HomeMy WebLinkAboutBill No. 16-23 616 618 Sherman Ave Rezoning OrdinanceCity of South Bend
PLAN COMMISSION
Tuesday, April 18, 2023
South Bend Common Council
227 W. Jefferson Blvd., 4th Floor
South Bend, IN 46601
County-City Building
227 W. Jefferson Blvd. 1400S
South Bend, IN 46601
(574)235-7627
www.southbendin.gov/zoning
Filed in Clerk's Office
f APR 182023 I DAWN M. JONES CITY CLERK, SOUTH BEND, IN
Re: Bil1#16-23 -A proposed ordinance of PROPERTY BROS LLC to zone from U2 Urban
Neighborhood 2 to U3 Urban Neighborhood 3, property located at 616 618 SHERMAN A VE, City of South Bend-PC # 0143-23
Dear Council Members:
I hereby Certify that the above referenced ordinance of PROPERTY BROS LLC was legally advertised
on April 7, 2023 and that the South Bend Plan Commission at its public hearing on April 17, 2023 took
the following action:
Upon a motion by Kyle Copelin, being seconded by Jason Piontek and unanimously carried, a
proposed ordinance of PROPERTY BROS LLC to zone from U2 Urban Neighborhood 2 to U3
Urban Neighborhood 3, property located at 616 618 SHERMAN AVE, City of South Bend, is sent to the Common Council with a FAVORABLE recommendation, subject to the following commitment: 1)No more than six ( 6) units shall be permitted on the property.
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.
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ely,
Angela . Smith
Zoning Administrator
Attachment
CC: PROPERTY BROS LLC
Bob Palmer
Tim Corcoran
Planning Director
Angela Smith
Zoning Administrator
Scott Ford
Commission President
BILL NO. 16-23
Staff Report -PC#0143-23 April 17, 2023
Property Information
Location: 616 618 SHERMAN AVE
Owner: 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report-PC#0143-23 4/17/2023
Proposed Site Plan
SOUTH BEND PLAN COMMISSION Page 2 of 4
Staff Report -PC#0143-23
Site & Context
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 .
4/17/2023
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
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 ex_isting 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.
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 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 .
SOUTH BEND PLAN COMMISSION Page 3 of 4
Staff Report -PC#0143-23 4/17/2023
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 hous ing 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 .
Add ing 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 .
Analysis & Recommendation
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
SOUTH BEND PLAN COMMISSION
Filed in Clerk's Office
t
APR 182023 I ..
DAWN M. JONES
CITY CLERK , SOUTH BEND, IN
Page 4 of 4
March 21, 2023
City of South Bend
PLAN COMMISSION
Honorable Committee Chair Hamann 4th Floor, County-City Building
South Bend, IN 46601
RE: 616 Sherman Ave -PC#0143-23
Dear Committee Chair Hamann:
County-City Building
227 W. Jefferson Blvd. 1400S
South Bend, IN 46601
(574)235-7627
www.southbendin.gov/zoning
Filed in Clerk's Office
I -· , -MAR 2,1 2023
I 0Aw�M-.-Jo-N""'"'e-sc1rv CLERK. SOUTH BENO, IN
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
March 27 th, 2023, Council meeting, and set it for public hearing at your April 24 th, 2023, Council
meeting. The petition is tentatively scheduled for public hearing at the April 17th , 2023, 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:
Rezone the property from U2 Urban Neighborhood 2 to U3 Urban Neighborhood 3 to allow for
a six-plex.
If you have any questions, please feel free to contact our office.
Sincerely,
��
Rachel Boyles
Zoning Specialist
CC: Bob Palmer
Tim Corcoran
Planning Director
Angela Smith
Zoning Administrator
Scott Ford
Commission President