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Home My WebLink AboutBill No. 79-22 Special Exception at 7468 and 7686 Vorden Parkway Cit o f South Bend County-City Building Y 227 W.Jefferson Blvd. 1400S BOARD OF ZONING APPEALS South Bend,IN 46601 (574) 235-7627 Filed in Clerk's Office January 4,2023 JAN o 4 2023 Common Council of South Bend 227 W.Jefferson Blvd,4th Floor DAWN M.JONES CITY CLERK,SOUTH BEND,IN South Bend, IN 46601 Re: Bill#79-22:The petition of 7468 VORDEN PARKWAY LLC seeking a Special Exception for Heavy Industrial in the I Industrial for property located at 7468 AND 7686 VORDEN PKWY. Dear Council Members: I hereby Certify that the above referenced petition of 7468 VORDEN PARKWAY LLC was legally advertised on December 24,2022 and that the South Bend Board of Zoning Appeals at its public hearing on January 3,2023 took the following action: Upon a motion by Kaine Kanczuzewski,being seconded by Mark Burrell and unanimously carried,a petition by 7468 VORDEN PARKWAY LLC seeking a Special Exception for Heavy Industrial for property located at 7468 AND 7686 VORDEN PKWY,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: 7468 VORDEN PARKWAY LLC George Lepeniotis Staff Report — BZA#0168-23 January 3, 2023 Property Information Location: 7468 AND 7686 VORDEN PKWY Owner: 7468 VORDEN PARKWAY LLC Project Summary Construction of a 94,000+ sq. ft. warehouse and distribution facility for Coast Southwest, a full- service, chemical distributor. The facility will accommodate future expansion in phases up to 200,000 sq. ft. to potentially include space for research, development, and manufacturing. Requested Action Special Exception: Heavy Industrial Site Location k / Iy( // ` / c) :- r . .... , t ✓/ �/� 1' /� m --.1 O.,T. .. rr -- , .. __ , 7:-.) • fp II , / . , •, . //. / e 1 • . .. -tom : .. - -k ..., ;. .-.-.>n•wmei 'fit --- JI r• .n Staff Recommendation Based on the information provided prior to the public hearing, the Staff recommends the Board send the Special Exception to the Common Council with a favorable recommendation. SOUTH BEND BOARD OF ZONING APPEALS Page 1 of 3 CA Fw15 fa O C c ep r3 MI rn ^V " HOLLADAY O. I Z ./. PROPERTIES Cl) CD O I __-.__-._ 6J]O AmenPlw Di SUM ItO �v oz r/,` t _ VORDEN PKWY t, Portage.VA0n5 48368 13... 4-t 4S/ _-+� •_- �._ / r E .. SITE AREA Vt/YPM.''I Ell..10.58 mem DETENTION AREA co '11 i PPELIIM..3.39 MhV01uMS N m 4,4 WNBUILDING HEIGHTC T PROPOSED OFFICE 1 i " - -„7.,� to suit I 4:05051+2.750SFEND R.) I `- DFFIEE MFA.3-5TORY rI - �4.. WAREHOUSE:35,3D CLEAR FL3NRE PMNW6' INITIAL BUIL SIZE I I I. j�I •I I I WAREHOUSE BUILDING S5,o0041 . - ___ -- - `— \ PRODUCTION 43,2005F -1: f/ OFRCE(LMt) 0.05051 Mnd) Z75059 � I PROPOSED /I TOTAL BUILDING 95,00051 0 EHOUSE 4600051 /, TOTAL FUTURE AREA J FUTURE 106.00051.1. //1� / UP TO T02,0001I,/-SHOWN r / TOTAL BUILDING SIZE .oIt OA maNYE COD ,l - 200.000Gf+/- // '? ' to4..IIWNrN,S. / ;IS 5 --- Z e 'f;lI IY Rt' a a l i,� ,.; _ W 0 i J Y PROPOSED _ iii z P50000TION f T > y Z 43200SP - i i' P. W m G 0 iii• / I am\� II! O O 'NOLN. % i- i — Z Iwo ILI N. - I ll. 1z 05 202.2 LAs i '+ - PRELIMINARY PRELIMINARY SITE PLAN = SITE PLAN PSM DESIGN IN COLLABORATION with - K -Q WEAVER CONSULTANTS GROUP 0 = aJ x-i CM co N O W '-h w lJ C NJ W Staff Report— BZA#0168-23 January 3, 2023 Criteria for Decision Making: Special Exception A Special Use 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; The proposed use is in an area comprised exclusively of industrial uses. A heavy industrial use should 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; The property is located in an area that is exclusively industrially zoned and the proposed heavy industrial use is located in the established rear yard. The proposed heavy industrial uses should not adversely affect the use or value of surrounding properties. (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 proposed use of heavy industry is consistent with the character of the district in which it is located and the surrounding land uses. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. The petition is consistent with City Plan (2006) (Objective ED2) Retain existing businesses and recruit new ones to the city. Allowing heavy industry use on this site will allow for the addition of a business in the city in an appropriately located area. Analysis & Recommendation Analysis: The proposed use is located in an industrial park. This is a suitable location for heavy industrial uses which should not negatively impact the broader community and should help recruit a new business to the city. Staff Recommendation: Based on the information provided prior to the public hearing, the Staff recommends the Board send the Special Exception to the Common Council with a favorable recommendation. Filed in Clerk's Office JAN 0 4 2023 DAWN M.JONES CITY CLERK,SOUTH BEND,IN SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 3 Cit o f South Bend County-City Building Y 227 W.Jefferson Blvd. 1400S BOARD OF ZONING APPEALS South Bend,IN 46601 (574)235-7627 Filed in Clerk's Office January 4,2023 JAN 0 4 2023 Common Council of South Bend 227 W.Jefferson Blvd,4th Floor DAWN M.CITY CLERK,SOUTTH BEND ,IN South Bend, IN 46601 Re: Bill#79-22: The petition of 7468 VORDEN PARKWAY LLC seeking a Special Exception for Heavy Industrial in the I Industrial for property located at 7468 AND 7686 VORDEN PKWY. Dear Council Members: I hereby Certify that the above referenced petition of 7468 VORDEN PARKWAY LLC was legally advertised on December 24,2022 and that the South Bend Board of Zoning Appeals at its public hearing on January 3,2023 took the following action: Upon a motion by Kaine Kanczuzewski,being seconded by Mark Burrell and unanimously carried,a petition by 7468 VORDEN PARKWAY LLC seeking a Special Exception for Heavy Industrial for property located at 7468 AND 7686 VORDEN PKWY,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: 7468 VORDEN PARKWAY LLC George Lepeniotis Staff Report— BZA#0168-23 January 3, 2023 Property Information Location: 7468 AND 7686 VORDEN PKWY Owner: 7468 VORDEN PARKWAY LLC Project Summary Construction of a 94,000+ sq. ft. warehouse and distribution facility for Coast Southwest, a full- service, chemical distributor. The facility will accommodate future expansion in phases up to 200,000 sq. ft. to potentially include space for research, development, and manufacturing. Requested Action Special Exception: Heavy Industrial Site Location nee...; N 7 // / :'T°3- -11-Liglih x r , , ,_ ,.. _____;_. 2;1' . /1////7/ . I / / , , x ___, _- _,.... ribs, M A / Q ., / 7/ 7 //.. / p_ 1,17_,_ /:// / / i,/,',i.,:, / • t•_.1� ,t" AMM a I•.%A 0.0 , r di ...sisimealiMaiWaill. ' Staff Recommendation Based on the information provided prior to the public hearing, the Staff recommends the Board send the Special Exception to the Common Council with a favorable recommendation. SOUTH BEND BOARD OF ZONING APPEALS Page 1 of 3 Staff Report—BZA#0168-23 January 3, 2023 Proposed Site Plan tn}W •o X 1 d y irgl.i S 3 NI'ON38 Hinos MMIQF, i u3 M C m < g AVMMaVd N3OdOA 999L 4 O9WL 1 ! " �p "4cili 1, "f1.:',14•' g ="4 J 1411 E,, ` IN3WdOl3A3a ONlailflO MON e r I. x Oma 1 2 Eli =off= a 8E ?° 1S3MH1f1OS.LSVOO a i ;„ `a3 _3so pz __ ■. ■ • 1-1.1. 0N ---'.----------_ Oavn37110e wvele N \ \\i; qyI Jh 1 71P —-1- i \ i 1y Z 2 I o 9 —'1 : 99 26,, it I I — of i g o0 -- ff, pp 5 e y# 1Lt iii F iii 1 P' , I • sql Ili • E 3p SOUTH BEND BOARD OF ZONING APPEALS Page 2 of 3 Staff Report—BZA#0168-23 January 3, 2023 Criteria for Decision Making: Special Exception A Special Use 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; The proposed use is in an area comprised exclusively of industrial uses. A heavy industrial use should 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; The property is located in an area that is exclusively industrially zoned and the proposed heavy industrial use is located in the established rear yard. The proposed heavy industrial uses should not adversely affect the use or value of surrounding properties. (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 proposed use of heavy industry is consistent with the character of the district in which it is located and the surrounding land uses. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. The petition is consistent with City Plan (2006) (Objective ED2) Retain existing businesses and recruit new ones to the city. Allowing heavy industry use on this site will allow for the addition of a business in the city in an appropriately located area. Analysis & Recommendation Analysis: The proposed use is located in an industrial park. This is a suitable location for heavy industrial uses which should not negatively impact the broader community and should help recruit a new business to the city. Staff Recommendation: Based on the information provided prior to the public hearing, the Staff recommends the Board send the Special Exception to the Common Council with a favorable recommendation. Filed in Clerk's Office JAN 0 4 2023 DAWN M.JONES CITY CLERK,SOUTH BEND,IN SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 3 City of South Bend BOARD OF ZONING APPEALS December 6, 2022 Honorable Lori Hamann 4th Floor, County-City Building South Bend, IN 46601 RE: Special Exception at 7468 and 7686 Varden Parkway Dear Committee Chair Hamann: Filed in Cler k 's Off ice DEC O 6 2022 DAWN M. JONES CITY CLERK, SO _UTH BEND, IN Enclosed is an Ordinance for the proposed Special Exception Use at the above referenced location. Please include the attached Ordinance on the Council agenda for first reading at your December 12th, 2022, Council meeting and set it for public hearing at your January 9, 2023, Council meeting. The petition is tentatively scheduled for public hearing at the January 3, 2023, South Bend Board of Zoning Appeals meeting. The staff report and recommendation of the South Bend Board of Zoning Appeals will be forwarded to the Office of the City Clerk by noon on the Wednesday following the public hearing . The petitioner provided the following to describe the proposed project: Construction of a 94,000+ SF warehouse and distribution facility for Coast Southwest, a Jul/- service, chemical distributor. The facility will accommodate future expansion in phases up to 200,000 SF to potentially include space for research, development, a.nd manufacturing. The full petition is attached for your reference. Changes may occur between the filing and the public hearing . Any substantial changes will be identified at the Council meeting. If you have any questions, please feel free to contact our office. Sincerely, Angela M. Smith Zoning Administrator CC: Bob Palmer County-City Building I 227 W. Jefferson I South Bend , IN 46601 I 574-235-7627 I www.southbendin.gov/zoning •-· .. ---·--, Filed in Clerk s . '1. ~; : I DEC 06 20?~ DAWN M. JON F · BILL NO. 79-22 ORDINANCE NO. 10913-22 CITY CLERK, SO UT H £... '-.i AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA, APPROVING A PETITION OF THE ADVISORY BOARD OF ZONING APPEALS FOR THE PROPERTY LOCATED AT 7468 AND 7686 VORDEN PARKWAY. COUNCILMANIC DISTRICT NO.1 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Request a Special Exception to allow for a warehouse and distribution facility for a chemical distributor. NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of South Bend, Indiana, as follows: SECTION I. The Common Council has provided notice of the hearing on the Petition from the Advisory Board of Zoning Appeals pursuant to Indiana Code Section 5-14-1.5-5 , requesting that a Special Exception be granted for property located at: 7468 and 7686 Vorden Parkway -031-1036-059011 and 031-1036-059010 In order to permit Heavy Industrial Use SECTION II. Following a presentation by the Petitioner, and after proper public hearing, the Common Council hereby approves the petition of the Advisory Board of Zoning Appeals, a copy of which is on file in the Office of the City Clerk. SECTION III. The Common Council of the City of South Bend , Indiana, hereby finds that: 1. The proposed use 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 adjacent area of property values therein; 3. The proposed use will be consistent with the character of the district in which it is located, and the land uses authorized therein; 4. The proposed use is compatible with the recommendations of the City of South Bend Comprehensive Plan ; SECTION IV . Approval is subject to the Petitioner complying with the reasonable conditions, if any , established by the Advisory Board of Zoning Appeals which are on file in the Office of the City Clerk. SECTION V. This Ordinance shall be in full force and effect from and after its passage by the Common Council and approval by the Mayor, and legal publication , and full execution of any conditions or Commitments placed upon the approval. Attest: Dawn M. Jones, City Clerk Office of the City Clerk Sharon McBride, Council President South Bend Common Council 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 ________ _, 2023 , at __ _ o 'clock . m. Dawn M. Jones , City Clerk Office of the City Clerk Approved and signed by me on the ___ day of _____ ~ 2023 , at o'clock .m. James Mueller, Mayor City of South Bend, Indiana -2 - Fi~d in Clerk's Office DEC O 6 2022 DAWN M. JONES _ CITY CLERK, ~9Y!H B!=ND . IN City of South Bend BOARD OF ZONING APPEAL~• Petition for Variance -Special Exception Property Information Filed in Clerk's Office 227 W. Jefferson -Suite 1400S DEC O 6 2OZtuth Be ~d, IN 46601 · zoni ~g@'outhbendin .gov DAWN M. JON ES a: • .• -~ ... , Tax Key Number: 031-1036-059011 & 031-1036-05901 0 Address : 7468 and 7686 Varden Parkway, South Bend, Indiana 46628 Owner: 7 468 Varden Parkway, LLC Zoning : I Industrial [:] Project Summary: Construction of a 94,000+ SF warehouse and distribution facility for Coast Southwest, a full-service, chemical distributor. The facility will accommodate future expansion in phases up to 200,000 SF to potentially include space for research, development, and manufacturing . Requested Action [Z] Spec_ial Exception -complete and attach Criteria for Decision Making Use requested : Industrial , Heavy (21-06 .01 (g)(2)) D Variance(s) -List variances below, complete and attach Criteria for Decision Making Variance(s) requested : Required Documents [Z] Completed Application (including Criteria for Decision Making and Contact Information) D Site Plan drawn to scale D Filing Fee Criteria for Decision Making S ecial Exce tion -if apP.,,_l_ic_a...,b_le ___ _ A Special Exception may only be granted upon making a written determination, based upon the evidence presented at a public hearing. Please address how the project meets the following criteria. (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare, because: The proposed use , including potential future ~xpansion aligns with the current zoning and other existing industrial facilities in and around the parcel. The facility may house and process hazardous material in an area specifically designed and built for such activities. In addition the development, construction and operation of the entire facility will abide by all applicable local, state and federal regulations related to materials storage, handling, waste and containment. The facility will NOT produce significant external impacts detectable beyond the lot lines of the property. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein, because: The proposed use, including potential future expansion aligns with the current zoning and uses and would be consistent with the character and use of other existing industrial facilities in and around the parcel. The proposed development is within the Blackthorne West Industrial Park, currently home to the Tire Rack, General Metal and Stamping , Maxi-Blast, DSM Food Specialties, as well as a significant number of warehouse and distribution centers . (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein, because: See response to #2 above. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan, because: The Blackthorne West Industrial Park was envisioned and developed as part of the City's Comprehensive Plan going back to the 1990's and has been included in each new amendment thereto . Contact Information Property owner(s) of the petition site: Name : 7468 Verden Parkway, LLC Address : __________________________ _ Name : Address : __________________________ _ Name : Address : __________________________ _ Contact Person: Name: George Lepeniotis Address : 4101 Edison Lakes Parkway Mishawaka , Indiana 46545 Phone Number: 574-485-2008 ------------------------. glepeniotis@kdlegal .com 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 n ify the petitioner of a requirement does not imply approval or contained within the ordinance. uthorizes the contact person listed above to represent this petition end Plan Commission and Common Council and to answer any and n e ted to this petition. J\Mf'l'fl'1¥,IL.'-) Sig atu es : -------~------------~> VORDEN PKWY \ __ j AJTURE1 06,000.J•J. I I I I ,, ,.l--J_ _ _l _ _J __ l _ I "--I I O I 1 I -I ~=~ I ·1·1--r,--r- TO TAL BUILDING SIZE 200,000sf .,. / / PRELIMINARY SITE PLAN Pl.AN DESIGN INCOUAIORATION with Wt:AYEII CONSULTANTS GIIOUP µTUREP ;~/:j !,,-:._--: - I I I ":.; HOLLADAY PROPERTIES -.-l'P'opelli"" ....... 6370AmenPle10f.,SUU 110 Portag•, lnciana ~6:lflil "•ru1 ·1a11·.10.sa.,re1 ■UILDllfDNl!IGttT ..... OfflCEAAEA:2•STOll'I' WAREHOUSE : 25'-YI' CLEM IIIIITIALauN.DINGUZI WAREHOUSE 45,000.f l'IIODUCTlON U,200Sf OfflCE(ht) 4,0SO.I (2nd) 2,1S0sf TOTALIUILDING tS,OOOsl TOT.U..FUTU■.Ea.aA UI' TO JOl,000.I ♦/• SHOWN 1-z Ill I-:::E IIID. Ill 0 :t:iil :z:> I-Ill ::, Cl Oc lllz I--.1119 C-o:, UIII ! z i " cz .. -z ri "'z a"' ""' g~ . :, !~ .. ! I ~mmu PULIMINM'f' SITI PLAN Filed in Clerk 's Office [ Of~~}~] DAWN M. JON ES CITY CLERK , SO UTH BEND , IN -·· ___ .,... ... --