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HomeMy WebLinkAbout02.20.23 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 20, 2023 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A. REZONINGS 1. Location: 407, 409 and 411 MARION ST PC#0137-23 Petitioner: DAVID A NUFER LLC Requested Action: Rezoning: From U3 Urban Neighborhood 3 and NC Neighborhood Center to NC Neighborhood Center and U3 Urban Neighborhood 3 B. MAJOR SUBDIVISIONS - None for consideration C. TEXT AMENDMENTS - None for consideration D. DEVELOPMENT AGREEMENT - None for consideration ITEMS NOT REQUIRING A PUBLIC HEARING: A. MINOR SUBDIVISIONS 1. Name: CEDAR STREET AND NOTRE DAME AVENUE MINOR SUBDIVISION PC#0133-23 Location: Northwest Corner of E. Cedar Street and N. Notre Dame Avenue 2. Name: CENTENNIAL AMERICAN MINOR SUBDIVISION PC#0134-23 Location: Southeast Corner of S. Ironwood Drive and E. Ireland Road B. FINDINGS OF FACT - None for consideration C. MINUTES – January 17, 2023 D. UPDATES FROM STAFF E. ADJOURNMENT SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0137-23 February 20, 2023 Property Information Location: 407, 409 and 411 MARION ST Owner: DAVID A NUFER LLC Requested Action Rezone from U3 Urban Neighborhood 3 and NC Neighborhood Center to NC Neighborhood Center and U3 Urban Neighborhood 3 Project Summary Rezone properties to allow for retail development along Portage Ave and residential homes along Marion St. Location Map Recommendation Staff Recommendation: Based on information provided prior to the public hearing, the Staff recommends the Commission send the Rezoning to the Common Council with a favorable recommendation, subject to subdividing the lots to match the established zoning districts. Staff Report -PC#0137-23 2/20/2023 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0137-23 2/20/2023 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: Are vacant lots North: Across W Navarre St., is an office/neighborhood assembly zoned UF Urban Neighborhood Flex East: Across N Williams St., are mixed use buildings zoned NC Neighborhood Center South: Across W Marion St., are multiunit dwellings and a vacant lot zoned U3 Urban Neighborhood 3 and NC Neighborhood Center West: Are multiunit dwellings zoned U2 Urban Neighborhood 2 and U3 Urban Neighborhood 3 District Intent: The NC District is established to promote higher intensity, urban neighborhood centers, typically located near the intersection of major streets, in core and outlying areas of the City that are well connected to surrounding neighborhoods. The U3 District is established to provide for, promote, and maintain the development of a full range of housing types located near neighborhood centers and along major streets in urban neighborhood centers and along major streets in urban neighborhoods in core and outlying areas of the City. Site Plan Description: The proposed rezoning is to allow the adjustment of the current zoning districts in order to facilitate a more cohesive development. The site plan shows a single story two-unit retail building on the NC Neighborhood Center lot along William Street. The proposed U3 Urban Neighborhood 3 lot shows two-story townhouses along Marion Street. Both areas work together to share drives and parking on the interior of the lot. Zoning and Land Use History and Trends: The area developed in the early 1900s with primarily single family homes with the occasional duplex or triplex. Commercial uses were primarily focused on Lincoln Way or Portage wit small scale commercial buildings dotted throughout the neighborhood. The neighborhood has seen growth and revitalization in the last decade, demanding more housing types and neighborhood amenities. Traffic and Transportation Considerations: William St. is a two lane street with no on-street parking. William becomes Portage Avenue just north of the site. Marion St. is a two lane street with some on-street parking. Navarre St. is a narrow two lane street with on-street parking. Agency Comments: There are no agency comments at this time. Full engineering review will be done with the Plan Review submittal. Staff Comments: A minor subdivision is required to avoid a split zoned lot. Agency Comments Site & Context Staff Report -PC#0137-23 2/20/2023 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 is consistent with City Plan (2006) Policy ED 1.2 Encourage the reuse of abandoned and underutilized land and structures. Land Use Plan: The Future Land Use Plan identifies this area for Medium Density Residential. Plan Implementation/Other Plans: There are no other plans for this area. 2. Current Conditions and Character: The current character of the area is primarily a mix of low to medium density residential uses with some mixed use and service related uses along William Street and Portage Avenue. 3. Most Desirable Use: The most desirable use is low to medium density residential along Marion and medium density housing or small-scale retail/service on William. 4. Conservation of Property Values: Developing a new residential and commercial project on currently vacant land will help continue the growth and value of the surrounding neighborhood. 5. Responsible Development and Growth: It is responsible development and growth to allow for small-scale commercial uses while adding more housing types to the surrounding area. Commitments: There are no commitments proposed at this time. Analysis: Rezoning the parcels to NC Neighborhood Center and U3 Urban Neighborhood 3 will allow for the zoning districts to be better aligned with the proposed small-scale commercial building along the thoroughfare and the residential development focused on a residential street. This will add a additional services and housing types to a growing neighborhood. Recommendation: Based on information provided prior to the public hearing, the Staff recommends the Commission send the Rezoning to the Common Council with a favorable recommendation, subject to subdividing the lots to match the established zoning districts. Criteria for Decision Making Rezoning Analysis & Recommendation SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0133-23 February 20, 2023 Property Information Subdivision Name: CEDAR STREET AND NOTRE DAME AVENUE MINOR SUBDIVISION Location: Northwest Corner of E. Cedar Street and N. Notre Dame Avenue Requested Action The total area of the subdivision is 2.1 acres and will consist of 2 building lots. 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) Provide the REA-Reciprocal Easement Agreement SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report – PC#0133-23 February 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0133-23 February 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0133-23 February 20, 2023 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: A drainage plan will be required at the time of development. 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 agreement may be required depending on how the site will be served. 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) Provide the REA- Reciprocal Easement Agreement SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0134-23 February 20, 2023 Property Information Subdivision Name: CENTENNIAL AMERICAN MINOR SUBDIVISION Location: Southeast corner of S. Ironwood Drive and E. Ireland Road Requested Action The total area of the subdivision is 7.13 acres and will consist of 2 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds that if the waivers are granted and 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) Provide descriptions for all easements including what is located in them; 2) Label the drainage easement along the South property line.; 3) Identify what the 10' non-access easement is along the North property line; 4) Provide clarity regarding Public Utility Easement access required to service lot 2; and 5) Provide a water and sewer agreement for how Lot 2 will be serviced. SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report – PC#0134-23 February 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0134-23 February 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0134-23 February 20, 2023 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: A drainage plan will be required at the time of development. 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: Ireland may need to be improved to commercial standards. Sidewalks will be required along Ireland. A water and sewer agreement will be required prior to the development of Lot 2. Recommendation Staff Comments: The registered surveyor, on behalf of the property owner, has requested the following waiver(s): Section 21-11.02(c)(2): Every lot shall abut onto a public street Staff Recommendation: The Staff has reviewed this subdivision and finds that if the waivers are granted and 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) Provide descriptions for all easements including what is located in them; 2) Label the drainage easement along the South property line.; 3) Identify what the 10' non- access easement is along the North property line; 4) Provide clarity regarding Public Utility Easement access required to service lot 2; and 5) Provide a water and sewer agreement for how Lot 2 will be serviced.