HomeMy WebLinkAbout10107-11 Rezone - 429, 423, 431, 425 Cottage Grove and 426 Cushing StreetORDINANCE No. 10107
Passed by the Common Council of the City of South Bend, Indiana
Attest:
Attest:
August 8, 20 11
t ,IOHAAVOORDE
Presented by me to the Mayor of the City of South Bend, Indiana
August 9,
W
11
Approved and signed by me August 920 11
City Clerk
President of Common Council
City Clerk
cce -/ Mayer
ORDINANCE NO.
i
AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY(S) LOCATED AT
429, 423, 431, 425 Cottage Grove Avenue and 426 Cushing Street, COUNCILMANIC DISTRICT 2
IN THE CITY OF SOUTH BEND, INDIANA
STATEMENT OF PURPOSE AND INTENT
The current zoning at 429, 423, 425, and 431 Cottage Grove Avenue is MFl- Urban Corridor Multiple
Family District. We request that the zoning be changed to SF2- Single Family Residential. The
purpose of this zoning change is to allow development of single family dwelling units.
The current zoning for 426 Cushing is CB- Community Business District. We request that the zoning
be changed to SF2- Single Family Residential. The purpose of this zoning change is to allow
development of single family dwelling units.
NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South Bend,
Indiana as follows:
SECTION 1. 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:
18- 1030 -1327 429 Cottage Grove Ave: Lot 29 of Fuerbringer's 3`d Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18- 1030 -1329 423 Cottage Grove Ave: Lot 27 of Fuerbringer's 3rd Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18 -1030 -1328 425 Cottage Grove Ave: Lot 28 of Fuerbringer's 3rd Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18- 1030 -1326 431 Cottage Grove Ave: Lot 30 of Fuerbringers 3rd Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18- 1028 -1261 426 Cushing Street: The South % of Lot 3 Heintzman's Addition, according to
the recorded plat thereof, St. Joseph County, Indiana Records
be and the same is hereby established as SF2- Single Family and' Two Family District.
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
Atte t:°-
City Irk
Presented by me to the Mayor of the City of South Bend, Indiana on the
_day of s � , 2 ri lam, at (, `� W o'clock I M.
OAk,#j City Clerk
Approved and signed by me on the day of
2 o i/ , ate o'clock. M.
c
1 st READING
PUBLIC HEARING
3rd READING
NOT APPROVED
REFERRED.
PASSED �S�L?'�tl
Mayor, eity of 80f Bend, Indiana
Filed in Ct+rk°
®ffice
JUN 2 9 2011
JOHN 'VoORC2E
CITY CLERK, SOUTH BEND, IN
TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND:
Your Committee of the Whole, to whom was referred:
BILL NO.
35 -11 A BILL AMENDING THE ZONING ORDINANCE FOR
PROPERTY(S) LOCATED AT 429, 423, 431, 425 COTTAGE
GROVE AVENUE AND 426 CUSHING STREET, COUNCILMANIC
DISTRICT 2 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.
This bill was heard by the Zoning and Annexation Committee.
Timothy Rouse
Chairperson, Committee of the Whole
i
Date Filed Application N
Date received by the Area Plan Commission
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:
Address: 429 Cottage Grove Avenue
423 Cottage Grove Avenue
425 Cottage Grove Avenue
431 Cottage Grove Avenue
426 Cushing Street
2) Name and address of property owner(s) of the petition site:
Enclosed
3) Name and address of contingent purchaser(s), if applicable:
Lincoln Park Development, LLC
724 W. Washington Street
South Bend IN 46601
Properties: 423, 425, and 431 Cottage Grove
4) It is desired and requested that this property be rezoned
From: MF1- Urban Corridor Multi - family District & CB- Community Business District
To: SF2- Single Family and Two Family District
5) This rezoning is requested to allow the following use(s):
Single Family Residential
6) Attached is a copy of (a) legal description of the property; (b) a statement of purpose and intent; (c) 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 (d) addressed, stamped envelopes for all property owners within 300 feet of the
petition property (e) a location map, if available, drawn to scale, which includes street names, printed in 8' /i"
x 11" format.
PETITION PREPARED BY:
Angela Shelby, Neighborh
724 W Washington Street
South Bend, IN 46601
(574)2884369
ashelby.nda @comcast.net
Signature(s) of All Property owner(s)
or Attorney for all property Owner(s)
CONTACT PERSON: (If different)
ood Development Associates, LLC
Filed i� c'Ork,c� off;
'S-
JUN
r
JUG! 29 2011 — RIDE
HN
JOHNVOORD
CITY CLERK, SOUT4 BEIM, IN
FILED
JUN 29 2011
AREA PLAN COMMtSS10N
-1 I
JOHN W. BYORNI
EXECUTIVE DIRECTOR
LARRY MAGLIOZZI
DEPUTY DIRECTOR
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., ROOM 1140 COUNTY -CITY BUILDING, SOUTH BEND, INDIANA 46601 ( 5 7 4 ) 235.9571
June 29, 2011
Honorable Common Council of
The City of South Bend
4th Floor, County -City Building
South Bend, Indiana 46601
RE: Bill # 35 -11 - Amending the zoning ordinance for properties located at 429, 423, 431,
425 Cottage Grove Avenue and 426 Cushing Street
Dear Council Members:
The following changes have been made to the petition and ordinance for the above
referenced petition:
Petition:
1) In Item #5, the proposed use was changed to single family residential.
2) In the "Legal Descriptions of Properties to be Rezoned" attachment, the legal
description for parcel 18- 1030 -1326 was changed to Lot 30 of Fuerbringers 31d Addition.
Ordinance:
1) Under Section 1, the legal description for parcel 18 -1030 -1326 was changed to Lot 30
of Fuerbringers 3,d Addition.
2) Under Section 1, the zoning classification was changed to SF2 Single Family and Two
Family District.
If you have any further questions, please contact me at 235 -9571.
Sincerely,
Derek Spi r, AICP
Planner
I Filed in ff
JUN ;
c.Ul� i
JOHN l,' ®ORD I
Cl �tf:� g.�., o SEND, IV
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 0 U N T Y I N D I ANA. C 0 M /Area p l a n
COMMITMENTS CONCERNING THE USE OR DEVELOPMENT OF REAL
ESTATE MADE IN CONNECTION WITH A ZONE MAP CHANGE OR PLANNED
UNIT DEVELOPMENT REQUIRED BY THE ST. JOSEPH COUNTY ZONING
ORDINANCE
In accordance with I.C. 36 -7 -4 -615, the Owner of the real estate located in St. Joseph County,
Indiana which is described below, makes the following COMMITMENTS concerning the use
and development of the following described parcel of real estate:
LEGAL DESCRIPTION:
18- 1030 -1326 431 Cottage Grove Ave: Lot 28 Fuerbringers 3rd Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
STATEMENT OF COMMITMENTS:
1. The Housing Development Corporation of St. Joseph County, Inc. will demolish the duplex
located at 431 Cottage Grove Ave by December 31, 2011.
These COMMITMENTS shall run with the land, be binding on the Owner of the above -
described real estate, subsequent owners of the above - described real estate and other persons
acquiring an interest therein. These COMMITMENTS may be modified or terminated by a
decision of the Area Plan Commission of St. Joseph County made at a public hearing after
proper notice has been given.
COMMITMENTS contained in this instrument shall be effective upon the approval of petition
# pursuant to the St. Joseph County Zoning Ordinance, and shall continue in effect
until: (i) the real estate is rezoned; or (ii) modified or terminated by the Area Plan Commission
of St. Joseph County.
These COMMITMENTS may be enforced jointly or severally by:
The Area Plan Commission of St. Joseph County;
2. St. Joseph County, Indiana;
3. Owners of all parcels of ground adjoining the real estate within three- hundred
(300) feet of the subject parcel and all owners of real estate within the area
included in the petition who were not petitioners for approval; and
r'
i
Name and Address of Property Owners of the Petition Site:
429 Cottage Grove Avenue
Anne Mannix
Lincoln Park Development, LLC
724 W Washington Street
South Bend, IN 46601
(574) 288 -4369
Signature of Property Owner(s)
423 Cottage Grove Avenue
Housing Development Corp of St. Joseph County
1200 County City Bldg
South Bend, IN 46601
—Z
Signature of P ope y O er(s��
425 Cottage Grove Avenue
Viola Woods
F.O. Box 553
Lakeville, IN 46536 ���- �'`- o"'� c--
Signature of Property wn&(s)
431 Cottage Grove Avenue
Housing Development Corp of St. Joseph County Inc.
1200 County City Bldg
South Bend, IN 46601 A��
Signatur of Prop y wner(s) _ 7
426 Cushing Street
Anne Mannix
Lincoln Park Development, LLC
724 W Washington Street
South Bend, IN 46601
(574) 288 -4369
FILED
JUN 0 8 2011
AREA PLAN COMM'
APPLICATION N
Signature of Propert F #jW! Clerk's Off! ;e
JUN - 0 201
JOHN VOORDE
CITY CLERK, SOUTH SEND. IM
Name and Address of Property Owners of the Petition Site:
429 Cottage Grove Avenue
Anne Mannix
Lincoln Park Development, LLC
724 W Washington Street
South Bend, IN 46601
(574) 288 -4369
423 Cottage Grove Avenue
Housing Development Corp of St. Joseph County
1200 County City Bldg
South Bend, IN 46601
425 Cottage Grove Avenue
Viola Woods
P.O. Box 553
Lakeville, IN 46536
431 Cottage Grove Avenue
Housing Development Corp of St. Joseph County
1200 County City Bldg
South Bend, IN 46601
426 Cushing Street
Anne Mannix
Lincoln Park Development, LLC
724• W Washington Street
South Bend, IN 46601
(574) 288 -4369
FILED
JUN 0 8 2011
AREA PLAN COMM�trsb lu"
Signiture of Property Owner(s)
Signiture of Property Owner(s)
SigIve of Property Owner(s)
Signiture of Property Owner(s)
Signiture of
Filed in Clerk's Offlv� !
JUN.-R. ,
CITY CLERK
1
Legal Descriptions of Properties to be Rezoned
18- 1030 -1327 429 Cottage Grove Ave: Lot 29 of Fuerbringer's 3`d Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18- 1030 -1329 423 Cottage Grove Ave: Lot 27 of Fuerbringer's 3rd Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18- 1030 -1328 425 Cottage Grove Ave: Lot 28 of Fuerbringer's 3`d Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18- 1030 -1326 431 Cottage Grove Ave: Lot 30 of Fuerbringers 3rd Addition, according to the
recorded plat thereof, St. Joseph County, Indiana Records.
18- 1028 -1261 426 Cushing Street: The South V2 of Lot 3 of Heintzman's Addition, according to
the recorded plat thereof, St. Joseph County, Indiana Records
Filed in 0, 5r -7
JUG L v
JOHN �
CITY CLERK, So'
FILED
JUN 2 9 2011
AREA PLAN COMMt8S10N
7-5g5--t
r
Lincoln Park Lease Purchase Homes
Rezoning Request
Statement of Purpose and Intent
FILED
JUN 0 8 2011
AREA PLAN COMMISSION
AAPt -MTM Nn A 5V!�--
Project Summary: Twenty -four new single family homes will be constructed in the
area between Lincoln Way West, Chapin/Martin Luther King/ LaSalle and Allen Streets
in South Bend's Near West Side Neighborhood. These homes will be leased to low and
moderate income individuals who will have an option to purchase the homes over an
extended period. The project development team is a partnership between Lincoln Park
Development LLC and South Bend Heritage Foundation. In addition to constructing the
24 homes, the development team will work with the City of South Bend to demolish
vacant and abandoned homes in the neighborhood. As the project progresses, additional
vacant lots may be sold to individuals who want to build market rate homes in the area.
This development will build off the long term work done to revitalize the Near West Side
neighborhood. Residents of the housing will have access to the Kroc Center, which is
currently under construction and other neighorhood amenties as well as having good
access to downtown South Bend.
Construction: The homes will have three or four bedrooms with quality, low
maintenance, energy efficient construction. The exterior design will blend in with the
architecture of the surrounding neighborhood. If costs allow, garages and basements will
be added to some or all homes. The homes will be constructed by a General Contractor
and construction will be supervised by a licensed architect.
Rezoning Request: The lots to be rezoned include four vacant lots and one lot
containing a vacant duplex. The duplex will be demolished by the current owner, the
Housing Development Corporation, by December 31, 2011. The current zoning for these
lots will not allow for construction of single family homes. The lots will be rezoned to
SF -2 Single Family and Two Family District.
Project Benefits to the Area and to City:
Neighborhood Revitalization: The developers will construct single family homes on
vacant lots in a neighborhood that is sorely in need of revitalization and new
development. Vacant lots will be improved and one abandoned home will be
demolished.
Property Tax Base: The owners will pay property taxes on the homes and increase the
tax base of South Bend and St. Joseph County.
Quality Affordable Housing: Low and moderate income f �°'"°
housing that is affordable and conveniently located. After leas ili *&ftQhli .1 lice
residents will have an op Y- to c as s for mo price.
o ecr ..Offs g
JUN - 8 cU
E 2 9 2 JOHN VOORDE
_ CITy CLERK, SOUTH BEND, IN
JOHN %10,)F7i,
CITY CLERK, BE, It,, sr4
4. St. Joseph County Attorney, Zoning Administrator, appropriate enforcement
official, and other specially affected persons designated in such commitments.
The undersigned hereby authorizes the Executive Director of the Area Plan Commission of
St. Joseph County to record this Commitment in the Office of the Recorder of St. Joseph County,
Indiana, upon final approval of petition #
Petition prepared by: Anne Mannix, Lincoln Park Development, LLC
724 W. Washington Street, South Bend, IN 46601
IN WITNESS WHEREOF, Owner has executed this instrument this 4 day of mil/
Housing Devtopment C
Printed
Title
STATE OF 1r,cl�avw )
COUNTY OF k )
(Organization Owner)
of St. Joseph County, Inc.
(Organization Acknowledgment)
SS:
Filed in Cork' t3i�i��
JUN 8 2011
JOHN VOORD i
CITY CLERK, SOUTH SEND, tR
TBefore e, a Notary Public in and for said County and State, personally appeared
(t-W�Ak . MZLA e'�- , the �, of
o q rnmw Y 6r r , a(n) n((,k O � — , Owner(s) of
the real s ate desc 'bed abov6 who acknowledged the execu ion of the toregoing instrument in
such capacity and who, having been duly sworn, stated that any representations therein contained
are true.
Witness my hand and Notarial Seal this -2� day of JJ NQ po l l
,
1! 1-
Signature V'
County of Residence
My Commission expires:
Printed Se
�3'+a�Mti
J e( er H. Hullinger
es n Of
St. Joseph County
My Commission E*kw.
2/112018
MIN
This instrument was prepared by: Anne Mannix, Lincoln Park Development, LLC
724 W. Washington Street, South Bend, IN 46601
Filed in Clerk's Officc
JUN -8 201.E
JOHN VOOR(JE
CITY CLERK, S(.,o °r4 VEND, IN
y IDA
JOHN W. BYORNI
EXECUTIVE DIRECTOR
LARRY MAGLIOZZI
DEPUTY DIRECTOR
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD. ROOM 1 140 COUNTY -CITY BLDG. SOUTH BEND, INDIANA 46601 (574) 235 -9571
July 20, 2011
The Honorable Council of the City of
South Bend
4th Floor, County -City Building
South Bend, W 46601
RE: A proposed ordinance of Lincoln Park Development, LLC, et alto zone from MF 1 Urban
Corridor Multifamily District and CB Community Business District to SF2 Single Family
and Two Family District, property located at 423, 425, 429, 431 Cottage Grove Avenue,
and 426 Cushing Street, City of South Bend - APC# 2595 -11
Dear Council Members:
I hereby Certify that the above referenced ordinance of Lincoln Park Development, LLC, et al
was legally advertised on Thursday, July 7, 2011 and that the Area Plan Commission at its public
hearing on Tuesday, July 19, 2011 took the following action:
Upon a motion by Dan Brewer, being seconded by Robert Hawley and unanimously
carried, the proposed ordinance of Lincoln Park Development, LLC, et al to zone
from MF1 Urban Corridor Multifamily District and CB Community Business District
to SF2 Single Family and Two Family District, property located at 423, 425, 429,
431 Cottage Grove Avenue, and 426 Cushing Street, City of South Bend is sent to
the Common Council with a favorable recommendation. The proposed use of these
lots as single - family residential is compatible with the adjacent zoning districts,
permitted uses, and existing single- family residences, and addresses the housing
objectives of City Plan.
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,
c�ohn W. Byorn
JWB.jsc
Attachment
CC: Lincoln Park Development, LLC, et al
SERVING. ST. JOSEPH COUNTY. SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY. OSCEOLA & ROSELAND
v w . stjosephcountyindiana .com /Areaplan
Staff Report
APC # 2595 -11
Owner: Lincoln Park Development, LLC, et at
Location: 423, 425, 429, 431 Cottage Grove Avenue, and 426 Cushing Street
Jurisdiction: City of South Bend
Requested Action:
The petitioner is requesting a zone change from MF 1 Urban Corridor Multifamily District and
CB Community Business District to S172 Single Family and Two Family District to allow single
family residential.
Land Uses and Zoning:
On site:
On site on the four Cottage Grove Avenue lots is an existing vacant duplex and
three vacant lots. The lot on Cushing Street is vacant.
North:
To the north of the Cottage Grove Avenue lots is a vacant lot and the Colfax
Cultural Center zoned MF 1 Urban Corridor Multifamily District and MU Mixed
Use District, respectively. To the north of the Cushing Street lot is vacant land
zoned CB Community Business District.
East:
To the east of the Cottage Grove Avenue lots is a parking area for the Charles
Martin Youth Center and single family homes zoned MU Mixed Use District and
MF 1 Urban Corridor Multifamily District and MU Mixed Use District,
respectively. To the east of the Cushing Street lot is a vacant lot and Louie's Tux
Shop, both zoned CB Community Business District.
South:
To the south of the Cottage Grove Avenue lots are single family homes zoned
SF2 Single Family & Two Family District. To the south of the Cushing Street lot
is a vacant lot zoned CB Community Business District.
West:
To the west of the Cottage Grove Avenue lots are single family homes zoned SF2
Single Family & Two Family District. To the west of the Cushing Street lot is a
parking area for the Charles Martin Youth Center and an abandoned home zoned
MU Mixed Use District and SF2 Single Family & Two Family District.
District uses and development standards:
The SF2 District is established to protect, promote and maintain the development of single family
dwellings and two family dwellings in the urban core of the City of South Bend as well as to
provide for limited public and institutional uses that are compatible with an urban residential
neighborhood. The availability of public facilities (e.g., public water, public sanitary sewer, storm
sewer, natural gas, electricity, telephone, etc.) is required for development within this district.
Site plan description:
No site plan is required when rezoning to the SF2 Single Family & Two Family District.
However, the petition indicates that new single family homes with three to four bedrooms are
proposed to be constructed through a partnership between the petitioner and the South Bend
Heritage Foundation. The existing duplex along Cottage Avenue will be razed. Those proposed
new homes will be leased to low -to- moderate income individuals with an option to purchase.
Zoning and land use history & trends:
Per the historical aerial maps, residential structures were located on each of the four lots on
Cottage Grove Avenue and on the lot on Cushing Avenue in 1966. By 1986, two of the four
structures along Cottage Grove were demolished, and another was demolished between 1993 and
2002. The structure on Cushing Avenue was razed between 1986 and 1993. Prior to 1996, the
Lincoln Park Development, LLC, et at
#2595 -11
Pagel of 3
lots on Cottage Grove Avenue were zoned "B" Residential (Multifamily) / "a" Height & Area,
and the lot on Cushing Avenue was zoned "B" Residential (Multifamily) / "b" Height & Area.
Traffic and transportation considerations:
Both Cottage Grove Avenue and Cushing Street are two lane local streets.
Utilities:
The lots will be served with municipal sanitary sewer and water.
Additional information: (Agency comments)
The Department of Community & Economic Development is supportive of this rezoning request.
The Division of Engineering & Public Construction had no comment.
5 Criteria (per IC 36 -7 -4 -603):
1. Comprehensive Plan:
Policy Plan:
City Plan. QU of South Bend. Indiana (November 2006
Objective H 4: Ensure well - designed, infill housing on vacant land in the city's
neighborhoods. Policy H 4.1: Support the efforts of community organizations in developing
infill housing.
This rezoning meets the stated objective and policy.
Land Use Plan:
The Future Land Use Map within City Plan recommends high density residential (more
than 12 du/acre) for the Cottage Grove Avenue lots and commercial use for the Cushing
Street lot. These recommendations were based on existing multi - family residential along
Cottage Grove Avenue, and the existing commercial use of the lots to the north of the
Cushing Street lot fronting Lincoln Way West.
Plan Implementation /Other Plans:
The Lincoln Way West Commercial Corridor Revitalization Action Plan (June 1999)
recommends commercial use for the lot along Cushing Avenue. In 1999, this lot served as
a parking area for the commercial use to the north, which has since been razed.
2. Current conditions and character:
The northern lot along Cottage Grove Avenue is occupied by a vacant duplex while the three lots
to the south are vacant. The lot along Cushing Avenue is also vacant.
3. Most desirable use:
The most desirable use of the lots is residential to further compliment the adjacent residential uses
and to meet the objectives of City Plan.
4. Conservation of property values:
The adjacent property values should be conserved, or could potentially be raised, as a result of
infill residential development on these vacant lots.
Lincoln Park Development, LLC, et al
#2595 -11
Page 2 of 3
lots on Cottage Grove Avenue were zoned "B" Residential (Multifamily) / "a" Height & Area,
and the lot on Cushing Avenue was zoned "B" Residential (Multifamily) / "b" Height & Area.
Traffic and transportation considerations:
Both Cottage Grove Avenue and Cushing Street are two lane local streets.
Utilities:
The lots will be served with municipal sanitary sewer and water.
Additional information: (Agency comments)
The Department of Community & Economic Development is supportive of this rezoning request.
The Division of Engineering & Public Construction had no comment.
5 Criteria (per IC 36 -7 -4 -603):
1. Comprehensive Plan:
Policy Plan:
City Plan. City of South Bend. Indiana (November 2006)
Objective H 4: Ensure well - designed, infill housing on vacant land in the city's
neighborhoods. Policy H 4.1: Support the efforts of community organizations in developing
infill housing.
This rezoning meets the stated objective and policy.
Land Use Plan:
The Future Land Use Map within City Plan recommends high density residential (more
than 12 du/acre) for the Cottage Grove Avenue lots and commercial use for the Cushing
Street lot. These recommendations were based on existing multi- family residential along
Cottage Grove Avenue, and the existing commercial use of the lots to the north of the
Cushing Street lot fronting Lincoln Way West.
Plan Implementation /Other Plans:
The Lincoln Way West Commercial Corridor Revitalization Action Plan (June 1999)
recommends commercial use for the lot along Cushing Avenue. In 1999, this lot served as
a parking area for the commercial use to the north, which has since been razed.
2. Current conditions and character:
The northern lot along Cottage Grove Avenue is occupied by a vacant duplex while the three lots
to the south are vacant. The lot along Cushing Avenue is also vacant.
3. Most desirable use:
The most desirable use of the lots is residential to further compliment the adjacent residential uses
and to meet the objectives of City Plan.
4. Conservation of property values:
The adjacent property values should be conserved, or could potentially be raised, as a result of
infill residential development on these vacant lots.
Lincoln Park Development, LLC, et al
#2595 -11
Page 2 of 3
5. Responsible development and growth:
It is responsible growth and development to allow single - family residential homes to be
constructed on underutilized and vacant lots within a primarily single - family residential
neighborhood.
Recommendation:
Based on information available prior to 1
rezoning petition be forwarded to the City
recommendation.
ie public hearing, the staff recommends that this
of South Bend Common Council with a favorable
Analysis:
The proposed use of these lots as single - family residential is compatible with the adjacent zoning
districts, permitted uses, and existing single - family residences, and addresses the housing
objectives of City Plan.
Lincoln Park Development, LLC, et al
#2595 -11
Page 3 of 3
r
West
Fuerbringer
Q
L
a
A
U
M
C
L
3
U
M
_G
t
y
3
Rezoning from:
"CB" COMMUNITY BUSINESS DISTRICT &
"MF1" URBAN CORIDOR MULTIFAMILY DISTRICT
to "SF2" SINGLE FAMILY & TWO FAMILY DISTRICT
Zoning
=SOUTH BEND "SF2" SINGLE FAMILY AND TWO FAMILY DISTRICT
- SOUTH BEND "MF1" URBAN CORRIDOR MULTIFAMILY DISTRICT
SOUTH BEND "MU" MIXED USE DISTRICT
1 SOUTH BEND "LB" LOCAL BUSINESS DISTRICT
- SOUTH BEND "CB" COMMUNITY BUSINESS DISTRICT
N
W -q E
S
1 inch = 100 feet
APC # 2595 -11