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HomeMy WebLinkAbout03.20.23 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, March 20, 2023 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A. REZONINGS 1. Location: 1007 and 1011 HOWARD ST PC#0141-23 Petitioner: UNIVERSITY OF NOTRE DAME DU LAC Requested Action: Rezoning: From U1 Urban Neighborhood 1 to NC Neighborhood Center 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 SUBDIVISIONS 1. Name: NUFER LLC WILLIAMS STREET MINOR SUBDIVISION PC#0138-23 Location: B. FINDINGS OF FACT - None for consideration C. MINUTES – February 20, 2023 D. UPDATES FROM STAFF E. ADJOURNMENT SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0141-23 March 20, 2023 Property Information Location: 1007 and 1011 HOWARD ST Owner: UNIVERSITY OF NOTRE DAME DU LAC Requested Action Rezone from U1 Urban Neighborhood 1 to NC Neighborhood Center Project Summary Development of a 3-story professional office building. Location Map Recommendation Staff Recommendation: Based on the information provided prior to the public hearing, the Staff recommends the Commission send the rezoning to the Common Council with a favorable recommendation. Staff Report -PC#0141-23 3/20/2023 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0141-23 3/20/2023 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: On site currently are two vacant lots zoned U1 Urban Neighborhood 1. North: 1 unit dwellings zoned U1 Urban Neighborhood 1. East: Eddy Street Commons mixed use development zoned NC Neighborhood Center South: Across Howard, attached 1 unit dwellings zoned NC Neighborhood Center. West: 1 unit dwelling zoned U1 Urban Neighborhood 1. 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. Site Plan Description: The preliminary site plan shows a three story professional office building with off-street parking spaces along the alley. The development will neeed to meet the development standards of the District and the Northeast Neighborhood Zoning Overlay. Zoning and Land Use History and Trends: This section of the Northeast Neighborhood has developed over the last couple of decades for a variety of high intensity mixed uses. Eddy Street Commons developed to the east of the property focusing the higher intensity uses towards the center of the development and lower intensity uses closer to the residential neighborhoods. Traffic and Transportation Considerations: East Howard Street is a two lane road with on-street parking. Agency Comments: The site will need to meet all required engineering standards at the time of development. Staff Comments: With the higher density development of Eddy Street Commons to the east and traditional neighborhood development to the west, the east side of Frances Street is a critical transition point. Three story buildings adjacent to the alley may be appropriate, but buildings should transition to lower heights along Frances to match the development on the west side of the street. Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition is consistent with Northeast Neighborhood Plan (2022). The South Bend Avenue - Frances Street Area (Site 12) neighborhood planning concept identifies this area for medium- to high-density mixed-use and residential development. Land Use Plan: The Northeast Neighborhood Plan (2022) identifies this area for Medium Density Residential. Site & Context Agency Comments Criteria for Decision Making Rezoning Staff Report -PC#0141-23 3/20/2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 Plan Implementation/Other Plans: The petition is consistent with City Plan, South Bend Comprehensive Plan (2006), Objective LU 2.4: Provide buffer spaces between non-compatible land uses. 2. Current Conditions and Character: Eddy Street has developed as a commercial hub and village corridor serving Notre Dame and the surrounding residential area. The areas surrounding Eddy Street serve as transition areas to the traditional neighborhood development ot the west. 3. Most Desirable Use: The most desirable use for the land is one that provides a transition from the higher intensity commercial uses in Eddy Street Commons and the surrounding single family residential neighborhood. 4. Conservation of Property Values: Developing a new commercial project on currently vacant unproductive 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 the continued growth in the Northeast Neighborhood while concentrating large projects along major corridors. Commitments: There are no written commitments proposed. Analysis: Rezoning the property to NC Neighborhood Center will allow for a smaller scale development that provides a buffer between the residential neighborhood to the west from the large scale development of Eddy Street Commons to the east. Recommendation: Based on the information provided prior to the public hearing, the Staff recommends the Commission send the rezoning to the Common Council with a favorable recommendation. Analysis & Recommendation Staff Report – PC#0138-23 March 20, 2023 Property Information Subdivision Name: NUFER LLC WILLIAMS STREET MINOR SUBDIVISION Location: The West Side of N William Street between W Marion Street and W Navarre Street Requested Action The total area of the subdivision is 1.02 acres and will consist of 6 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds 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. SOUTH BEND PLAN COMMISSION Page 1of 4 SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report – PC#0138-23 March 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0138-23 March 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0138-23 March 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: There are no agency comments at this time. Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds 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.