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HomeMy WebLinkAbout04.17.23 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, April 17, 2023 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A. REZONINGS 1. Location: 616 618 SHERMAN AVE PC#0143-23 Petitioner: PROPERTY BROS LLC Requested Action: Rezoning: From U2 Urban Neighborhood 2 to U3 Urban Neighborhood 3 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: TURNOCK STREET MINOR SUBDIVISION PC#0142-23 Location: East Side of Turnock St. approx 100ft South of Corby Blvd. Excluding Address 826 Turnock St. B. FINDINGS OF FACT - None for consideration C. MINUTES – March 20, 2023 D. UPDATES FROM STAFF E. ADJOURNMENT SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0143-23 April 17, 2023 Property Information Location: Owner: 616 618 SHERMAN AVE PROPERTY BROS LLC Requested Action Rezone from U2 Urban Neighborhood 2 to U3 Urban Neighborhood 3 Project Summary Construct a six-plex apartment building Location Map 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 Staff Report -PC#0143-23 4/17/2023 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0143-23 4/17/2023 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: On site is an undeveloped parcel. North: An undeveloped parcel zoned U2. East: A one unit dwelling zoned U2. South: A two unit dwelling zoned U2. West: An undeveloped parcel zoned NC Neighborhood Center and an undeveloped parcel zoned U2. District Intent: 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: Petitioner is proposing to build a six-plex apartment building utilizing a pre-approved building plan. Zoning and Land Use History and Trends: The neighborhood was largely established in the late 1890s and early 1900s as a walkable urban single family neighborhood consisting of single family homes with the occasional duplex or triplex, accessed by rear alleys. Through the last few decades, houses have been demolished, resulting in many vacant lots. There has been an effort in recent years to build new housing on vacant lots. Traffic and Transportation Considerations: Sherman Avenue is two lanes with on-street parking. Agency Comments: There are no additional comments at this time. There are no Engineering comments at this time. Staff Comments: These housing types blend well with the character and scale of existing urban neighborhoods. With its location in a fairly walkable urban neighborhood that is close to a major corridor and its businesses, transit, and downtown, this property is well suited for U3 zoning. Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition is consistent with the City Plan, South Bend Comprehensive Plan (2006), Objective H 1: Ensure that an adequate supply of housing is available to meet the needs, preferences, and financial capabilities of households now and in the future. Agency Comments Criteria for Decision Making Rezoning Site & Context Staff Report -PC#0143-23 4/17/2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 Land Use Plan: The Future Land Use Plan identifies this area for Medium Density Residential, which would allow for a range of neighborhood-scaled residential housing types. Plan Implementation/Other Plans: The Near Northwest Neighborhood Plan (2019) promotes a mix of housing styles to address missing middle housing needs in the area. 2. Current Conditions and Character: The existing neighborhood was a dense urban single-family neighborhood. Over time, the demolition of homes has resulted in an increased number of vacant lots. Most of the original homes in the neighborhood date from prior to the 1920s. A concerted effort is being made to build new housing on vacant lots as well as rehabilitate deteriorated housing. 3. Most Desirable Use: The most desirable use, at this time, is a range of low to medium density residential housing types that will seamlessly fit in the established character of the neighborhood. 4. Conservation of Property Values: Allowing new development on vacant lots should improve the overall value of the neighborhood. Adding additional population to the neighborhood should help stabilize property values. 5. Responsible Development and Growth: It is responsible development and growth to allow for a variety of housing options within this urban neighborhood. Commitments: The Staff recommends the following written commitment: No more than six (6) units shall be permitted on the property. Analysis: Rezoning the site to U3 Urban Neighborhood 3 will allow for residential growth and increased housing options in the neighborhood while not drastically changing the established character. 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 Analysis & Recommendation Staff Report – PC#0142-23 April 17, 2023 Property Information Subdivision Name: TURNOCK STREET MINOR SUBDIVISION Location: East Side of Turnock St. approx 100ft South of Corby Blvd. Excluding Address 826 Turnock St Requested Action The total area of the subdivision is 0.27 acres and will consist of 3 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 2 of 4 Staff Report – PC#0142-23 April 17, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0142-23 April 17, 2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0142-23 April 17, 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 is not required for single-family residential development. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. 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.