HomeMy WebLinkAboutNo. 2969 confirming a resolution amending the development plan for the NNDA1
1 1 336113
RECORDED AS PRESENTED ON
• 12/16/2011 10:39:27AM
PHILLIP 6. DOTSON
RESOLUTION NO. 2969 ST. JOSEPH COUNTY
RECORDER
A RESOLUTION OF THE SOUTH BEND REDEVELOPMENT CJfk0SJQN$79.00
CONFIRMING A RESOLUTION
AMENDING THE DEVELOPMENT PLAN FOR
THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
WHEREAS, the South Bend Redevelopment Commission (the "Commission "), the
governing body of the South Bend Department of Redevelopment, at a meeting held on October
25, 2011, approved and adopted its Resolution No. 2949, entitled "A RESOLUTION OF THE
SOUTH BEND REDEVELOPMENT COMMISSION AMENDING THE DEVELOPMENT
PLAN FOR THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA" (the "Declaratory
Resolution "); and
WHEREAS, the Declaratory Resolution adopted an Amendment to the Northeast
Neighborhood Development Area Plan dated October 25, 2011, for the Northeast Neighborhood
Development Area (the "Area ") and amended the Northeast Neighborhood Development Area
Development Plan (the "Plan Amendment "), all within the meaning of the Redevelopment of
Cities and Towns Act of 1953, as amended, which has been codified in Indiana Code 36 -7 -14 et.
seq. (the "Act "); and
WHEREAS, the St. Joseph County Area Plan Commission (the "Plan Commission "),
which is the duly designated and acting planning body for the City of South Bend, Indiana (the
"City "), on November 15, 2011, adopted a resolution, which is its written order approving the
Declaratory Resolution and the Plan Amendment; and
WHEREAS, the Plan Commission, by said written order, has certified that the
Declaratory Resolution and the Plan Amendment conform to the general plan of development for
the City; and
WHEREAS, the Common Council of the City (the "Common Council ") on November
28, 2011, adopted a Resolution approving the written order of the Plan Commission; and
WHEREAS, the Commission caused to be published a Notice of Public Hearing
concerning the Plan Amendment on December 2, 2011, in the South Bend Tribune and the Tri-
County News, respectively, and made all required filings with governmental agencies and
officers pursuant to and in accordance with Section 17(b) and/or (c) of the Act; and
WHEREAS, at a public hearing held by the Commission on December 13, 2011, at 4:00
p.m., local time, on the 131h Floor of the County -City Building, 227 W. Jefferson Boulevard,
South Bend, Indiana, the Commission heard all the persons interested in the proceedings and
ILI received any written remonstrances and objections that had been filed and considered those
remonstrances and objections, if any, and such other evidence presented; and
WHEREAS, the Commission now desires to confirm the Declaratory Resolution and
adopt and confirm the Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED, by the South Bend Redevelopment
Commission as follows:
1. After considering the evidence presented at the public hearing on December 13,
2011, the Commission hereby confirms the Declaratory Resolution and finds that the proposed
amendment to the Development Plan and to Resolution No. 2016, as amended, is reasonable and
appropriate when considered in relation to the Development Plan and to Resolution No. 2016, as
amended, respectively, and the purposes of the Act.
2. The Commission finds that the Development Plan, as amended, and Resolution
No. 2016, as amended and as hereby further amended, conforms to the comprehensive plan of
the City.
3. The Commission further finds that to accomplish development of the Area it is
necessary to adopt the Amendment to the Northeast Neighborhood Development Area Plan,
dated October 25, 2011, Exhibit "A" attached hereto.
4. The Commission hereby determines that the public health and welfare will be
benefited by the accomplishment of the Plan Amendment.
5. The Commission hereby determines that the accomplishment of the Plan
Amendment will be of public utility and benefit as measured by:
a) the attraction or retention of permanent jobs;
b) an increase in the property base;
C) improved diversity of the economic base; and
d) other similar public benefits.
6. The proposed amendment to the Development Plan is in all respects approved.
7. This Resolution constitutes final action pursuant to Indiana Code 36- 7- 14 -17(d)
by the Commission determining the public utility and benefit of the proposed project and
confirming the Declaratory Resolution.
8. The Secretary is directed to record this Resolution pursuant to the requirements of
Indiana Code 36- 7- 14- 17(d).
9. The Secretary is hereby directed to file a certified copy of said Development Plan,
as amended, with the minutes of this meeting.
11. The Secretary is hereby further directed to record this Resolution with the office
of the St. Joseph County Recorder.
12. All other findings, determinations and conclusions in Resolution No. 2016, as
amended, shall remain as stated therein.
13. All orders or resolutions inconsistent with this Resolution are hereby rescinded,
revoked and repealed to the extent such resolutions are inconsistent with this Resolution.
14. The United States of America is hereby assured of full compliance by the South
Bend Redevelopment Commission with regulations of the Department of Housing and Urban
Development effectuating Title VI of the Civil Rights act of 1964, as amended.
15. This Resolution shall be in full force and effect after its adoption by the
Commission.
A
Adopted at a meeting of the South Bend Redevelopment Commission held on December
13, 2011, at 1308 County -City Building, 227 West Jefferson Boulevard, South Bend, Indiana
46601.
ATTEST:
ignatur
Nancy N. King, Secretary
Printed Name ana 7 we
South Bend Redevelopment Commission
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CITY OF SOUTH BEND,
DEPARTMENT OF REDEVELOPMENT
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L, ,, ��/ a President
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Mar . 4. -
South Bend Redevelopment Commission
Exhibit "A"
PLAN AMENDMENTS TO
THE NORTHEAST NEIGHBORHOOD DEVELOPMENT AREA
DEVELOPMENT PLAN
(Amendment to the Northeast Neighborhood Development Area Plan)
(October 25, 2011)
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Amendment to the Northeast Neighborhood Development Area Plan
October 25, 2011
Table of Contents
A.
Description of Project Area
1. Boundaries of the Northeast Neighborhood Development Area (NNDA)
2. Boundaries of the Northeast Neighborhood Development Plan Sub -Areas
B.
Sub -Area Goals and Strategies
1. Eddy Street Commercial Redevelopment Area
2. Five Points Redevelopment Area
3. Georgiana — Talbot Redevelopment Area
4. Homeownership Preservation Area
5. Notre Dame Avenue Housing Program Area
6. St. Joseph High School Redevelopment Area
7. Madison Center Campus Housing and Commercial Redevelopment Area
8. Eddy Street Corridor South
C.
State Road 23
D.
Future Development Areas
E.
Senior Housing
F.
Public Infrastructure / Utilities
G.
Design Control
H.
Zoning
ILAttachments:
General Information:
A. State Road 23 Improvement Plan
B. Triangle Development Plan
Maps:
A. Boundaries of the Northeast Neighborhood Development Area & Future
Development Plan
B. Boundaries of the Northeast Neighborhood Development Plan Sub -Areas
C. Northeast Neighborhood Development Area Existing Zoning Map
D. Northeast Neighborhood Development Area Proposed Zoning Map
E. Sub -Area A, Eddy Street Commercial Redevelopment Area
F. Sub -Area B, Five Points Redevelopment Area
G. Sub -Area C, Georgiana — Talbot Redevelopment Area
H. Sub -Area D, Homeownership Preservation Area
I. Sub -Area E, Notre Dame Avenue Housing Program Area
J. Sub -Area F, St. Joseph High School Redevelopment Area
K. Sub -Area G, Eddy Street Corridor South Revitalization Area
L. Future Revitalization Areas: Revitalization Area North & Revitalization
Area South
C+J
A. Description of Project Area
1. Boundaries of the Northeast Neighborhood Development Area (NNDA) — See
Map A
2. Boundaries of the Northeast Neighborhood Development Plan Sub -Areas —
See Map B
B. Sub -Area Goals and Strategies
When the Northeast Neighborhood Development Area Plan was initially established in
2003, the conditions and goals for the sub -areas were described in Section V (Sub -Area
Goals and Strategies). In the eight (8) years since the Development Plan was established,
there have been changes to the conditions of the sub - areas; as such Section V should be
amended to include the following:
1. Eddy Street Commercial Redevelopment Area
The first area of the neighborhood to be redeveloped is the north portion
of Eddy Street along Angela Boulevard adjacent to Notre Dame. In
keeping with the Development Plan for this area of the neighborhood,
Eddy Street Commons consists of a series of commercial /mixed -use and
office uses and residential neighborhoods.
Phase I of the development is near completion with portions of the
residential and commercial spaces having opened in 2009. This phase
stretches primarily between Napoleon Street on the south and Angela
Boulevard on the north. The west edge borders Indiana University School
of Medicine - South Bend, while the east is next to Innovation Park at
Notre Dame.
Eddy Street will serve as the primary connection between the Northeast
Neighborhood and the University of Notre Dame. First floor retail fronts
both sides of the street with a mix of apartments and offices on the upper
stories. A full service hotel with condominiums on upper stories is planned
and will be located along Angela Boulevard adjacent to Fairfield Inn &
Suites, a 119 -room limited service hotel, on the east. The retail,
residential, and hotels are supported by a well- screened parking structure
located on the interior of the development site.
Additional condominiums and rowhomes / townhomes are planned to
front Napoleon, Burns, and Duey Streets. East of Duey Street, a new
multi - family neighborhood comprised of rowhomes / townhomes will be
the final portion of Phase I.
It is anticipated that Phase II will be implemented, south on Eddy Street
(from Napoleon to Howard), in the near future. It is proposed that Phase
II of the plan will consist of mixed -use, condominiums, and rowhomes /
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townhomes along Eddy Street, connecting the north Eddy Commons Area
to the Five Points Intersection. In order to smoothly transition between
the high intensity use at Eddy Street Commons and the surrounding
neighborhood, it is envisioned that at the intersection of Eddy and
Napoleon there will be a continuation of commercial / mixed uses. But as
the development moves southward it will become primarily residential,
with rowhomes / townhomes until reaching Howard Street.
The Eddy Street Commercial Redevelopment Sub -Area has been
modified: expanded in order to encompass all the Phase I and II Eddy
Street Commons development; and reduced to remove the current Five
Points Intersection and the surrounding development parcels to be created
by the State Road 23 improvements.
2. Five Points Redevelopment Area
Engineering plans for improving State Road 23, and the Five Points
intersection, are currently being finalized by the State of Indiana
Department of Transportation ( "INDOT ") with construction anticipated to
begin in 2012. Plans call for widening State Road 23 in order to create a
divided highway with two lanes in each direction and reconfiguring the
Five Points intersection; the expansion will end at the Campeau and Eddy
intersection. Given that the reconfiguration of the Five Points Intersection
IL will create new and unique development opportunities, it is now in its own
sub -area.
The improvements to State Road 23 will create a number of opportunities
for new development in the neighborhood; the reconfiguration of the Five
Points intersection will open a large amount of land for redevelopment.
The future use of the land located at the new Corby Blvd. and State Road
23 intersection, and the surrounding area, should be focused on mixed use
development. Multi- family housing should be introduced along Corby
Boulevard to help buffer the single family residential from the increased
traffic and higher intensity uses which will occur along State Road 23.
(See Attachment A.)
Sub -area goals:
• Correct traffic hazard presented by confluence of South Bend
Avenue, Eddy Street and Corby Boulevard;
Facilitate consolidation of parcels and replatting to create
optimally -sized mixed use and office development sites;
Expand and improve locally owned and operated businesses;
G
• Attract unique and cost - competitive national caliber and regional
retailers, particularly those with urban shopfront appeal and that
would serve the day -to -day needs of the neighborhood and
community;
Attract national and international caliber corporate offices and/or
headquarters;
• Support small scale, mixed -use developments with residential,
retail and light commercial components;
• Create a pedestrian - friendly focal point and gathering place at the
center of the neighborhood featuring a mix of commercial, civic,
institutional and recreational uses;
• Introduce vehicular circulation patterns designed to maximize
accessibility and visibility of destination points;
• Implement a shared urban parking plan adequate to meet the needs
of the district's commercial, civic, institutional, recreational and
residential uses;
• Encourage design standards that confirm the urban setting (i.e.,
retaining the street wall, siting off - street parking behind
storefronts);
• Encourage design elements that provide visual identification clues
for a sense of place or destination (i.e., coordinated signage,
lighting, street furnishings and pavement systems).
Georgiana — Talbot Redevelopment Area
Following the completion of the Northeast Neighborhood Development
Area Plan in 2003 and the Northeast Neighborhood Design Guidelines, the
Northeast Neighborhood Revitalization Organization, Inc. ( "NNRO "),
with collaborative support of the City of South Bend and the University of
Notre Dame, engaged a consultant to develop a more detailed plan for the
portion of the neighborhood east of Eddy Street, between Napoleon Street
and South Bend Avenue.
With development opportunities occurring throughout the area,
particularly along the north and west edges of the redevelopment area, it
was believed a more detailed look at this specific site within the
neighborhood was warranted. The site known as "The Triangle" (area
north of State Road 23) is approximately 13.4 acres. At the present time,
the majority of "The Triangle" is zoned SF2 (Single - Family and Two-
G
C3
Family District). The primary objective is to create an integration of
market -rate (70 %) and affordable (30 %) single family detached housing
that creates a new urban infill neighborhood that is easily maintained,
attractive, safe, pedestrian - friendly and is complementary to the entire
neighborhood.
The resulting "Triangle" Development Plan (see Attachment B)
reconfigures the existing neighborhood street grid to incorporate 55 single
family homes and a community open space. The plan supports the Eddy
Street Commons residential component on the north and is linked to the
retail located along Eddy Street and future development at the
reconfigured Five Points Intersection.
The Georgiana — Talbot Redevelopment Area will also be impacted by the
improvements to State Road 23, which bisects the sub -area (see
Attachment B). In order to allow for sufficient right of way to widen the
road, the INDOT will purchase all properties on the south side of State
Road 23 (between Twyckenham Drive and Campeau Street). Given the
acquisition of properties for right of way, the portion of the sub -area south
of State Road 23 will be reduced in size. In addition, with the increased
capacity of State Road 23 it is anticipated that traffic will also increase.
These conditions will make the portion of the sub -area south of State Road
23 not ideal for residential use. Instead, the land should be designated for
a land use such as an office park, which will help preserve the residential
area south of Howard Street by providing a buffer from the noise and
traffic of the state road. Multi- family housing should be introduced along
Howard Street and Corby Boulevard to help buffer the single family
residential from the increased traffic and higher intensity uses which will
occur along State Road 23. In addition, efforts should be made to make
Fredrickson Park more visible and accessible to the public including the
introduction of a parking lot off of Talbot Avenue.
The Georgiana — Talbot Redevelopment Sub -Area has been modified:
reduced to remove the area encompassed by Phase I and II of Eddy Street
Commons development; reduced to remove area within the Five Points
Redevelopment Area; and expanded to include multi - family residential
along Howard Street.
4. Homeownership Preservation Area
Since the Development Plan was established in 2003, the eastern portion
of the Homeownership Preservation Area has seen substantial investment
and increase in homeownership, mainly due to the University of Notre
Dame's Notre Dame Avenue Housing Program ( "NDAHP "). This
program initially targeted Notre Dame Avenue but due to increased
housing demand has since expanded to include Frances Street and St.
Peter Street.
The NNRO has also focused its development efforts in this area, west of
the NDAHP. As part of its work the organization has purchased in excess
of fifteen rental properties, which it then substantially rehabilitated and
sold to new owner - occupants. In addition, the organization owns a number
of lots which are being held for new single family detached residential
development.
In addition, the City of South Bend has received Neighborhood
Stabilization Program 3 (NSP3) funds in order to assist in the
redevelopment of vacant, abandoned or foreclosed upon residential
properties which will be invested in the Northeast Neighborhood. The
anticipated use of the funds will be to create home ownership
opportunities through the redevelopment of properties along Hill Street.
Given the development that has occurred in the Northeast Neighborhood,
the Homeownership Preservation Area has been shifted westward in order
to leverage the housing market in another strategic section of the
neighborhood. The eastern area which is being removed will be included
in a newly created sub -area (see #5 below). Preservation of
homeownership, through the conversion of residential rental units and
vacant properties into owner- occupied single family detached residential
properties, will be the main focus of efforts in this sub -area.
In addition, the parcels along South Bend Avenue just south of this sub-
area will continue to be monitored to ensure that any future development
complements activities in the Homeownership Preservation Area as well
as provides a transition between the Homeownership Preservation Area
and the St. Joseph High School Redevelopment Area.
5. Notre Dame Avenue Housing Program Area
The NDAHP initially targeted residential properties along Notre Dame
Avenue for redevelopment. But the program has been so successful that
the target area has expanded to also include Frances and St. Peter Streets.
Given the positive impact of this program and the stability the new homes
have created in the neighborhood, the focus area has been removed from
the Homeownership Preservation Area and is now in its own sub -area.
Although the sub -area has significantly been stabilized by the Housing
Program, it still needs to be supported by continued private investment and
homeownership opportunities.
Sub -area goals:
D
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Facilitate acquisition and replatting of vacant parcels for new infill
housing construction;
Encourage design standards that confirm the urban setting and
relate to the vernacular architectural styles present in the
neighborhood;
Encourage the creation and expansion of homeownership incentive
programs among area institutions and large employers.
6. St. Joseph High School Redevelopment Area (or also described in the
Northeast Neighborhood Development Area Plan as the St. Joseph
Medical Center Redevelopment Area).
Since the establishment of the Development Plan, St. Joseph Hospital has
relocated and the site has been razed. The Diocese of Fort Wayne is
building a new St. Joseph High School on the former St. Joseph Regional
Medical Center ( "SJRMC ") site located south of Cedar Street. Demolition
of the unused buildings has been completed and construction of the new
school began on June 1, 2011.
With the investment of $35 Million in a new high school, and other market
forces related to Eddy Street Commons, the Triangle Project, State Road
23 improvements, as well as the increased housing values due to the
efforts of the Notre Dame Avenue Housing Program and the Northeast
Neighborhood Revitalization Organization, there will be opportunities in
the area surrounding the former SJRMC site for development. Hence, the
previous sub -area has been expanded to include the redevelopment site as
well as the surrounding area. Single family detached residential housing,
through a combination of infill construction and rehabilitation of existing
housing, should be the focus of the redevelopment of this surrounding
area.
SJRMC is presently continuing to use two buildings on the north side of
Cedar Street. However, SJRMC is interested in selling the property in the
future. If and when the property becomes available, development should
be focused on a use that will be supported by the new high school and its
associated activities.
In the future, as St. Joseph High School and SJRMC finalize plans, there
should be a targeted analysis that focuses on determining the future
investment and potential development opportunities of this
Redevelopment Area. All future development needs to examine traffic
patterns relative to the proposed and surrounding uses, with a particular
focus on minimizing increased traffic on LaSalle Avenue.
In addition, the parcels along South Bend Avenue just north of this sub-
area will continue to be monitored to ensure that any future development
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complements activities in the St. Joseph High School Redevelopment Area
as well as provide a transition between the Homeownership Preservation
Area and the St. Joseph High School Redevelopment Area.
Sub -area goals:
Support the development of St. Joseph High School on the former
SJRMC site;
Facilitate acquisition and replatting of vacant parcels for new infill
housing construction;
Encourage opportunities to introduce a mix of market -rate, market -
rate subsidized and affordable housing to increase homeownership
options across income brackets;
Encourage housing design that confirms the urban setting and
relates to the vernacular architectural styles present in the
neighborhood;
Align plans for redevelopment of the site with the goals and
objectives of the Northeast Neighborhood Development Area Plan
as well as the South Bend Central Development Area Plan, which
addresses the adjacent East Bank and nearby Central Business
District.
7. Madison Center Campus Housing and Commercial Redevelopment Area
Since 2003, the expansion of the Madison Center Campus has been
completed, Madison Center has ceased operations, and other organizations
have purchased parts of the property formerly owned by Madison Center.
Hence, there is no longer a need for a sub -area focused on the
redevelopment efforts of this area in the Development Plan. While the
expansion is complete and focused redevelopment efforts are no longer
needed, there should be continued coordination with the new property
owners to ensure that any future development transitions into and supports
the activities of the adjacent sub - areas.
8. Eddy Street Corridor South Revitalization Area
Engineering plans for improving State Road 23 are currently being
finalized by the INDOT with construction anticipated to begin in 2012.
Plans call for widening State Road 23 in order to create a landscaped,
median - divided highway with two lanes in each direction and the
reconfiguration of the Five Points Intersection; the State expansion plans
end at the intersection of Campeau and Eddy Streets.
As a result of these future improvements to the highway, it will become a
primary corridor connecting to Downtown South Bend, the East Bank
Village, as well as area institutions such as South Bend Clinic and the new
St. Joseph High School; Eddy Street also connects Innovation Park at
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Notre Dame and Ignition Park, a two -site State Certified Technology Park.
Given the increased visibility the Eddy Street Corridor South will have, it
was critical for plans to be developed for the area in order to identify
development opportunities, improve pedestrian connections, and improve
the physical attractiveness of the street.
Although the major improvements to State Road 23 end at the intersection
of Eddy and Campeau Streets there is an opportunity to make additional
improvements to Eddy Street south to LaSalle Avenue. Currently, the
Eddy Street right -of -way south of the Campeau and Eddy intersection is
only 60 feet wide. This includes a 6 -foot sidewalk and generally 45 feet of
asphalt paving for two travel lanes and parallel parking on each side. The
setbacks for the residences along this portion of the street vary, with some
as close as 10 feet. The existing conditions are not ideal for pedestrians
and the wide, undefined asphalt section does not move vehicular traffic
efficiently.
In order to address this opportunity for improvement, a number of public
meetings were held to gather input from area residents and stakeholders.
Attendees were asked to participate in charettes that shared their desires
for any future improvements to Eddy Street as well as potential land uses
along the street. Based on input from those sessions, the redevelopment
options for the Eddy Street Corridor south of Campeau through LaSalle
were studied and plans were developed to address the physical impacts
and acknowledge the changing road character, traffic patterns,
movements, and volumes on the neighborhood as a result of the State
Road 23 realignment.
Three redevelopment concepts were created showing various levels of
change. Each roadway /land use concept seeks to make physical
improvements to the streetscape by adding new sidewalks, tree lawns, and
lighting, and increase pedestrian safety by incorporating new amenities
such as crosswalks, countdown timers at signals, and separated sidewalks.
The difference between each development concept is in the amount of
right -of- way acquisition necessary to achieve the desired character goals.
The preferred plan calls for the pavement width (from curb to curb) to
remain the same distance and for "greening" of the right -of -way. The
existing right -of -way will need to be expanded and will introduce
treelawns and landscaping, including a multi -use path on the east side of
the street connecting to Fredrickson Park, in order to create a more
pedestrian friendly environment. The existing street width will remain but
consideration should be given to resurfacing the street and striping in
order to clearly delineate the two lanes of traffic in each direction. This
scenario would require additional property to be acquired for the right -of-
way expansion.
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G
This redevelopment plan envisions a more intense and multi - family or
single family attached development pattern along Eddy Street with the
addition of rear - loaded townhomes / rowhomes fronting it. The single
family detached residential housing in the area off of Eddy St. should be
preserved through rehabilitation of the existing homes and infill
construction. Given the increased traffic, a commercial node focused on
small local business should be established at the intersection of Eddy and
Madison Streets.
Sub -area goals:
• Support the expansion / improvement plans for Eddy Street, from
Campeau to LaSalle, calling for public works infrastructure
upgrades including the introduction of treelawns, new curbs,
sidewalks, street lights and paving;
• Encourage design standards that confirm the urban setting (i.e.,
retaining the street wall, siting off - street parking behind
storefronts) and relate to the vernacular architectural styles present
in the neighborhood;
• Facilitate consolidation of parcels and replatting to create
optimally -sized commercial and multi - family residential
development sites;
• Facilitate acquisition and replatting of vacant parcels for new infill
housing construction;
• Retain, expand and improve locally owned and operated
businesses;
• Apply strategic preservation approaches in pockets of
disinvestment, including spot code enforcement, zoning
enforcement, rehabilitation activity and small public works
projects.
C. State Road 23
Since the adoption of the Northeast Neighborhood Development Area Plan in 2003, the
neighborhood has embarked on a series of planning efforts in order to provide vision and
guidance for development that is more closely tailored to specific areas of the
neighborhood. A significant project that will impact the Northeast Neighborhood will be
improvements to State Road 23 (see Attachment A).
The City of South Bend and neighborhood residents have worked with the INDOT to
develop plans for improvements to State Road 23 that will positively impact the
neighborhood by promoting patterns of land use, urban design, infrastructure and services
that will encourage and contribute to the livability of the neighborhood. As the project
moves forward, it is important to maintain continued communication and coordination
with the State.
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Engineering plans for improving State Road 23 are currently being finalized by the State
(INDOT) with construction anticipated to begin in 2012. Plans call for widening State
Road 23, between Twyckenham Drive and Campeau Street, and will introduce a
landscaped median - divided highway with two lanes of traffic in each direction and calls
for the reconfiguration of the Five Points intersection.
The improvements to State Road 23 will create a number of opportunities for new
development in neighborhood. With the increased capacity of State Road 23 it is
anticipated that traffic will also increase and cause the property along the roadway to
become highly desirable for new development and businesses. In order to protect
property values and the neighborhood's character, development along State Road 23 from
Twyckenham to Campeau should be restricted to professional services offices and small
scale retail. These uses will help to buffer the surrounding residential properties from the
impacts of the increased traffic.
In addition, the reconfiguration of the Five Points intersection will create a number of
parcels for future development. The new intersection will be a commercial node and a
key transition area between Eddy Street Commons, the Eddy Street Corridor South and
the future office / small scale retail development along State Road 23. The newly created
development parcels located at the Corby Boulevard and State Road 23 intersection, and
the surrounding area, should be focused on mixed use development.
Although the roadway improvements will not directly impact the intersection of State
ILI Road 23 and Edison Road, and its immediate surroundings, this area will continue to be
monitored to ensure that any future development complements activities occurring along
State Road 23 and will continue to be supported as a commercial node.
Goals and objectives for the State Road 23 corridor:
• Preserving and enhancing the quality of life as identified by residents, including
easy access to neighborhood schools, parks and commercial areas; and public
safety;
• Improving the accessibility and making physical improvements to Fredrickson
Park;
• Creating a redevelopment strategy for the Area, including a vision for mixing
commercial and residential uses, improved traffic circulation, enhanced
streetscapes, and public gathering space;
• Reducing traffic congestion and improving pedestrian and bike access along State
Road 23.
• Expanding the off - street trail system to provide enhanced multi -modal access to
parks, schools, and commercial areas.
D. Future Development Areas
Given limited resources, efforts need to be made in a focused manner in order to
maximize the impact and overall visibility of redevelopment; so not all portions of the
Northeast Neighborhood Development Area can be addressed at once. Although the
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current focus is within the Development Plan Sub - Areas, these focus areas will shift over
time as redevelopment and preservation efforts stabilize and stimulate the desired
development within the neighborhood. Based on current activities, it is anticipated that
in the future there will be two additional Revitalization Areas; both located east of Eddy
Street and south of State Road 23.
Priority will be given to the north, moving southwards, with the focus area of
Revitalization Area North being on the area between Howard and Chalfant Streets. As
neighborhood conditions stabilize, and additional resources become available, efforts will
shift to Revitalization Area South, covering the area between Bissell and Cedar Streets.
These areas are predominately single family detached residential housing and should
remain as such. Also, efforts should be made to make Fredrickson Park more visible and
accessible to the public. In addition, improvements should be made to the park so it plays
a role in the redevelopment effort and is viewed as an invaluable asset to the area. Both
areas should be monitored to ensure that any future development transitions into and
complements the activities of any adjacent sub -area.
Goals and Objectives for the Future Development Areas:
• Apply strategic preservation approaches in pockets of disinvestment, including
spot code enforcement, zoning enforcement, rehabilitation activity and small
public works projects;
• Improving the accessibility and making physical improvements to Fredrickson
Park;
Encourage housing design that confirms the urban setting and relates to the
vernacular architectural styles present in the neighborhood.
E. Senior Housing
There is currently a lack of housing options for seniors that wish to remain in, or move
into, the neighborhood. As such senior housing should be examined as a high priority for
the neighborhood. It is recognized that it is common for senior housing to be single
story; however, depending on the characteristics of the selected site, multi -story buildings
may be more desirable and consistent with the sites surroundings. In this case an effort
should be made to ensure this development is multi -story, incorporating elevators in
order to make it senior friendly.
F. Public Infrastructure / Utilities
As development occurs in the Northeast Neighborhood careful consideration should be
given to the use and placement of infrastructure and utilities so as to minimize the
negative impact on future development parcels and existing residential areas.
In particular, with the changes to the Five Points intersection, there will be a need to re-
route the existing power lines. The new power lines should be placed so that they have a
minimal impact on the aesthetics of the future development; with the preferential routing
12
G
to be at the rear of buildings and along alleys in order to reduce visibility along State
Road 23 and at the new Five Points intersection.
G. Design Control
When the Northeast Neighborhood Development Area Plan was initially established in
2003, a design control overview was described in Section VII. A. (Design Control
Objectives). Given the changing conditions in the eight (8) years since the Development
Plan was established reference to the Design Review Administrator shall be struck and
Section VII. A. should be amended as follows:
The Northeast Neighborhood Design Guidelines have been adopted by the Area
Plan Commission, the Common Council and the Redevelopment Commission. In
addition, a Northeast Neighborhood Development Area Overlay Zoning District
was developed based on these previously approved Design Guidelines. The
Overlay Zoning District provides additional design controls for new development
and has been approved by the Area Plan Commission and the Common Council.
The Area Plan Commission, the Board of Zoning Appeals, the Common Council
and the Building Department will be responsible for all design controls within the
Development Area. The Redevelopment Commission, through its staff, will serve
in an advisory capacity for the Development Area.
IL1. Powers and Duties
The Building Department will be responsible for reviewing the
plans and specifications for all projects located within the area to
ensure development complies with the Zoning Ordinance,
including the Zoning Overlay District.
2. Development Control
The Area Plan Commission and the Common Council have
adopted the Zoning Overlay District, which is now incorporated
within the South Bend Municipal Code for use by developers on
all projects within the area. The Building Department will base
approval of plans on how well the proposals have followed these
guidelines. The staff of the Redevelopment Commission will serve
as advisory members to the review process within this
Development Area. The Zoning Overlay District may be reviewed
and revised as necessary by Area Plan Commission and Common
Council action.
3. Permits
13
G
19
No permit shall be issued for construction, reconstruction,
alteration or rehabilitation of any building in the Development
Area until the plans and specifications for the building have been
approved by the Building Department.
4. Review
All proposals filed with the Building Department will be reviewed
for compliance with the standards and objectives of the Plan and
the Zoning Ordinance, which includes the Zoning Overlay District,
prior to approval.
H. Zoning
When the Northeast Neighborhood Development Area Plan was initially established in
2003, a proposed zoning map was developed. The majority of the zoning is believed to
accurately reflect the development which is desired; however there are a few areas where
the changing conditions in the Development Plan have resulted in updated proposed
zoning. All the proposed zoning is consistent with the future development discussed
previously in each of the sub - areas.
Five Points Redevelopment Area
The Five Points Redevelopment Area is proposed to be zoned
Mixed Use in order to best meet the sub -area goals such as:
small scale, mixed use development, pedestrian friendly, and
attract retailers that provide day to day needs of residents.
However, a Planned Unit Development ( "PUD ") with these
characteristics is encouraged for this Redevelopment Area.
2. "The Triangle"
"The Triangle" development calls for an urban infill
neighborhood which will be created through a replatting of the
entire development area. This replat will create 55 single
family residential parcels. In order to best accommodate this
proposal it is anticipated that the area will be rezoned as a
PUD.
3. Georgiana- Talbot Redevelopment Area
On the south side of State Road 23, in the Georgiana - Talbot
Residential Redevelopment Area, it is proposed that the
properties beginning on the west side of Talbot moving
westward until reaching the intersection of Howard Street and
14
L
L�
State Road 23 be zoned office. This zoning will allow
development of business along State Road 23 and will buffer
the residential area on Howard Street from the noise and traffic
of State Road 23.
4. Parcels Along Howard Street And Corby Boulevard
It is proposed that parcels along Howard Street and Corby
Boulevard, east of the Five Points Redevelopment Area, be
zoned Multifamily — Urban Corridor Residential ( "MF I").
This zoning will provide a buffer between the more intense use
of the new development at the reconfigured Five - Points and the
surrounding single family residential.
S. West Side Of Eddy Street Between Chalfant Street And Sorin Street
Along the west side of Eddy Street, between Chalfant Street
and Sorin Street, the zoning is proposed to be MFI. The plan
envisions a more intense and multi - family or single family
attached development pattern along Eddy Street with the
addition of rear - loaded townhomes / rowhomes fronting Eddy
Street. Further south at the intersection of Eddy Street and
Madison Street it is proposed that the southeast, southwest and
northwest corners be zoned Local Business. This zoning will
allow for small scale businesses which will provide for the
daily needs of area residents, such as a book store or pharmacy.
On the northeast corner as well as parcels moving east along
Madison Street should be zoned MFI. This zoning will allow
rowhouses / townhouses to be built which will help provide a
transition area between the more intense uses, such as South
Bend Clinic and the commercial node at Madison Street and
Eddy Street, and the surrounding single family residential.
6. South Bend Avenue West Of Eddy Street
The majority of the properties along South Bend Avenue west
of Eddy Street should be zoned Single Family and Two Family
Residential ( "SF2 "). The vast majority of the homes in this
area are currently used as single family residences and should
remain.
City Plan
In addition, City Plan, A 20 -Year Comprehensive Plan for the
City of South Bend should be referred to when considering
future development and zoning.
15
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