINANCE VIOLATION CLERK OPERATIONS housing on a large residential lot in which services are already available. The urban residential lots will offer a variety of housing options that are compatible with the surrounding neighborhood. Mike Danch, 1643 Commerce Dr., I am representing the petitioners. One (1) of the developers is here as well in case you have any questions for him. What we are asking to do is rezone this to the SF-2 District. When we started the project, we initially were going for the MF-1 which is a denser, Multi-Family district. There were a couple of community meetings and many concerns were made with regard to the density of the initial project. What is before you is the plan that we ended up with. There were originally going to be thirty-nine (39) units. The residents didn't agree with that number and also had concerns with the type of buildings proposed. We dropped it from thirty-nine (3 9) units to twenty-two (22)units. We have also changed the zoning request from MF-1 to SF-1. The only difference between the zoning that is currently in place and what is being requested is mainly the lot sizes that would be allowed. These are single family houses on Single-Family lots. They will probably run around $250,000 and up, depending on the type of house and the amenities in it. The project will have a private street that will give access to all the units. Another concern brought up in the community meetings was the frontage along and Ironwood Road and Rosemary Lane. The concern was that if this development were to happen, the residents on Ironwood and Rosemary would be looking at the backyards of the particular units. We've been able to change and modify the house plan with the architect to make sure the houses on Ironwood and Rosemary will be front-facing. The access inside the development will be private and the City will not have to maintain that street. Any maintenance required, such as snowplowing, will be done by the homeowner's association. Another concern was the construction time-frame. It is already City Ordinance to only construct between 7 a.m. and 6 p.m. We will also make sure all construction equipment will come in and out from Ironwood Road. The City Engineers will monitor that as well as other parts of the project. This development will be using the Ironwood sewer line. There will be a water line tied in to connect Ironwood and Rosemary to maintain pressure. This will have no effect on the residents on Rosemary other than the assurance they will still have the pressure needed on their water lines in case of a fire. All sewage from the site will go through the Ironwood line. Garages will be on the interior portion of the site, so the garage doors will not be visible to the Ironwood and Rosemary neighbors that surround the development. The existing trees will be evaluated and have a master plan done to be sure there will be a mixture of both new and old trees for the landscaping. There was also a walkability issue that was brought forth. This project includes paving and continuing the sidewalk on the east side of Rosemary that will be taken all the way up to Oak Park. There will also be approximately forty-five percent (45%) open space on this site. Ms. Smith added, This is also subject to a written commitment from the Area Plan Commission that the properties along Ironwood and Rosemary have a front-facing fa9ade that interacts with the street. Committee Chair Davis opened the floor to questions from the Committee or Council. Committeemember Jo M. Broden asked, With regard to trees, is there a ratio that has to be stuck to, like a two (2)to one (1)? Mr. Danch replied,Not in the City of South Bend, no. Councilmember Tim Scott added, My concern is with what type of tree goes in. 2 Mr. Danch replied, We work with the City Forrester. They have approximately ten(10) different species of tree that they like to see go in. We require a one (1) year guarantee on the trees from the developer so if the tree dies out early, they must pay to replace the tree. Committeemember Broden followed up, And what about fencing and landscaping on the property? Mr. Danch answered, We were deciding between vinyl fencing and wood fences. Vinyl fences have a better maintenance life than wood fences. We would also allow the residents to run their fences up to our land line. If we were to just do landscaping,the maintenance would be complicated due to the existing utilities. With no further questions from Committee or Council members, Committee Chair Davis then opened the floor to members of the public wishing to speak in favor of or in opposition to the legislation. Pat Matthews, 52127 Fall Creek Dr., Granger IN, stated, I am one (1) of the builder-developer partners for this project and I just want to support and back-up a lot of the comments Mike Danch made. We did have a couple community meetings. We went from thirty-nine (39) units in our original proposal to twenty-two (22) units. We have worked hard on the street scape. As the project stands now,there will be a private home-owners' association created for the members living in this community. The homeowners' association will be a good neighbor to the newly formed neighborhood association surrounding the site. One (1) of the benefits that this project has already brought was that creation of the Ironwood-Rosemary Neighborhood Organization. Before our proposal, the neighborhood was not very active with regard to a neighborhood organization. The SF-2 designation is similar to what we see in the Triangle Neighborhood. Another term that comes up is pocket neighborhood. There are some elements we are going to incorporate to further that concept. People are becoming more interested in smaller and maintenance free lots. We've also demonstrated how our product appeals to our target market of retirees and/or fifty-five (55)year olds and up. There was concern that this would become a rental community. There are twenty-two (22) other homes in the surrounding neighborhood that are currently rentals. This product does not lend itself to be a rental community. I can't change the narrative of anyone in the neighborhood, all I can do is demonstrate that we've been good developers by having community meetings and by promoting the benefits this would bring to the community. With no other members of the public wishing to speak to the legislation, Committee Chair Davis turned the floor back to the Committee for further comments or main motions. Committeemember Gavin Ferlic made a motion to accept Substitute Bill 09-17,providing the written commitment be amended into the legislation set forth by the Area Plan Commission. Committeemember Broden seconded this motion which carried by a voice vote of three (3) ayes and one (1) nay (Committeemember John Voorde). Committeemember Ferlic then made a motion to send Substitute Bill No. 09-17 to the full Council with a favorable recommendation. Committeemember Broden seconded the motion which failed by a voice vote of two (2) ayes (Committeemember Ferlic and Committeemember Broden) and two (2) nays (Committeemember Voorde and Committee Chair Davis). Committeemember Ferlic then made a motion to send Substitute Bill No. 09-17 to the full Council with no recommendation. Committeemember Voorde seconded the motion which carried unanimously by a voice vote of four(4) ayes. Bill No 22-17-Rezoning at Northeast Corner of Ireland and Lafayette 3 David Stanton, Area Plan Commission with offices on the 11th floor of the County-City Building, stated, The petitioner is requesting a zone change from SF-2, Single-Family and Two-(2)-Family, to CB, a Community Business district. They are also seeking two (2)variances to meet development standards. To the east, south and west of the site are lots all zoned CB. Mr. Stanton then showed pictures from the presentation(which is available in the City Clerk's Office)that capture the view of the site from different angles. Mr. Stanton continued, The three point two (3.2) acre site is proposed to be divided into two (2) development sites. Parcel A is one point six six (1.66) acres. The proposed plan for the site includes a 7,616 square foot bank with three (3) drive-thru lanes. The preliminary site plan meets the requirements for all landscaping per the ordinance. Parcel B is one point five two (1.52) acres. This site is reserved for future development with no specific plans submitted at this time. That site will need to meet all the development standards for the CB District. This site is part of the vacated Single-Family residential area that remains after the realignment of Main Street and Lafayette Street. This comes to you from the Area Plan Commission with a favorable recommendation. Rezoning this CB would allow for the expansion of an existing commercial district established in the commercial node located adjacent to the intersection of Michigan Street, State Route 31 and Ireland Road. Mr. Danch stated, I am representing the petitioner. This is the Gates Property. This is actually one of the last pieces on Ireland Road west of SR-31 that is still zoned residential. United Federal Credit Union would like to go on the west side of the property, which is what you see here. What we're asking to do is to take the entire piece of property and zone it to the CB District. This is about a 7,000 square foot Credit Union facility. Access will be off of Ireland Road and Lafayette Street. We did get two (2) variances from the Area Plan Commission meeting. One (1) of them was for the queuing area for the drive-thru lanes. The other one (1) was going from forty-one(4 1)parking spaces down to thirty-four (34) spaces. All the landscaping will meet City standards as well. Committee Chair Davis opened the floor to questions from the Committee or Council. There were none. He then opened the floor to members of the public wishing to speak in favor of or in opposition to the legislation. There were none. He then turned the floor back to the Committee for further comments or main motions. Committeemember Ferlic made a motion to send Bill No. 22-17 to the full Council with a favorable recommendation. Committeemember Broden seconded this motion which carried unanimously by a voice vote of four(4) ayes. With no other business on the agenda, Committee Chair Davis adjourned the Zoning and Annexation Committee meeting at 4:04 p.m. es ec ful ubmitted, iv D is, Committee Chair 4