HomeMy WebLinkAbout74-21 Staff Report- 600 North Niles AvenueCity of South Bend
PLAN COMMISSION
Tuesday, April 6, 2021
South Bend Common Council
227 W. Jefferson Blvd., 4' Floor
South Bend, IN 46601
`Filed in Clerk's Office
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CITY CLERK, SOUTH SEND
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County -City Building
227 W. Jefferson Blvd. 1400S
South Bend, IN 46601
(574) 235-7627
www.southbendin.gov/zoning
Re: - A proposed ordinance of BEACON HEALTH SYSTEM INC to zone from NC Neighborhood
Center to Ul Urban Neighborhood 1, property located at 600 NILES AVE, City of South Bend - PC#
0042-21
Dear Council Members:
I hereby Certify that the above referenced ordinance of BEACON HEALTH SYSTEM INC was legally
advertised on March 5, 2021 and that the South Bend Plan Commission at its public hearing on March 29,
2021 took the following action:
Upon a motion by Caitlin Stevens, being seconded by Kyle Copelin and carried, a proposed ordinance
of BEACON HEALTH SYSTEM INC to zone from NC Neighborhood Center to UI Urban
Neighborhood 1, property located at 600 NILES AVE, City of South Bend, is sent to the Common
Council with a FAVORABLE recommendation, subject to the Completion of the Subdivision.
The staff report is attached. The deliberations of the Plan Commission and points considered in arriving at
the above decision are shown in the minutes of the public hearing, Minutes of the public hearing are
available in our office and will be posted on our website once approved.
Sincerely,
Joseph R. Molnar
Zoning Specialist
Attachment
CC: BEACON HEALTH SYSTEM INC
Tim Corcoran Angela Smith Daniel Brewer
Planning Director Zoning Administrator Commission President
Filed in Clerk's Office
Property Information
Location: 600 NILES AVE
Owner: BEACON HEALTH SYSTEM INC APR 0 6 20ZI
Requested Action CITY CLERK, SOUTH BEND, IN
Rezone from NC Neighborhood Center to U1 Urban Neighborhood 1
Project Summary
The rezoning request is to downzone a portion of the property to U1 for the purpose of selling the land to
an adjacent owner to increase their backyard area for a possible pool and open space.
Location Map
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Recommendation
Staff Recommendation: Based on information available prior to the public hearing, the staff
recommends the Plan Commission send the rezoning petition to the Common Council with
a favorable recommendation, subject to the completion of a subdivision for this lot.
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report-PC#0042-21
Proposed Site Plan
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3/15/2021
SOUTH BEND PLAN COMMISSION Page 2 of 4
Staff Report-PC#0042-21
3/15/2021
Land Uses and Zoning:
On site: On site is heavily wooded land with a large elevation grade change from east to west.
The rest of the parcel not being rezoned is a parking lot.
North: To the north is a medical office building zoned NC Neighborhood Center.
East: To the east is a single family home zoned U1 Urban Neighborhood 1.
South: To the south across Crescent Ave. is an office building zoned NC Neighborhood
Center.
West: To the west across Niles Ave is the former Madison Center and a restaurant zoned DT
Downtown.
District Intent:
The U1 District is established to provide for, promote, and maintain urban neighborhoods located
in core and outlying areas of the City.
Site Plan Description:
There has not been a specific site plan submitted for the proposal. The current project is to
subdivide the property and sell the newly created U1 District parcel to the neighboring owner to
add to the backyard space.
Zoning and Land Use History and Trends:
The immediate area and neighborhoods have a diverse history of different types of land uses.
Along Niles Avenue, closer to downtown, are commercial uses. Further north along Niles and
east along Crescent Ave the neighborhood transitions into primarily single family housing.
Traffic and Transportation Considerations:
Crescent Avenue has two lanes with on street parking.
Agency Comments:
There are no engineering comments at this time. Any improvements to the site will be reviewed
under Commercial Plan Review.
Staff Comments:
While a down zoning from a mixed use district to a primarily single family district is not preferred,
in this case it should not inhibit any future development to the neighborhood. The property being
rezoned has no frontage along Niles Avenue and is a small portion of a larger parcel, which
serves as the commercial corridor for the area. Expanding U1 Urban Neighborhood One along
Crescent Avenue should not provide any hardship while also not limiting any future development
opportunities alone Niles Avenue.
Rezoning
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
The petition is consistent with the City Plan, South Bend Comprehensive Plan (2006), Objective
LU 2: Encourage a compatible mix of land uses in the community.
SOUTH BEND PLAN COMMISSION Page 3 of 4
Staff Report -PC#0042-21
3/15/2021
Land Use Plan:
The future land use plan identifies this area as Medium Density Residential.
Plan Implementation/Other Plans:
There are no specialized plans for this area.
2. Current Conditions and Character:
The existing neighborhood east of Niles Avenue is a dense urban single-family neighborhood.
The houses date from the early 1900s with a number of new infill housing properties constructed
in the past decade. The properties along Niles Avenue and further south have been mixed use in
nature and now consist of commercial buildings and parking lots.
3. Most Desirable Use:
Due to the unique challenges of the topography of the site, the most desirable use for the parcel
would be one that supports the single family neighborhood to the east while preserving the
possibility for new development along Niles Avenue.
4. Conservation of Property Values:
The current proposal does not call for any new major development on the site with the natural
limitations of the land limiting future use. The rezoning should not impact the use or value of
surrounding properties in the area.
5. Responsible Development and Growth:
It is responsible development and growth to allow for the extension of the existing U1 Urban
Neighborhood One District.
Commitments: There are no proposed commitments at this time.
Analysis: Rezoning the site to U1 Urban Neighborhood One will allow for the increased use of
residential development along Crescent Avenue without inhibiting more intense development
along Niles Avenue.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
Plan Commission send the rezoning petition to the Common Council with a
favorable recommendation, subject to the completion of a subdivision for this lot.
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