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Home My WebLink About10-19 Rezoning- Land West and Adjacent to 6100 Nimtz Parkway LAWRENCE P. MAGLIOZZI EXECUTIVE DIRECTOR Angela M. Smith Deputy Director AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN 227 W. JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOUTH BEND, INDIANA 46601 (574) 235-95.71 April 3, 2019 "--- Filed in Clerk's Office Honorable Common Council 4th Floor, County-City Building APR 0 3 2019 South Bend, IN 46601 KAREEIVIAH FOWLER CITY CLERK,SOUTH BEND,!N RE: Land West and Adjacent to 6100 Nimtz Parkway APC#2894-19 Dear Council Members: Enclosed is an Ordinance for the proposed Zone Map Amendment at the above referenced location. Please include the attached Ordinance on the Council agenda for first reading at your April 8th, 2019 Council meeting, and set it for public hearing at your May 27th, 2019 Council meeting. The petition is tentatively scheduled for public hearing at the May 21th, 2019 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. The petitioner provided the following narrative to describe the proposed project: Petitioner seeks permission to develop the subject property for single-family and two-family dwellings(approximately 35 units)in a private neighborhood setting(including a private street and alley) along Blackthorn Gold Course. New homeowners are expected to be golf enthusiasts,Notre Dame alumni,and South Bend area business persons.The property will later be subdivided into individual lots. If you have any questions, please feel free to contact our office. Si erely, Jo an Wyatt 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. 10-19 APR 0 3 2019 KAREEMAH FOWLER ORDINANCE NO. CITY CLERK,SOUTH BEND, IN AN ORDINANCE AMENDING THE ZONING ORDINANCE AND SEEKING A SPECIAL EXCEPTION USE FOR PROPERTY LOCATED WEST AND ADJACENT TO 6100 NIMTZ PARKWAY, COUNCILMANIC DISTRICT NO. 1 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Petitioners desire to rezone the property from LI Light Industrial District to SF2 Single Family& Two Family District and seeking a Special Exception Use for two-family dwellings. 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: A PART OF LOT SEVEN "A" (7A) AS SHOWN ON THE RECORDED PLAT OF BLACKTHORN CORPORATE OFFICE PARK, MINOR NUMBER 10 AND BLACKTHORN CORPORATE OFFICE PARK, FIRST REPLAT RECORDED JULY 19, 2006 AS INSTRUMENT NUMBER 0630469 IN THE OFFICE OF THE RECORDER OF ST. JOSEPH COUNTY, INDIANA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 6 IN BLACKTHORN CORPORATE OFFICE PARK, RECORDED AS INSTRUMENT NUMBER 9438010 IN SAID RECORDERS OFFICE; THENCE SOUTH 00°08'55"WEST ALONG THE WEST LINE OF SAID LOT 6, 238.98 FEET; THENCE SOUTH 61°16'25" WEST, 1024.81 FEET; THENCE NORTH 88°41'14"WEST, 308.76 FEET; THENCE NORTH 0l°18'46" EAST, 213.38 FEET; THENCE NORTH 04°41'34" EAST, 249.40 FEET; THENCE SOUTH 89°47'23" EAST, 24.32 FEET; THENCE NORTH 00°12'37" EAST, 206.90 FEET; THENCE SOUTH 89°47'23" EAST, 329.80 FEET; THENCE NORTH 86°03'23" EAST, 829.78 FEET TO THE POINT OF BEGINNING; SAID PARCEL CONTAINING 13.80 ACRES, MORE OR LESS, AND SUBJECT TO EASEMENTS, COVENANTS, AND RIGHT OF WAY OF RECORD. be and the same is hereby established as SF2 Single Family&Two Family District. SECTION II. That a Special Exception Use for two-family dwellings in a SF2 Single Family& Two Family District is hereby granted subject to a site development plan hereby attached and made a part of this Ordinance and which site plan contains and lists all conditions, if any, of approval. SECTION III. This ordinance is and shall be subject to commitments as provided by Chapter 21- 09.02(d) Commitments, if applicable. SECTION IV. 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, and full execution of any conditions or Commitments placed upon the approval. Tim Scott, Council President South Bend Common Council Attest: Kareemah N. Fowler, City Clerk Office of the City Clerk Presented by me,the undersigned Clerk of the City of South Bend,to the Mayor of the City of South Bend, Indiana on the day of ,2019,at o'clock . m. Kareemah N. Fowler, City Clerk Office of the City Clerk Approved and signed by me on the day of , 2019, at o'clock .m. Pete Buttigieg, Mayor City of South Bend, Indiana 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: 6100 Nimtz Parkway South Bend, IN 46628 Filed in Cle�4t ;� Office 2) The property Tax Key Number(s)is/are: 025-1018-062406 All 33 2019 3) Legal Descriptions: See attached KAREEMIAH FOWLER 4) Total Site Area: 13.80 acres +/- CITY CLERK,SOUTH BEND.IN 5) Name and address of property owner(s)of the petition site: Acquisition Group, LLC(Attn: Timothy Firestone) 6100 Nimtz Parkway South Bend, IN 46628 574-232-4653 tim@blackthorngolf corn Name and address of additional property owners, if applicable:N/A 6) Name and address of contingent purchaser(s),if applicable: Not applicable Name and address of additional property owners,if applicable: 7) It is desired and requested that this property be rezoned: From: LI Light Industrial District Additional zoning district, if applicable To: SF2 Single Family Two Family District 8) This rezoning is requested to allow the following use(s): Single Family Dwellings and Two-Family Dwellings, together with Accessory Uses such as Hot Tubs, Stoops, Patios, Decks, Fences, Satellite Dish Antennae, Walkways and Driveways. 9) Provide a brief and descriptive narrative of the proposed project: Petitioner seeks permission to develop the subject property for Single Family Dwellings and for Two-Family Dwellings(approximately 35 dwelling units, all told) in a private neighborhood setting(including private street and alley)along the Blackthorn Golf Course. New homeowners are expected to be golf enthusiasts, Notre Dame alumni (as primary or secondary residences), and South Bend area business persons. 111.1IF VARIANCE(S)ARE BEING REQUESTED(if not,please skip to next section): 1.7.' 0 r 2019 AREA PLAN C•N!<MISSION 1) No variance relief is being sought. . lic' lon#�:�i 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: Not applicable (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: Not applicable (c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the property: Not applicable IF A SPECIAL EXCEPTION USE IS BEING REQUESTED, (if not,please skip to next section): 1) The Special Exception Use(s)being requested: Two-Family Dwellings 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: Two-Family Dwellings will co-exist with Single Family Dwellings in this planned community and residents and guests will be bound by the same set of homeowners association documents that will be established. (b) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein: Two-Family and Single Family uses are essentially the same. Having a choice of housing options is expected to maintain property values of all residdnytial uses in the neighborhood and have no adverse impact on the adjacent Light Industrial use (presently a golf course). (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: The Two-Family Dwellings will be designed in a way to appear as slightly larger versions of the Single Family structures. (d) The proposed use is compatible with the recommendations of the Comprehensive Plan. Site and building design will work together to cretae a unique and distinctive neighborhood, consistent with the Policy Plan set forth as Goal#3, Objectives A and C(i.e., strengthen neighborhoods,promote development of community and neighborhood character, and encourage new development to take place in traditional neighborhood forms). * 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: Abonmarche Consultants, Inc. (Attn: Brian McMorrow) 750 Lincoln Way East South Bend,IN 46601 574-314-1022 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. Sign. - all property owner(s),or signature of Attorney for all property owner(s): C ^ 2319 TtA'.O 4 .t GtILES1DWE AREA PLAN CSMMISSION 1 nnhr ration#..=St" A PART OF LOT SEVEN "A" (7A)AS SHOWN ON THE RECORDED PLAT OF BLACKTHORN CORPORATE OFFICE PARK, MINOR NUMBER 10 AND BLACKTHORN CORPORATE OFFICE PARK, FIRST REPLAT RECORDED JULY 19, 2006 AS INSTRUMENT NUMBER 0630469 IN THE OFFICE OF THE RECORDER OF ST.JOSEPH COUNTY, INDIANA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 6 IN BLACKTHORN CORPORATE OFFICE PARK, RECORDED AS INSTRUMENT NUMBER 9438010 IN SAID RECORDERS OFFICE;THENCE SOUTH 00°08'55"WEST ALONG THE WEST LINE OF SAID LOT 6, 238.98 FEET;THENCE SOUTH 61°16'25"WEST, 1024.81 FEET;THENCE NORTH 88°41'14" WEST,308.76 FEET;THENCE NORTH 01°18'46" EAST, 213.38 FEET;THENCE NORTH 04°41'34" EAST,249.40 FEET; THENCE SOUTH 89°47'23" EAST, 24.32 FEET;THENCE NORTH 00°12'37" EAST, 206.90 FEET;THENCE SOUTH 89°47'23" EAST,329.80 FEET;THENCE NORTH 86°03'23" EAST,829.78 FEET TO THE POINT OF BEGINNING;SAID PARCEL CONTAINING 13.80 ACRES, MORE OR LESS,AND SUBJECT TO EASEMENTS,COVENANTS,AND RIGHT OF WAY OF RECORD. 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JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOUTH BEND, INDIANA 46601 (574) 255-9571 Wednesday,May 22, 2019 Filed in Clerk's Office The Honorable Council of the City of South Bend MAY 2 2 2019 4th Floor, County City Building South Bend, IN 46601 KAREEMAH FOWLER CITY CLERK,SOUTH BEND, IJ RE: A combined public hearing on a proposed ordinance of Acquisition Group, LLC to zone froniTi grit Industrial District to SF2 Single Family&Two Family District and seeking a Special Exception Use to allow two-family dwellings, property located at land west and adjacent to 6100 Nimtz Parkway,City of South Bend-APC#2894-19. Dear Council Members: I hereby Certify that the above referenced ordinance of Acquisition Group,LLC was legally advertised on May 9, 2019 and that the Area Plan Commission at its public hearing on May 21, 2019 took the following action: Upon a motion by Daniel Brewer, being seconded by Harry Dudeck and unanimously carried, a proposed ordinance of Acquisition Group,LLC to zone from LI Light Industrial District to SF2 Single Family&Two Family District, property located at Land West and Adjacent to 6100 Nimtz Parkway, City of South Bend, is sent to the Common Council with a FAVORABLE recommendation. Rezoning this site will allow for development of homes within the City's service area and in close proximity to employment and recreational amenities. Upon a motion by Daniel Brewer, being seconded by Elizabeth Maradik and unanimously carried, a Special Use for two-family dwellings. property located at Land West and Adjacent to 6100 Nimtz Parkway, City of South Bend,were\was approved subject to 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, p. Lawrence P. Magliozzi Attachment CC: Acquisition Group,LLC SERVING ST. JOSEPH COUNTY , SOUTH BEND , LAKEVILLE , NEW CARLISLE , NORTH LIBERTY , OSCEOLA & ROSELAND W W W. S J C I N D I A N A.C O M 1 3 0 6/area-plan Staff Report 5/9/2019 APC # 2894-19 Owner: Acquisition Group, LLC Location: Land West and Adjacent to 6100 Nimtz Parkway Jurisdiction: City of South Bend Public Hearing Date: 5/21/2019 Requested Action: The petitioner is requesting a zone change from LI Light Industrial District to SF2 Single Family& Two Family District and seeking a Special Exception Use to allow two-family dwellings. Land Uses and Zoning: On site: On site is a portion of Blackthorn Golf Course. North: To the north are offices and vacant land zoned 0 Office District. East: To the east is Blackthorn Golf Course. South: To the south is Blackthorn Golf Course. West: To the west, across the St. Joseph Valley Parkway, is vacant land zoned LI Light Industrial 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: The site plan shows a mix of single-family and two-family dwellings and an addition of a private drive. Future development will need to meet the development standards of the SF2 Single Family&Two Family District. Zoning and Land Use History And Trends: The property was rezoned to CB Community Business District in 2016, but it never went into effect because the required written commitments were never recorded. Traffic and Transportation Considerations: Nimtz Parkway is four lanes. Utilities: The site will be served by municipal water and sewer. Agency Comments: The Department of Community Investment and City Engineer offer a favorable recommendation. Commitments: The petitioner is not proposing any written commitments. APC# 2894-19 Page 1 of 3 Staff Report 5/9/2019 Criteria to be considered in reviewing rezoning requests, per IC 36-7-4-603: 1. Comprehensive Plan: Policy Plan: The petition is consistent with City Plan, South Bend Comprehensive Plan (2006), Objective H 1.1: Encourage residential developments to contain a mix of housing types, densities, price ranges, and amenities; and Objective H 8: Promote homeownership within city limits. Land Use Plan: The Future Land Use Plan identifies this site for parks and open space. Plan Implementation/Other Plans: There are no other plans in effect for this area. 2. Current Conditions and Character: Properties in the area are primarily offices and recreational. 3. Most Desirable Use: The most desirable use for the site would be housing that utilizes the employment and recreational amenities in the area. 4. Conservation of Property Values: Development of single-family and two-family dwellings should not have an adverse impact on the property values of the offices and Blackthorn Golf Course. 5. Responsible Development And Growth: It is responsible development and growth to provide housing in close proximity to employment opportunities and recreational amenities. This is a combined public hearing procedure, which includes a rezoning and Special Exception Use. The Commission will forward the rezoning and Special Exception Use to the Common Council with or without a recommendation. The Petitioner is seeking a Special Use to allow: two-family dwellings. A Special Exception may only be granted upon making a written determination based upon the evidence presented at a public hearing, that: (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare; Providing housing opportunities will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein; Development of single-family and two-family dwellings should not have and adverse impact on the property values of the offices and Blackthorn Golf Course. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; APC# 2894-19 Page 2 of 3 Staff Report 5/9/2019 The proposed use will provide housing opportunities that are compatible with the employment and recreational opportunities in the area. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. The petition is consistent with City Plan, South Bend Comprehensive Plan (2006), Objective H 1.1: Encourage residential developments to contain a mix of housing types, densities, price ranges, and amenities; and Objective H 8: Promote homeownership within city limits. Staff Comments: The staff has no additional comments at this time. Recommendation: Based on information available prior to the public hearing, the staff recommends sending this rezoning and Special Exception Use to the Common Council with a favorable recommendation. 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J f 2 a ' i,. w O i Rezoning from: SOUTH BEND LI LIGHT INDUSTRIAL DISTRICT TO SF2 SINGLE FAMILY & TWO FAMILY DISTRICT N A W�'t .E MASTER ZONING KEY s SOUTH BEND "O" OFFICE DISTRICT 1 inch = 300 feet SOUTH BEND "LI" LIGHT INDUSTRIAL DISTRICT APC # 2894-19