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Home My WebLink AboutBill No. 74-22 Re: 505 Ireland Rd., 4412 S. Fellows St., & 4422 Fellows St. op?LAN Cpl County-City Building '\ City of South Bend 227 W.Jefferson Blvd. 1400S o z South Bend,IN 46601 PLAN COMMISSION (574) 235-7627 www.southbendin.gov/zoning FS748lI5NED2gti0 Filed in r'grk's Office Tuesday,December 20,2022 DEC 2 c. 2022 South Bend Common Council 227 W.Jefferson Blvd.,4th Floor DAWN M.JONES South Bend,IN 46601 CITY CLERK, SOUTH BEND,IN Re: Bill#74-22-A proposed ordinance of IRELAND GREENS TRUCKING CO LLC to zone from UF Urban Neighborhood Flex and SI Suburban Neighborhood 1 to C Commercial,property located at 505 IRELAND RD 4412 AND 4422 FELLOWS ST,City of South Bend-PC#0127-22 Dear Council Members: I hereby Certify that the above referenced ordinance of IRELAND GREENS TRUCKING CO LLC was legally advertised on December 9,2022 and that the South Bend Plan Commission at its public hearing on December 19,2022 took the following action: Upon a motion by Kyle Copelin,being seconded by Kara Boyles and unanimously carried,a proposed ordinance of IRELAND GREENS TRUCKING CO LLC to zone from UF Urban Neighborhood Flex and SI Suburban Neighborhood 1 to C Commercial,property located at 505 IRELAND RD 4412 AND 4422 FELLOWS ST,City of South Bend,is sent to the Common Council with a FAVORABLE recommendation, subject to the following commitments: 1)all buildings shall have a hipped or gabled roof;and 2)no drive-through shall be permitted. 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, Angela M. Smith Zoning Administrator Attachment CC: IRELAND GREENS TRUCKING CO LLC Bob Palmer Four Iron Investments LLC Mark Macheca ..............._.._. Tim Corcoran Angela Smith Scott Ford Planning Director Zoning Administrator Commission President Staff Report— PC#0127-22 December 19, 2022 Property Information Location: 505 IRELAND RD and 4422 FELLOWS ST and 4412 FELLOWS ST Owner: IRELAND GREENS TRUCKING CO LLC Requested Action Rezone from UF Urban Neighborhood Flex and S1 Suburban Neighborhood 1 to C Commercial Project Summary Create a contiguous parcel with appropriate commercial zoning (C) to allow for the expansion of the existing one-story office building. Location Map � • ... .. , ` ri.._ . : _ S1 •. .. _ ..____ . hI i S1 J - Si tr.) \\ \ @ U_ \\\,N,\\\<\\S\ A Ai ii-" ,� R, ElR!LAIQU Rb — Jr '�' ." A. i',7OF L;F d h 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 following commitments: 1) all buildings shall have a hipped or gabled roof; and 2) drive-through facilities shall not be permitted. SOUTH BEND PLAN COMMISSION Page 1 of 5 Staff Report-PC#0127-22 12/19/2022 Proposed Site Plan I I I City owned I I stormwaterretention I I Property Line I I SP I ilI Considersub-grade — I stonnwaterdrainage sw system to meet CO '— I requirements PaddngSetback 1 / ts•r as required -BO' 1 , w-e, (--- ---- i x - I I jProposed I ttew Office I Parking I I I ■ I I J I x 1 I tEf= Htfhlt sier 1,---4"—±retention 0 1 , I LL 116'4' Cr err . WV .e'a Cr rr II I I Erskine I I Ban mune --- ——. —.——-——-——-——+ II I I - Existing Orrice I Parking 3,200SE I • I I I � Asa• I 1 (....___-- a I I I / il\IT- I 1= I IIe E Ireland Rd N ii► Site Plan Scale:P;20' ALLIANCE Ireland Greens minummisommoim Vg„m...,,la..s„Z0 i lim,,.,„a„ 18.Nou2022 SOUTH BEND PLAN COMMISSION Page 2 of 5 Staff Report-PC#0127-22 12/19/2022 Site & Context Land Uses and Zoning: On site: An office building with associated parking and a residential dwelling. North: A City owned drainage lot zoned S1 Suburban Neighborhood 1 East: A golf course zoned OS Open Space South: Across E. Ireland Rd., a dental clinic and residential dwelling zoned UF Urban Neighborhood Flex West: Across Fellows St, a multi tenant retail space 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 proposed site plan shows the construction of a one story office building in a similar style as the existing one story office building. The plan includes maintaining the existing commercial access and expanding the site to the north where the single unit dwelling is currently location. Additional parking is proposed on site as well. Zoning and Land Use History and Trends: At the time the Erskine Golf Course was built in 1925, this was still a rural, undeveloped area on the outter edge of the City. In the 1950's, residential growth around the golf course began. Shortly there after commercial nodes at Ireland and Michigan and Ireland and Miami intersections began to develop. It wasn't until the mid-1970's that the commercial growth began to expand from Michigan Street toward the golf course. This property remained residential until it was rezoned in 2005. The current office building was built around 2010. Traffic and Transportation Considerations: Ireland Road is a 4 lane thoroughfare. Fellows Street is a two lane residential street expanding to three for a left turn lane at the intersection. Ireland and Fellows is a signalized intersection. Agency Comments Agency Comments: Venue Parks and Arts notes that the proposed development may be at risk of stray golf balls and that the owner assumes all responsibility in the development at this location. There are no other agency comments at this time. Agencies will fully review the development at the time of site development. Staff Comments: While the staff does not encourage the removal of viable single-unit dwellings for the purpose of commercial expansion, these parcels are isolated by the City retention pond to the north and the golf course to the east. This will prevent further sprawl into the neighborhood and serve as a good buffer between the residential to the north and Ireland to the south. While development in a UF Urban Flex style is preferred, the desire by the petitioner to replicate the existing development and take advantage of the views of the golf course have created the C Commercial style development requested. Special attention should be made to ensure the development has a more residential character, similar to other properties in the area, and does not impeded on the use and enjoyment of the golf course. By limiting uses that include a drive-through and requiring a more residential roof type, the impact of the full extent of C Commercial Uses can be minimized. SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report-PC#0127-22 12/19/2022 Criteria for Decision Making Rezoning Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition conflicts with the goal of the Miami Hills Neighborhood Plan (2020)to support the protection and maintenance of a range of housing types, but the plan was primarily residential in focus. identifies this area as a potential area for intersection improvements, including improved pedestrian crossings. Land Use Plan: The Future Land Use Plan identifies the existing commercial property as both commercial and medium intensity residential. Plan Implementation/Other Plans: The petition is consistent with city's comprehensive plan, City Plan (2006) (Objective ED2) Retain existing businesses and recruit new ones to the city. Allowing the rezoning of the site will allow for the expansion and retention of a current business in the city. The Future Land Use Plan identifies this area as Park & Open Space, however, the City has no intention at this moment to acquire these lots and the lots across the street are identified as Commercial. 2. Current Conditions and Character: Ireland Road is a mix of commercial and residential with two intense commercial nodes at the intersections of Ireland with Miami and Michigan. There has been a lot of redevelopment of commercial properties within this area in the past year. 3. Most Desirable Use: The most desirable use of the property is one that allows for a mix of commercial uses in a manner that is sympathetic to the residential uses nearby. 4. Conservation of Property Values: While we do not encourage demolition of residential dwellings, in this instance, this property is bound by a municipal drainage lot to the north and a public golf course to the east so the commercial use will be isolated from the surrounding neighborhood. It should not have significant impacts on the use and value of the adjacent properties. 5. Responsible Development and Growth: It is responsible development to allow for the expansion of an existing business that will be isolated from the current neighborhood. Analysis & Recommendation Commitments: The staff recommends the following commitments: 1) all buildings shall have a hipped or gabled roof; and 2) no drive-through shall be permitted. Analysis: Rezoning these properties to C Commercial will allow for the expansion of services to the area. Since the property is bound by a municipal drainage lot to the north and a public golf course to the east, the impact of the commercial use will be buffered from the surrounding neighborhood. It should not have significant impacts on the use and value of the adjacent properties. SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report-PC#0127-22 12/19/2022 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 following commitments: 1) all buildings shall have a hipped or gabled roof; and 2) drive-through facilities shall not be permitted. ' Ffice DEC 21 2022 L-.__..__ 1 DAWN M.JONES CITY CLERK,SOUTH BEND,IN SOUTH BEND PLAN COMMISSION Page 5 of 5 N O?LAN CCounty-City Building a City of South Bend 227 W.Jefferson Blvd. 14005 Z South Bend,IN 46601 PLAN COMMISSION (574) IN 627 www.southbendin.gov/zoning srAkisHEol° r _. November 21, 2022 � NOV 21 2022 Honorable Committee Chair Hamann I JONE4th Floor, County-City Building DAWN M. CITY CLERK SOUTHUTH BEND,IN South Bend, IN 46601 RE: 505 Ireland Rd.,4412 S Fellows St., and 4422 Fellows St.— PC#0127-22 Dear Committee Chair Hamann: 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 November 28th, 2022, Council meeting, and set it for public hearing at your January 9th, 2023, Council meeting.The petition is tentatively scheduled for public hearing at the December 19th, 2022, South Bend Plan Commission meeting. The recommendation of the South Bend Plan Commission will be forwarded to the Office of the City Clerk by noon on the day following the public hearing. The petitioner provided the following to describe the proposed project: Create a contiguous parcel with appropriate commercial zoning to allow for the expansion of the existing one-story office building. If you have any questions, please feel free to contact our office. Sincerely, Rachel Boyles Zoning Specialist CC: Bob Palmer Tim Corcoran Angela Smith Scott Ford Planning Director Zoning Administrator Commission President City of South Bend NOV 21 2022 PLAN COMMISSION DAWN M. IONES Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number018-7204-7509, 018-7204-7510/ 018-7204-7511 Address: 505 E Ireland St. Suite 300 /4412 S Fellows St., South Bend, IN 46614 Owner: Ireland Greens Trucking Co. LLC / Four Iron Investments LLC Legal Description: 018-7204-7509: S 80' Lott, Huffman S 1st 018-7204-7510: S 60' Lot 2 & N 20' Lot 1 Huffman S 1st Add 018-7204-7511: S 40' Lot 3 & N 40' Huffman S 1st Add Project Summary Create a contignous parcel with appropriate commercial zoning (C) to allow for the expansion of the existing one-story office building. Requested Action Application includes (check all that apply) ✓❑ Rezoning Current District: UF Urban Flex S1 Suburban Neighborhood 1 Proposed District C Commercial The Plan Commission and Council will consider the following in the review of a rezoning petition: (1) The comprehensive Plan; (2) Current conditions and the character of the current structures and uses in each district; (3) The most desirable use for which the land in each district is adapted; (4) The conservation of property values throughout the jurisdiction;and (5) Responsible development and growth. I Subdivision — complete and attach subdivision application ❑ Special Exception —complete and attach Criteria for Decision Making Use requested: ❑ Variance(s) - List variances below, complete and attach Criteria for Decision Making Variance(s) requested: Required Documents ❑✓ Completed Application (including Contact Information) ❑✓ Site Plan drawn to scale ✓ Filing Fee [] Additional documents as noted above Contact information Property owner(s) of the petition site: Name: Ireland Greens Trucking Co. LLC NOV 21 2022 Address: 505 E Ireland Road, Suite 300 South Bend, IN 46614 DAWN M.JONES CITY CLERK,SOUTH BEND,IN Name: Four Iron Investments LLC Address: 4412 S. Fellows Street South Bend, IN 46614 Name: Address: Contact Person: Name: Mark Macheca Address: 4102 Meghan Beeler Court South Bend, IN 46628 Phone Number: (574) 243-3255 ext. 239 mmachea@business-furnishings.net E-mail: By signing this petition, the Petitioner/Property Owners of the above described Real Estate acknowledge they are responsible for understanding and complying with the South Bend Zoning Ordinance and any other ordinance governing the property. Failure of staff to notify the petitioner of a requirement does not imply approval or waiver from anything contained within the ordinance. The undersigned authorizes the contact person listed above to represent this petition before the South Bend Plan Commission and Common Council and to answer any and all questions related to this petition. Property Owner (s) Signatures: ri-i.- I - —__— I I i u , City owned 21 2022 stormwater retention I DAWN Property Um — -- - - - - - - - - u11Y'C[.a I .ER'►rSOU n..-ne1tt ;1N- 1 I Consider sub-grade c 1 - stormwater drainage - system to meet City • I requirements I Parking Setback I J i6'a I as required - 1 • lo'-o' _ -80' . — I I I I Proposed NewNew Office Parking I I I I ' I 1 Z 1 / � I I Existdumpster I}Existing stormwater `� enciausure = retention ) '%//% I SO' _ I 73 • - I 116-0 _6-0, - 62•4' , 14'-0' 6'-0 40'-0" 9 'I I I I I Erskine • Golf Course Existing 1 I Existing Office I I Parking 3,200 SF I I ■ I I I I I I 180' 1 1 l I I I IA I •Ia- I � IE Property brie —• -- - - • - - • - - 148' — • - - • - - - - • - - • - - •-� E Ireland Rd N Site Plan ALLIANCE Scale:1,20 Ireland Greens 929 L colnway Fast.Sole 200 I South Sex],Intllana 4,601 18,N Gv,2022 • Si Si • CITY STORMWATER RETENTION ,•,:', :...„- - . 4 1.- Li -$.. , •,‘,,.,,,i --? -. - . , - . • ... ._- g.k!:?,::: , , ',-, , .1.• inn ' ci.,,...X. , * 1.-_,:._ ._---: .. u) ,',.,• . ,1-C 0 ',,,'"',"'. ' • ,‘..,-.„ '.:,'.: .• L.':v .1--0' , •,•s! a: : Um --- :',4; s4 E , . I _,1 • ,-, ,..,:''':,...-- ; , "-; .-:•-, -- 11-7:-,--:;.. i' . 1 i ... . 1 .. ,, ')-en-.,-.?...,, ok ',,,, ,., .:4'... , _ — ... .. . - E Ireland Rd 4+4_0- : M 66 t_. th4arig titv --,-------- N ALLIANCE Surrounding Site Zoning Contexta' .....21FEna NOV 2 1 2072 gir S ale:NTS DAWN M.JONES Irel.nd Greens CITY CLERK.SOl'TH BEND,I : ov.2022