HomeMy WebLinkAbout06.20.23 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
Tuesday, June 20, 2023 - 4:00 P.M. County-City Building Seventh-Floor, Commissioner’s Conference Room 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
2. Location: 1333 LINCOLNWAY PC#0152-23
Petitioner: YAW AURORA Requested Action: Rezoning: From U3 Urban Neighborhood 3 to NC Neighborhood Center Special Exception: Major Auto Repair Variance(s): 1) to allow parking in the established front yard;
2) from the required 60% transparency to the existing transparency
3. Location: 735 and 737 CLEVELAND AVE PC#0153-23 Petitioner: CIVIL CITY OF SOUTH BEND Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
4. Location: 752 CLEVELAND AVE and 1216 and 1218 VAN BUREN ST PC#0154-23
Petitioner: CIVIL CITY OF SOUTH BEND Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
5. Location: 809 and 813 CLEVELAND AVE PC#0155-23 Petitioner: CIVIL CITY OF SOUTH BEND Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
6. Location: 1215 and 1217 VAN BUREN ST PC#0156-23
Petitioner: CIVIL CITY OF SOUTH BEND Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
7. Location: 901 and 905 BLAINE AVE PC#0157-23 Petitioner: CIVIL CITY OF SOUTH BEND Requested Action:
Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
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
8. Location: 909 and 911 SHERMAN AVE PC#0158-23
Petitioner: CIVIL CITY OF SOUTH BEND Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
9. Location: 906 and 910 LAWNDALE AVE PC#0159-23 Petitioner: CIVIL CITY OF SOUTH BEND Requested Action:
Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
10. Location: 816 and 822 LAWNDALE AVE PC#0160-23 Petitioner: CIVIL CITY OF SOUTH BEND
Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
11. Location: 744 and 746 CLEVELAND AVE PC#0161-23
Petitioner: CIVIL CITY OF SOUTH BEND Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
12. Location: 1004 FRANKLIN ST PC#0162-23 Petitioner: DEPARTMENT OF REDEVELOPMENT, CITY OF SOUTH BEND Requested Action: Rezoning: From I Industrial to U3 Urban Neighborhood 3
13. Location: 1202 LAFAYETTE BLVD PC#0163-23 Petitioner: DEPARTMENT OF REDEVELOPMENT, CITY OF SOUTH BEND Requested Action: Rezoning: From I Industrial 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: VISION REALTY'S TAYLOR STREET MINOR SUBDIVISION PC#0144-23
Location: West Side of S Taylor St. Approx. 55' North of W Wayne St.
2. Name: FIVE CORNERS II MINOR SUBDIVISION PC#0146-23 Location:
3. Name: H.G. BAUSE CENTRE - PHASE 4 PC#0149-23 Location:
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
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 6
Staff Report – PC#0152-23 June 20, 2023
Property Information
Location: 1333 LINCOLNWAY
Owner: YAW AURORA
Requested Action
Rezone from U3 Urban Neighborhood 3 to NC Neighborhood Center
Special Exception: Major Auto Repair
Variance(s): 1) to allow parking in the established front yard
2) from the required 60% transparency to the existing transparency
Project Summary
Vehicle repair shop on the northeast corner of Lawndale and LincolnWay West.
Location Map
Recommendation
Staff Recommendation: Based on the information available prior to the public hearing, the Staff
recommends to Commission send the Rezoning and Special Exception to the Common Council with a favorable recommendation. The Staff recommends the Commission approve the variances as requested.
Staff Report -PC#0152-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 6
Proposed Site Plan
Staff Report -PC#0152-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 6
Land Uses and Zoning:
On site: A former gas station
North: Vacant lot zoned Urban Neighborhood 3
East: Residential dwellings zoned U3 Urban Neighborhood 3
South: Across Lincoln Way, are retail buildings zoned NC Neighborhood Center
West: Across Lawndale is a residential dwelling zoned U3 Urban Neighborhood 3
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:
There are no changes planned for the site. With the landuse approval, the site will need to be
brought up to current standards, including closing the southernmost access on Lawndale and
installing the appropriate streetscape trees and parking area screening. The Vibrant Places grant
is available to assist with the required improvements.
Zoning and Land Use History and Trends:
Lincoln Way West is a primary corridor through the north and western portions of the city, flanked
by medium density residential development to the north and south. Properties fronting Lincoln
Way West are primarily small to medium scale commercial activities with pockets of small scale
commercial and mixed-use development.
Traffic and Transportation Considerations:
Lincoln Way West is a two lane road with a center turn lane for the majority of the corridor. At
Lawndale, the center turn lane becomes a designated left turn lane. There is on-street parking on
Lincoln Way and Lawndale. Lawndale is a two lane residential street.
Agency Comments:
While the adopted Comprehensive Plan calls for concentrating development at certain nodes,
properties that have been historically commercial have been slow to redevelop.
Staff Comments:
While the adopted Comprehensive Plan calls for concentrating development at certain nodes,
properties that have been historically commercial have been slow to redevelop. Limiting the
rezoning to the NC Neighborhood Center District will limit the intensity of use on the site. In the
future, if the site were to be redeveloped, the building should be built along the street with
parking in the rear.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0152-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 6
The petition is not consistent with the Comprehensive Plan. The West Side Main Streets (2014)
update to the Comprehensive Plan recommends commercial development be focused at specific
nodes.
Land Use Plan:
The future landuse map identifies this area as low density residential.
Plan Implementation/Other Plans:
The petition is consistent with South Bend City Plan (2006) LU 2.2 Pursue a mix of land uses
along major corridors and other locations identified on the Future Land Use Map.
2. Current Conditions and Character:
This portion of Lincoln Way is a mix of large residential structures and a wide variety of non-
residential uses. Because this site was previously a gas station, redevelopment as residential
may be challenging.
3. Most Desirable Use:
The most desirable use is one that will support the neighborhood and improve the appearance of
the corridor.
4. Conservation of Property Values:
With the proper landscaping and required improvements to the site, the use and value of the
adjacent properties should not be negatively impacted.
5. Responsible Development and Growth:
It is responsible development and growth to allow for the revitalization of a historically
commercial site.
Special Exception
The petitioner is seeking a Special Exception to allow:
Major Auto Repair
A Special Exception may only be granted upon making a written determination, based upon the
evidence presented at a public hearing, that:
(1) The proposed use will not be injurious to the public health, safety, comfort, community
moral standards, convenience or general welfare;
Provided the proper landscaping and screening are provided, the proposed use should not be
injurious to the public health, safety, comfort, or general welfare of the community. The site
development standards in the Ordinance are established to limit potentially negative impacts on
the surrounding properties.
(2) The proposed use will not injure or adversely affect the use of the adjacent area or
property values therein;
As the property was initially constructed for the proposed use, approval of the Special Exception
should not injure or adversely affect the use of the adjacent area, provided the appropriate
landscaping and buffering is installed.
(3) The proposed use will be consistent with the character of the district in which it is
located and the land uses authorized therein;
The Neighborhood Center Zoning District encourages pedestrian orientated development. The
use of Minor Vehicle Service is an Special Exception in the district for instances such as this
where the original intent of the building was for an automotive repair shop. Activation of the
building in a manner that is sympathetic to the surrounding neighborhood is consistent with the
character of the district.
Staff Report -PC#0152-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 5 of 6
(4) The proposed use is compatible with the recommendations of the Comprehensive
Plan.
The proposed use is consistent with City Plan (2006) Objective LU 2: Stimulate the rehabilitation
and adaptive reuse of the property in the city
Variance(s)
The petitioner is seeking the following variance(s):
1) to allow parking in the established front yard
2) from the required 60% transparency to the existing transparency
State statutes and the Zoning Ordinance require that certain standards must be met before a
variance can be approved. The standards and their justifications are as follows:
(1) The approval will not be injurious to the public health, safety, morals and general
welfare of the community.
Approval of Variances should not be injurious to the public health, safety and general welfare of
the community. These variances allow for the building to be used for its original intent. To help
mitigate any potential impact on the general community, proper parking area screening and site
landscaping should be upheld.
(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.
The use and value of the area adjacent to the property included in the variance should not be
affected in a substantially adverse manner. While parking in the established front/corner yard is
not preferred, the proper parking area screening and site landscaping should reduce any
negative impact on the surrounding properties use and value.
(3) The strict application of the terms of this Chapter would result in practical difficulties
in the use of the property.
Strict application of the Zoning Ordinance would require the building to be demolished and
relocated in order to allow access and parking in a different configuration. The addition of
landscaping, however, could easily be accomplished.
(4) The variance granted is the minimum necessary.
The variance for parking location is the minimum necessary to operate the intended use in a
reasonable manner. Though parking is not required, providing some off-street parking would be
practical for the business. There is no practical difficulty for the requested landscaping variances,
so it is not the minimum necessary.
(5) The variance granted does not correct a hardship caused by a former or current owner
of the property.
This site has been in this configuration since the 1960s. The Zoning regulations at the time did
not prohibit parking in the front yard. Variance #1 is not correcting a hardship caused by the
current owner. There are remedies that would allow the petitioner to install the proper
landscaping.
Commitments: There are no commitments proposed at this time.
Analysis: While the Comprehensive Plan does not support the rezoning request, the redevelopment of
the site for residential is hindered by the fact that it was formerly a gas station. Rezoning the site
Analysis & Recommendation
Staff Report -PC#0152-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 6 of 6
to NC Neighborhood Center will allow for a variety of neighborhood oriented retail uses. The
Special Exception will allow for the continued use of the property for vehicle repair or service.
The variances are the minimum necessary to allow the building to be reused in its current
location. The site will need to meet the current standards for access, landscaping, and building
design.
Recommendation: Based on the information available prior to the public hearing, the Staff
recommends to Commission send the Rezoning and Special Exception to the Common Council
with a favorable recommendation. The Staff recommends the Commission approve the
variances as requested.
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0153-23 June 20, 2023
Property Information
Location: 735 and 737 CLEVELAND AVE
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0153-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0153-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two undeveloped parcels zoned U1.
North: A one dwelling unit zoned U1.
East: A one dwelling unit zoned U1.
South: A one dwelling unit zoned U2.
West: A one dwelling unit zoned U1, and a one dwelling unit zoned U2. District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
Traffic and Transportation Considerations:
Cleveland Avenue is two lanes with on-street parking.
Agency Comments:
There are no additional 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 U2 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.
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:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0153-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0154-23 June 20, 2023
Property Information
Location: 752 CLEVELAND AVE and 1216 and 1218 VAN BUREN ST
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0154-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0154-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are three undeveloped parcels zoned U1.
North: Three vacant parcels zoned U1.
East: An undeveloped parcel zoned U1.
South: A one unit dwelling zoned U1.
West: A one unit dwelling zoned U1 and an undeveloped parcel zoned U1.
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Cleveland Avenue and Van Buren Streets are both two lanes with one-street parking.
Agency Comments:
There are no additional 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 U2 Urban Neighborhood 2
District.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1.Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0154-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0155-23 June 20, 2023
Property Information
Location: 809 and 813 CLEVELAND AVE
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0155-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0155-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two undeveloped parcels zoned U1.
North: A vacant parcel zoned U1.
East: A vacant parcel zoned U1.
South: A vacant parcel zoned U1.
West: A vacant parcel zoned U1.
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Cleveland 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 U2 Urban Neighborhood 2
DistrictS.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0155-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0156-23 June 20, 2023
Property Information
Location: 1215 and 1217 VAN BUREN ST
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0156-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0156-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: One site are two undeveloped parcels zoned U1.
North: A vacant parcel zoned U1.
East: A vacant parcel zoned U1.
South: A vacant parcel zoned U1.
West: A one unit dwelling zoned U1.
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Van Buren 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 U2 Urban Neighborhood 2
District.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0156-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0157-23 June 20, 2023
Property Information
Location: 901 and 905 BLAINE AVE
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0157-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0157-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two undeveloped parcels zoned U1.
North: A one unit dwelling zoned U1.
East: A one unit dwelling zoned U1.
South: A one unit dwelling zoned U1.
West: A one unit dwelling zoned U1, and an undeveloped parcel zoned U1.
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Blaine 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 U2 Urban Neighborhood 2
District.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0157-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0158-23 June 20, 2023
Property Information
Location: 909 and 911 SHERMAN AVE
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0158-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0158-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two undeveloped parcels zoned U1.
North: A one unit dwelling zoned U1.
East: An undeveloped parcel zoned U1.
South: A one unit dwelling zoned U1.
West: One unit dwellings zoned U1.
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Sherman Avenue is two lanes with on-street parking
Agency Comments:
There are no additional 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 U2 Urban Neighborhood 2
District.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0158-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0159-23 June 20, 2023
Property Information
Location: 906 and 910 LAWNDALE AVE
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0159-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0159-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two undeveloped parcels zoned U1.
North: A one unit dwelling zoned U1.
East: Two one unit dwellings zoned U1 (two separate parcels).
South: A one unit dwelling zoned U1.
West: Two one unit dwellings zoned U1 (two separate parcels).
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Lawndale Avenue is two lanes with on-street parking.
Agency Comments:
There are no additional 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 U2 Urban Neighborhood 2
District.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0159-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0160-23 June 20, 2023
Property Information
Location: 816 and 822 LAWNDALE AVE
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0160-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0160-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two undeveloped parcels zoned U1.
North: A one unit dwelling zoned U1.
East: Two undeveloped parcels zoned U1.
South: A one unit dwelling zoned U1.
West: A one unit dwelling zoned U1 and an undeveloped parcel zoned U1.
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Lawndale Avenue is two lanes with on-street parking.
Agency Comments:
There are no additional 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 U2 Urban Neighborhood 2
District.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0160-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0161-23 June 20, 2023
Property Information
Location: 744 and 746 CLEVELAND AVE
Owner: CIVIL CITY OF SOUTH BEND
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
Rezoning of multiple properties for infill development of duplexes on currently vacant lots.
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#0161-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0161-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two undeveloped parcels zoned U1.
North: A one unit dwelling zoned U1.
East: Two one unit dwellings zoned U1 (two separate parcels).
South: A one unit dwelling zoned U1.
West: Two one unit dwellings zoned U1 (two separate parcels).
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800s and early 1900s as a walkable urban
single family neighborhood consisting of single family homes with the occasional small scale
multi-family building. However, like many of the South Bend neighborhoods which were well
established by the 1950’s, the Near Northwest Neighborhood was impacted by the economic,
social, and cultural decline that took place following the closing of Studebaker and other
industrial employers.
The neighborhood saw a steady and severe decline in population starting in the 1960s which led
to a large number of vacant lots, specifically south of Portage Ave. The City acquired a large
number of the vacant lots in the previous decade to help spur redevelopment of housing. Over
the past 10-20 years, the City and community partners including NNN Inc. have worked to
provide new housing options for the neighborhood. Recent public-private partnerships with
neighborhood groups have resulted in the construction of new residential units in the area in the
form of single family houses and small scale multifamily.
Traffic and Transportation Considerations:
Cleveland Avenue is two lanes with on-street parking.
Agency Comments:
There are no additional 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 U2 Urban Neighborhood 2
District.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0161-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
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 and population decline.
Most of the homes in the neighborhood date from the late 1800s or very early 1900s. A mix of
multi-unit residential has developed on various sites throughout the neighborhood, most of which
were single unit structures than have been converted. Over the past ten years, the neighborhood
has seen the first new construction of housing for the first time since the early 20th Century.
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: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0162-23 June 20, 2023
Property Information
Location: 1004 FRANKLIN ST
Owner: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND
Requested Action
Rezone from I Industrial to U3 Urban Neighborhood 3
Project Summary
Rezoning of multiple properties for infill development.
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#0162-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0162-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site is a large undeveloped lot zoned I Industrial.
North: Across Sample Street is the St. Joseph County Jail zoned I Industrial.
East: Undeveloped lots zoned I Industrial.
South: Two undeveloped lots zoned I Industrial.
West: Across Franklin Street is a large undeveloped lot zoned I Industrial.
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: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The surrounding area for the majority of its history was a mix of large-scale industrial uses -
including the former Studebaker Factory Complex - as well as worker housing. Dense single
family lined Lafayette Street south of Sample, typically occupied by workers of the Studebaker
Corporation. After Studebaker's closure, the area began a slow decline as a large majority of the
industrial buildings became vacant. At the same time, the intermixed residential properties were
also abandoned and disinvested.
Starting in the 1990's the City began to acquire and demolish many of the large former factories
as well. Nearly all of the former residential properties along Lafayette and further south were
demolished as well over time. Since the early 2000's, the area has seen slow redevelopment of
properties for industrial and office uses.
Traffic and Transportation Considerations:
Franklin Street is a two lane street with on-street parking.
Agency Comments:
There are no additional comments at this time.
Staff Comments:
The rezoning of this property to U3 Urban Neighborhood 3 will revitalize a vacant industrial
property and provide much needed housing on the south side of the downtown area.
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#0162-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
Land Use Plan:
The Future Land Use Plan identifies this area as Light Industrial, however, the size of the lot
would be challenging to develop as industrial uses.
Plan Implementation/Other Plans:
While located just west of the South Side Development Plan, the site shares the goals and
objectives of sustainable growth by supporting the use and redevelopment of land and achieve a
thriving housing market within the City that offers appealing neighborhoods with diverse housing
choices.
2. Current Conditions and Character:
The existing area has a large amount of vacant lots and industrial uses with small scale
commercial buildings as well. The surrounding area is largely influenced by Ignition Park which
has slowly seen the construction of new industrial and office buildings over the past ten years.
East of Franklin Street is a number of vacant lots and small scale industrial and commercial
uses.
3. Most Desirable Use:
The most desirable use, at this time, is a range of high density residential housing types that will
seamlessly fit 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.
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning the site to U3 Urban Neighborhood 3 will allow for residential growth and increased
housing options on the south side of downtown and allow for the adaptive reuse of a large vacant
industrial parcel. Approving the Rezoning will allow for a greater possibility of development that
bests fits the character of this neighborhood.
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
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0163-23 June 20, 2023
Property Information
Location: 1202 LAFAYETTE BLVD
Owner: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND
Requested Action
Rezone from I Industrial to U3 Urban Neighborhood 3
Project Summary
Rezoning of former industrial property for the possible construction of a multi-family 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#0163-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0163-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site are two large undeveloped lots zoned I Industrial.
North: Across Stull Street is a developed lot zoned I Industrial.
East: Two developed lots zoned I Industrial.
South: A building supply yard zoned I Industrial.
West: Across Lafayette is the South Bend Public Transportation (Transpo) property zoned I
Industrial.
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: The site will be developed based on the development standards of the district.
Zoning and Land Use History and Trends:
The surrounding area for the majority of its history was a mix of large-scale industrial uses –
including the former Studebaker Factory Complex – as well as worker housing. Dense single
family lined Lafayette Street south of Sample, typically occupied by workers of the Studebaker
Corporation. There was also a number of small-scale industrial users further south on Lafayette
Blvd in addition to pockets of dense residential units. The commercial corridor running
north/south from Michigan Street to Lafayette contained a variety of uses including multifamily,
single family, as well as commercial and industrial uses. After Studebaker’s closure, the area
began a slow decline as a large majority of the industrial buildings became vacant. At the same
time, the intermixed residential properties were also abandoned and disinvested.
Starting in the 1990s, the City began to acquire and demolish many of the large former factories
as well. Nearly all of the former residential properties along Lafayette and further south were
demolished as well over time. Since the early 2000s, the area has seen slow redevelopment of
properties for industrial and office uses.
Traffic and Transportation Considerations:
Lafayette Blvd is a two lane thoroughfare with on-street parking.
Agency Comments:
There are no additional comments at this time.
Staff Comments:
The rezoning of this property to U3 Urban Neighborhood 3 will revitalize a vacant industrial
property and provide much needed housing on the south side of the downtown area.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0163-23 6/20/2023
SOUTH BEND PLAN COMMISSION Page 4 of 4
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.
Land Use Plan:
The Future Land Use Plan identifies this area as Light Industrial, however, the size of the lot
would be challenging to develop as industrial uses.
Plan Implementation/Other Plans:
While located just west of the South Side Development Plan, the site shares the goals and
objectives of sustainable growth by supporting the use and redevelopment of land and achieve a
thriving housing market within the City that offers appealing neighborhoods with diverse housing
choices.
2. Current Conditions and Character:
The existing area has a large amount of vacant lots and industrial uses with small scale
commercial buildings as well. The surrounding area is largely influenced by Ignition Park which
has slowly seen the construction of new industrial and office buildings over the past ten years.
East of Franklin Street is a number of vacant lots and small scale industrial and commercial
uses. It was City policy for the past twenty years to slowly acquire distressed property to clear
the sites and prepare them for redevelopment.
3. Most Desirable Use:
The most desirable use, at this time, is a range of high density residential housing types that will
seamlessly fit 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.
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning the site to U3 Urban Neighborhood 3 will allow for residential growth and increased
housing options on the south side of downtown and allow for the adaptive reuse of a large vacant
industrial parcel. Approving the Rezoning will allow for a greater possibility of development that
bests fits the character of this neighborhood.
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
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..."
Staff Report – PC#0146-23 June 20, 2023
Property Information
Subdivision Name: FIVE CORNERS II MINOR SUBDIVISION
Location: East side of SR-23 between Campeau Street and Corby Boulevard
Requested Action
The total area of the subdivision is 2.8 acres and will consist of 1 building lot.
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) Showing the vacation ordinance numbers on the plat
SOUTH BEND PLAN COMMISSION Page 1 of 4
SOUTH BEND PLAN COMMISSION Page 2 of 4
Staff Report – PC#0146-23 June 20, 2023
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 3 of 4
Staff Report – PC#0146-23 June 20, 2023
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 4 of 4
Staff Report – PC#0146-23 June 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 site drainage plan will be required at 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: The alleys will need to be improved to accommodate additional
traffic.
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) Showing the vacation
ordinance numbers on the plat
Staff Report – PC#0149-231 June 20, 2023
Property Information
Subdivision Name: H.G. BAUSE CENTRE - PHASE 4
Location: Southwest corner of Nimtz Parkway and Trade Drive
Requested Action
The total area of the subdivision is 62.46 acres and will consist of 2 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 1 of 4
SOUTH BEND PLAN COMMISSION Page 2 of 4
Staff Report – PC#0149-231 June 20, 2023
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 3 of 4
Staff Report – PC#0149-231 June 20, 2023
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 4 of 4
Staff Report – PC#0149-231 June 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 site drainage plan will be required at 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: Sidewalk will be required to be installed along all frontages to
current City standards. Old Cleveland Road may need to be
improved to commercial standards.
Recommendation
Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with
the requirements for Approval as specified by the South Bend Subdivision Control
Ordinance. The Staff therefore recommends that this subdivision be granted Approval.