HomeMy WebLinkAbout37-20 Hoose Court Special Exception OrdinanceCity of South Bend
BOARD OF ZONING APPEALS
September 9, 2020
Common Council of South Bend
227 W. Jefferson Blvd, 4th Floor
South Bend, IN 46601
County -City Building
227 W. Jefferson Blvd. 1400S
South Bend, IN 46601
(574) 235-7627
Filed in
SEP 0 9 2020
CITY CLERK, SOUTH BEND, IN
Re: The petition of SOUTH BEND HERITAGE FOUNDATION INC seeking a Special Exception for 2
unit dwellings in the Ul Urban Neighborhood District in the UI Urban Neighborhood 1 for property
located at the northwest comer of W Wayne Street and S Scott Street,
Dear Council Members:
I hereby Certify that the above referenced petition of SOUTH BEND HERITAGE FOUNDATION INC
was legally advertised on August 29, 2020 and that the South Bend Board of Zoning Appeals at its public
hearing on September 8, 2020 took the following action:
Upon a motion by Kaine Kanczuzewski, being seconded by Mark Burrell and unanimously carried, a
petition by SOUTH BEND HERITAGE FOUNDATION INC seeking a Special Exception for 2 unit
dwellings in the Ul Urban Neighborhood District for property located at the northwest comer of W
Wayne Street and S Scott Street, City of South Bend, is sent to the Common Council with a favorable
recommendation, and will issue written Findings of Fact.
The staff comments related to this petition are attached. The Findings of Fact will be adopted at the next
South Bend Board of Zoning Appeals meeting. Minutes of the public hearing are available in our office
and will be posted on our website once approved.
If you have any questions, please feel free to contact our office.
Sincerely,
Angela M. Smith
Zoning Administrator
Attachment
CC: SOUTH BEND HERITAGE FOUNDATION INC
Property Information
Location: the northwest corner of W Wayne Street and S Scott Street
Owner: SOUTH BEND HERITAGE FOUNDATION INC
Project Summary
To construct three duplex structures on vacant lots.
Requested Action
Special Exception: 2 unit dwellings in the U1 Urban Neighborhood District
Site Location
Filed in Clerk's Office
stN
09 2020
CITY CLERK, SOUTH BEND, IN
Staff Recommendation
Based on information available prior to the public hearing, the staff recommends the Board of
Zoning Appeals send the Special Exception petition to the Common Council with a favorable
recommendation.
SOUTH BEND BOARD OF ZONING APPEALS Page t of 3
Staff Report — BZA#0030-20
Proposed Site Plan
September 8, 2020
SOUTH BEND BOARD OF ZONING APPEALS Page 2 of 3
Staff Report — BZA#0030-20
September 8, 2020
The petitioner is seeking a Special Exception to allow:
2 unit dwellings in the U1 Urban Neighborhood District
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;
Approval of the Special Exception will not be injurious to the public health, safety, morals
and general welfare of the community. The scale of the proposed duplexes are comparable
to a one -unit dwelling and will be used for residential use. Reactivating vacant lots will
provide more residents to the neighborhood, thereby increasing safety and the general
welfare of the community.
(2) The proposed use will not injure or adversely affect the use of the adjacent area or
property values therein;
Adding duplexes on currently vacant lots adjacent to parcels zoned NC Neighborhood
Center should not injure or adversely affect the use of the adjacent area or property values.
The addition of the duplexes will provide more residential opportunities for the
neighborhood. New construction that fits the scale of the current residential properties
should strengthen nearby property values.
(3) The proposed use will be consistent with the character of the district in which it is
located and the land uses authorized therein;
The current context of the neighborhood provides a mix of one -unit dwellings, small-scale
apartments and institutional uses. This duplex will be consistent with the character of the
district and neighborhood in both uses and style of construction.
(4) The proposed use is compatible with the recommendations of the Comprehensive
Plan.
City Plan (2006) Policy H1.1 recommends the city "Encourage residential developments to
contain a mix of housing types, densities, price ranges, and amenities." This proposed
duplex is in line with the recommendation from the Comprehensive Plan by helping to
establish a mix of housing types.
Analysis: Allowing 2 -unit dwellings will help with the creation of more diverse and affordable
housing types. With proper design, these housing types blend well with the character and scale
of existing urban neighborhoods. With its location in a fairly walkable urban neighborhood that
is close to downtown and transit routes, this property is suited for 2 -unit dwellings.
Staff Recommendation: Based on information available prior to the public hearing, the staff
recommends the Board of Zoning Appeals send the Special Exception petition to the Common
Council with a favorable recommendation.
SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 3