HomeMy WebLinkAbout02.21.22 PC Agenda Packet
County-City Building
227 W. Jefferson Blvd. 1400S
South Bend, IN 46601
(574) 235-7627
www.southbendin.gov/zoning
City of South Bend
PLAN COMMISSION
Tim Corcoran
Planning Director
Angela Smith
Zoning Administrator
Scott Ford
Commission President
AGENDA Monday, February 21, 2022 - 4:00 P.M.
County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission
PUBLIC HEARING: A.REZONINGS1.Location: 2430 W Prairie Ave PC#0077-21 Petitioner: LEOPOLD EMMA 1/2 AND HANCZ SCOTT E & HANCZ ERIC J & BULLINGTON AMY L 1/2 INT Tabled from January 19, 2022 Requested Action: Rezoning: From S1 Suburban Neighborhood 1 to C Commercial and S2 Suburban Neighborhood 2 2.Location:2240 PRAIRIE AVE PC#0086-22 Petitioner: RMD REAL ESTATE LLC Requested Action: Rezoning: From S1 Suburban Neighborhood 1 to C Commercial 3.Location:239 CHAPIN ST PC#0087-22 Petitioner: NORTHERN INDIANA HISTORICAL SOCIETY INC Requested Action: Rezoning: From U1 Urban Neighborhood 1 to NC Neighborhood Center
Request to table indefinitely 4.Location:2122 and 2128 SOUTH BEND AVE PC#0088-22 Petitioner: DEV 2122 28 SR 23 LLC Requested Action: Rezoning: From NC Neighborhood Center to C Commercial
B.MAJOR SUBDIVISIONS - None for consideration
C.TEXT AMENDMENTS - None for consideration
D.DEVELOPMENT PLANS – None for consideration
ITEMS NOT REQUIRING A PUBLIC HEARING: A.MINOR SUBDIVISIONSName: Campus View Redevelopment Minor Subdivision PC#0085-22 Location: South side of Vaness St approximately 375' west of South Bend Ave (SR-23)
B.FINDINGS OF FACT – January 18, 2022
C.UPDATES FROM STAFF
D.MINUTES – January 18, 2022
E.ADJOURNMENT
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0077-21 January 18, 2022
«DATE_APC_HEARINGFormatted»
Property Information
Location: 2430 W PRAIRIE AVE
Owner: LEOPOLD EMMA 1/2 AND HANCZ SCOTT E & HANCZ ERIC J &
BULLINGTON AMY L 1/2 INT
Requested Action
Rezone from S1 Suburban Neighborhood 1 to C Commercial and S2 Suburban Neighborhood 2
Project Summary
Construction of a commercial strip with 4 spaces on the northern portion of the lot, with the remainder
reserved for future development.
Location Map
Recommendation
Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the amended rezoning petition to the Common Council with an favorable recommendation, subject to the following: 1) limiting the commercial space to the northern 250’; 2) no commercial access to Locust; and 3) a subdivision to separate the two differently zoned portions.
Staff Report -PC#0077-21 January 18, 2022
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0077-21 January 18, 2022
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site is a wooded vacant lot.
North: To the north, across Prairie, are single unit dwellings zoned S1 Suburban
Neighborhood 1.
East: To the east, across Locust, are single unit dwellings zoned S1 Suburban Neighborhood
1. At the southwest corner of Prairie and Locust is a vacant lot zoned C Commercial.
South: To the south is a single unit dwelling zoned S1 Suburban Neighborhood 1.
West: To the west is a single unit dwelling zoned S1 Suburban Neighborhood 1.
District Intent:
The C District is established to provide a location for medium- to high-intensity commercial uses
that are auto-oriented, typically located along major corridors at the fringe of the City or as small
groupings located outside of neighborhood centers. The S2 District is established to provide for,
maintain, and enhance suburban neighborhoods or primarily apartment complexes or houses
grouped together outside of the City's core.
Site Plan Description:
The most recent site plan shows a proposed commercial space on the northern 250’. The
remainder of the lot is shown as S2 Suburban Neighborhood 2, which is designed for multi-family
development. No specific site plan has been developed either portion. The site will need to
comply with all the development standards of the appropriate district.
Zoning and Land Use History and Trends:
The far south western portion of the city was developed slowly during the middle of the 20th
Century with small suburban ranch homes and small scale commercial along Prairie.
With the construction and expansion of the Four Winds Casino in the past decade, there has
been an increase in small commercial activity along Prairie.
Traffic and Transportation Considerations:
Prairie avenue is a two lane State-Highway with no on-street parking. Locust is a narrow two
lane road with no on-street parking.
Agency Comments:
The Engineering Department stated that a traffic study would be needed and possible upgrades
provided to Locust before access could be granted along the eastern property edge.
A traffic study would be needed and possible upgrades provided to Locust before access was
granted along the eastern property edge.
Staff Comments:
Commercial activity along the northern portion of the lot may be beneficial to the surrounding
neighborhood if developed in a manner compatible with the other small scale commercial
properties nearby. By limiting the commercial development to the northern 250' of the site, it will
allow sufficient room for commercial development along Prairie without substantially impacting
the surrounding residential uses. Commercial access to Locust should be prohibited. A plan for
tree preservation will need to be considered.
Agency Comments
Site & Context
Staff Report -PC#0077-21 January 18, 2022
SOUTH BEND PLAN COMMISSION Page 4 of 4
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1.Comprehensive Plan:
Policy Plan:
The petition with City Plan, South Bend Comprehensive Plan (2006), Objective LU 2.2 Pursue a
mix of land uses along major corridors and other locations identified on the Future Land Use
Map. By limiting the commercial to the northern 250’, it is consistent with Objective LU2.4
Provide buffer spaces between non-compatible land uses.
Land Use Plan:
The future land use plan identifies this area as medium density residential.
Plan Implementation/Other Plans:
The neighborhood and City Planning Staff are in an ongoing planning process for the greater
Rum Village Neighborhood.
2.Current Conditions and Character:
The current character of the area is a mix of low-to medium density residential and small-scale
commercial uses.
3.Most Desirable Use:
The most desirable use for the land would be medium density residential or a development that
focuses commercial uses on the far northern portion of the site while preserving the southern
portion as a buffer between the higher intensity use and the low density, rural residential.
4.Conservation of Property Values:
With proper buffering and limitation of commercial to the northern portion of the site, the
proposed development should not have a significant impact on surrounding property values.
Prairie is a heavily traveled corridor with a mix of uses.
5.Responsible Development and Growth:
It is responsible development and growth to allow for the limited commercial development close
to a major thoroughfare with a medium density residential use to the south as a buffer to the rural
residential in the area.
Commitments: There are no commitment proposed at this time.
Analysis: Prairie Avenue has a history of small scale commercial throughout the corridor. The
neighborhood, in its most recent planning process, in the fall of 2021 has indicated a desire for
commercial uses that are compatible with the surrounding neighborhood without negatively
impacting property values. Limiting commercial development to the area immediately adjacent to
Prairie with medium density residential in the southern portion would help protect the residential
character of the area.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
Plan Commission send the amended rezoning petition to the Common Council with an favorable
recommendation, subject to the following: 1) limiting the commercial space to the northern 250’;
2) no commercial access to Locust; and 3) a subdivision to separate the two differently zoned
portions.
Criteria for Decision Making
Rezoning
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0086-22 February 21, 2022
Property Information
Location: 2240 PRAIRIE AVE
Owner: RMD REAL ESTATE LLC
Requested Action
Rezone from S1 Suburban Neighborhood 1 to C Commercial
Project Summary
Request to change south portion of property from S1 Suburban Neighborhood 1 to C Commercial to
match northern portion of the property.
Location Map
Recommendation
Staff Recommendation: Based on the 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.
Staff Report -PC#0086-22 2/21/2022
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0086-22 2/21/2022
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site is currently a vacant lot.
North: To the north, across Prairie Ave, is a Fire Station zoned NC Neighborhood Center.
East: To the east is a retail establishment zoned C Commercial
South: To the south is a wooded lot zoned S1 Suburban Neighborhood 1.
West: To the west is a gas station zoned C Commercial. District Intent:
The C District is established to provide a location for medium- to high-intensity commercial uses
that are auto-oriented, typically located along major corridors at the fringe of the City or as small
groupings located outside of neighborhood centers.
Site Plan Description:
There was no site plan submitted for the petition. The site will need to comply with all
development stadards of the C Commercial District when developed.
Zoning and Land Use History and Trends:
The far south-western portion of the city was developed slowly during the middle of the 20th
Century with small suburban ranch homes and small scale commercial along Prairie. With the
construction and expansion of the Four Winds Casino in the past decade, there has been an
increase in small commercial activity along Prairie. The current lot is a combination of zoned C
Commercial on smaller parcels adjacent to Prairie with the rear portion of the lot being zoned S1
Suburban Neighborhood 1.
Traffic and Transportation Considerations:
Prairie avenue is a two lane State-Highway with no on-street parking.
Agency Comments:
There are no Engineering comments at this time. Engineering will fully review when the property
is submitted for Commercial Plan Review.
Staff Comments:
Commercial activity along the lot may be beneficial to the surrounding neighborhood if developed
in a manner compatible with the other small scale commercial properties nearby. The existing
commercial properties can be developed, however the shallow depth make development more
challenging.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1.Comprehensive Plan:
Policy Plan:
The petition is consistent with City Plan, South Bend Comprehensive Plan (2006), Objective LU
2.2 Pursue a mix of land uses along major corridors and other locations identified on the Future
Land Use Map.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0086-22 2/21/2022
SOUTH BEND PLAN COMMISSION Page 4 of 4
Land Use Plan:
The future land use plan identifies this area as commercial.
Plan Implementation/Other Plans:
The neighborhood and City Planning Staff are in an ongoing planning process for the greater
Rum Village Neighborhood.
2.Current Conditions and Character:
The current character of the area is small scale suburban commercial properties and other
institutional uses.
3.Most Desirable Use:
The most desirable use for the land would be commercial uses which fit into the small scale
suburban character of the surrounding area.
4.Conservation of Property Values:
The proposed development should not have significant impact on surrounding property values.
The northern portion of the parcel is already zoned C Commercial.
5.Responsible Development and Growth:
It is responsible development and growth to allow for the limited commercial development close
to a major thoroughfare.
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning the southern portion of the site to C Commercial will allow for a cohesive
development site along a heavily traveled commercial corridor. The northern portion of the parcel
is already zoned C Commercial. Prairie Avenue has a history of small scale commercial
throughout the corridor. In recent planning process (fall of 2021), the neighborhood has indicated
a desire for commercial uses that are compatible with the surrounding neighborhood without
negatively impacting property values.
Recommendation: Based on the 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.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0088-22 February 21, 2022
Property Information
Location: 2122 and 2128 SOUTH BEND AVE
Owner: DEV 2122 28 SR 23 LLC
Requested Action
Rezone from NC Neighborhood Center to C Commercial
Project Summary
Rezone to C Commercial to allow for an Automotive Lube Center to compliment the adjacent Drive and
Shine facility. A portion of the existing retail shops will remain.
Location Map
Recommendation
Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the rezoning petition be sent to the Common Council with a favorable recommendation, subject to a subdivision to match the zoning line established.
Staff Report -PC#0088-22 2/21/2022
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0088-22 2/21/2022
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site is a two storefront retail building and billboard sign.
North: To the north, across South Bend Ave, are properties zoned C Commercial.
East: To the east is a gas station zoned C Commercial and retail properties zoned NC
Neighborhood Center.
South: To the south is a former restaurant zoned NC Neighborhood Center.
West: To the west is the new Drive & Shine zoned C Commercial.
District Intent:
The C District is established to provide a location for medium- to high-intensity commercial uses
that are auto-oriented, typically located along major corridors at the fringe of the City or as small
groupings located outside of neighborhood centers.
Site Plan Description:
The current site plan shows the removal of one of the two storefronts and the construction of a
Lube Center on the western portion of the site.
Zoning and Land Use History and Trends:
Properties along this portion of South Bend Avenue are a mix of NC Neighborhood Center and C
Commercial Districts. Auto-oriented commercial is primarily focused on the north side of the
street with several drive-through restaurants, a bank, and other auto-oriented uses. The south
side of the street is primarily NC Neighborhood Center with C Commercial properties scattered
throughout. The South Bend Avenue corridor has seen significant investment and redevelopment
over the past five years.
Traffic and Transportation Considerations:
This portion of South Bend Avenue is also State Road 23 with four travel lanes and a center turn
lane.
Agency Comments: Access will need to be coordinated with INDOT.
Staff Comments:
This section of State Road 23 is a heavily traveled corridor. Traffic can be a significant concern
and careful attention should be paid to the access location and design. To protect pedestrians,
the sidewalk should be redesigned to allow for a tree lawn between the street and the sidewalk.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1.Comprehensive Plan:
Policy Plan:
The petition is consistent with City Plan, South Bend Comprehensive Plan (2006), Objective LU
2.2 Pursue a mix of land uses along major corridors and other locations identified on the Future
Land Use Map.
Land Use Plan:
The future land use plan identifies this area as Commercial.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0088-22 2/21/2022
SOUTH BEND PLAN COMMISSION Page 4 of 4
Plan Implementation/Other Plans:
There are no specialized plans for this area.
2.Current Conditions and Character:
Currently, the character of this section of South Bend Avenue is primarily auto-orientated
commercial uses.
3.Most Desirable Use:
The most desirable use for the property would be a commercial use designed to minimize impact
on pedestrian traffic.
4.Conservation of Property Values:
Because this is an existing commercial corridor, the use and value of adjacent properties should
not be adversely affected.
5.Responsible Development and Growth:
It is responsible development and growth to allow for a new business to reinvest into property
along South Bend Avenue in a manner that is complimentary to the existing businesses.
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning the site to C Commercial will allow for the redevelopment of an area along a major
corridor into the City. This site's location on a heavily traveled State highway near the
intersection with Ironwood support the request for a more auto-oriented land use.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
rezoning petition be sent to the Common Council with a favorable recommendation, subject to a
subdivision to match the zoning line established.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 3
Staff Report – PC#0085-22 February 21, 2022
Property Information
Subdivision Name: Campus View Redevelopment Minor Subdivision
Location: This Minor Primary subdivision is located South side of Vaness St approximately
375' west of South Bend Ave (SR-23), City of South Bend.
Requested Action
The total area of the subdivision is 11.04 acres and will consist of 1 building lot.
Location Map
Recommendation
Staff Recommendation: The Staff has reviewed this subdivision and finds that if the conditions
are met it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) Approval of a Utility Master Plan by Engineering, and 2) Showing all appropriate easements on the plat
SOUTH BEND PLAN COMMISSION Page 2 of 3
Staff Report – PC#0085-22 February 21, 2022
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 3 of 3
Staff Report – PC#0085-22 February 21, 2022
Project Details
Environmental Data: A check of the Agency's maps indicates that no environmental
hazard areas or wetlands are present.
Drainage: There is no drainage plan required at this time.
Rights-Of-Way: The rights-of-way are correct as shown.
Utilities: The site will be served by Municipal Water and Municipal
Sewer.
Agency Comments: A utility master plan is needed prior to recording to show all
easement are located in the proper location.
Recommendation
Staff Comments: No additional comments at this time.
Staff Recommendation: The Staff has reviewed this subdivision and finds that if the
conditions are met it complies with the requirements for Primary Approval as specified by
the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this
subdivision be granted Primary Approval, subject to the following: 1) Approval of a Utility
Master Plan by Engineering, and 2) Showing all appropriate easements on the plat