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59-18 1405 & 1505 East Howard Street
LAWRENCE P. MAGLIOZZI t:S000 I Il li DIRI.0 I OR Angela M. Smith Deputy Doe,tor AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN 227 W. JEFFERSON BLVD., ROOM 1140 COUNTY-CII 1 BUILDING, SOLI I II BEND, INDIANA 46601 (574) 235-9571 November 7, 2018 Filed in Clerk's Office Honorable Common Council NOV 07 2018_i 4th Floor, County-City Building South Bend, IN 46601Kf�REEMAH FOWLER CITY CLERK,SOUTH REI�9D,I RE: 1405 & 1505 East Howard Street APC#2881-18 Dear Council Members: Enclosed is an Ordinance for the proposed Zoning Ordinance Amendment. Please include the attached Ordinance on the Council agenda for first reading at your November 12th,2018 Council meeting,and set it for public hearing at your December 24th,2018 Council meeting.The petition is tentatively scheduled for public hearing at the December 18th, 2018 Area Plan Commission meeting. The recommendation of the Area Plan Commission will be forwarded to your office by noon on the day following the public hearing. If you have any questions, please feel free to contact our office. Sin rely, Jor an Wyatt Zoning Planner CC: Bob Palmer SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND W W W.S T J O S E P H C O U N T Y I N D I A N A.COM/A R E A P L A N Filed in Clerk's Office BILL NO. 59-18 NOV 0 7 2018 ORDINANCE NO. KAREEMAH FOWLER CITY CLERK,SOUTH BEND,IN AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 1405 & 1505 EAST HOWARD STREET, COUNCILMANIC DISTRICT NO.4 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Petitioners desire to rezone the property from SF2 to MF1 for single-family and multifamily homes. 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: 1405 East Howard Street: The West Half of a tract of land containing five(5) acres described as follows: Beginning as a point 14.40 chains South of the Northeast corner of the South Half of the Northwest Quarter of Section 6, Township 37 North, Range 3 East; thence running North 20 rods; thence West 40 rods; thence South 20 rods; thence East 40 rods to the place of beginning. Containing 2 Y2 acres, more or less. 1505 East Howard Street: A parcel of land located in the South Half of the Northwest Quarter of Section 6, Township 37, Range 3 East, described as follows: Beginning at a point on the North line of Howard Street, 107 feet West of the West Line of Twyckenham Drive; thence North 134 feet; thence West 50 feet; thence North 171 feet; thence West 133 feet; thence South 305 feet to the North line of Howard Street; thence East 183 feet to the place of beginning. be and the same is hereby established as MF1 Urban Corridor Multifamily District. SECTION II. This ordinance is and shall be subject to commitments as provided by Chapter 21- PETITION FOR ZONE MAP AMENDMENT City of South Bend, Indiana I(we)the undersigned make application to the City of South Bend Common Council to amend the zoning ordinance as herein requested. 1) The property sought to be rezoned is located at: 1405& 1505 East Howard St. South Bend, IN 46617 2) The property Tax Key Number(s)is/are: 018-5102-3598; 018-5102-359702 3) Legal Descriptions: 1405 East Howard Street: The West Half of a tract of land containing five (5) acres described as follows: Beginning as a point 14.40 chains South of the Northeast corner of the South Half of the Northwest Quarter of Section 6, Township 37 North, Range 3 East; thence running North 20 rods; thence West 40 rods; thence South 20 rods; thence East 40 rods to the place of beginning. Containing 2 1/2 acres, more or less. 1505 East Howard Street: A parcel of land located in the South Half of the Northwest Quarter of Section 6, Township 37, Range 3 East, described as follows: Beginning at a point on the North line of Howard Street, 107 feet West of the West line of Twyckenham Drive; thence North 134 feet; thence West 50 feet; thence North 171 feet; thence West 133 feet; thence South 305 feet to the North line of Howard Street; thence East 183 feet to the place of beginning. 4) Total Site Area: 3.66 Acres 5) Name and address of property owner(s)of the petition site: Howard Street Land Trust (1405 East Howard Street) &Five Corners LLC(1505 East Howard Street) 814 Marietta St. South Bend, IN 46601 Phone number with Area Code E-Mail Address Name and address of additional property owners,if applicable: 6) Name and address of contingent purchaser(s),if applicable: Century Builders Attn: David Sieradzki 314 West Catalpa Dr., Suite F Mishawaka, IN 46545 574.227.4171 david@centulycustombuilders.com Name and address of additional property owners,if applicable: 7) It is desired and requested that this property be rezoned: From: SF2 Single Family Two Family District Additional zoning district, if applicable To: MFl Urban Corridor Multifamily District 8) This rezoning is requested to allow the following use(s): Mix of Single-family and Multi-un• ' • ••• • Residential Dwelling Units - FILED- IF I .LED-IF VARIANCE(S)ARE BEING REQUESTED(if not,please skip to next section): NOV 05 2018 AREA PLAN COMMISSION A. iication# 1) 1.)Rear setbacks-request a variance from the required 25'minimum rear yard and building setback to 0' 2) A statement on how each of the following standards for the granting of variances is met: (a) The approval will not be injurious to the public health,safety,morals and general welfare of the community: The rear yard of the subject property does abut private property, rather it is adjacent to Fredrickson Park. The structures being built in the rear yard will actually front on the adjacent park, leveraging the park as an amenity for the development. The presence of the homes adjacent to the park will proved added security for park visitors through enhanced visibility from homeowners.Additionally, the provision of common open space throughout the development provides additional relief from the reduction in the rear yard setback. (b) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner;and: The proposed developmen brings significant new investment into the neighborhood through new individual home/property owners, which should have a positive impact on the desireability and value of the surrounding properties. The proposed development is introducing a new housing type and style into the neighborhood that is consistent with similar types and styles of housing to the north of the property, which have greatly increased property values. (c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the property: The unique design and development model of this propsed project cannot be accomplished with the strict aplpication of the rear yard setback. IF A SPECIAL EXCEPTION USE IS BEING REQUESTED,(if not,please skip to next section): 1) The Special Exception Use(s)being requested: Insert text 2) A statement on how each of the following standards for the granting of a Special Exception Use is met: (a) The proposed use will not be injurious to the public health,safety,comfort,community moral standards, convenience or general welfare: Please explain how your Special Exception Use petition addesses this criteria (b) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein: Please explain how your Special Exception Use petition addesses this criteria (c) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein;and: Please explain how your Special Exception Use petition addesses this criteria (d) The proposed use is compatible with the recommendations of the Comprehensive Plan.Please explain how your Special Exception Use petition addesses this criteria * In the case of a Special Exception Use,the petitioner shall be held to the representations made on the Preliminary Site Plan included with this petition. CONTACT PERSON: - FILED - Abonmarche Consultants, Inc. Attn:Brian McMorrow 750 Lincoln Way East NOV U 5 2018 South Bend, IN 46601 AREA PLAN Cuiv:MISSION 574.314.1022 Application#_ bmcmorrow@abonmarche.com BY SIGNING THIS PETITION,THE PETITIONERS/PROPERTY OWNERS OF THE ABOVE- DESCRIBED REAL ESTATE AUTHORIZE THAT THE CONTACT PERSON LISTED ABOVE MAY REPRESENT THIS PETITION BEFORE THE AREA PLAN COMMISSION AND COMMON COUNCIL AND TO ANSWER ANY AND ALL QUESTIONS THEREON. Signature(s) f all p pe owner(s),or signature of Attorney for pro rty owner(s): ii / 7,-‘5 �e- AA m ei r f /�le-m vo-e� -/---6 iiia .1'd--C--i. 1.-a n 4 (1,45Y-- r', c/e GrV ki t-S L a c- Y - /_./ . 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Smith AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN 227 W. IEFFER,ON RIVD., ROOM 1140 C•OIINIY•CIIY BUILDING. 51311111 BEND, INDIANA 46601 (374) 231-9371 December 19,2018 Honorable South Bend Common Council 41"Floor, County-City Building South Bend, IN 46601 RE: Bill #59-18 Rezoning: APC#2881-18— 1405 and 1505 Howard St. Dear Council Members: The Area Plan Commission held a public hearing on December 18, 2018 for the above referenced petition. This petition is set for public hearing before the Common Council on Monday,January 14, 2019. Ordinance & Petition Amendments: The where no changes to the ordinance. Public Hearing Summary: There was one person who spoke in opposition and one letter in opposition. Their comments included concerns about traffic and safety of the intersections at Jacobs and Howard with the increased traffic. They also spoke that this project would be out of character with the neighborhood. One person spoke in favor saying it was a great opportunity for infill development. If you have any further questions,please feel free to contact me at (574) 235-9571. Si erely, Jo clan Wyatt Planner CC: Bob Palmer SERVING ST. JOSEPH COUNTY. SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND WWW.STJOSEPHCOUNTYINDIANA.co MI AR EA PLAN LAWRENCE P. MAGLIOZZI E XECl111F E DIRECTOR Angela M. Smith Ocput•- Dtrectn, AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN 127 XV. JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOUTH BEND, INDIANS 46601 (174) 215-9571 Wednesday, December 19,2018 The Honorable Council of the City of South Bend 4th Floor,County-City Building South Bend, IN 46601 RE: A proposed ordinance of Howard Street Land Trust&Five Corners LLC to zone from SF2 Single Family &Two Family District to MFI Urban Corridor Multifamily District, property located at 1405 & 1505 East Howard Street, City of South Bend—APC#2881-18. Dear Council Members: I hereby Certify that the above referenced ordinance of Howard Street Land Trust&Five Corners LLC was legally advertised on December 6, 2018 and that the Area Plan Commission at its public hearing on December 18,2018 took the following action: Upon a motion by Adam Devon, being seconded by Elizabeth Maradik and unanimously carried,a proposed ordinance of Howard Street Land Trust&Five Corners LLC to zone from SF2 Single Family &Two Family District to MFI Urban Corridor Multifamily District, property located at 1405 & 1505 East Howard Street,City of South Bend,is sent to the Common Council with a FAVORABLE recommendation,subject to the following written commitments: I)The buildings fronting Howard Street will have a maximum height of 35 feet and 2 and' stories. 2) A north-south sidewalk will be provided on the west side with public access to Fredrickson Park on the northwest corner of the project site 3) Type B Perimeter Landscaping will be provided on the east side of the property abutting the drive and parking area;4.) Type A Perimeter Landscaping will be provided along Howard Street and 5) The curb cut on the west side of the project will line up with Jacob Street. Rezoning the site to MF1 will provide a mix of housing types that is compatible with the character of the surrounding properties and meets the housing needs of the community. 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. Sincere) .O Lawrence P. Magliozzi Attachment CC: Howard Street Land Trust&Five Corners LLC Century Builders- Attn: David Sieradzki SERVING SI. JOSEPH COUNTY. SOUTH BEND. LAKEVILLE, NEW CARLISLE, NOR LH LIBERTY, OSCEOLA & ROSELAND W W W.STI 0 5 E P H C G O N T Y I N O I A N A.C 0 M I A R E A P I A N Staff Report 12/6/2018 APC # 2881-18 Owner: Howard Street Land Trust& Five Corners LLC Location: 1405 & 1505 East Howard Street Jurisdiction: City of South Bend Public Hearing Date: 12/18/2018 Requested Action: The petitioner is requesting a zone change from SF2 Single Family&Two Family District to MF1 Urban Corridor Multifamily District and seeking 1 variance from the development standards. Land Uses and Zoning: On site: On site is a single-family home. North: To the north is Fredrickson Park zoned SF2 Single Family&Two Family District. East: To the east are single-family homes zoned SF2 Single Family&Two Family District. South: To the south across Howard Street are single-family homes zoned SF2 Single Family&Two Family District. West: To the west is Fredrickson Park zoned SF2 Single Family&Two Family District. District Uses and Development Standards: The MFI District is established to protect, promote and maintain the development of urban style multifamily dwellings and to provide for limited public and institutional uses that are compatible with a multifamily residential neighborhood. The development standards are designed to promote the establishment of: multifamily dwelling projects (including apartment, townhouse or row house style developments);and,high density two family dwelling developments located along a block face, in developed areas of the community which are served by a full range of public amenities. Site Plan Description: The site plan shows the development of the site for 7 single-family homes abutting Howard Street and 30 multifamily units on the interior of the lots. Parking would be located in garages for the units with some on-street parking.A pedestrian path runs along the north side of the property. Zoning and Land Use History And Trends: The properties in the area have been consistantly maintained as single-family residential. Traffic and Transportation Considerations: Howard Street is two lanes. Utilities: The site will be served by municipal water and sewer. APC # 2881-18 Page 1 of 3 Staff Report 12/6/2018 Agency Comments: The Department of Community Investment offers their favorable recommendation subject to the written commitments listed below. DC1 brought up concerns about the possible envionmental issues from the former landfill near the site. They expect that a homeowners association will be created to handle the maintenance of common drives and amenities. Public Works commented that public infrastructure is in place to support the development without additional public investment. Public Works reiterates DCI's comments about creating a homeowners association for maintenance and a public connection to Fredrickson Park. Commitments: The staff is requesting the following written commitments: I)The buildings fronting Howard Street will have a maximum height of 35 feet and 2 and 1/2 stories;2)A north- south sidewalk will be provided on the west edge of the property with public access to Fredrickson Park on the northwest corner of the project site;and 3)Type B Landscaping will be provided on the east side of the property abutting the drive and parking area. Criteria to be considered in reviewing rezoning requests,per IC 36-7-4-603: I. Comprehensive Plan: Policy Plan: This petition is consistent with City Plan, South Bend Comprehensive Plan(2006), Objective H 1: Ensure that an adequate supply of housing is available to meet the needs, preferences, and financial capabilities of households now an in the future; and Policy H 1.1: Encourage residential developments to contain a mix of housing types,densities, price ranges, and amenities. Land Use Plan: The Future Land Use Plan identifies this area for medium density residential development. Plan Implementation/Other Plans: The Northeast Neighborhood Development Area Plan(2003)designates these properties for single-family home ownership preservation. 2. Current Conditions and Character: The surrounding area has developed as single-family residential with more dense residential developments at the nodes. 3. Most Desirable Use: The most desirable use for the property would be residential development that incorporates the character of the surrounding neighborhood. 4. Conservation of Property Values: Locating the single-family homes along Howard Street will maintain the character with the surrounding neighborhood and should not adversely affect surrounding property values. 5. Responsible Development And Growth: It is responsible development and growth to encourage development that includes a mix of housing types to meet the needs of the community. APC# 2881-18 Page 2 of 3 Staff Report 12/6/2018 Combined Public Hearing The petitioner is seeking the following variance(s): from the minimum rear yard setback of 25'to 0' State statutes and the Zoning Ordinance require that certain standards must be met before a variance can be approved.The standards and their justifications are as follows: (1) The approval will not be injurious to the public health, safety, morals and general welfare of the community; The approval of the variance will not be injurious to the public health, safety, morals and general welfare of the community. (2)The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner; Abutting a residential building against public property should not adversly affect adjacent property values. (3)The strict application of the terms of this Chapter would result in practical difficulties in the use of the property The strict application of the terms of this Chapter would result in the buildings being shifted closer to Howard Street,which is out of character with the single-family homes in the neighborhood. Staff Comments: The staff has no additional comments. Recommendation: Based on information available prior to the public hearing the staff recommends sending this petition to the Common Council with a favorable recommendation,subject to the written commitments.The staff recommends approval of the variance. Analysis: Rezoning the site to MF l will provide a mix of housing types that is compatible with the character of the surrounding properties and meets the housing needs of the community. APC # 2881-18 Page 3 of 3 2354e, . 1,•„' ,•-• .." "40,-':.'•fi, s 21.r.. `T1114. --••••""` t- ? -11;..• --,.„*: -••••,,•'"•::`,W104.'', '''-0''' ifir. 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J«4 • .a .S'III 4.�.y ` . +� �t' - PORTAGE TOWNSHIP _` � . ._. ffa-' ._ ,',--- ,.-- ..,r �' ;1e 200Gtica , :« _ . ,. rr Jennifer Parcell From: Karen Jacob <lovekaren55@msn.com> Sent: Monday, December 17, 2018 6:21 PM To: Jennifer Parcell Subject: Comment for December 18, 2018 meeting regarding APC #2881-18,Howard Street Land Trust Dear Planning Commission Friends: We live directly across Twyckenham Drive from where the above mentioned development is planned. We have one of the larger homes on that part of Twyckenham with three city lots, and we invest a lot in maintenance of our landscaping and preservation of the century old trees in our yard. We are currently out of town, otherwise we would be attending the Planning Meeting in person. The proposed development will change our neighborhood dramatically.All the trees and shrubbery now in the proposed development spot will be gone. With 37 units, traffic will increase sharply where Howard opens into Twyckenham. We can live with the change, but we ask Century Builders to do a proper job of landscaping and planting new trees, and building attractive homes as they usually do. For cutting down so many trees they should make an extra effort to plant more. We appreciate very much that the builders came around the neighborhood to inform us of the development and met with us at the Boy Scouts center. There is one big problem that the developers and the city need to address, traffic flow. The exit road from the units in the development should intersect Howard where Jacob Street ends, flowing directly down to Corby and providing better options for drivers to reach either side of town and avoid a back-up at Twyckenham. Traffic on Twyckenham is already heavier than before and there have been a number of recent accidents at the intersection with Corby that we've personally witnessed. We've also seen cars speeding down Howard Street which is very narrow. Street parking on both sides of Howard during Notre Dame football games renders it a one lane street. Before the development is approved, attention needs to be paid to the intersection of Howard and Jacob, and Corby and Twyckenham. The South Bend City Department of Public Works statement that the development will not require additional public investment is probably incorrect. It is not possible to build a development of this scale in this location without making investments in improved traffic management. Sincerely, Karen Jacob and David Cortright 924 N. Twyckenham Drive South Bend, IN 46617 Cell: 574-206-5753 2