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HomeMy WebLinkAbout05.15.23 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, May 15, 2023 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A. REZONINGS 1. Location: 1301 & 1305 ELWOOD AVE PC#0145-23 Petitioner: PEAK INVESTMENT & ASSET MANAGEMENT LLC Requested Action: Rezoning: From U1 Urban Neighborhood 1 to NC Neighborhood Center B. MAJOR SUBDIVISIONS 1. Name: LINDENWOOD ACRES MAJOR SUBDIVISION PC#0140-23 Location: the vacant land on the east and west sides of N Lindenwood Drive E between W Lindenwood Drive South and Auten Road C. TEXT AMENDMENTS – None for consideration D. DEVELOPMENT PLANS – None for consideration ITEMS NOT REQUIRING A PUBLIC HEARING: A. MINOR SUBDIVISIONS 1. Name: VISION REALTY'S TAYLOR STREET MINOR SUBDIVISION PC#0144-23 Location: West Side of S Taylor St. Approx. 55' North of W Wayne St. B. FINDINGS OF FACT – None for consideration C. MINUTES – April 17, 2023 D. UPDATES FROM STAFF E. ADJOURNMENT NOTICE FOR HEARING AND SIGN IMPAIRED PERSONS Auxiliary Aid or other services may be available upon request at no charge. Please give reasonable advance request when possible. SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0145-23 May 15, 2023 Property Information Location: 1301 & 1305 ELWOOD AVE Owner: PEAK INVESTMENT & ASSET MANAGEMENT LLC Requested Action Rezone from U1 Urban Neighborhood 1 to NC Neighborhood Center Project Summary Rezone the property from U1 Urban Neighborhood 1 to NC Neighborhood Center to allow for a mixed use commercial development. 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#0145-23 5/15/2023 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0145-23 5/15/2023 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: On site are two (2) vacant residential lots under common ownership with petitioner's property to the east. North: To the north, a vacant lot zoned U1 Urban Neighborhood 1, and a gas station/convenience store zoned NC Neighborhood Center. East: To the east, a vacant commercial building zoned NC Neighborhood Center. South: To the south, across Elwood Avenue, is the Elwood Shopping Center zoned NC Neighborhood Center. West: To the west is a single family home 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 proposed site plan includes two (2) multi-tenant commercial buildings with the associated parking and drives. The site plan incorporates the site to the east into the development. The development will need to meet the development standards of the District. Zoning and Land Use History and Trends: Built in the late 1960's, Elwood Shopping Center was home to CVS/pharmacy and Martins Supermarket. Both have since closed these locations. In the past decade, the neighborhood area has seen a decline in available retail/food options. Recently there has been a reinvestment in the area with the clean up of the former Drewrys site, investment in a community center on King Street, and other improvements to nearby vacant or underutilized parcels. Traffic and Transportation Considerations: Elwood Avenue is a two lane street with no on-street parking. Portage Avenue is a two lane street with available on-street parking. Agency Comments: The site plan incorporates the appropriate modications required for development. If an alternate plan is submitted, it will need to meet all the development standards for the site. Staff Comments: Commercial activity along the lot may be beneficial to the surrounding neighborhood if developed in a manner compatible with the other small scale commercial properties nearby. Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition with City Plan, South Bend Comprehensive Plan (2006), Objective LU 2.2 Pursue a mix of land uses along major corridors and other locations identified on the Future Land Use Map. Agency Comments Criteria for Decision Making Rezoning Site & Context Staff Report -PC#0145-23 5/15/2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 Land Use Plan: The future land use plan identifies this area as commercial and medium density residential. Plan Implementation/Other Plans: There are no other plans for the area. 2. Current Conditions and Character: The current character of the area is a mix of small scale commercial and low density residential uses. 3. Most Desirable Use: The most desirable use of the property is one that allows for a mix of commercial uses in a manner that is sympathetic to the residential uses nearby. 4. Conservation of Property Values: With proper buffering and design, the proposed development should not have a significant impact on surrounding 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: With the close proximity to a large commercial node, it is reasonable development and growth to allow for the commercial development close to a major thoroughfare. Commitments: There are no commitments proposed at this time. Analysis: Rezoning these properties to NC Neighborhood Center and the subsequent development into a commercial center will bring much needed options for goods and services to local residents and could further encourage commercial development at this intersection. 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 SOUTH BEND PLAN COMMISSION Page 1 of 3 Staff Report – PC#0144-23 May 15, 2023 Property Information Subdivision Name: VISION REALTY'S TAYLOR STREET MINOR SUBDIVISION Location: West Side of S Taylor St. Approx. 55' North of W Wayne St. Requested Action The total area of the subdivision is 0.24 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) Fixing note 9 to read "Each lot shall be..." SOUTH BEND PLAN COMMISSION Page 2 of 3 Staff Report – PC#0144-23 May 15, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 3 Staff Report – PC#0144-23 May 15, 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 commercial 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: Curb and sidewalk will need to be replaced if it is in poor condition or if it does not meet current City standard. Access shall be provided from the alley. 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) Fixing note 9 to read "Each lot shall be..."