HomeMy WebLinkAbout10058-10 Rezoning- Ignition Park SE Area of Sample & PrairieORDINANCE No.
Passed by the Common Council of the City of South Bend, Indiana
City Clerk
~esident of Common Council
Presented by me to the Mayor of t/ie City of South Bend, Indiana
City Clerk
Approved and signed by me 4-1~ ~ S ZO ~ ~
~.t~// ~~% "_`"-~ _ Mayer
December 13, ~~ 10
December 14, 20 10
ORDINANCE NO. ~ ~~ s ~ ~~~
AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR APPROXIMATELY 84 ACRES
LOCATED AT THE SOUTHEAST QUADRANT OF SAMPLE STREET AND PRAIRIE AVENUE,
COUNCILMANIC DISTRICT 6 IN THE CITY OF SOUTH BEND, INDIANA
STATEMENT OF PURPOSE AND INTENT
A Petition for the rezoning of approximately 84 acres located in the City of South Bend, Portage
Township, St. Joseph County, Indiana, has been filed by the City of South Bend by its Redevelopment
Commission for lands owned by the City of South Bend, to provide for amixed-use PUD District to be
known as "Ignition Park PUD",
NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South Bend,
Indiana as follows:
SECTION I. Ordinance No. 9495-04, is amended, which ordinance is commonly known as the Zoning
Ordinance of the City of South Bend, Indiana, be and the same hereby is amended in order that the zoning
classification of the following described real estate in the City of South Bend, St. Joseph County, State of
Indiana:
That part of the Northeast Quarter of Section 14 and the Northwest Quarter of Section 13, both in
Township 37 North, Range 2 East, Portage Township, City of South Bend, St. Joseph County,
Indiana which is described as: Beginning at the intersection of the Centerline of Prairie Avenue
with the Centerline of Sample Street; thence East along said Centerline of Sample Street and the
North line of said Northwest and Northeast Quarter Sections a distance of 1,946.0 feet more or less
to a point of intersection of the Centerline of Sample Street with the Centerline of the first North-
South 14-foot wide Public Alley East of Franklin Street extended North; thence South along said
Public Alley Centerline a distance of 287.0 feet more or less to a point of intersection with the
Centerline of the first East-West 14-foot wide Alley South of Sample Street; thence East along
said Centerline a distance of 213.25 feet more or less to the Centerline of Lafayette Boulevard;
thence South along said Centerline a distance of 312.25 feet more or less to the Centerline of Garst
Street; thence West along said Centerline a distance of 410.25 feet more or less to the Centerline of
Franklin Street; thence South along said Centerline a distance of 687.32 feet more or less to the
South line of Stull Street and the North line of Lot # 2 of the Plat of "Transpo Minor Subdivision"
recorded by Document No. 0921540 in the records of the St. Joseph County, Indiana Recorder's
Office; thence along the North line of said Lot # 2, S. 89°-21'-27" W. a distance of 400.84 feet
more or less to the Northwest corner of said Lot # 2; thence S. 00°-19'-00" E. along the West line
of said Lot # 2 and its Southerly extension a distance of 1,020.34 feet more or less to the North line
of Right-of--way for the Penn Central Railroad formerly known as the Terre Haute & Logansport
Railroad and as shown on said "Transpo Minor Subdivision" Plat; thence Northwesterly and
Westerly along said North line a distance of 1,072.22 feet more or less to the Centerline of Kendall
Street; thence North along said Centerline a distance of 660.0 feet more or less to the point of
intersection with the Centerline of Cotter Street; thence West along the Centerline of Cotter Street
a distance of 893.0 feet more or less to the Centerline of Prairie Avenue;
thence along the Centerline of Prairie Avenue for the next Two (2) Courses, N. 28°-18'-Ol" E. a
distance of 1,230.0 feet more or less and N. 00°-03'-53" W. a distance of 463.0 feet more
thence North along said Centerline a distance of 660.0 feet more or less to the point of
intersection with the Centerline of Cotter Street; thence West along the Centerline of
Cotter Street a distance of 893.0 feet more or less to the Centerline of Prairie Avenue;
thence along the Centerline of Prairie Avenue for the next Two (2) Courses, N. 28°-
18'-01" E. a distance of 1,230.0 feet more or less and N. 00°-03'-53" W, a distance of
463.0 feet more or less to the point of beginning. Containing 87.15 Acres more or
less. Subject to all legal highways, easements and restrictions of record.
be and the same is hereby established as a PUD -Planned Unit Development to be known as the
"Ignition Park PUD" to be regulated according to the "Ignition Park PUD Zoning Ordinance"
attached hereto as Exhibit "A" and incorporated herein by this reference.
SECTION II. This ordinance shall be in full force and effect from and after its passage by the
Common Council; approval by the Mayor, and legal publication.
Member of the Common Council
Attest:
Cler - -
Presented by me to the Mayor of the City of South Bend, Indiana on the ~~,~ day of _
~9-_, 20 (0 at 2 ~~ ~ J o'clock 0 . .m.
^C~s`~~
D uty City Clerk
Approved and signed by me on the ~ day of ~{'~20/D, at fD o'clock
GL. .m.
~.~ M r ~~ ou Bend Iri ana 1 ''~ li1 C~~l'~='~ ~$tl~e
t St READING ~~ ~~ ~ ~ Q,S ~,.,,~~1 ay ,City t ,
PUBLIC HEARING 11.' l3~ ~
3 rd READING 1L-17-'x° QZS ~"'~` ~ 6 2010
OCT -
NOT APPROVfxD ~~l` `~
REFERRED ~~•
PASSED. ~ L~ ~ ~ ~ ~~ Ct. S C~.'~-~`-~ JOtIN VOORDE
CITY CLERK, S0. BEIiD, IN.
TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND:
Your Committee of the Whole, to whom was referred:
BILL NO.
65-10 A BILL AMENDING THE ZONING ORDINANCE FOR
APPROXIMATELY 84 ACRES LOCATED AT THE
SOUTHEAST QUADRANT OF SAMPLE STREET AND
PRAIRIE AVENUE, COUNCILMANIC DISTRICT 6 IN THE
CITY OF SOUTH BEND, INDIANA
Respectfully report that they have examined the matter and that in their opinion,
this bill is being recommended to the full Council with a favorable
recommendation as substituted by amending the PUD plan to read : An
Architectural Review Board ("ARB") shall be established for Ignition Park to
include representation or appointment by the Common Council.
Ann Puzzello
Chairperson, Committee of the Whole
Date Filed
Date received by the Area Plan Commission
Application No.
I (we) the undersigned make application to the Common Council of the City of South Bend, Indiana to
amend the zoning ordinance as herein requested.
1) The property sought to be rezoned is located at:
The southeast quadrant of Sample Street and Prairie Avenue.
2) Name and address of property owner(s) of the petition site:
City of South Bend
South Bend Redevelopment Commission
1200 County-City Building
227 West Jefferson Boulevard
South Bend, Indiana 46601
(574) 235-9371
3) Name and address of contingent purchaser(s), if applicable:
Not Applicable.
4) It is desired and requested that this property be rezoned
from GI -General Industrial
to PUD -Planned Unit Development to be known as "Ignition Park PUD".
5) This rezoning is requested to allow the following use(s):
The proposed rezoning is intended to provide for the development of a high tech industrial
park to be known as Ignition Pazk, a launching pad for technological innovation. Ignition
Park, in combination with Innovation Park, creates atwo-site, single, State Certified
Technology Park within the City of South Bend. It is anticipated that development within
Ignition Park may include, but not be limited to: reseazch and development facilities;
education; office; prototyping facilities; and, support uses.
6) Attached is a copy of (a) legal description of the property; (b) seventeen (17) preliminary site plans; (c) a
statement of purpose and intent; (d) a list of names and addresses of all property owners and the tax key
numbers for all properties within 300 feet of the petition property; and (e) addressed, stamped envelopes for
all property owners within 300 feet of the petition property (f) a location map, if available, drawn to scale,
which includes street names, printed in 8'/2" x 11" format.
St. Joseph County Area Plan Commission on
behalf of the City of South Bend,
South Bend Redevelopment Commission
Bye~~' w lc~L~'~M,t~
Printed: ~IGY-fN l~U ~jYO~U j
Title: ~X~GGITI/J~ _ Dld'ELTOfZ.
PETITION PREPARED BY:
John Byorni, Executive Director
St. Joseph County Area Plan Commission
1140 County-City Building
227 West Jefferson Boulevard
South Bend Indiana 46601
(574) 235-9571
JBYORNI@co.st joseph.in.us
ADDITIONAL CONTACT PERSON:
Geri Hathaway, Director
Ignition Park
c/o Innovation Park at Notre Dame
1400 E. Angela Boulevard
South Bend, Indiana 46617
(574) 261-3184
geri@hathaway2.com
i
OCT-62010
JOi~iN VOORDS
CITY Ct~ nK, S`J. BBt14, itd.
Exhibit "A"
Legal Description for Ignition Park PUD
That part of the Northeast Quarter of Section 14 and the Northwest Quarter of Section 13,
both in Township 37 North, Range 2 East, Portage Township, City of South Bend, St.
Joseph County, Indiana which is described as: Beginning at the intersection of the
Centerline of Prairie Avenue with the Centerline of Sample Street; thence East along said
Centerline of Sample Street and the North line of said Northwest and Northeast Quarter
Sections a distance of 1,946.0 feet more or less to a point of intersection of the Centerline
of Sample Street with the Centerline of the first North-South 14-foot wide Public Alley
East of Franklin Street extended North; thence South along said Public Alley Centerline
a distance of 287.0 feet more or less to a point of intersection with the Centerline of the
first East-West 14-foot wide Alley South of Sample Street; thence East along said
Centerline a distance of 213.25 feet more or less to the Centerline of Lafayette
Boulevard; thence South along said Centerline a distance of 312.25 feet more or less to
the Centerline of Garst Street; thence West along said Centerline a distance of 410.25 feet
more or less to the Centerline of Franklin Street; thence South along said Centerline a
distance of 687.32 feet more or less to the South line of Stull Street and the North line of
Lot # 2 of the Plat of "Transpo Minor Subdivision" recorded by Document No. 0918833
in the records of the St. Joseph County, Indiana Recorder's Office; thence along the
North line of said Lot # 2, S. 89°-21'-27" W. a distance of 400.84 feet more or less to the
Northwest corner of said Lot # 2; thence S. 00°-19'-00" E. along the West line of said
Lot # 2 and its Southerly extension a distance of 1,020.34 feet more or less to the South
line of a 30-foot wide Right-of--way for the Penn Central Railroad formerly known as the
Terre Haute & Logansport Railroad and as shown on said "Transpo Minor Subdivision"
Plat; thence Northwesterly and Westerly along said South line a distance of 1,072.22 feet
more or less to the Centerline of Kendall Street; thence North along said Centerline a
distance of 660.0 feet more or less to the point of intersection with the Centerline of
Cotter Street; thence West along the Centerline of Cotter Street a distance of 893.0 feet
more or less to the Centerline of Prairie Avenue; thence along the Centerline of Prairie
Avenue for the next Two (2) Courses, N. 28°-18'-O1" E. a distance of 1,230.0 feet more
or less and N. 00°-03'-53" W. a distance of 463.0 feet more or less to the point of
beginning.
Containing 87.15 Acres more or less. Subject to all legal highways, easements and
restrictions of record.
~t~; .,
OC. ; - 6 2010
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Ignition Park PUD Zoning Ordinance
Preliminary Plan
As Approved by the Common Council on December 13, 2010
Petitioner:
City of South Bend Redevelopment Commission
Introduction
Petitioner, City of South Bend Redevelopment Commission, requests the rezoning of
approximately 84 acres from the GI -General Industrial District to the PUD -Planned Unit
Development District to provide for a high tech industrial park to be known as Ignition Park.
Ignition Park is intended to be a launching pad for technological innovation. Ignition Park, in
combination with Innovation Park, creates atwo-site, single, State Certified Technology Park
within the City of South Bend. It is anticipated that development within Ignition Park may include,
but not be limited to: research and development facilities; education; office; prototyping facilities;
and, support uses.
The land uses to be contained within Ignition Park shall be those set forth below for each category
identified on the Master Plan filed with this PUD petition. It is acknowledged that the Master Plan
filed with this PUD petition for Ignition Park recommends general land uses for real estate which
is not subject to rezoning at this time and that the final development of Ignition Park in substantial
compliance with the Master Plan will be subject to Petitioner's ability to obtain zoning and
development rights to such additional real estate in the future. The Master Plan does, however,
provide a framework from which to review the land use pattern proposed for Ignition Park in much
the same way as a Comprehensive Plan identifies land use patterns for a community as a whole.
The Master Plan vision for Ignition Park is to provide for acampus-like setting within a single
multi-use PUD District. The primary objective of this PUD District is to encourage development
which achieves a high degree of: (i) excellence in overall site design; (ii} integration of individual
parcel site design within the overall development; and, (iii) innovation, creativity and quality in
building design. The PUD District provides flexibility and procedural economy by permitting a
broad range of high-tech industrial land uses and related support uses in a single district, while
maintaining adequate land use controls to protect adjoining properties.
In order to encourage innovative building and site designs capable of enhancing the quality of the
Ignition Park built environment, an applicant may propose alternate development standards for:
yards and building setbacks; use of minimum yards and residential bufferyards; maximum
building height; minimum building height; maximum gross floor area; parking; loading;
outdoor operations; architecture; landscaping; lighting; or, signs, subject to approval by an
Ignition Park Architectural Review Board and the Area Plan Commission.
Architectural Review Board and Executive Director approval is required to establish any land use
or development within the Ignition Park PUD.
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
Ignition Park Planned Unit Development
The regulations applicable to the Ignition Park Planned Unit Development ("PUD") which follow
are divided into four (4) primary Areas -one Area is for Ignition Park (the initial 84 acre certified
tech park plus potential expansion areas), one Area is for the Transpo Facility, and two (2) areas
located along Main Street and Indiana Avenue that maybe the sites for future expansion of
additional Ignition Park businesses or support facilities and uses. To determine the permitted
primary uses or applicable development standards for a particular Area within this PUD, refer to
Diagram #l : Land Use Areas.
Area I -Ignition Park
Due to the anticipated use of high-tech equipment and advanced research technologies,
Ignition Park is envisioned to be developed in a campus style. The central portion of the
initia184 acres of Ignition Park is intended to feature pedestrian connections and well
integrated open space reminiscent of a high-tech university quad setting. The outer portion
of the initial 84 acres of Ignition Park may feature a perimeter ring of service areas, parking
and vehicular access points. To encourage a campus setting, the development standards for
Ignition Park address the perimeter of Ignition Park (i.e., in terms of perimeter setbacks,
landscaping and identification signs) while the internal portions of Ignition Park are
allowed flexibility in the location of buildings, open spaces, building/directory and
directional signs, etc., to create the campus style environment with the potential of more
than one building per lot.
(a) Permitted Uses
(i) Primary Uses
(1) Educational Uses: Including but not limited to: School -College /
University, Primary, Secondary, High School, Continuing Education,
Commercial, Trade, Industrial or Business.
(2) Industrial Uses: Including but not limited to: Engineering or
research laboratories; Prototype facilities, which may include the
following uses on a developmental basis -Assembly or blending of
previously manufactured parts, sub-assemblies or components;
Cleaning, testing or repairing of goods, materials or products; Data
processing or analysis; Manufacture, processing, refining or
fabrication of goods, materials or products.
(3) Office /Professional Services: Including but not limited to: Offices
related to any Industrial Uses allowed within Ignition Park;
Corporate Headquarters (office only).
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
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Diagram 1: PUD Land Use Arcas
3
BDDB01 6457864v1 As Approved by the Common Council on 12/13/2010
(ii) Support Uses for Individual Uses or Buildings
(1) Support uses and structures, subordinate, appropriate and incidental
to the above permitted primary use(s), including supportive services
directly related to and in the same building with the primary use(s).
(2) Support retail and service commercial uses, subject to the following
regulations:
a. Support retail or service commercial uses are provided for the
primary purpose of serving the occupants and/or employees
of the primary use structure as well as visitors to and the
general population of Ignition Park; and
b. Examples of permitted support retail or service commercial
uses include, but are not limited to: retail services, food
services and personal services.
(iii) Support Uses for Ignition Park
(1) Miscellaneous: Including but not limited to: Conference Center.
(2) Personal Service: Including but not limited to: Health Spa or Fitness
Center.
(3) Utilities: Including but not limited to: Electricity Relay Station;
Public Utility Substation; Pumping Stations; Water Towers;
Transportation Services.
(4) Support Uses: Including but not limited to: retail services; food
services; and, personal services.
(iv) Accessory Uses - As regulated by Section 21-03.11: General Regulations
for Commercial /Mixed Use Districts.
BDDBOI 6457864v1 As Approved by the Common Council on 12!13!2010
(b) Development Standards
(i) Ignition Park Perimeter
The development standards contained in this sub-Section shall apply to the
perimeter of Ignition Park adjacent to all public streets and property
boundaries. Development of individual parcels within Ignition Park shall
not encroach into the overall perimeter yards, setbacks or landscape areas
unless specifically authorized below.
(1) Access
Access to Ignition Park shall be limited to shared street road cuts.
Individual uses or buildings shall not utilize a private, individual
street road cut unless otherwise approved by the City Engineer.
Access to individual parcels may be provided by the development of
internal public streets, internal private streets or by limited private
access easements serving multiple uses within Ignition Park.
The size, location and number of access points shall be subject to the
approval of the City Engineer.
(2) Ignition Park Minimum Yard and Minimum Building Setback
Requirements
Front Yard and Building Setback -The minimum front yard
and minimum building setback, measured from the front lot
line abutting a perimeter street shall be as follows:
i. Sample /Prairie /Cotter / Kendall / Lafayette - 20'.
ii. Franklin 1 Garst J Stull /Broadway - 5'.
b. Side or Rear Yard and Building Setback -The minimum side
or rear yard and building setback measured from a side or
rear lot line -shall be 20'; provided, however, that the
required minimum side or rear yard and building setback
abutting an operating railroad right-of--way shall be 5'.
BDDBOI 6457864v1 As Approved by the Common Council on 12!1312010
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Area 3
Lafayette Blvd.~Main St. Area ',
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I ndia n a Ave. Area
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Diagram 2: Arcs 1 Setbacks ,W,.v..,r ~~
6
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
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7
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
(3) Use of Ignition Park Minimum Yards
All Ignition Park Minimum Yards shall be maintained as a
landscaped yard area free from buildings or structures unless
specifically authorized:
Minimum 20' Front Yards -may include: Ignition Park
Campus Signs; entrance drives; walkways to building
entrances; front stairs, stoops or patios which do not project
into any public right-of--way; drainage features and utilities.
b. Minimum 5' Front Yards -may include: entrance drives;
walkways to building entrances; front stairs, stoops or patios
which do not project into any public right-of--way; or, utilities.
Side and Rear Yards -may include drives connecting to
adjoining parcels, drainage features and utilities.
(4) Ignition Park Perimeter Landscaping Requirements
All Ignition Park Perimeter Yards shall, at a minimum, be
landscaped in compliance with the perimeter yard landscape
requirements of Section 21-07.01 (b) (1) for the Landscaping of
Required Perimeter Yards for Industrial Districts. Manmade or
natural water features may be incorporated into any front, side or
rear yard landscape requirement.
(5) Ignition Park Campus Signs
NOTE: As Ignition Park is developed, a comprehensive sign
package maybe developed and be presented to the Area Plan
Commission for approval. Approval of such a comprehensive sign
package by the Area Plan Commission would supersede the
following sign regulations.
Ignition Park Campus Signs shall provide identification to the entire
Ignition Park and not to identify any individual use or occupant
within Ignition Park.
a. Type of Signs -Ignition Park Campus Signs may be either:
Signs on Ornamental, Decorative Fence or Masonry
Wall -One (1) sign may be incorporated into an
ornamental, decorative fence or masonry wall located
on each side of any shared street road cut into Ignition
Park; or,
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
ii. Monument Signs -One (1) monument sign maybe
located at each shared street road cut into Ignition
Park.
b. Height and Area:
i. An Ignition Park Campus Sign located on ornamental,
decorative fence or masonry wall shall not exceed ten
(10) feet in height. The total wall area shall not be
limited, however the portion of the wall devoted to
Ignition Park Campus Sign surface area shall not
exceed sixty-four (64) square feet in area.
ii. Ignition Park Campus Monument Signs shall not
exceed eight (8) feet in height or one-hundred and
twenty-eight (128) square feet in area.
c. Setback -All portions of an Ignition Park Campus Sign,
whether on an ornamental, decorative fence or masonry wall
or a freestanding monument sign, shall be setback a
minimum often (10) feet from the right-of--way of Sample /
Prairie /Cotter / Kendall / Lafayette or a minimum of five (5)
feet from the right-of--way of Franklin / Garst / Stull /
Broadway.
d. Separation - No freestanding sign for any individual use or
lot within Ignition Park shall be located within fifty (50) feet
of an Ignition Park Campus Sign.
(ii) Ignition Park Interior Development Standards
The Development Standards contained in this sub-Section are designed and
intended to apply specifically to the development of individual parcels
within Ignition Park. If any portion of an individual parcel abuts the
perimeter of Ignition Park, that portion of the individual parcel shall also
comply with the Development Standards for the Ignition Park Perimeter.
(1) Minimum Yards and Minimum Building Setbacks
In order to provide maximum creativity and flexibility in the internal
layout of Ignition Park, there shall be no internal minimum front,
side or rear yards or front, side or rear building setbacks from lot
lines, except for those required around the perimeter of Ignition Park.
(2) Minimum Separation Between Buildings
Minimum building separation shall be in compliance with all
applicable local, state or federal building, fire and safety codes.
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
(3) Use of Yards Between Buildings
All yards between buildings shall be maintained as a landscaped yard
area free from buildings or structures unless specifically authorized:
a. Yards Oriented toward the Central Green (if provided) -may
include directory / wayfinding signs, sidewalks, walkways,
pedestrian ways, drainage features, utilities or outdoor
seating areas, provided any signs or outdoor seating areas:
i. shall not block an entrance or exit to or from the
business or building; and,
ii. shall be located so as to not interfere or conflict with
sidewalks, walkways, pedestrian ways or foundation
landscaping.
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10
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
b. Side and Rear Yards of Buildings -may include interior
access drives and driveways, loading areas, parking areas,
directory / wayfinding signs, sidewalks, walkways,
pedestrian ways, drainage features, utilities and outdoor
seating areas, provided any signs or outdoor seating areas:
shall not block an entrance or exit to or from the
business or building; and,
ii. shall be located so as to not interfere or conflict with
interior access drives or driveways, loading areas,
parking areas, sidewalks, walkways, pedestrian ways
or foundation landscaping.
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t ' 7X.~ DIRECfORY/NfAYRNDINGSZGN
• ~ CLFAR ~ OUTDOOR SEATING AREA
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ENTRANCE
ALLOWABLE USE OF YARDS
(4) Building Height
a. Maximum Building Height -The maximum building height
shall be 90 feet.
b. Minimum Building Height -The minimum building height
shall be twenty-six (26) feet.
(5) Landscaping
If the Ignition Park Perimeter Landscaping Requirements set forth in
Section I (b)(i)(4) above which abut a development parcel are not
installed prior to the time of development, each development parcel
shall be responsible for the installation of that development parcel's
portion of the required Ignition Park Perimeter Landscape
Requirement that abuts the overall perimeter of Ignition Park.
11
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
(6) Foundation Landscaping for Individual Buildings.
Creativity, compatibility, sustainability and maintenance shall be
guiding principles in the development of a foundation landscape plan.
Species and design character shall be harmonious with the landscape
pattern established by the Ignition Park Perimeter Landscaping.
Foundation landscaping shall, at a minimum, be landscaped in
compliance with the foundation landscaping requirements of Section
21-07.01 (c) (1) of the South Bend Zoning Ordinance for Foundation
Plantings for Industrial Districts.
(7) Lighting -All outdoor light fixtures shall comply with the
regulations of Section 21-07.02: Lighting Regulations of the South
Bend Zoning Ordinance except as specifically provided below:
a. Freestanding, non-cutoff fixtures shall be limited to locations
along sidewalks, walkways, or pedestrian ways, or outdoor
seating areas;
b. Low intensity /low output architectural lighting, including
ground mounted up-lighting and wall fixtures, maybe non-
cutoff; and,
c. All other freestanding or wall fixtures shall be full cutoff
fixtures.
(8) Signs
NOTE: As Ignition Park is developed, a comprehensive sign
package maybe developed and be presented to the Area Plan
Commission for approval. Approval of such a comprehensive sign
package by the Area Plan Commission would supersede the
following sign regulations.
In addition to the Ignition Park Campus Signs, the following signs
shall be permitted:
a. Building Signs -each building shall be permitted the
following:
i. Freestanding Tenant Directory Signs -One (1) pylon
sign oriented to the Central Green (if provided), not to
exceed six (6) feet in height or eighteen (18) square
feet in area, to identify the use or uses within the
building.
12
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
ii. Building Identification Signs -Building identification
signs shall be limited to wall signs as regulated in
Section 21-07.03(d) for the OB -Office Buffer
District and O -Office District. In addition, awning
signs or canopy signs may be permitted subject to the
provision of Section 21-07.03(d)(4)(D).
b. Incidental !Directional / Wayfinding Signs -freestanding
incidental /directional /wayfinding signs shall be permitted
at each critical turning point along an interior access drive
when required to safely direct vehicular traffic (e.g., to direct
vehicular traffic to a: particular use within Ignition Park; a
customer or employee parking area; or, a delivery or loading
area). Such incidental /directional /wayfinding signs shall:
i. not exceed two (2) square feet devoted to any
particular per use or location;
ii. may contain up to five (5) uses or locations for
combined maximum sign area of up to ten (10) square
feet per sign for signs identifying more than one use
or location;
iii. not be located less than two (2) feet back from the
back of curb /edge of pavement from any interior
access drives;
iv. not be located further than ten (10) feet from the back
of curb /edge of pavement of an interior access drive;
and,
v. comply with the regulations of Section 21-01.01 -
Clear Sight Area Requirements of the South Bend
Zoning Ordinance.
(9) Off-Street Parking
a. Design and Construction of Off-Street Parking Areas
All off-street parking areas shall be designed and constructed
in compliance with the provisions of Section 21-07.04 (dl -
Desi~n and Construction of Off-Street Parking Areas of the
South Bend Zoning Ordinance.
13
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
b. Location ofOff-Street Parking Areas
All off-street parking shall be provided in common,
integrated surface parking areas or structured parking
designed to serve all uses within Ignition Park.
c. Minimum Number of Required Off-Street Parking Spaces
Off-street parking within Ignition Park shall be provided at a
rate of not less than one (1)off-street parking space for each
1,000 square feet of gross leasable area of all buildings then
in existence in Ignition Park.
(10) Off-Street Loading
a. Design and Construction of Loading Areas
Loading Areas for Semi-Trailer Size Vehicles
All off-street loading areas intended for Semi-Trailer
size vehicles shall be designed and constructed in
compliance with the provisions of Section 21-07.05
fib) -Design and Construction of Loading Areas of
the South Bend Zoning Ordinance.
ii. Loading Areas for Parcel Delivery Size Vehicles
All off-street loading areas intended for parcel
delivery size vehicles shall be designed and
constructed in compliance with the minimum
specifications prescribed by the Board of Public
Works.
b. Orientation of Loading Areas
PERIMETER OR INTERIOR STREET
All loading areas, whether designed for semi-trailer sized
- vehicles or parcel delivery size vehicles, shall be oriented to
faOM Y~
the side or rear facade of the building served, noting that the
l°MIN° AIFA
N°~~° front facade of the building will be considered to be any
~_ _~
~~- ~ facade oriented inward toward the central portion of Ignition
Park or outward toward any perimeter street.
N!W
FIIMID
LOADING AREA:
NOT ALLOWED
14
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
c. Screening of Loading Areas
All loading areas, whether designed for semi-trailer sized
vehicles or parcel delivery size vehicles, shall be effectively
screened from view from any perimeter public right-of--way
through the use of buildings, screen walls, landscaping,
landscape berms, or combination thereof .
PERIMETER STREET
LOADING AREA:
ALLOWED
SCREEMNG WITH SCREEN WALL,
LANDSCAPING, LANDSCAPE BERMS
Oft COMEINA'ION
-~'--tom-. '
~~~ ~ ~ ~ ~~
1
NEW ' SCREENDV6 Pf>OVIDED '
BUIIDING ' LOADING /WEA '
' Auowm I
--~
BUILDING FROM fACAOE
NEW
BUILDING
PERIMETER STREET
LOADING AREA:
NOT ALLOWED
NEW
BUI IDING
~~~ ~~~
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' NO SCREEMNO 1
' lOADIfVQAREA '
' NOT ALLOWED '
~..~
6UILDING fROM FACADE
1$
BDDB01 645'7864v1 As Approved by the Common Council on 12/13/2010
PERIMETER STREET
BW1014G FFGNT FA[AGE
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~~~~ ~..~
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LOAOIFq AREA
NOT JLLLbWED
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CEflTRAI GREEn
LOADING AREA:
NOT ALLOWED
Z
CENTRAL GREEN
LOADING AREA:
ALLOWED
(11) Outside Operations and Storage
All uses and operations (except for off-street parking and off-street
loading and delivery, and walk-up customer service windows) shall
be conducted within completely enclosed buildings, except where
expressly permitted below:
a. Outdoor seating, provided that such outdoor seating:
i. Shall not be located in any public street right-of--way;
and,
ii. Shall not block an entrance or exit to or from the
business or building;
16
sDDSO~ 6as~864~t As Approved by the Common Council on 12/13/2010
2. Area 2 -Ignition Park: Transpo Area
(a) Permitted Uses
(i) Primary Uses
(1) Miscellaneous: Including but not limited to: Bus Station; Bus
Depot; Bus Maintenance Facility.
(2) Government Use: Including but not limited to: Governmental
Offices; Fire Station; Municipal /State Road Maintenance Facility;
Police Station; Post Office -with or without outdoor parking of
delivery vehicles.
(3) Public Facilities: Including but not limited to: Community Center;
Commercial Parking Lot; Parking Garage.
(ii) Accessory Uses - As regulated by Section 21-04.11: General Regulations
for Industrial Districts.
(b) Development Standards -Same as the LI-Light Industrial District of the South
Bend Zoning Ordinance.
3. Area 3 -Ignition Park: Lafayette Boulevard /Main Street Area
(a) Permitted Uses
(i) Primary Uses
(1) Educational Uses: Including but not limited to: School -College /
University, Primary, Secondary, High School, Continuing Education,
Commercial, Trade, Industrial or Business.
(2) Food Sales and Service: Including but not limited to: Bakery -
Retail; Cafeteria; Convenience Store; Delicatessen; Restaurant -
Fast Food (without drive-in or drive-through); Restaurant -Family;
Restaurant -Family, with Lounge; Yogurt Store -Retail.
(3) Industrial Use: Including but not limited to, Engineering
Laboratories; Research Laboratories; Testing Laboratories
(4) Office /Professional Services: Including but not limited to,
Architect; Bank Machines -Walk-up; Consultant; Corporate
Headquarters (office only); Dentist; Design Services; Engineer;
Financial Institution; Manufacturers Representative; Physician;
Pharmacist; Professional Offices; Service Organization Office;
Travel Agency.
17
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
(5) Personal Service: Including but not limited to: Barber Shop; Beauty
Shop; Health Spa or Fitness Center; Tanning Salon.
(6) Residential: Including but not limited to: Dwellings, Multifamily
(apartment, townhouse or row house type projects located along a
block face); Dwelling Unit -upper level.
(7) Retail: Including but not limited to: Apparel Shop; Card Shop;
Computer Store; Drug Store; Flower Shop; Gift Shop; Hobby
Shop; Jewelry Store; Newsdealer; Office Supply Store; Shoe
Store; Stationery and Book Store.
(ii) Accessory Uses - As regulated by Section 21-03.11: General Regulations
for Commercial /Mixed Use Districts.
(b) Development Standards -Same as the MU-Mixed-Use District of the South Bend
Zoning Ordinance.
4. Area 4 -Ignition Park: Indiana Avenue Area
(a) Permitted Uses
(i) Primary Uses
(1) Educational Uses: Including but not limited to: School -College /
University, Primary, Secondary, High School, Continuing Education,
Commercial, Trade, Industrial or Business.
(2) Food Sales and Service: Including but not limited to: Bakery -
Retail; Cafeteria; Convenience Store; Delicatessen; Restaurant -
Fast Food (without drive-in or drive-through); Restaurant -Family;
Restaurant -Family, with Lounge; Yogurt Store -Retail.
(3) Industrial Use: Including but not limited to, Engineering
Laboratories; Research Laboratories; Testing Laboratories
(4) Office /Professional Services: Including but not limited to,
Architect; Bank Machines -Walk-up; Consultant; Corporate
Headquarters (office only); Dentist; Design Services; Engineer;
Financial Institution; Manufacturers Representative; Physician;
Pharmacist; Professional Offices; Service Organization Office;
Travel Agency.
(5) Personal Service: Including but not limited to: Barber Shop;
Beauty Shop; Health Spa or Fitness Center; Tanning Salon.
18
BDDBOI 6457864v1 As Approved by the Common Council on 12(13/2010
(6) Residential: Including but not limited to: Dwellings, Multifamily
(apartment, townhouse or row house type projects located along a
block face); Dwelling Unit -upper level.
(7) Retail: Including but not limited to: Apparel Shop; Card Shop;
Computer Store; Drug Store; Flower Shop; Gift Shop; Hobby
Shop; Jewelry Store; Newsdealer; Office Supply Store; Shoe
Store; Stationery and Book Store.
(ii) Accessory Uses -Section 21-03.11: General Regulations for Commercial /
Mixed Use Districts.
(b) Development Standards -Same as the MU-Mixed-Use District of the South Bend
Zoning Ordinance.
General Provisions
(a) Temporary Uses
Due to the number of different land uses and the number of various construction
contractors that may be working in the various portions of Ignition Park at the same
time, it will be necessary to provide for information /sales /leasing or construction
trailers as permitted Temporary Uses as generally provided for in Section 21-03.11:
General Regulations for Commercial /Mixed-Use Districts or Section 21-04.11:
General Regulations for Industrial Districts. The final location of all such
information /sales /leasing or construction trailers shall be subject to the approval
of the Executive Director. If a centralized information /sales /leasing or
construction trailer area is established for Ignition Park, such trailers shall be
permitted during the entire construction period of Ignition Park. If scattered site
information /sales /leasing or construction trailer locations are utilized for various
individual sites, such trailers shall be permitted only during the construction period
for that individual site.
(b) Incorporation of South Bend Zoning Ordinance
Certain Sections of the South Bend Zoning Ordinance, which are in effect as of the
date of adoption of this Ignition Park PUD Ordinance, have been specifically noted
in the text above as providing regulations for Ignition Park.
In addition, the following provisions of the South Bend Zoning Ordinance which
are in effect as of the date of adoption of this Ignition Park PUD Ordinance and
which may not have been specifically noted in the text above, shall also apply to
development within Ignition Park:
(i) Section 21-01.01 (k): Subdivision of Land;
(ii) Section 21-01.01 (s): Exemptions for Transportation, Communication and
Utility Lines;
19
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
(iii) Section 21-01.01 (t): Clear Sight Area Requirements; ~
(iv) Section 21-01.01 (u): Requirements for All Private Streets and Private
Alleys;
(v) Section 21-01.01 (v): Exemption for Anti-Terrorism Devices and Portable
Towers.
(vi) Section 21-02.11: General Regulations for Residential Districts shall be
applicable to all residential or dwelling uses within Ignition Park;
(vii) Section 21-03.11: General Regulations for Commercial /Mixed Use
Districts shall be applicable to all commercial uses within Ignition Park;
(viii) Sections 21-07.01 (d) -Interior Off-Street Parking Area Landscaping,
21-07.01 (e) -Off-Street Parking Area Screening, 21-07.01 (f) -Minimum
Plant Material Sizes at Time of Planting, 21-07.01 (g) -Installation of
Landscaping, and 21-07.01 (h) -Maintenance of Landscaping;
(ix) , Section 21-07.02: Lighting Regulations;
(x) Section 21-07.03 (c): On-Premise Signs: SF1, SF2, MF1 and MF2
Districts;
(xi) Section 21-07.03 (e): On-Premise Signs: MU and CBD Districts;
(xii) Section 21-08.01: Special Regulations for Wireless Telecommunications
Facilities applicable to surface-mounted or roof-mounted applications of
telecommunication antenna on existing buildings or structures (the
construction of new, freestanding telecommunication towers shall be
prohibited within Ignition Park);
(xiii) Section 21-08.02: Special Regulations for Controlled Uses; and,
(xiv) Section 21-11.2: Definitions. The terms or words used in the text of this
Preliminary Plan shall have the meanings set forth in Section 21-11.02:
Definitions of the South Bend Zoning Ordinance, unless a contrary meaning
is: (i) required by the context of a particular sentence or phrase; or, (ii)
specifically prescribed in a particular sentence or phrase.
20
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
(c) Architectural Review Board
An Architectural Review Board ("ARB") shall be established for Ignition Park to
include representation or appointment by the Common .Council. The ARB shall
review all land uses as well as all site plans, landscape plans, open space /outdoor
seating plans, building plans and sign plans for consistency and compatibility with
the intent for Ignition Park as well as the architectural themes and character
established for Ignition Park. All plans filed with the Executive Director or
Building Commissioner to establish any land use or for approval of any
development within Ignition Park shall include the written approval of the ARB.
(d) Determination of Permitted Uses
(i) Establishment of Uses - To assure the long term compatibility of land uses
within Ignition Park, especially the size, scope and nature of accessory uses,
the establishment of any land use shall, in addition to approval of the ARB,
be subject to the approval of the Executive Director.
(ii) Similar and Comparable Uses - It is recognized that the permitted use
provisions of this Preliminary Plan may require interpretation to assign all
permitted land uses to the appropriate Areas. Therefore, any land use which
is not specifically set forth in this Preliminary Plan shall be reviewed by the
Executive Director for consistency with the intent set forth for each Area
and for compatibility with land use characteristics typical of land uses
permitted within those Areas. The Executive Director shall then determine
if the proposed use is appropriate for the Area in question.
(iii) Uses Not Specified - If it is determined by the Executive Director that a
particular use is not permitted in any Area provided for in this Preliminary
Plan, then such use shall be deemed to require a new petition for zone map
change.
(iv) Uses From Other Areas -The Area Plan Commission may authorize
additional uses within an individual Area other than those specifically
designated for such Area, provided that the use requested is a use which is
permitted in another Area of Ignition Park.
(v) Appeal of Executive Director Determination of Permitted Uses -Any
determination by the Executive Director may be appealed to the Area Plan
Commission by any person claiming to be adversely affected by that order,
requirement, decision or determination. The procedures for such an appeal
-shall be as set forth in Section 21-OS (h) (1) of the South Bend Zoning
Ordinance.
21
BDDBOI 6457864v1 As Approved by the Common Council on 12/13/2010
(e) Alternate Development Standards
In order to encourage innovative building and site designs capable of enhancing the
quality of the Ignition Park built environment, an applicant may propose alternate
development standards for: yards and building setbacks; use of minimum yards
and residential bufferyards; maximum building height; minimum building height;
maximum gross floor area; parking; loading; outdoor operations; architecture;
landscaping; lighting; or, signs, subject to approval by the Architectural Review
Board and the Area Plan Commission.
Application for such alternate development standards shall be in the form of a
Secondary Approval referred to the Area Plan Commission for determination.
(f) Final Site Plan Submittal Process (Secondary Approval)
Final Site Plan submissions or Secondary Approvals shall be filed in compliance
with the provision of Section 21-OS (c) (5) of the South Bend Zoning Ordinance.
DEC 1 4 2010
JG;ild VC:~~:~E
CITY CLEF.; ~ 5:?, aEi`':7~ IN.
22
BoDSO~ 6as~s6a~~ As Approved by the Common Council on 12/13/2010
S-~'~
~L~`~~~J
Ignition Park PUD Zoning Ordinance
Preliminary Plan
Revised: November 3, 2010
Petitioner:
City of South Bend Redevelopment Commission
Introduction
Petitioner, City of South Bend Redevelopment Commission, requests the rezoning of
approximately 84 acres from the GI -General Industrial District to the PUD -Planned Unit
Development District to provide for a high tech industrial park to be known as Ignition Park.
Ignition Park is intended to be a launching pad for technological innovation. Ignition Park, in
combination with Innovation Park, creates atwo-site, single, State Certified Technology Park
within the City of South Bend. It is anticipated that development within Ignition Park may include,
but not be limited to: research and development facilities; education; office; prototyping facilities;
and, support uses.
The land uses to be contained within Ignition Park shall be those set forth below for each category
identified on the Master Plan filed with this PUD petition. It is acknowledged that the Master Plan
filed with this PUD petition for Ignition Park recommends general land uses for real estate which
is not subject to rezoning at this time and that the final development of Ignition Park in substantial
compliance with the Master Plan will be subject to Petitioner's ability to obtain zoning and
development rights to such additional real estate in the future. The Master Plan does, however,
provide a framework from which to review the land use pattern proposed for Ignition Park in much
the same way as a Comprehensive Plan identifies land use patterns for a community as a whole.
The Master Plan vision for Ignition Park is to provide for acampus-like setting within a single
multi-use PUD District. The primary objective of this PUD District is to encourage development
which achieves a high degree o£ (i) excellence in overall site design; (ii) integration of individual
parcel site design within the overall development; and, (iii) innovation, creativity and quality in
building design. The PUD District provides flexibility and procedural economy by permitting a
broad range of high-tech industrial land uses and related support uses in a single district, while
maintaining adequate land use controls to protect adjoining properties.
In order to encourage innovative building and site designs capable of enhancing the quality of the
Ignition Park built environment, an applicant may propose alternate development standards for:
yards and building setbacks; use of minimum yards and residential bufferyards; maximum
building height; minimum building height; maximum gross floor area; parking; loading;
outdoor operations; architecture; landscaping; lighting; or, signs, subject to approval by an
Ignition Park Architectural Review Board and the Area Plan Commission.
Architectural Review Board and Executive Director approval is required to establish any land use
or development within the Ignition Park PUD.
BDDBOt 6aoso6a~t Draft Date: November 3, 2010
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3
BDDBOI 6408064v1 Draft Date: November 3, 2010
(b) Development Standards
(i) Ignition Park Perimeter
The development standards contained in this sub-Section shall apply to the
perimeter of Ignition Park adjacent to all public streets and property
boundaries. Development of individual parcels within Ignition Park shall
not encroach into the overall perimeter yards; setbacks or landscape areas
unless specifically authorized below.
(1) Access
Access to Ignition Park shall be limited to shared street road cuts.
Individual uses or buildings shall not utilize a private, individual
street road cut unless otherwise approved by the City Engineer.
Access to individual parcels may be provided by the development of
internal public streets, internal private streets or by limited private
access easements serving multiple uses within Ignition Park.
The size; location and number of access points shall be subject to the
approval of the City Engineer.
(2) Ignition Park Minimum Yard and Minimum Building Setback
Requirements
a. Front Yard and Building Setback -The minimum front yard
and minimum building setback, measured from the front lot
line abutting a perimeter street shall be as follows:
Sample /Prairie /Cotter / Kendall / Lafayette - 20'.
ii. Franklin / Garst / Stull /Broadway - 5'.
b. Side or Rear Yard and Building Setback -The minimum side
or rear yard and building setback measured from a side or
rear lot line -shall be 20 ;provided, however, that the
required minimum side or rear yard and building setback
abutting an operating railroad right-of--way shall be 5'.
BDDBO( 6408064v1 Draft Date: November 3, 2010
PERIM[TER STr:EET
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MINIMUM YARD AND DUlLdNC SETDACK REQUIREhtENTS:
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7
BDDBOI 6408064v1 Draft Date: November 3, 2010
ii. ," Monument Signs -One (1) monument sign may be
located at each shared street road cut into Ignition
Park.
b. Height and Area:
An Ignition Park Campus Sign located on ornamental;
__ _ _ _ _
decorative fence or masonry wall shall not exceed ten "
(10) feet in height. The total wall area shall not be
limited, however the portion of the wall devoted to
Ignition Park Campus Sign surface area shall not
exceed sixty-four (64) square feet in area.
ii. Ignition Park Campus Monument Signs shall not
exceed eight (8) feet in height or one-hundred and
twenty-eight (128) square feet in area.
c. Setback -All portions of an Ignition Park Campus Sign,
__
whether on ari ornamental, decorative fence or masonry-wall
or a freestanding monument sign, shall be setback a
minimum often (10) feet from the right-of--way of Sample I
Prairie /Cotter / Kendall / Lafayette or a minimum of five (5)
feet from the right-of--way of Franklin / Garst / Stull /
Broadway.
d. Separation - No freestanding sign for any individual use or
lot within Ignition Park shall be located within fifty (50) feet
of an Ignition Park Campus Sign.
(ii) Ignition Park Interior Development Standards
The Development Standards contained in this sub-Section are designed and
intended to apply specifically to the development of individual parcels
within Ignition Park. If any portion of an individual parcel abuts the
perimeter of Ignition Park, that portion of the individual parcel shall also
comply with the Development Standards for the Ignition Park Perimeter.
(1) Minimum Yards and Minimum Building Setbacks
In order to provide maximum creativity and flexibility in the internal
layout of Ignition Park, there shall be no internal minimum front,
side or rear yards or front, side or rear building setbacks from lot
lines, except for those required around the perimeter of Ignition Park.
(2) Minimum Separation Between Buildings
Minimum building separation shall be in compliance with all
applicable local, state or federal building, fire and safety codes.
BDDBOI 6408064v1 Draft Date: November 3, 2010
b. Side and Rear Yards of Buildings -may include interior
access drives and driveways, loading areas, parking areas,
directory / wayfinding signs, sidewalks, walkways,
pedestrian ways, drainage features, utilities and outdoor
seating areas, provided any signs or outdoor seating areas:
~'~.,..r... ' -
~ z
AuowAe~E
i. shall not block an entrance or exit to or from the
business or building; and,
ii. shall be located so as to not interfere or conflict with
interior access drives or driveways, loading areas,
parking areas, sidewalks, walkways, pedestrian ways
or foundation landscaping.
o-- ~ -^.
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PARKING
ACCESS DRIVES '
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USE OF YARDS
(4) Building Height
a. Maximum Building Height -The maximum building height
shall be 90 feet.
b. Minimum Building Height -The minimum building height
shall be twenty-six (26) feet.
(5) Landscaping
If the Ignition Park Perimeter Landscaping Requirements set forth in
Section 1(b)(i)(4) above which abut a development parcel are not
installed prior to the time of development, each development parcel
shall be responsible for the installation of that development parcel's
portion of the required Ignition Park Perimeter Landscape
Requirement that abuts the overall perimeter of Ignition Park.
~ -__. .-.._ FOUh~AT7DN lANDSCAPiNG
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Bo~BOt baoso5avt Draft Date: November 3, 2010
ii. Building Identification Signs -Building identification
signs shall be limited to wall signs as regulated in
Section 21-07.03(d) for the OB -Office Buffer
District and O -Office District. In addition, awning
signs or canopy signs may be permitted subject to the
provision of Section 21-07.03ld~42D).
b. Incidental /Directional / Wayfinding Signs -freestanding
incidental /directional /wayfinding signs shall be permitted
at each critical turning point along an interior access drive
when required to safely direct vehicular traffic (e.g., to direct
vehicular traffic to a: particular use within Ignition Park; a
customer or employee parking area; or, a delivery or loading
area). Such incidental /directional /wayfinding signs shall:
not exceed two (2) square feet devoted to any
particular per use or location;
ii. may contain up to five (5) uses or locations for
combined maximum sign area of up to ten (10) square
feet per sign for signs identifying more than one use
or location;
iii. not be located less than two (2) feet back from the
back of curb /edge of pavement from any interior
access drives;
iv. not be located further than ten (10) feet from the back
of curb /edge of pavement of an interior access drive;
and,
v. comply with the regulations of Section 21-01.01 -
Clear Sight Area Requirements of the South Bend
Zoning Ordinance.
(9) Off-Street Parking
a. Design and Construction of Off-Street Parking Areas
All off-street parking areas shall be designed and constructed
in compliance with the provisions of Section 21-07.04 (d) -
Design and Construction of Off-Street Parkin Areas of the
South Bend Zoning Ordinance.
13
BDDBOI 6408064x1 Draft Date: November 3, 2010
c. Screening of Loading Areas
All loading areas, whether designed for semi-trailer sized
vehicles or parcel delivery size vehicles, shall be effectively
screened from view from any perimeter public right-of--way
through the use of buildings, screen walls, landscaping,
landscape berms, or combination thereof .
LOADING AREA:
ALLOWED
PERIMETER STREET
SCPFrN~v ~,r.-N <rResr~tt~nlt, __.._
U+NO. CAf :'~~, UROSCi£n' GCAwS ~~,,,~~!~ - C+L?0.CI~iG FRGVT (ARM1EL
GR CGYBtNA"IL1y ~ t~ l,. ~fia' 'b-. LJ" liJ
1
......... . _. ......._ rs . . ~~- .......... .. ..................
f 1
N=+"J ~ SfREN.uING vROVIOED ~ NeW
BtlttOtFff; i ' 1tlA01NG MEA._.. ! @OIt DiA.:~
' AtLOW£D
PERIMETER STREET
BLItCINC (RCVT fACACC
LOADING AREA:
NOT ALLOWED
NeW
aenta::vs
___
__._.
f 1
' ktl SCREENInG ' ftC;N
t0aeintl AREA ' Et11LDENG
EJCT ALLOWED
I
__ __
~~~~ ~
IS
BDDBOI 6408064v1 Draft Date: November 3, 2010
2. Area 2 -Ignition Park: Transpo Area
(a) Permitted Uses
(i) Primary Uses
(1) Miscellaneous: Including but not limited to: Bus Station; Bus
Depot; Bus Maintenance Facility.
(2) Government Use: Including but not limited to: Governmental
Offices; Fire Station; Municipal /State Road Maintenance Facility;
Police Station; Post Office -with or without outdoor parking of
delivery vehicles.
(3) Public Facilities: Including but not limited to: Community Center;
Commercial Parking Lot; Parking Garage.
(ii) Accessory Uses - As regulated by Section 21-04.11: General Regulations
for Industrial Districts.
(b) Development Standards -Same as the LI-Light Industrial District of the South
Bend Zoning Ordinance.
Area 3 -Ignition Park: Lafayette Boulevard /Main Street Area
(a) Permitted Uses
(i) Primary Uses
(1) Educational Uses: Including but not limited to: School -College /
University, Primary, Secondary, High School, Continuing Education,
Commercial, Trade, Industrial or Business.
(2) Food Sales and Service: Including but not limited to: Bakery -
Retail; Cafeteria; Convenience Store; Delicatessen; Restaurant -
Fast Food (without drive-in or drive-through); Restaurant -Family;
Restaurant -Family, with Lounge; Yogurt Store -Retail.
(3) Industrial Use: Including but not limited to, Engineering
Laboratories; Research Laboratories; Testing Laboratories
(4) Office /Professional Services: Including but not limited to,
Architect; Bank Machines -Walk-up; Consultant; Corporate
Headquarters (office only); Dentist; Design Services; Engineer;
Financial Institution; Manufacturers Representative; Physician;
Pharmacist; Professional Offices; Service Organization Office;
Travel Agency.
17
BDDBOI 6408064v1 Drag Date: November 3, 2010
(6) Residential: Including but not limited to: Dwellings, Multifamily
(apartment, townhouse or row house type projects located along a
block face); Dwelling Unit -upper level.
(7) Retail: Including but not limited to: Apparel Shop; Card Shop;
Computer Store; Drug Store; Flower Shop; Gift Shop; Hobby
Shop; Jewelry Store; Newsdealer; Office Supply Store; Shoe
Store; Stationery and Book Store.
(ii) Accessory Uses -Section 21-03.11: General Regulations for Commercial /
Mixed Use Districts.
(b) Development Standards -Same as the MU-Mixed-Use District of the South Bend
Zoning Ordinance.
5. General Provisions
(a) Temporary Uses
Due to the number of different land uses and the number of various construction
contractors that may be working in the various portions of Ignition Park at the same
time, it will be necessary to provide for information /sales /leasing or construction
trailers as permitted Temporary Uses as generally provided for in Section 21-03.11:
General Regulations for Commercial. /_Mixed-Use Districts or Section 21-04.11:
General Regulations for Industrial Districts. The final location of all such
information /sales /leasing or construction trailers shall be subject to the approval
of the Executive Director. If a centralized information /sales /leasing or
construction trailer area is established for Ignition Park, such trailers shall be
permitted during the entire construction period of Ignition Park. If scattered site
information /sales /leasing or construction trailer locations are utilized for various
individual sites, such trailers shall be permitted only during the construction period
for that individual site.
(b) Incorporation of South Bend Zoning Ordinance
Certain Sections of the South Bend Zoning Ordinance, which are in effect as of the
date of adoption of this Ignition Park PUD Ordinance, have been specifically noted
in the text above as providing regulations for Ignition Park.
In addition, the following provisions of the South Bend Zoning Ordinance which
are in effect as of the date of adoption of this Ignition Park PUD Ordinance and
which may not have been specifically noted in the text above, shall also apply to
development within Ignition Park:
(i) Section 21-01.01 (k): Subdivision of Land;
(ii) Section 21-01.01 (s): Exemptions for Transportation, Communication and
Utility Lines;
19
BDDBOI 6408064v1 Draft Date: November 3, 2010
(c) Architectural Review Board
An Architectural Review Board ("ARB") shall be established for Ignition Park.
The ARB shall review all land uses as well as all site plans, landscape plans, open
space /outdoor seating plans, building plans and sign plans for consistency and
compatibility with the intent for Ignition Park as well as the architectural themes
and character established for Ignition Park. All plans filed with the Executive
Director or Building Commissioner to establish any land use or for approval of any
development within Ignition Park shall include the written approval of the ARB.
(d) Determination of Permitted Uses
(i) Establishment of Uses - To assure the long term compatibility of land uses
within Ignition Park, especially the size, scope and nature of accessory uses,
the establishment of any land use shall, in addition to approval of the ARB,
be subject to the approval of the Executive Director.
(ii) Similar and Comparable Uses - It is recognized that the permitted use
provisions of this Preliminary Plan may require interpretation to assign all
permitted land uses to the appropriate Areas. Therefore, any land use which
is not specifically set forth in this Preliminary Plan shall be reviewed by the
Executive Director for consistency with the intent set forth for each Area
and for compatibility with land use characteristics typical of land uses
permitted within those Areas. The Executive Director shall then determine
if the proposed use is appropriate for the Area in question.
(iii) Uses Not Specified - If it is determined by the Executive Director that a
particular use is not permitted in any Area provided for in this Preliminary
Plan, then such use shall be deemed to require a new petition for zone map
change.
(iv) Uses From Other Areas -The Area Plan Commission may authorize
additional uses within an individual Area other than those specifically
designated for such Area, provided that the use requested is a use which is
permitted in another Area of Ignition Park.
(v) Appeal of Executive Director Determination of Permitted Uses -Any
determination by the Executive Director may be appealed to the Area Plan
Commission by any person claiming to be adversely affected by that order,
requirement, decision or determination. The procedures for such an appeal
shall be as set forth in Section 21-OS (h) (1) of the South Bend Zoning
Ordinance.
21
BDDBOI 6408064v1 Draft Date: November 3, 2010
Area Plan Commission of St. Joseph County
John W. Byorni
Executive Director
1140 County-City Building
South Bend, Indiana 46601
Larry P. Magliozzi
Assistant Director
Phone 574 235-9571
www.stjosephcountyindiana.com/areaplan
Fax 574 235-9813
November 9, 2010
Honorable Common Council
Of The City of South Bend
4~' Floor, County-City Building
South Bend, Indiana 46601
RE: Bill # 65-10 A bill of the Common Council of the City of South Bend amending Chapter
21 of the zoning ordinance.
Dear Council Members:
The following changes have been made to the Ordinance for the above-referenced petition:
PUD Ordinance:
There have several changes to the PUD portion of the ordinance. They have been highlighted in
the attached exhibit.
If you have any further questions, please call me at 574-235-9571.
S' cerely,
w' J ~l~ ~~~ , ,~
Christa Nayder
Planner
Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana
Area Plan Commission of St. Joseph County
1140 County-City Building
South Bend, Indiana 46601
John W. Byorni Larry P. Magliozzi
Executive Director Assistant Director
Phone 574 235-9571 www.stjosephcountyindiana.com/areaplan Fax 574 235-9813
November 17, 2010
The Honorable Council of the City of South
Bend
4th Floor, County-City Building
South Bend, IN 46601
RE: An Area Plan Commission Initiated Petition on behalf of the South Bend Redevelopment
Commission, to zone from GI General Industrial District, to PUD Planned Unit Development
District, to be know as Ignition Park PUD, property located at the southeast quadrant of Sample
Street and Prairie Avenue, City of South Bend. - APC# 2568-10
Dear Council Members:
I hereby Certify that the above referenced ordinance of the Area Plan Commission on behalf of the South
Bend Redevelopment Commission was legally advertised on Thursday, November 4, 2010 and that the
Area Plan Commission at its public hearing on Tuesday, November 16, 2010 took the following action:
Upon a motion by Gent' Phipps, being seconded by Richard Warner and unanimously carried,
the Area Plan Commission Initiated Petition on behalf of the South Bend Redevelopment
Commission, to zone from GI General Industrial District, to PUD Planned Unit Development
District, to be know as Ignition Pazk PUD, property located at the southeast quadrant of
Sample Street and Prairie Avenue, City of South Bend. is sent to the Common Council with a
favorable recommendation. The South Bend Comprehensive Plan, City Plan, identifies the
establishment of a research park as one of the action steps under Strategy # 1. In conjunction
with Notre Dame's Innovation Park, Ignition Park provides awell-designed development
facility in the attraction of new businesses to the city, and provide the means to retain and
attract young, skilled professionals to the community.
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
heazd 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.
Sincerely,
W. Byorni
NOV 1 7 2010
JWB jsc
Attachment JOHtI YOORDE
CRY CLERK, S0.8EHD, IN.
CC: City of South Bend -South Bend Redevelopment Commission
Geri Hathaway
o~
Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana
Staff Resort (Revised Staff Resort -11/10/10)
APC # 2568-10
Owner: City of South Bend -South Bend Redevelopment Commission
Location: the southeast quadrant of Sample Street and Prairie Avenue.
Jurisdiction: City of South Bend
Requested Action:
The petitioner is requesting a zone change from GI General Industrial District to PUD Planned
Unit Development District to be known as "Ignition Pazk PUD". The proposed rezoning is
intended to provide for the development of a high tech industrial park to be known as Ignition
Park, a launching pad for technological innovation. Ignition Park, in combination with
Innovation Park, creates atwo-site, single, State Certified Technology Park within the City of
South Bend. It is anticipated that development within Ignition Pazk may include, but not be
limited to: research and development facilities; education; office; prototyping facilities; and,
support uses..
Land Uses and Zoning:
On site: The site is partially vacant. Remaining buildings are in the process of being
demolished.
North: To the north is the St. Joseph County Jail, the City of South Bend Municipal
Garage, and the United Beverage facility, all zoned GI General Industrial
District.
East: To the east is the new Transpo building zoned GI General Industrial District. To
the east across Lafayette Blvd. is a three tenant office building and the Hydraulic
& Steam Equipment Company, zoned GI General Industrial District.
South: To the south across Cotter Street is Ferguson Enterprises and the Martin's
Supermarket corporate office, zoned GI General Industrial District. To the south
across the railroad tracks are single family homes zoned SF2 Single Family and
Two Family District.
West: To the west across .Prairie Ave. are Ideal Corporation, Midwest Sales, and Wertz
Supply, all zoned GI General Industrial District.
District uses and development standards:
The Planned Unit Development (PUD) District is designed and intended to: encourage creativity
and innovation in the design of developments; provide for more efficient use of land; permit
special consideration of property with outstanding natural or topographical features; facilitate use
of the most appropriate construction techniques in the development of land; and, provide for any
individual land use not otherwise specified elsewhere in this Ordinance. The PUD District
encourages imaginative uses of open space, promotes high standards in design and construction,
and furthers the purposes of the Comprehensive Plan.
The PUD District is not intended for the development of residential subdivisions or other
developments which are provided for as a matter of right within any district of this Ordinance.
Site plan description: (Revised Staff Report Section -11/l0i 10)
The typical site plan generally filed with a PUD, is instead, being described through Exhibit "B"
Ignition Park PUD Zoning Ordinance Preliminary Plan. This narrative plan describes what is
expected to happen as Ignition Park develops. The narrative plan covers uses, setbacks, building
heights, landscaping, and all the other development elements associated with the site. It also
contains some drawings for clarification and guidance. Secondary approvals will .require site
plans that fully meet the intent and specific development standards of the narrative plan.
City of South Bend -South Bend Redevelopment Commission
#2568-10
Page 1 of 1
Zoning and land use history & trends:
This area was part of the Studebaker manufacturing complex. The property was zoned Heavy
Industrial since at least the 1950's and used as industrial for over a century. In 2004, when the
new zoning ordinance and map were passed, the zoning district changed to GI General Industrial
District.
Traffic and transportation considerations:
Sample Street has four lanes. Prairie Avenue and Lafayette Blvd each have two lanes. Cotter
Avenue, which borders the southwest comer of the site is a two lane street. Multiple access
points to the site will be provided based on the development pattern of the PUD. The City
Engineer will determine size, number, and location.
Additional information: (Agency comments)
The Economic Development Department is in favor of the request to rezone the azea
encompassing Ignition Park to a Planned Unit Development. They note that, "this rezoning
change to PUD is an important part of the planning for Ignition Park and it will set the standard
envisioned for the Pazk, while still being flexible to allow various uses."
5 Criteria (per IC 36-7-4-603):
1. Comprehensive Plan:
Policy Plan:
The South Bend Comprehensive Plan. City Plan -November 2006:
Objective ED 1 Stimulate the rehabilitation and adaptive reuse of property in the city.
Objective ED 2.6 Encourage initiatives that advance innovation in reseazch and
development for local businesses.
Objective ED 5.1 Provide incentives to science, engineering, and high-tech businesses to
locate in the city.
Land Use Plan:
The Future Land Use Map identifies this area as Heavy Industrial.
Plan Implementation/Other Plans:
This area is within the Sample Ewing Development Area. (City Plan, Map ?.1)
2. Current conditions and character:
This area was previously part of the Studebaker manufacturing complex. Many of the buildings
have been demolished over the past several years to make way for major redevelopment
initiatives. Surrounding uses are small to medium sized industrial businesses and public use
facilities.
3. Most desirable ase:
The most desirable use are large industrial and office users, within a planned development.
4. Conservation of properly values:
]n the staffs opinion, surrounding property values should not be negatively affected.
5. Responsible development and growth:
It is responsible development and growth to promote the adaptive reuse of land within the context
of the Comprehensive Plan.
City, of South Bend -South Bend Redevelopment Commission
#2568-10
Page 2 of 2
Recommendation:
Based on information available prior to the public hearing, the staff recommends the petition be
sent to the Common Council with a favorable recommendation.
Analysis:
The South Bend Comprehensive Plan, City Plan, identifies the establishment of a research park as
one of the action steps under Strategy # 1. In conjunction with Notre Dame's Innovation Park,
Ignition Park provides swell-designed development facility in the attraction of new businesses to
the city, and provide the means to retain and attract young, skilled professionals to the
community.
City of South Bend -South Bend Redevelopment Commission
#2568-10
Page 3 of 3