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HomeMy WebLinkAboutPetition for Variance - BZA Replacement for Fire Station No. 8 Proj No. 122-034 – SBFDuTH INTER -OFFICE MEMORANDUM r U\ DEPARTMENT OF PUBLIC WORKS x �4i5 k DIVISION OF ENGINEERING TO: Theresa Heffner, Clerk Board of Public Works FROM: Zach Hurst, Project Engineer SUBJECT: Board of Zoning Appeals, Petition for Variance: Fire Station #8 DATE: 05/15/2023 The City of South Bend, through its Redevelopment Commission, is funding the replacement of existing Fire Station No. 8, located on Twyckenham Drive, south of Ewing Avenue. Built in 1957, the fire station is an integral part of the surrounding neighborhood. However, the fire station is undersized, does not offer equal facilities, and does not defend against the cancerous contaminants firefighters face during their duties. To that end, the South Bend Fire Department wishes to replace the fire station on the same parcel. To achieve this, the design consultant (Danch Harner and Associates, through Shive Hattery) must apply for variances and a special exception to replace the building at the same location. The special exception is to construct a fire station in a suburban neighborhood district. The variances requested include: minimum building setback, minimum side yard parking setback, maximum allowed driveway width, and number of driveways. The City recently held an open house at the station, where the attached site plan, showing the list of variances, was displayed. All residents within 500' of the station were notified of the event, and welcomed to voice their concerns. No residents spoke against the proposed replacement of the fire station. The South Bend Fire Department requests that Board of Public Works sign the enclosed Petition for Variance as the property owner. Page 1 of 1 City of South Bend 227 W. Jefferson - Suite 1400S South Bend, IN 46601 BOARD OF ZONING APPEALS zoning@south bend in.gov Petition for•- -• • Property Information Tax Kev Number. 018-7173-6156 Address: 2402 South Twyckenham Drive Owner: Civil City of South Bend Zoning: S1 Suburban Neighborhood 1 Project Summary: The City of South Bend is replacing the existing Fire Station # 8 with a new Fire Station to serve this portion of the City. The new facility requires approval of a Special Exception and a few Variances to remain on the same property. Requested Action ❑✓ Special Exception — complete and attach Criteria for Decision Making Use requested: Fire Station in a "S1" Suburban Neiqhborhood 1 District ❑✓ Variance(s) - List variances below, complete and attach Criteria for Decision Making Variance(s) requested: 1). From the required minimum 15 ft. Building Setback along York Road to a minimum of 10 ft. as shown. 2). From the required minimum 20 ft. Side -yard Parking Setback along the South property line to a minimum of 15 ft. as shown for a proposed parking bay. 3). From the maximum allowed 24 ft. wide driveway opening width to 46 ft. on the York Road frontage and to 43 ft on the Twyckenham Drive frontage as shown. 4). Request to allow to have a second driveway access from the property to Twyckenham Drive as shown. Required Documents ❑✓ Completed Application (including Criteria for Decision Making and Contact Information) ❑✓ Site Plan drawn to scale ❑✓ Filing Fee SFMI Exception - iapplicabie A Special Exception may only be granted upon making a written determination, based upon the evidence presented at a public hearing. Please address how the project meets the following criteria. (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare, because: The proposed fire station is replacing the existing fire station and is being brought up to today's standards and will better serve the neighborhood and enhance the public's health, safety and welfare. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein, because: The proposed fire station is replacing an old facility. It is not a new use to the property. There should be no adverse affect with the building of a new fire station. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein, because: The new fire station will be consistent with the neighborhood as the proposed use is an updated facility which will better serve the entire area around the facility. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan, because: It is not shown specifically on the City's comprehensive plan. But due to the fact that the proposed fire station is a replacement of an old and outdated fire station facility it makes sense the new fire station is compatible with the intent of the City's latest comprehensive plan. Variance(s) - if applicable State statutes and the Zoning Ordinance require that certain standards must be met before a variance can be approved. Please address how the project meets the following criteria: (1) The approval will not be injurious to the public health, safety, morals and general welfare of the community, because: The requested variances for setbacks, driveway width, parking location and number of requested driveway openings, are a function of the fire station facility. The design was done to have the minimal impact on adjacent residential homes. As this new facility is replacing an existing fire station, the public's health, safety and welfare should not be adversely affected. (2) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner, because: As mentioned above, the design and placement of the new facility, parking area and driveways were done to maximize the buffer area between the new fire station its site improvements and the existing residential homes to the southwest of the property. (3) The strict application of the terms of this Chapter would result in practical difficulties in the use of the property, because: The strict application of the zoning development standards would make the ability of the new fire station to function efficiently which could negatively impact how quickly fire equipment and personnel can respond to a request for help for a fire or health emergency for city residents. (4) The variance granted is the minimum necessary, because: The requested variances are the minimum necessary to allow for the new facility to fit within the boundaries of the existing fire station property. The property does have a unique configuration as it borders on three public streets and the proposed design of the site was used to provide the maximum buffer for existing residential homes. (5) The variance does not correct a hardship caused by a former or current owner of the property, because: The proposed new fire station is a replacement of an old facility which does not function efficiently anymore and does not serve the neighborhood with the latest equipment and personnel for any potential safety emergencies. Contact• • Property owner(s) of the petition site: Name: Civil City of South Bend Address: 227 W. Jefferson Blvd., Suite 1200 County -City Bldg South Bend, Indiana 46601 Name: Address: Name: Address: Contact Person: Name: Michael Danch - Danch, Harner & Associates, Inc. Address: 1643 Commerce Drive South Bend, Indiana 46628 Phone Number: 574-234-4003 E-mail: mdanch@danchharner.com By signing this petition, the Petitioner/Property Owners of the above described Real Estate acknowledge they are responsible for understanding and complying with the South Bend Zoning Ordinance and any other ordinance governing the property. Failure of staff to notify the petitioner of a requirement does not imply approval or waiver from anything contained within the ordinance. The undersigned authorizes the contact person listed above to represent this petition before the South Bend Plan Commission and Common Council and to answer any and all questions related to this petition. CITY OF SOUTH BEND, INDIANA Property Owner (s) Signatures: BOARD OF PUBLIC WORKS V'aNk Elizabeth A. Maradik, President 49�� Q'ft:lat Gary A. Gilot, Member Murray L. Miller, Member Joseph R. Molnar, Vice President INS Jordan�V. Gathers, Member Attest: Theresa M. Heffner, Clerk Date: May 23, 2023 3 a h 0 N N N LEGAL DESCRIPTION: LOT NUMBERED 250 AS SHOWN ON THE RECORDED PLAT OF THE RIDGEDALE 5TH ADDITION TO THE CITY OF SOUTH BEND. Q ANY INFORMATION ON THIS DRAWING IS N h BY ANY PERSON, FIRM OR CORPORATION OF PROJECT OR FOR ANY USE ON ANY OTHER n VERIFICATION AND ADOPTION BY THE ENGINE SPECIFIC PURPOSE INTENDED WILL BE AT THE U`, OR LEGAL EXPOSURE TO THE ENGINEER, ARCHIT PRELIMINARY BZA PART OF THE NORTHWEST QUARTER OF SECTION 19, CITY OF SOUTH BEND, PORTAGE TOWNSHIP, SITE TOWNSHIP ST. JOSEPH ALTGELD STREET (60.W R/W) PLAN 37 NORTH, RANGE 3 EAST, COUNTY, INDIANA. Q SITE N � SPECIAL EXCEPTION AND VARIANCE REQUESTS: A. SPECIAL EXCEPTION REQUEST: 1. SPECIAL EXCEPTION: REQUEST APPROVAL OF A SPECIAL EXCEPTION TO ALLOW A FIRE STATION FACILITY IN A "S-1" SUBURBAN NEIGHBORHOOD DISTRICT. B. VARIANCE REQUESTS: 1. FROM THE REQUIRED MINIMUM 15 FT. BUILDING SETBACK ALONG YORK ROAD TO A MINIMUM OF 10 FT. AS SHOWN. 2. FROM THE REQUIRED MINIMUM 20 FT. SIDE -YARD PARKING SETBACK ALONG THE SOUTH PROPERTY LINE TO A MINIMUM OF 15 FT. AS SHOWN FOR A PROPOSED PARKING BAY. 3. FROM THE MAXIMUM ALLOWED 24 FT. WIDE DRIVEWAY OPENING WIDTH TO 46 FT. ON THE YORK ROAD FRONTAGE AND 43 FT. ON THE TWYCKENHAM DRIVE FRONTAGE AS SHOWN. 4. REQUEST TO ALLOW TO HAVE A SECOND DRIVEWAY ACCESS FROM THE PROPERTY TO TWYCKENHAM DRIVE AS SHOWN. KEY NOTES/LEGEND: 1O PROPOSED ASPHALT PAVEMENT. SEE SHEET C5.0 FOR DETAIL. O2 PROPOSED CONCRETE SIDEWALK. SEE SHEET C5.0 FOR DETAIL. � 1 a 30 PARKING STRIPING. 4" WIDE, COLOR: WHITE. 4O ADA SIGNAGE AND PAVEMENT MARKINGS (TYP.)-SEE SHEET C5.0 FOR DETAILS. PROPERTY SETBACKS: Q O25' FRONT YARD SETBACK O15' SIDE YARD SETBACK CO 20' REAR YARD SETBACK EXISTING LEGEND L SET P.K. NAIL " PINE TREE BUSH TREE FOUNTAIN/IRR. o BOLLARD/POLE LIGHT POLE UTILITY POLE F GUY ANCHOR a SIGN o WELL X VALVE � FIRE HYDRANT ❑ CURB INLET ® DRYWELL ss SANITARY MANHOLE ® STORM MANHOLE O CLEAN -OUT ® FIBER OPTIC MANHOLE o FOUND IRON (M) MEASURED DISTANCE (R) RECORD DISTANCE ® GAS METER ) WATER MANHOLE D END SECTION 0 ELEC. VAULT ❑0 ELEC. TRANSFORMER T PHONE VAULT '0-** k SPOT ELEVATION SET FLUSH, 5 8" p CAPPED REBA IN. REG. F-0044 MI. REG. #22436 X SOIL BORING WATER METER 0 CABLE PED. PHONE PED. ELEC. PED. � MAILBOX F-] A/C UNIT - EX. ELEVATION — — — — WIRE FENCE CHAIN LINK FENCE WOOD FENCE oHE GHE ELECTRIC UGe uce ELECTRIC UT UT PHONE UG UG GAS CTv Gry CABLE TV w w WATER Fo Fo Fo FIBER OPTIC STORM LINE SANITARY LIP y11aI:\'[III 1 SITE LOCATION MAP N.T.S. 0 10' 20' 30' SCALE 1" = 10' DANCH, HARNER & ASSOCIATES, INC. 1643 COMMERCE DRIVE SOUTH BEND, IN. 46628 (574) 234-4003 ATTN: MICHAEL DANCH ALL UNDERGROUND UTILITIES MUST BE FIELD VERIFIED BY THE CONTRACTOR BEFORE ANY CONSTRUCTION MAY BEGIN. 19 mer BOARD OF PUBLIC WORKS AGENDA ITEM REVIEW REQUEST FORM Date 05/15/2023 Name Zach Hurst Department DPW BPW Date 05/23/2023 Phone Extension 3057 Review and Approval Required Prior to Submittal to Board Diversity Compliance ❑ Officer Name and Inclusion Officer BPW Attorney ❑ Attorney Name Dept. Attorney ❑ Attorney Name Purchasing ❑ Check the Appropriate Item I Professional Services Agreement ❑ Contract ❑ Open Market Contract ❑ Bid Opening ❑ Quote Opening ❑ Proposal Opening ❑ Chg. Order, No. ® Other: BZA Petition for Company or Vendor Name New Vendor MBE/WBE Contractor Project Name Project Number Funding Source Account No. Amount Terms of Contract Purpose/Description ❑ Amendment/Addendum ❑ Bid Award ❑ Quote Award ❑ C/O & PCA No. ❑ Traffic Control Information South Bend Fire Department All Submissions U Proposal ❑ Special Purchase, QPA ❑ Req. to Advertise ❑ Title Sheet ❑ Reject Bids/Quotes ❑ PCA ❑ Resolution ❑ Ease./Encroach ❑ Yes ❑ If Yes, Approved by Purchasing ❑ No ❑ WBE Completed E-Verify Form Attached El Yes ❑ No Fire Station 8 Replacement 122-034 N/A Board of Zoning Appeals Petition for Variance for replacement of Fire Statiol Number 8 For Change Orders Only Amount of ❑ Increase $ ❑ Decrease ($ ) Previous Amount $ Increase % Current Percent of Change: Decrease ( %) New Amount $ Increase % Total Percent of Change: Decrease ( %) Time Extension Amount: New Completion Date: